ZBA Hearing - February 4, 2026

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Good morning, everyone. The hearings will start momentarily.

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morning everyone my name is bill bergman and i will be chairing this meeting of the philadelphia

Zoning Board of Adjustment. With me is our Board Vice Chair, Tenetta Graham. Present, Mr. Chairman.

Board Secretary, Cheryl L. Gaston. Present, Mr. Chairman. Board Member, Michael Johns.

Present, Mr. Chairman. Board Member, Ty Wynn. Present, Mr. Chairman. And Board Member, Ryan McAdams.

Present, Mr. Chairman. Also, here is our Board Attorney, Hillary Emerson,

our Zoning Board Director, Ane Haggerty, and our Board Administrator, Lakeisha Dandy.

Recording of this hearing will be posted on the ZBA website.

By participating, you consent to be recorded.

This is an in-person meeting with remote capabilities.

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Once you've been sworn in, please state your name each time before beginning your testimony.

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Leave a message that includes your email address and the address of the property of the appeal case.

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Please remain there so we can account for you.

Let's look at our schedule for today.

Number one, MI 2025, 000479, 5236 Rising Sun Avenue.

This case is continued to 9.30 a.m. on 6-10-26.

Number eight, MI 2025, 000685, 11920 Waldemere Drive, Vern Anastasia.

11920 waldermere drive verne anastasio is the attorney and i saw also see the council

person's office in the audience

burn good morning mr chair this is jason handel will be your co-host for the session

mr anastasio has been about to speak good morning mr chair morning vern um uh alice is here from

the council person's office. So Vern, just for the record, state your name and spell for the

stenographer. Yeah, it's Vern Anastasio, A-N-A-S-T-A-S-I-O, on behalf of Mr. Farouk El-Hadi,

the owner of 11920 Waldemere. You swear or affirm to tell the truth, the whole truth,

nothing but the truth? I do. Alice, could you please state your name and spell for the stenographer?

You can sit down. Why don't you sit down? I mean, I know you're going to be quick, but

why don't you sit down? Good morning, Chairman, members of the board. Alice Udovich, U-D-O-V-I-C-H.

on behalf of councilman brian o'neill you swear or firm to tell the truth the whole truth and

nothing but the truth i do alice why don't we start with you i would um on behalf of the

councilman respectfully request a short continuance in this case uh due to extenuating circumstances

that being the snowstorm the uh rco meeting was cancelled so we could make it short because

we're expecting it to be a short hearing verne i do have to object mr chair we've been trying

to meet with this rco for a long time however if this board has to do a continuance since there

was no meeting held i do ask that it be a 30-day continuance because of the snow okay so judge for

both of you i'm going to give it a normal date that we do and then what we'll do is we're going

to look to see how we can get it in quicker so this is continued to 6 10 26 at 9 30 a.m

but we will get back to both of you okay thank you thank you

This paper's sticking together here.

Number nine, MI 2025, 000686, 418 North Salford Street.

That case is continued to 61026 at 930 a.m.

And number 13, MI 2025-001-865, 1758 South Avondale Street at cases continue to 610-26 at 930 a.m.

Are there any other requests for continuances?

okay mr chair i have a hand up from jennifer bazitlo i will not them to speak oh that's right

uh hello good morning council good morning would you please state your name and spell for the

stenographer sure jennifer bazitlo b as in boy a is an apple z is in zebra y g is in david l is

larry o is an oscar do you swear or affirm to tell the truth the whole truth nothing but the truth

i do you have 6320 sackett street correct all right so that's a withdrawal though am i

it's going to be a withdrawal i was just asked to put it on the record um sure thank you so number

12 mi 2025 001 864 6320 sackett street that case has been withdrawn thank you sir all right we're

to go back to number five

mi2025 000 594 73 11 to 17 oxford avenue um we have no exhibits for this this is the second

listing ling chang and jan fine lin are the listed owners and the applicant is alicia walker is anyone

in the audience chair i do not see any hands raised for that matter this is second listing

we still don't have um our documents so mi 2025 0 0 5 9 4 73 11 to 17 oxford avenue

this i recommend to dismiss michael johns my vote is to dismiss

Cheryl Gaster, my vote is to dismiss.

Tanetta Graham, my vote is to dismiss.

McAdams, my vote is to dismiss.

Iowen, my vote is to dismiss.

Number 15, MI 2025-004525, 451 to 55 East Wyoming Avenue.

This is the first list and we have no exhibits.

Annabelle Ramirez Santos is the listed owner.

USA Remodeling Construction.

Chair, once again, I do not see any hands raised for that matter.

Chair, once again, I do not see any hands raised for that matter.

So this is the first listing. So MI 2025 004-525-451-55 East Wyoming Avenue. This case

is continued until 610. Somebody's here? Oh, come on up. Come on up. I'm sorry.

Why don't you sit next to the mic?

good morning so this is your first listing uh first of all state your name and spell for the

stenographer my name is my name my name is really castillo um i want to continue my case

okay sir can you can you just say and spell your name again please you can leave leave it on it'll

say on just leave it on you spell the name please for the stenographer um okay so do you

need a spanish interpreter for your hearing yes okay are you the owner of the property or are you

leasing, renting the property? He's leasing the property? Okay. All right. So are you leasing

the property individually or through a company? Okay. All right. So you can represent yourself,

but we will make a note that you need a spanish interpreter um we do not have any of the required

exhibits um for the case so we cannot hear it today we also did not know that you needed an

interpreter so we will make sure you have it we have an interpreter for you next time right so

mi2025-004-525-451 to 55 east wyoming avenue this case is continued to 6 10 26 at 9 30 a.m

Thank you, sir, for coming in.

Number 16.

MI 2025-004-643-6144 Van Dyke Street.

Alina Misnagat, Najin is the listed owner.

This is the first listing.

We have no exhibits.

chair i do not see any hands raised for that matter so so mi 2025 004 643 6144 van dyke

street this case is continued to 6 10 26 mark must be heard we're going to go to our add-on list

First, number one, MI 2025, 004-480, 100 East Wyoming Avenue, I vote yes.

Michael Johns, my vote is yes.

Cheryl Gaston, my vote is yes.

Tanetta Graham, my vote is yes.

Ryan McAdams, my vote is yes.

Ty Owen, my vote is yes.

Number two, MI 2025-005-590-4814 Trinity Street, I vote yes.

Michael Johns, my vote is yes.

Cheryl Gaston, my vote is yes.

Tanetta Graham, my vote is yes.

Ryan McAdams, my vote is yes.

Byowyn, my vote is yes.

So 6930 Ardley Street, Christina Kristall is the applicant.

This is a non-protunk hearing.

leonard reuter is here alan knockamson is here and uh

mr whalen are you representing the appellant in this case no i am represent sorry uh sean whalen

w-h-a-l-e-n i'm here on behalf of uh councilwoman cindy bass okay she is okay she she is not a party

to this case though uh she will be intervening in this case um but we can't even no we cannot

we cannot do that she has to file a separate appeal i understand the board's position but i

would like to make a record because i believe that it is incorrect and appealable and just

i know this is not a straightforward matter we do this why don't we we all worked out an agreement

so what was what agreement because there was no discussion why don't we do this why don't we do

this uh why don't i um leonard why don't you go first okay so uh i don't want to get your hopes

up too high we have we have let's wear people in okay give me a chance give me a chance spell your

name for this sorry thank you uh leonard reuter r-e-u-t-e-r right do you swear or affirm that

tell the truth the whole truth nothing but the truth i do mr knockamson you're a party to this

mr knockamson you're a party to this case uh yes i represent the property owner could you give me

case? Yes, I represent the property owner.

your name and alan knockamson a-l-a-n last name's knockamson n-o-c-h-u-m-s-o-n and hillary we should

probably swear in the applicant am i right correct right so why don't you you the app

okay could so christina christelle please

okay i'm sure sorry to interrupt but i also have a hand up from a richard creamer yeah

that's it why don't you let her one please understood

i promoted them they'll be coming back in shorter

good morning

mr creamer is your christina there uh christina is not there the appellate the

appeal was filed at al and i'm an equally interested party and she's asked me to speak

for the board to the board today no i'm sorry sir you you she filed the appeal in her name

we have been in communication with her she has to present the appeal is there no recognition

of the et al in the appeal filing the et al would need to be explicitly listed and in this case it

is not correct why don't is she there why don't we just not here otherwise she would be speaking

we'll have to continue the hearing then well no i would object to that i mean if she didn't show

up to the wait a minute wait wait wait um i started off by leonard could you comment here

first sure uh so just to get the main thing from our point of view the city's point of view out of

the way is um the city's not taking a position on sure the request for the non-proton because

that depends upon notice issues at the site that we don't have any independent knowledge okay in

terms of when it was suggested that there is an agreement i i just want to say that we we have

reached an agreement to make the make a request of the board which would be subject to the board

and the board's council which is to preserve i would and certainly the city would have no objection

TO PRESERVING THE ISSUE OF WHETHER OR NOT THE APPEAL A LATE APPEAL SHOULD PROCEED BUT NOT

NECESSARILY WE WOULDN'T REQUIRE THE BOARD TO MAKE A RULING ON THE NUNK PROTUNK AND THEN JUST

SIMPLY LIKE ROLL THAT INTO THE UNDERLYING CASE SO THAT WE CAN JUST HAVE WHAT AGAIN I SAID IT WAS

SUBJECT TO THE BOARD AND BOARDS COUNCIL THE IDEA BEING BECAUSE YOU KNOW IF THERE'S A RULING ON

THE NUNK PROTUNK AND THEN THAT GETS APPEALED AND THEN YOU KNOW WHO KNOWS IT COULD COME BACK

and then we're back here like a year or two years later on the underlying case we were just hoping

there might be a way to just simply just deal with everything at once and we haven't accepted

the appeal yet so we can't roll the non-protonk into the merits non-protonk is to determine

whether the board will even accept the appeal okay then then in that case um you know and

that's fine i totally respect that's why you know we weren't just saying we were doing this we were

asking the board if we could do that uh since it appears and i totally understand that we can't do

that um again we're not taking position on the non-proton but it does seem that you know if the

appellant's not here that the matter should be dismissed does it impact the board's decision

chair can i just i'm looking at the cover letter that's dated december 26th of 2025 that was

sent to the philadelphia zoning board of adjustment that's time stamp stamp december

29th, and

it states, this appeal

proceeds in the name of Christina

Christo, an affected neighbor.

That's on the cover.

So, I mean, there is... Well, that's why I stopped

up protesting. Yeah. Okay. So, do you have any other

comments? No? Okay.

I think we should continue it, right?

I think, in fairness,

the appellant, we should continue it because

she... We'll continue it for when the appellants

to be here. I just want to say, she

is not represented and did not

and did not understand her at all and all of that did not include other people i understand

thank you um would we make this a result of

okay all right no well so the i mean if the board gets to the merits of this case this is a frivolous

appeal well i'm not no that's that's okay but here's the thing we're going to continue i get

but my client is he's lacking funding right now because of this i cloud on his title to the

property we would ask first that the appeal get quashed on on for the reason alone this is a

that the appeal get quashed on on for the reason alone this is a petition on proton she's out of

Petition on Proton.

time we can't we're going to continue the case is continued um and and we will let the parties

know we will we will let the parties know of the the the next state okay thank you everybody i

appreciate it. All right. Okay. Let's go to number two. MI2025, 000484, 4240 Edgemont

street um holly joe harvey is the owner applicant um this is a pro se oh okay good morning

hi is your is it on the green light on and just pull a little closer to you if you don't mind

good yep um state your name is spelled for the stenographer holly joe harvey h-o-l-l-y space

j-o harvey h-a-r-v-e-y do you swear or affirm to tell the truth the whole truth and nothing but the

truth yes so this application is for use as a two-family household living within an existing

structure whereas the proposed use to fail in the household living is prohibited in the rsa

5 zoning district there's a letter of non-opposition from the bridesburg

um community action group and our um i'm sorry a letter of non-opposition yes of the community

action alliance and our vice chair has a few questions for you okay okay good morning um

have you submitted your documents and exhibits five days in advance of this hearing yes the

only thing that i just um received was yesterday but i did put it in the computer but i also have

a copy it's my tax compliance okay thank you and do you waive the reading letter refusal and

stipulate to its accuracy yes okay thank you you can begin your case so i have the we bought the

duplex in 2000 or the house in 2007 and it was already built into two floors when we bought it

and we had family living there for years and then we actually lived there for several years

and then to be honest I had no clue like what I had to do I mean I had family there so I didn't

know what all the rules were and what direction I had to go to and then recently when we moved out

I wanted to do the right thing and zone it correctly the way it should be okay

and what you want to move some of these um if you could maybe show us the the photos

I mean we have all the documents yes chair no problem

so one of you do you see the photo up there yes so why don't you tell us what we're looking at

so the um on the front door on the bottom that it would be the first floor and that was made

into an apartment and then the side steps and you have a yard on the back if you see the white fence

there's a yard that's connected with the first level he'll he'll open that up okay yes there's

a yard there and then those steps just go up to the second floor which is also built into an

apartment okay um and just tell us what we're looking at when we're we see it um this is the

this is the first floor this is the living room that's the kitchen on the first floor

and then that's just the hallway that leads to the bedrooms and the bathroom and there's a closet

there on the left that's the bathroom for the first floor that's one of the bedrooms there's

two bedrooms on the first floor that's still the same bedroom oh and then this is that's the this

is the second floor now this is one of the bedrooms for the second floor another bedroom

there's three bedrooms on the second floor and the bathroom is there on the right don't know if

there's a picture of the bathroom this is the living room on the second floor and that's the

front door right there that's still the living room and then that is the kitchen on the second floor

that's just the front of the house there goes our zoning signs right there

we have one there and then one on the side of the house on the rally

okay um how how long have you owned the property since 2007. okay questions from the board

yes are they completely separate right now in terms of utilities yeah well no the heat and the

air the heat and the air condition that has been separated we paid to get that separated

but I didn't know I want to do this first and then I guess I have to split the utilities okay

okay and then how many bedrooms are upstairs and how many are down there's three on the second

and then how many

floor and two on the bottom floor and then what's the living space because i saw the kitchen and we

saw the bedrooms but what's going on in terms of living or dining room um there's there's both

pictures up there they were yeah the living room on the first floor and living room on the second

floor they're up there that's the that's part there's two pictures of that that's part of the

living room and there's another one that shows the front door that's the second floor yeah there

you go it's a pretty big room okay and the the lower level tenant enters through the side yard

so they're going to go in no so they have a front door on the first floor oh yeah and then one

person second floor goes up the steps okay and then currently what's the plan for trash management

so the first floor we usually depending who was living there we usually have the sec the first

floor in the yard and then the the second floor has been using in that little corner space

and like where the steps kind of meet the um the white fence that's where we have for the

second floor but the first floor puts there has everything in the yard

other questions questions from our attorney hillary emerson um you said you had a copy of

your tax compliance okay all right thank you so just make sure um with the staff can make a copy

of that we'll add it to the file before you leave today questions should come send it but you did

send it I did it I send it on the exhibit file last night oh you did yesterday oh okay okay no

problem we'll make sure we have it we're having a lot of trouble getting it um I didn't know I

needed a tax id number in order to get it so i kept going online and it kept saying my information

was correct incorrect so finally i went down to the revenue yesterday and got it oh okay all right

well thank you for that yeah no problem questions or comments from the virtual audience

actually chair i have one more question did when you subdivide or when you sorry when you change

the heating closest thing from assuming it went from a furnace to the ducted to the mini split

system yeah so yeah so we so the the the actual duct system is for the second floor they have the

thermostat and then the first floor we did the split the splits yeah did they pull permits for

the splits i don't i'm not even sure to be honest that's my this is my husband joseph harvey hi

could you please state your name and spell for the stock last name last name's harvey also h-a-r-v-e-y

first name joseph do you swear or affirm to tell the truth told you with nothing but the truth

yes we have licensed contract that that did the work um i could get a copy of it and send it in

if that's if that's something i i think when you when you're approved you're going to have a

certificate of occupancy to be obtained and they'll come out okay okay okay great thank you appreciate

that questions or comments from the virtual audience chair i do not see any hands

planning commission thank you chairman and good morning david effecto f-e-c-t-e-a-u with the city

planning commission you swear or affirm to tell the truth the whole truth nothing but the truth

yes sir i do thank you sir uh chairman and board members the comprehensive plan recommends no

change to the rsa 5 residential single family zoning at this location the city rezoned this

neighborhood in 1970 in a council supported map change the previous owner appears to have

converted the property into two dwelling units without the benefit of permits through no fault

of the current owners the city planning commission recommends that the board grant the proposed use

variance for two dwelling units mi2023 000 484 4240 edgemont street i vote yes with proviso

certificate vacancy to be obtained michael johns my vote is yes with proviso

cheryl gaston my vote is yes with proviso tenetta graham my vote is just with proviso

excuse me ryan mcadams my vote is yes with proviso my vote is yes with proviso

number 17 mi 2025 004 753 2232 fairmount avenue thank you thank you thank you thank you for

coming in. We appreciate it. There's a letter of non-opposition from Spring Garden Civic

and a letter of non-opposition from Council Member Young.

Council, could you please state your name and spell for the stenographer?

Yes. Good morning, Chairman Bergman and members of the board. Adam Laver, L.A. V.S. and Victor

er of blank room llp do you swear or affirm to tell the truth the whole truth nothing but the truth

Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

yes mr

Yes, Mr. Chairman, I do.

Could you identify your client, their relationship to the property?

Certainly. Blank Rome represents A. Dikos LLC, D-I-A-K-O-S, A. Dikos LLC, the owner of the subject property and its sole principal,

Nicholas Kravartis, N-I-K-O-L-A-O-S-K-R-A-V-A-R-I-T-I-S.

Nick is here in the hearing room to my left.

Okay.

Our vice chair has a few questions.

Good morning, Madam Vice Chair.

Good morning.

Have you submitted your documents and exhibits five days in advance of this hearing?

Yes, Ms. Graham, we have.

And do you waive the reading of the refusal and stipulate to its accuracy?

Yes, ma'am.

Okay.

Thank you.

You can proceed with your case and share your screen.

Certainly.

Nick who's here with me today owns the long-standing venerable Zorba's restaurant

which is located immediately east of the subject property in the Fairmount neighborhood of our city

just trying to uh we just said the prison looks so nice in that picture there it's it does uh one

moment okay shameless plug that's my neighborhood i know i know that i wanted to do full screen

and there we go excellent um so uh nick is the owner of zorba's restaurant uh which is located

immediately east of the subject property as you're uh admiring the penitentiary uh the uh

which is really a amazing architectural and historical treasure the subject

property is in this rough that's not me we have a tech okay in this rough

location on the south side of Fairmount Avenue just down from the prison and

across from the large parking lot just just to give you that context the subject

property itself is uh housed a former chiropractor's office on the first floor and that's what we're

going to be talking about today the reuse of that space chiropractor nick just told me uh had been

there since 1998 he remembers because zorba's his restaurant had opened up around the same time

the subject property existing uh is the now vacant chiropractors space because nick has purchased

the whole property and an apartment above that professional space and again we're on fairmont

avenue just west of the prison as shown in the aerial photographs here you can see a little bit

better where the cursor is you can see the awning of zorba's restaurant and just to the right which

we'll get to in a moment is the subject property and the subject property in this aerial photograph

is outlined in red it only fronts on one city street it backs up to residential to the north

and we've worked closely I'm proud to say with all of the neighbors to address the natural

concerns, I would put it, that come up when you have mixed uses. Here you can see a photograph

of the subject property. One would walk in the turquoise door, and I'll show you interior

photograph, but walk in that door, make a left in the vestibule to get into the space that we

would like to discuss with you today, and head straight through another door and up secure

steps to get to the residential apartment above there's another view of the main entrance to 2232

and you can see once again streetscape the subject property to the right of the restaurant

another streetscape photo showing you a view standing alongside the

um a parking lot that's open to the public across fairmount avenue to the north looking south

towards the subject property and uh you can see that the subject property is located in the rm1

zoning district uh shown here in the purple outline and across the street is that full

city block public parking. The proposal calls to fit out the former chiropractor's office space

at the first floor for a takeout coffee shop, a dream of Nick's to have a sort of a taste of

a sort of a taste of the casualness the neighborhood nature of back home in greece this is not zorba's

the casualness, the neighborhood nature of back home.

restaurant zorba's restaurant is successful and existing and beloved this is in addition

it's separate and distinct although it's right there it's easy for nick and it makes sense

because he has the restaurant there and nick and his wife melania who's also a local entrepreneur

or live just two blocks down on Fairmount Avenue.

So many people in the neighborhood,

and even a couple of the letters

that were just submitted to the board only this morning,

and thank you, Ian, for scanning them,

speak of people remembering Nick as a teenager

and being such a presence in the neighborhood.

But the coffee shop itself would feature Greek specialties,

dark roasted coffee, spinach pie, pastries, et cetera,

to compliment but not compete

with the full service restaurant next door.

As you can tell, and you may know, Zorba's is a family-owned business with these deep

Fairmount roots. The notice of refusal is before you. There is one-use refusal. Variance relief is

required as the property has long been configured for commercial use at the first floor, but the

takeout restaurant use is prohibited and we would submit that this existing configuration

and the long nature of the commercial use speak to variance relief being granted this is part

of the fairmount avenue commercial corridor which is specifically noted in the letter of

non-opposition from the coordinating rco it serves nearby residential which is also noted

in the coordinating rco's letter of non-opposition here you can see some interior photographs so

again i had described the vestibule this is walking into the left through an open door into

that is not the chiropractor's office that's one of nick's office managers doing a little bit of

paperwork and what had formerly been the receptionist area in the chiropractor's office

here you have another view of what that setup looks like and nick has already started to explore

the potential beyond that space as you're heading south if you will towards the rear of the property

of what the potential business might look like side note the subject property

is located in a historic district and under the zoning code as we know there is encouragement

to adaptively reuse existing historic properties this would qualify however it falls just short

of the 2500 square foot requirement for past commercial use if we had been above that we

would not be taking up the board's time but we're happy to present this proposal uh here's another

photograph of that back space and um maybe i should zoom in a little bit here because this is

a all-important floor plan and uh the basement itself is just storage that's the pink utilities

But the first floor plan, I think, shows board members what you may be interested to know.

So in the lower right-hand corner, you can see the entry vestibule that I had described,

and really is just as it has always been.

The cafe, the public portion of the cafe in Tann with very little seating.

This is a place in sort of the European tradition to stand up and have a coffee and talk and walk the dog, et cetera.

it is not a place for lots of people to sit down it's it's casual uh neighborhood oriented and then

the green is the area where behind the counter where employees would be and then the blue in

the back is the kitchen uh etc so it's a um it's a compact space but one that would work very well

for for this use the project has been reviewed by count um by the district council member

uh and uh also by the coordinating rco as i've said operations proposed seven days per week

7 a.m to 10 p.m in consultation with neighbors because this is a mixed use community

It is balancing the neighbor who is up early and wants to walk their dog and needs their coffee, but also the one who wants to sleep a little bit later.

Commercial trash pickup, just as has always been the case for the commercial operators along Fairmount Avenue, but with some very defined.

operators along fairmount avenue but with some very defined strictures in place storage of trash

out of the public view in sealed pest-free containers with restricted hours on pickup

through a community benefits agreement that is more extensive than what i'm mentioning to the board

there are good neighbor commitments in place for example although we don't anticipate heavy cooking

because that's in the restaurant next door, there is a new exhaust system proposed with venting

through the roof. The menu itself is very much as I had described, the Greek delicacies,

the special coffees, spinach pies, and special sweets, some easily takeout types of egg sandwiches

that are particular to the Greek culture.

I can come back to this if members are more interested.

And here is Council Member Young's letter of non-opposition,

the coordinating RCO's letter of non-opposition,

noting that the commercial first floor was previously owned

and occupied by the chiropractor, housing his practice for many years.

and in relevant part noting quote we believe that the proposed greek bakery and coffee business will

be an asset for the neighborhood and for the fairmont avenue commercial corridor

end quote quote the proposed use will not result in adverse effects for nearby residents or the

community and in addition we have shared only just a few minutes ago some nearby neighbor letters of

support that are more specific that i won't get into in the interest of time mr chairman and

members of the board the authorization of variance relief will not alter the character of the

neighborhood or district or be detrimental to the public welfare the proposal fits into the

surrounding area uh in the interest of time nick is here to adopt and affirm and we're

happy to answer any questions could you please state your name and spell for the stenographer

Nikolaos Kravartis, N-I-K-O-L-A-O-S, K-R-A-V-V-A-R-I-T-I-S.

Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

I do.

Counsel?

Good morning, Nick.

You've been present for the entirety of this hearing before the Philadelphia Zoning Board of Adjustment.

Would you adopt and affirm the testimony that I've offered as your own?

Yes.

Thank you, sir.

Questions from the board?

Yes, I have a question.

You mentioned that the trash will be stored in bins out of sight.

Will that be in the rear yard?

It's proposed, Mr. Johns, with community input in the alley out of the public eye in very specific plastic bins with wheels and only to be taken out at hours that are really when people would not be sleeping normally.

Okay.

Thank you.

Are there any plans to take down the fence between the two properties and combine the backyards or use the backyards as a shared space?

There are not. And per the request of the coordinating RCO, we have agreed that should that what I've just said change, that we would have to meet with them and have their consent not to be unreasonably withheld, etc.

And then is the plan to manage the the upstairs property yourself?