vice president of development matt griffin and vice president of northern california kilroy and susan allan are here to answer your questions after i'm done with the presentation. so for nearly six years, we have been working with the flower mart vendors, the city and neighborhood to design a unique mixed use project to fits in with the fabric of soma and provides a new home for the wholesale flower market. while the design has evolved over the years, our plan has always been to build a new state of the art flower market as part of the project. as you all know, we received a request by the flower merchants association to have the option to move the flower market off site due to concerns about the viability of their operations in the new central soma neighborhood. we heard their concerns and worked diligently to achieve planning commission approval of a two-variant plan so they can decide which route is best for them. if the vendors elect to stay, kilroy will go forward with the plan to build a wholesale flower market as part of the project. if they elect to move to al alternate site, kilroy