to the backstage quarters in the show will be completely transparent to people walking along the emweekend, embarcadero. this combination made it possible to return with a 66-year lease. i want to thank the neighborhood groups we met with over the last two years who demonstrated their support for the project and a willingness to stay with us during the next design phase and barbary coast neighborhood association, telegraph hill dwellers, chinatown community development, north beach neighborhoods, hotel neighbors, top of the broadway cbg and port of san francisco. i was surprised in the community meetings there was actually great ideas that came out of it. and it was a useful process and we want to continue. it the four suggestions that we heard that we stuck to was stay at 40'. we awakened the corner of broadway and embarcadero so that it serves as a gateway up to north beach and chinatown. develop a plan for parking and balance with the transit-first policy. and to comply with all the public policies on the waterfront, which all encourage a theater, hotel, green space, and retail. just as