Somerville Zoning Board of Appeals 6-18-25

Good evening, ladies and gentlemen, I'd like to welcome you to the City of Somerville Zoning Board of Appeals meeting for Wednesday, June the 18th, 2025. It is 6pm. Pursuant to Chapter 2 of the Acts of 2025, this meeting of the Somerville Zoning Board of Appeals will be conducted via remote participation. A video recording of these proceedings will be available on the city website meeting, the city website's meetings and events page, or by emailing SomervilleBoard at SomervilleZoningBoard at Somerville.gov. Under general business tonight, there's nothing listed. And I'd just like to mention that joining us from the board tonight will be Anne Brockleman. She's our vice chair. We have Cecilia Danglian. She's going to be our acting clerk. We have Brian Cook. And I am Ursula Susan Fontano, your chair. Also joining us from the planning, preservation, and zoning department will be Kit Luster and Steve Carey. And without further ado, the first case on the agenda is 56 Webster Ave.

Acting Clerk, would you please take care of that? Yes. We open 56 Webster Ave, which has been continued from May 14th. Triad Alpha Partners LLC seeks an extension of time on a previously granted special permit and a modification to the conditions of its approval.

Okay. And when is that going to be continued to? Continued until July 16th, the next hearing. 2025. Thank you. Could I please have a second for the motion of a continuance? Second. And Brockleman seconds the motion. All in favor, would you please say aye? Brian Cook?

Aye.

Anne Brockleman? Aye. Cecilia Gaglian? Aye. And Susan Fontano, aye. Let the record show that all four members in attendance this evening voted the affirmative. So we'll see these folks back on July 16th. Next on the agenda is a new case. It's 374A Medford Street.

Mm-hmm.

HAB-Juliette Boone, Acting clerk, please.

HAB-Juliette Boone, Yes, we open 347 a Medford street Kira and home and homemade bites Brazilian CAFE LLC seeks to establish a bakery CAFE or coffee shop in the small business SP overlay zoning district where the underlying zoning is neighborhood residents and our which requires a special permit. HAB-Juliette Boone, Thank you very much.

Adam Dash, I see you there. Yes. Good evening.

Good evening. If we could also promote Aparicida Sitco and Jacinta Antunes and Junior Garcia, they're also here for this item. They're my clients. Adam Dash, 48 Grove Street, representing Kiro and Bytes Brazilian Cafe LLC. Junior Garcia and Opera Cito Sitco are the principals of the Kiribati and Bites, and Jacinta is Junior's wife. This is a, as we said, as you just stated, my clients are leasing 374 A Medford Street in Gilman Square to open a bakery, cafe, coffee shop use, selling fried and baked goods, smoothies, fries, sandwiches, and the like. It'll be a Brazilian-style cafe with some Brazilian dishes. If I could share my screen, it's not a slide-heavy presentation, but I do have a couple of things to show. Sure. I need the ability to do that.

This is Kit. You should be all set now.

All right. And if Cindy Larson shows up, the architect, if you could promote her as well. I don't really need her, but always good to have. So there we go. So you can see my screen that the property here is where the big B is actually on medford street is parcel three here on the city assessors map, and that is this the seat the storefront that they are going to be leasing I will now scroll down here and shrink this because it's getting a little big, this is. The storefront. attached to a to the two family house at 374 Medford Street. The storefront is 374 A. This was last a pizzeria, but it has been vacant for some time here in Gilman Square. It's in the neighborhood resident zone and the small business overlay as such, as you know, requires a special permit. There's not gonna be any other work to this building exterior other than signage and painting. going down to the next tier. And not that it matters all that super much. That's what the back of it looks like, such as it is. This is more an orientation to Gilman Square. You can see the 374A is right here on the right. And then you can see the center of Gilman Square is right down the road here. So it's actually pretty close, although it is in the neighborhood resident zone for whatever reason. and this one's not wanting to populate terribly quickly okay here we go this is uh and this is the map of google map that gives you a better idea this right here is 374a and you can see here's uh sarma restaurant and the uh the mad oyster studios and all just to give you a uh orientation for it So, there's going to be obviously as you can see there's no parking on site, and there is no parking required. The client will be doing interior renovation. I can show you here. A floor plan again not really a zoning matter but just out of curiosity, you might want to see what the interior looks like. Sorry about that. Trying to get it all on screen. There we go. The it is it's going to be it's about 600 square feet so it's pretty small and it's take out there isn't any seating in here. So the city's economic development division has said that. They determined that the proposed improvements will help activate the ground floor spaces and facades and dramatically increase visibility and attractiveness of the former vacant ground floor commercial space, improve the interplay of ground floor space and civic space by enhancing the appearance of the site's existing ground floor commercial space by repainting the facade, improve the building signage and wayfinding around the site by installing new dedicated commercial signage on the site's facade, improving the attractiveness of the existing commercial space at the property and improving site access to pedestrian and bicyclists by providing an attractive destination for such users in the form of an attractive ground floor commercial cafe space the economic development division has no objections or conditions to applicants proposal in its current form So the proposed use meets the goals of the Somerville Zoning Ordinance and the Somervision 2040 plan because it fills the long vacant storefront, it serves residents and businesses in the area, provides a unique food option, being the Brazilian cafe, provides additional tax revenue to the city, enhances the businesses near the Gilman Square T Station by giving people who work there somewhere to eat, and promotes a small family-owned business, as you can see the families here. Uh, we held a very positive neighborhood meeting and heard from people who are very excited about this, um, opening and activating that space. Uh, therefore the applicants asked that this board grant the requested special permit for bakery cafe or coffee shop use in the small business overlay. And we're here for questions and comments as you may see fit.

Thank you, Mr. Dash. Um, didn't get a chance to say welcome to all the folks that came out tonight for you, your team. Kit Kerschensteiner, Right now, would like to open it up to the public i'd like to open the public portion. Kit Kerschensteiner, Of the 370 for a method street application. Kit Kerschensteiner, kit is there somebody or Stephen anybody there i'd like to speak to us, I know they had a neighborhood meeting was in our packet a list of people that attended.

Kit Kerschensteiner, This is kit or just ask that if anyone would like to speak just raise your hand.

I'm not seeing anyone at the moment okay um we'll leave it open we'll look at our notes we have here I saw a couple of questions um but let's see have the board to say anybody have any questions no Cecilia Deglian, acting clerk tonight, do you have a question?

I do have a question about how just trash from the site will be managed.

Sure, Junior Garcia can explain that better, but I, Junior, you want to explain, I believe you're just going to be taking the, putting the barrels out back and then taking them out front, but yeah.

Should I, should I talk?

Yeah, sorry.

We will take it out and we'll intend to hire a company to pick it up either once a week or twice a week. Thank you. Okay.

I'm writing this down. Okay. About the hours of operation back in March. is really didn't have much of an answer for that and the city has certain restrictions don't they Mr. Dash they do there are certain restrictions but the licensing commission can you know grant it deal with that yeah that's going to be part of the license not the zoning okay yeah I thought so I was just curious myself especially getting a cup of coffee nice and early in the morning going to work you know

Sure. Yeah. I mean, as with all these kinds of food issues, the once if we get the special permit, then the next thing I have to do is file the common victual or license. And if you make music in there, we have to get an entertainment license. And if you store trash, you need a dumpster permit and a food establishment license from Board of Health. This is just one of multiple steps that have to go.

Yeah, well, we're the beginning, you know, that's the beginning.

Because otherwise there's no point in me doing the other things.

That's right. That's right. So, OK, no one has any questions. Yes, Mr. Cook.

Thank you, Madam chair. I don't really have a question. I just was reviewing. The special permit considerations. And I'm convinced by the presentation. By the material submitted and by the staff memo. that this proposed business, which requires a special permit, excuse me, easily meets the two special permit considerations regarding a comprehensive plan and existing policy plans, as well as the intent of the zoning district where the property is located. And I would have no objections to this proposed business and the special permit.

Great. Thank you. So my question to the board is, well, first of all, let's close the public portion of this. Kit Lester, is there anybody showing up or wave their hand that you can see?

Chair Fontana, this is Kit. I do not see anyone with their hand up.

So at this time, I'd like to close the public portion of case 374A Medford Street. and go right to the board. They seem content. So I have a couple of questions for the board. Would the board wish to apply the staff's recommendations for the permit conditions? And are there any other conditions any of you folks would want to make to add to the motion? Everything's happy with what we have? Yeah, okay. Ian's shaking her head. Brian is too. I am as well. Cecilia, are you ready to make a motion? Please do. So, here you go.

Following public's testimony, review the submitted materials, incorporating the findings that we made regarding the conditions for a special permit and deliberation of the required conditions outlined by the Somerville zoning ordinance. I motion to approve this special permit with the conditions as stated in the staff memo for 374A Medford Street.

Case ZP-25-000040 JoAnne Hanrahan, In the. JoAnne Hanrahan, it's posted was June 2 2025 may I have a second. JoAnne Hanrahan, Second, and brockelman all in favor, please say aye CC a daglian. JoAnne Hanrahan, I Brian cook. JoAnne Hanrahan, And brockelman. JoAnne Hanrahan, I do some fontana I let the record show that all voting Members tonight voted the affirmative. JoAnne Hanrahan, Good luck Thank you, Mr dash good luck you folks will come in and see you, maybe.

Dave Kuntz, Thank you.

Dave Kuntz, we'll be looking forward to it.

Dave Kuntz, Take care.

Dave Kuntz, bye bye. Dave Kuntz, The next on the agenda. JoAnne Hanrahan, yeah oops sorry. I'm sorry, please, Cecilia, go ahead.

We open 142 Cross Street. JAC Investments LLC seeks relief from the secondary front facade build out requirement to construct an apartment building in the Midrise 3 MR3 zoning district, which requires a hardship variance.

Thank you. And for the record, the number of that is?

Zp 25 dash 0, 0, 0, 0, 1, 9. Beautiful Thank you.

Who's here tonight? Who's here for 142 cross street?

Hello? My name is Evan Stallman from cost of design and appropriate. How are you tonight?

Yes. Good good. Welcome.

We also have Christopher Alberto. He is an attorney for the owner. I'm not sure if he raised his hand or not, but he should be promoted as well.

Ms. Lester, can you take care of that? Yes.

May I share my screen, please?

Yes. Let's get everybody on board. Let's make sure we see everybody first.

I see Chris was promoted. hi can you hear me yeah we can hear you can we see you are we going to get to see you oh okay here we go no hold on one second almost there it is there i am all right under that pretty umbrella yes exactly welcome out by the pool good for you who's going to do the presentation that'll be me

All right, Evan, go right ahead, please.

So, for the record, my name is Evan Stallman with a business address of 17. I blue streets, 400 Somerville, Massachusetts. Today, we're looking at the parcel located at 142 cross street. I'll zoom in on the zoning map here to get a sense of the locus. So it is an MR3 parcel. It is 2 lots in from McGrath highway. So, it's at the corner cross street and Austin street, and it's bound by the green line on the north side of the site. So today we're going, we're seeking a variance for the minimum facade build out. And I will, I'll walk you through why we need that when we get into the site plan. But just to orient you with the site, Cross Street's on the left side of this plan. Alston Street is on the bottom. There's an existing one story structure that occupies a majority of the site currently. And that structure, it's not in great condition and it has been approved by the Historic Commission for demolition. This plan is our proposed site plan cross streets on the bottom here. Austin street is on the right side as you can see with this yellow outline. We're proposing a structure that complies with most of the zoning regulations. If we comply with all the zoning regulations, we want to be here tonight. But we are adjacent to an NR zone on the right side from Cross Street. And lots in an MR3 zone require a 10 foot setback from NR lots. So from the right side from Austin, we're required to maintain 10 feet here. and then there's a zoning stipulation that requires a 12-foot curb setback from both fronts. So the building needs to be set back 12 feet from the curb on Alston Street and then 12 feet from the curb on Cross Street. Because of those setback regulations, we're not able to meet the minimum facade build out on Alston Street. We have 13 foot six facade build out and we're required to have just under 15 feet facade build out. So zoning requires that 65% of the Alston Street lot line be built out with a structure, which would be that 15 feet, and we're only able to meet it at 58.6%. I do have another plan. on this sheet showing what a compliance structure would look like if we did meet the facade build out. So in order to do that, we would have to violate either the curb setback on Cross Street, or we would have to reduce the right side setback from Austin Street to about eight foot six inches. So we thought that going for the facade build out was the lesser of the two evils. That way we would maintain compliance with the intent of the zoning code. with regards to setbacks. We are proposing some pretty intensive streetscape updates as part of this project. So we have the 12-foot curb setback on Alston Street where we have two new street trees before the bridge begins. We have some pervious pavers as part of the furnishing zone of the sidewalk. And then on the right side, we have a ramp that comes up to grade, some long-term bike parking, and then an entrance into the rear of the building. These are the proposed elevations of the structure. This top elevation here is the elevation from Cross Street. You can see we have a cast stone material at the base of the building, followed by a cementitious siding with some reglets on the first story as it wraps around to Austin Street. And then the massing at the left side and the upper two floors are clad with cementitious siding. And we use some alternate colors to accentuate the massings there. This bottom elevation is the front elevation from Austin Street. It's really just this sliver here that is the front elevation. You can see the same materiality wrapping around from Cross Street onto this elevation. And then these two elevations are the right side from Austin Street is this top elevation. You can see that ramp coming up to the rear entrance here. And then this bottom elevation is the left side elevation, which faces the rail right of way to the north of our site. And these are just some proposed perspectives of the structure. As you can see, we're not deviating from the aesthetic of the neighborhood. We're surrounded by a series of three and four story structures. So we aim to be complementary to the neighborhood. With regards to the circumstances or the The conditions required to grant a variance for this. The first condition is special circumstances exist relating to the soil conditions, shape or unusual character of an existing structure, but not affecting generally the zoning district in which the lander structure is located. I'd say that we We fall under this because the lot is in irregular shape and due to the pie shape that faces Alston Street, literal enforcement of the zoning code would not allow a structure to be developed by right on this lot. The second one is literal enforcement of the provisions of this ordinance for the district where the subject land or structure is located would involve substantial hardship, financial or otherwise, to the petitioner or appellant due to said circumstances. Kind of going off of what I said previously, the existing structure is not in great condition. We do want to provide some housing on this lot and MR3 zoning is seeking housing in that zone. So we feel that proposing the structure that complies with pretty much all of the other zoning requirements of MR3 zone would be beneficial and not allowing a variance for the facade build out would be detrimental financially for the appellant. then the third condition is desirable relief could be granted without causing substantial detriment to the public good and without nullifying or substantially derogating from the intent and purpose of a specific district in this ordinance or the ordinance in general. As I had mentioned, the development is compliant with all of their zoning regulations, and we are in keeping with the intent of the neighborhood we are not proposing anything uh really far-fetched here we're just uh trying to do a simple three-story three-family structure on this lot um i think that's everything that we have unless chris you wanted to add anything no i think you covered it very well okay thank you is there anyone here sorry

Is there anyone here from the public that has some questions for our applicant?

Here, Fontana, this is Kit. I would just ask that anyone who would like to speak just raise your hand and you'll be given two minutes. I'm not seeing anyone at the moment.

Okay. We'll leave it open for a few minutes while we ask some questions. I'd like to open it up to the board. Let me look over here. I can't see the whole board. Could you clear the screen for us so I can see the board so I can acknowledge anybody? And then just we'll stick on in case you want to have to show us something. Ann Brockman, hands up, please.

Thank you, manager. Just a few quick clarification questions for the architect. There's an existing one story brick structure right now, right at looks in terms of street perception looks to be zero lot line. Are you building there or are you moving back? I was still confused.

So we're going to be we're going to be moving back.

OK. So Wendy Gaertner- Essentially, the sidewalk will be widened. Wendy Gaertner- yeah on both. Wendy Gaertner- Both sides. Wendy Gaertner- Okay, thank you.

Wendy Gaertner- anybody else have a comment. Brian Cook.

Thank you, Madam Chair. Through you to the applicants or the presenters, it's always the second criterion for the hardship variance that's most difficult for us to articulate a finding. So JAC Investments LLC is currently the owner of the property?

That's correct, yes.

Okay. And it is their perspective that they can't build anything else on it if they don't have, if they don't get this hardship variance approved, therefore their investment in the property is essentially lost? I mean, could you speak to that a little bit?

Well, yeah, the existing structure hosted a pizza shop for a little bit. It's currently sitting vacant. It is in need of pretty significant repairs. So redeveloping the lot, basically anything that we do would require variance due to the facade build out.

In order for them to get any return on their investment.

That's correct. They have owned the property for a number of years now. I think they're determining the best use for the property now and how to proceed with the structure moving forward.

Okay, thank you.

Is that it, Brian? You're all set? Thank you. I had a couple of questions. When I look down at how we categorize it, is this one building, and staff can speak to this, this is Steve's case, yes? Steve Carey?

Hi, Susan. That's correct. This is my case.

Hi. Okay. Good evening. MR3. Is this the only building on that spot that's MR3?

I believe it is. I think MR3 continues across the bridge, but I believe it is not, you know, there's no other contiguous MR3 with this parcel, I believe. Let me, I can...

I can share my screen and show the map if that's helpful. That'd be great.

Yeah. So yeah, it's you are across the bridge rather urban residents. But yeah, this is a loan MR3.

Okay. How does that happen? Because it was already a business. You think that's how they took that into consideration?

Sorry, go ahead.

I'm like, I think it's big for that corner with residents on the other side. And I know that streets. Pretty mixed up is the flag company at the end and there's other businesses way way down the other end. But on this corner, and believe me, I know. It needs to be improved aesthetically. It's it's. Ugly and I used to patronize. years ago there was a restaurant there it wasn't just a pizzeria it was a full-blown italian restaurant and the food was to die for there was a small place but they had you know like three six nine like maybe nine or ten tables in there and a bar on the other side and it's just unfortunate that fell it's fallen into disrepair because it is really an eyesore and there's been some work done on that the corner there on cross street on the other side i know the t's come through and they've cleaned up the trees and all that jazz so it'd be nice to have something nice and new there but i'm looking at the house beside it their residence there and i'm i'm like what happens to this side of their house that they have nothing but this building up against them 10 feet and all windows and stuff they're The new people moving in, they never had a view because it's a new building, but the old building next to it, and part of it is the, uh, the roofing that I would like to know how. Hi, and it's roof. It's not all their house. That's what I say about the 3rd floor.

Um, how tall is this building going to be if I may just I mean, of course, the architect should answer that question. But if I may just to go back to your first question about why it's Mr. 3, I can't speak to that. The City Council is one who's determined zoning. But what's sort of within the scope of the board's review tonight isn't the story height or height of the building because that's compliant. That's You know that that that complies with the zoning ordinance what they are asking for relief from is from the secondary facade build out. And actually, the reason they're not able to make that secondary facade build out is because they're respecting the 10 foot requirement. From nr which is you know, intended to reduce the impact of Mr three sized buildings on neighborhood residents district, so they are they are you know. trying to abide by that. And just the scale and the height of the building they're proposing is compliant with the zoning ordinance.

Yeah, no, I thought it was, but that's what was my first question was, has this MR3, how did that get zoned there when they were laying out the maps? We were laying out the maps, the planning department, to the alderman. And at the time, alderman, now it's the counselors. And so that was zeroed into that. And I didn't know if it was because it was a business and it maybe just fell out there, but maybe another business would want to stick there, you know?

Mm-hmm. I mean, I can't speak to the council's thinking, but anyway, you would ask the applicant a question regarding the height of the building. So I'll stop speaking now.

Right. So the height is 32 feet from grade to the top of the roof, and then the head house adds an additional 10 feet to that. With regards to the abutting property to the right, my firm is actually working with that property owner To develop an addition to their structure from my conversations with them. They don't have any objections to the project that we're presenting tonight.

In addition to their property, how to raise their roof.

They're putting in addition to the rear of their property, but it would be by right and in the zone.

So.

They also can you hear me.

Yes, I can.

They also attended the neighborhood meetings that we had in this case, both neighborhood meetings, and they have no objection to the height in this plan. I think they welcome the improvement.

Oh, I bet they do. I bet they do, because it's been really, I go by it all the time and my heart breaks because I know what it was before for years, you know? I'm looking at something here one second and all right all right okay well um if there's nobody has anyone shown up for the public portion here Fontana this is Kit um I do not see anyone with their hand raised okay so number one we're going to close the public portion of this uh meeting for 142 Cross Street and move to the board um you had some questions do you have any more now just a point of information everybody uh we need the quorum we need the four votes for this to go through tonight um is everybody comfortable what we're dealing with right now you're happy with i am cc riz and are you yeah okay i'm not nuts about it guys i hate to say that i just think it's very large it's on the corner it's um 32 plus another 10 for that you know the head house um where's all the equipment and stuff going to go on the air conditioning and all that jazz up there And there was something in the report that the third floor people are going to have access to the roof.

Yeah, that's the reason for the head house up there. So they have a small deck on the roof. It's not a substantial size.

But also the head house is there for equipment.

Yes.

Yeah. Okay. And then there was one other comment I had about that. Oh, JoAnne Hanrahan, In the report, it says about the third floor people get that and I was looking at the second floor there's a little balcony the after them is there only on that side of the building is there two balconies.

Ulster County Transportation Council Chambers. there's one balcony on the second floor. Ulster County Transportation Council Chambers. And then the first floor has a patio.

JoAnne Hanrahan, Oh, they do have the patio and how big is that. JoAnne Hanrahan, How big is the balcony about I don't you don't have to be precise. um i think it's about five by six all right just so you can get out and get the chair and get some sunlight huh yeah all right and i want to check one more thing and then we'll go for the voltage so i make sure something it's 40 square feet so it's about uh five by eight sorry okay yeah so you did have a neighborhood meeting two of them

T. Two of them, so we went we kind of went through an odd process through this project we submitted for the special permit first with a different design. T. And yeah waiting for that. Um, and then we got an updated survey that showed the curb closer to which. Which introduced the need for variance, because we want to be able to meet the facade build out the current location. So we have started the process for the special permit. Then had to come back for the variance.

Okay, great. Thank you. So I'm all set. Is everybody all set? All right, so I'm going to ask the, uh.

clerk to please make a motion Madam chair are we going to incorporate the permit conditions as written by staff is everybody comfortable with that Madam chair I'm comfortable with the language and staff memo for both the hardship criteria yeah and of course the standard conditions that are yeah in the memo

I am as well. Everybody else, Ian, you okay with that? All right, good. Then we can go forward with the motion. Go ahead, Cecilia.

Then following public testimony, review submitted materials and upon deliberating and finding that all criteria required for issuing a hardship variance as required by the Somerville zoning ordinance have been satisfied, I motion to approve with the conditions as set forth in the staff memo dated June 12th, 2025 to approve the variance for 142 Cross Street, ZP 25-000019.

Second.

Thank you. Seconded by Brian Cook. All in favor, please say aye. Anne Brockleman? Aye. Sisia Daglian? Aye. Brian Cook?

Aye.

And Susan Fontano, aye. Let the record show that all members voting in the affirmative and it's unanimous to approve the hardship variance.

Perfect.

Good luck, guys. Thank you. Make it pretty. Make it pretty. Thank you. Have a good night.

You too. Bye. Bye.

So for the record, there's no other business listed. Does anybody else have some comments they want to say tonight? No.

How does Cece feel about working for the first time?

It was fine. It was easier than I thought. Brian, you helped out by sort of prompting the conditions.

I really appreciate that teamwork over here. JoAnne Hanrahan, I thought it was great I loved it too I caught right on to that CCF that Brian did that and. JoAnne Hanrahan, So you're pretty comfortable doing it though too as well wouldn't dread it another time. JoAnne Hanrahan, Good and do we have so in do you want to do it so, who do we have, I think, next week, I have my little cheat sheet here. uh the next meeting not next week the next meeting is july 16th and i don't believe i have anybody who's not going to be here so if you want to commit tonight you may do so if not we'll throw it out there and see if anybody bites because now we have zach and fullerton you know to might even go ahead you're the vice chair all right good to do it You're happy to do it. Okay, that's it. We've got let the record show please to get Lester there. That Ian Brockman is going to be our acting clerk that night. That's the July 16th meeting. And everybody know we only have 1 meeting in July. So you'll be able to enjoy your fun in the sun. Joenne McGerr, Ecology, Anybody else have anything. Joenne McGerr, Ecology, No Okay, you guys Thank you very much for everything.

Karen Hollweg, Happy fourth of July to everyone we won't see.

Joenne McGerr, Ecology, yeah then. Karen Hollweg, yeah I know it so i'm going to make a motion that we adjourn the meeting. Karen Hollweg, Could I have asked the clerk to make a motion and then somebody second it, please.

Karen Hollweg, I motion to adjourn the meeting of June.

18th 2025 second second if I am Brockleman all in favor, please say aye CC a dead land I Brian cook. And Brockleman I Susan fontana I let the record show all voting members of the board voted in the affirmative affirmative. to adjourn the meeting of June 18, 2025 at 6.42 p.m. Thank you, everybody, and thank you to staff. Have a good night. Have a good night. Good night. Have a good night.