today i'm joined by project planner marcel woodrow. before the board is conditional use authorize issue for tobacco paraphernalia establishment at 1963 ocean avenue. we sent your memo is fun to appeal on january 9. beth. sorry. the decision was to uphold the planning commission's approval of the conditional use authorize good until your bit about the property. the project resulted on the south side of ocean avenue between ashton street and victoria avenue. cost me 4500 square-foot parcel. the sub [inaudible] ocean avenue district and within the 40 [inaudible]. the subject site is also within the lower park area plan. the property developed the one-story over partial [inaudible] commercial building with three commercial spaces to which are occupied. the subject commercial space in 1963 ocean avenue is currently vacant. it was purposely occupied by a retail aquarium known as, aquatic central. the proposed project is a tobacco paraphernalia establishment we tell use and vacant storefront to be known as happy vapor will include easy detail