i am debra dwyer, planning department's staff. this is the public hearing on the draft eir for case number 2008.1084e, the mexican museum and residential tower project. i am joined by the preservation technical staff and the senior environmental planner. in addition, the successor agency to the redevelopment agency is here. briefly, the project would include the rehabilitation and restoration of the building at third and mission streets, conveyance of the parcel to the project sponsor, and the new construction of a 47 story, 550 foot tall tower connected to the building. space would be provided for the mexican museum within the lower floors of both structures. restaurants, retail, or commercial use is proposed for the ground floor of the other building. up to 215 residential units would be provided. flex options for the upper floors to remain office use or be converted to residential use have been analyzed. in addition, seven circulation and access to areas have been analyzed. these consider how people will enter and exit the proj