like george williams, greg holland and brett gladstone, i'm completely supportive of the portions but everything except in the use of the proceeds. i'm here solely on behalf of beacon capital partners, but i do agree with the others that have addressed that issue. beacon capital is the owner of the rincon center. our position is that draft ordinance should not transfer to the t.d.r.s to the in an area. it would be redundant and excessive. unlike the city generally, t.d.r. from redevelopment project areas only becomes eligible when the redevelopment commission has expressly determined by resolution that the eligibility of those t.d.r.'s will remote the goals of the redevelopment plan and enable the preservation or the maintenance of the building from which they come. in the case of the rain come center, the redevelopment agency commission unanimously determined that the project area plan and owner participation agreement had already insured the preservation and maintenance of the rincon center. at the same hearing, the commission required that $171, 308 square feet of the t.d.r. create