the project will demolish 16,000 square feet of the existing shed to make way for a 2 acre nebraska wharf plaza -- northe east wharf plaza. you can see on these two slimes reach slides the apex of the triangle between the two sheds. this ground transportation area will eliminate much of the congestion on the embarcadero we now have at pier 35. these facilities will act more like an airport terminal. we have arrivals and departures. there will also be provision for opportunities to share revenue- generating uses at the facility. the project seeks to provide a functional cruise terminal, a ground transportation area, and a project plus up for a total development cost of $60 million with a fixed construction budget load of $38 million. this budget will not include funding for some elements which enhance the opera ability of the terminal and additional improvements of the plaza. these items will be identified in the master plan. there will be phased in as priority money permits. building on the information provided to the design bases, the design team developed to conceptual designs which are