i am sig anderson. we have been involved for a number of years. i was not here in 1983 when the project was completed. i understand it opened to great fanfare with solid base of retail tenants. over the last 10 years, as most people can see going to the galleria today, there is a shift. there is a shift in where retail learns are located. more activity around union scare has changed that. they have struggled to retain retailers, we started to explore several years ago a number of options for how we could retenant the project and how we could modify some of the function that today is obsolete. things like access off the street with the fairly dangerous steps going to the lower level and we looked at ramping to allow to solve ada access and enhance the customer experience to the project. our architect will provide detail what that looks like. we have been working over the last year with existing tenants. the letter speaks for itself. be. [please stand by] access across site. and really creates a destination for the community who visits, lives and wo