 Let's talk new stadium with Titans president and CEO Burke Nyhill. I guess we ought to bring everybody up to speed just to start with. So the Titans are going to have a new stadium and enclosed stadium in 2027. We know that because Metro Council approved it about three and a half weeks ago. And so I guess the real question I have that probably a lot of people would be interested to know is, how did we get here? Well, it's been a long journey, Mike. I went back and looked at emails. And the earliest email that I could find that was talking about needing to find a better way forward was sometime in 2018. So we're coming up on about five years worth of work, trying to find that better way forward. The issue started with the fact that Nissan Stadium as great as it's been as a home for the Titans and other events in Nashville. It's getting a little long in the tooth. And there's just there's issues that are very costly to be keeping up in terms of maintaining the building and making sure that it maintains it being a first class facility for for the Titans and for other events in Nashville. And the the lease that that governs this current stadium puts the all or a good chunk at least of the burden of the taxpayers in Nashville to maintain the building. And so for five years, we've been trying to find a better way forward. You know, how can we how can we ultimately remove the taxpayers from that burden while also making sure that the stadium gets the updates that it needs. And we for a long time believe that a renovation was was that right path. And at some point after lots of work and consultation recognized that that probably wasn't the right solution either. And so about a year and a half ago, we transitioned to the possibility of a new stadium. And you know, we're grateful that that year and a half has unfolded in a way where we found that better path forward. This is a solution that actually takes the taxpayers out of this risk position that they've been under this this current lease. And is something that's going to deliver just a beautiful world class facility for Titans fans and for everyone who comes to that stadium for concerts and soccer games and other just the world's biggest events are very reasonable to be believing that we'll be coming to Nashville starting in 2027. And let's just say it again. This is happening. It's happening. It's happening. The Sports Authority and Metro City Council both needed to approve the terms of the transaction Sports Authority approved in early April and City Council approved in late April. So it is a live wire. It is it is happening. We've got a lot of work to do, of course, to make sure that we're building the right building and that it's constructed properly and is a building that's going to be durable and flexible to last decades and decades and decades beyond 2027. And but it is happening in 2027. Those doors will open for Titans football and other events. So when we saw the renderings that got us all very excited. Manica put those together and gave us some unbelievable concepts. What's next? Manica is what's referred to as a designer architect. So Manica literally helps design the building. They they kind of help vision it they decide help decide what are the right spaces and the right proportions of things and the rest of it and they're doing an incredible job. And we're very excited to have them. Next, we actually need to identify an architect of record, which we have actually recently done. TBS is going to be the architect of record. The difference between the design architect and our architect of record. If the design architect is helping to design and dream the building and kind of initial initially cast it architect of record is really getting into the nuts and bolts. They're helping actually write the specific plans that are are what a construction manager will ultimately work off of to build the building. TBS is is a is a terrific architect. They actually work locally on the Music City Center. They've got incredible references from some recent buildings that built the NFL Mercedes Ben Stadium raved about their work. And so we're excited to have TBS on board. One part we're really excited about is thinking about how to get local diverse businesses opportunities to work on this project. We appreciate that projects like this are legacy projects to work on. And so we're trying to find really creative ways to make sure we're maximizing those opportunities across the board for local diverse businesses to work on on the stadium project as a whole. Are those decisions the ones that properly take you through the end of the year or are there other things that need to be done before the end of 2023? That's that's primarily the that that will be the focus for now. But to give you a sense I think by the end of the year we should be far enough along in the architect process in the construction manager process such that we would expect that not long after this next football season closes in January February of next year that we could actually start to put some shovels in the ground and and start to actually you know be building into those that parking lot to make the new stadium you know construction process get underway.