teatro zinzanni paid rent to the port. in addition, the port, since we control because parking, we received additional terms on the parking, adding $200,000, adding to our parking for that area. we also have increased patronage in local restaurants before and after performances. due to the construction of the cruise terminal, the port -- it was necessary for the port to relocate tenants, including teatro zinzanni in the area. they executed a mutual termination agreement and the effective date of that agreement was january 17, 2012. at that time, they vacated the site, and the site is currently vacant. as a part of that agreement, they agreed to work in good faith to complete a new lease for a new site. the site we mutually agree on is on the embarcadero and broadway. it is currently used as a parking lot. the site is on c2 and falls within the north waterfront historic districts. the actual project -- >> can you help him? >> the actual project consists of interconnected temporary structures, including the historic tent, an

the third comment i would make, teatro zinzanni when -- when teatro zinzanni first came in 1999, we took them up and down the waterfront and settled on this location. had echoes from the community. if you know that area, you know there is a residential across the street. teatro was a very good neighbor, a very good -- worked with the groups on sound, traffic on all their concerns. they were very open. so, yeah. happy to answer any other questions. >> i know we are looking at very least standard leases. what are renewal options that are typical? >> initially, as it stands now, we're looking at a 10-year term for that site. >> with no renewal option? >> you know, i am taking my lead somewhat from director more air -- moyer on the limitations of what we can do there. >> did you answer the question? i do not think you answered the question about the standard term. >> there are no standard terms in retail leases. it depends. everyone is a unique deal. if someone is going to invest a million dollars, we may offer them a five-year extension option. every deal has a different flavor and differen

president of teatro zinzanni. i would like to thank the commission for having this chance for us to be in front of you. teatro zinzanni, as i read through the various surveys during the years, going back to the mid-1990's, we do sort of function for the waterfront in that we provide entertainment and a reason to go down in the ninth time and the off-season, when it is sometimes a little misty on the waterfront. we are committing to invest about $4 million into this site to build a more permanent site, even though we are using modular units to do it. it would be of particular interest in making federal investment. if there is an opportunity to have a renewal option at the end of 10 years, it would make it easier for us to invest in the project. it is quite a burden to pay that off over 10 years. we do -- probably going to bring in $30,000 a night every time we do a show, and also parking. it is up broadway from us. we are committed to working with local vendors in the food area, preferably organic. we look forward

teatro zinzanni, we have given them thoughtful comments in areas to go. the reason why i am not presenting it to you, the initial design, is we wanted to be developed further. >> it is not what was originally on the site originally. it would not look the same. >> no, absolutely not. that was more of a hodgepodge. again, this was done in a 15- month, a temporary deal. it became wildly successful. here we are, 11 years later. they did not build it to a permanent, you know, -- >> future. >> exactly. >> we do have a lot of work to do. we have to ask your permission to start that work. i just want to reiterate that this is a very elegant solution, as commissioners have said, to keeping a good tenant, keeping that area of the waterfront activated. we will get back to a more detail of the trade offs on daytime parking and get more demand as a result of them at night time. we have work to do. we cannot do it until you tell us it is ok to do it. >> is that coming back in the fall? >> there are a few ways we can handle that. i can formally ask you to engage, to all