herbert weiner, chris french, kelsey and dillon love, mary beth love. could that have been you, burt? it doesn't look like it. go ahead. >> this is a memo from herbert j. weiner. he had to leave. >> i know it is not you, but go ahead. >> it is me. >> this is a good design. and development is inevitable and necessary. having said that, how and by whom are the questions. first of all, specifics. there needs to be a large capital outlay before the project even starts regardless of transportation most importantly and so forth. there is no means in which the developer can undertake this, and no means set up for the process to occur. i suggest redevelopment because you get 1% back in terms of tax increments. there is not a sufficient analysis to deal with the alternatives to make the necessary improvementses. two, recommended by the state for survivability. that does raise the costs. it needs to be considered. not just because we don't have a code, but because it is needed, and because we are a quarter of a mile from the san andreas faults. those gas lines will be impaired because that earthquake will occur within the next six to 10 years. we're talking abo