construction project the city will see in the immediate future, generating 1500 or so other construction jobs. this was recognized in the last economic strategy document for the city. in recognition of the importance of this project, working on this development agreement, as well as on the cpmc project in general has been a major staff effort with all of the agency's you see on the sly. let's get to the development agreement itself. you have the summary agreement and the entire agreement in front of you. the mayor has been clear from the start that the project only makes sense for the city if it comes with certain commitments from cpmc toward a set of public benefits. very broadly, these include a commitment to st. luke's, a commitment to support for affordable housing. the dea is a contract, the purpose of which is to codify these commitments. ones adopted by the board and assigned by the mayor, these can only be modified by board action. before getting to the specific obligations for committing benefits, i want to go through some of the heat general terms. as you know, -- some of the heat -- some of the key general terms. it is effective 30 days after the mayor assigns the ordinance and has a basic term of 10 years. as you will see in a few minutes, under the development agreement, cpmc may not open the new cathedral hill hospital until it opens the new st. luke's hospital. the obligation to build a new openness it looks begins once cpmc begins construction on cathedral hill. the other obligations -- and there are many --approval for tm projects are bested by the d.a.. impact and application fees for these projects are frozen. long-term projects, which are those other projects identified in the long-range development plan, but not the five we describe today. these to not have approval invested by the daa.. however, the city may not create new categories of impact fees. new categories would not. the d.a., together with a separate vacation ordinance and transfer agreement also affects the street portion that has been closed for many years, and is currently used for parking for st. luke's hospital. cpmc will pay appraised market value for this piece of st.. the dhs a variety of strong -- the d.a. has a variety of strong enforcement mechanisms. if there is not a straightforward performance obligation, the city has the right to terminate and sue for a specific penalty or monetary damages. in addition, because there are so many health obligations, the city has negotiated and included specific liquidated damages for non-performance of any of the health-care obligations. these include, but are not limited to, the obligation to open st. luke's before opening cathedral hill, to operating looks for 20 years, and other key health care obligations you will hear about it in a moment. and lastly, the cpmc is required to provide an annual report on all obligations to provide the board of public health and planning certified that they are in compliance. if either director finds that cpmc is out of compliance, they in conjunction with the city attorney can begin the enforcement steps outlined above. that includes the general terms. what i am going to do now is turn it over to barbara garcia, the director of public health. >> good morning, commissioners. is great to see you again.