president managing broker of the schumacher group harold thanks for being here i'm at i want to know like what's the biggest driver behind such a shocking turn for a company like dine equity they originally thought they would only have to close sixty stores now announcing one hundred sixty what is it it's it's actually the cumulation of along a longer period of time if you think about diners to day experience. the majority diners or younger people who are just tired of it similar rig spirits everywhere in the country they want something unique and different and the applebee's the chili's the i hops of the world are not providing they're providing the same product the same look everywhere in the country and i think the majority of consumers are just tired of the looking for a variety of alternative choices so you see this more as a lack of foot traffic going into these restaurants. it's it's it's a combination of a lack of people coming there and more and more choices to go to if you look across the country restaurants have been the fastest growing segment of the retail industry and f