i'll the architect i'll be presenting this and donald strickland the owner. before we start with the specification we need to look at what's there and the complexities of the neighborhood and take those elements to the design process. what we have right now ding. two things actually, the big tree we actually like and made sure we designed it around the tree and have this 1932 building it's had a lot of poisoned maintenance but that's no reason to turn anything down we got into the structure apparently, the foundation were made by sea sand so all the fountains have to come out they have beautiful structural the electrical, plumbing is all from 1932 so by the time we fix everything there's not unify left it would be much more difficult to fix it then to start over. that's part 2 i want to get into the general neighborhood. the general neighborhood you'll see a lot of mainly 4 or 3 story some smaller 2 story buildings and a lot of flat apartments. so when we decided conceptually to start with what we wanted to put there - here's our building. we felt that was im