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Real Estate and Land Use

$130 Million Office Building Sale
Represented a private partnership in the sale of a Palo Alto office building to a REIT for over $130 million and the negotiation of a joint venture agreement with the REIT pursuant to which one of the principals of the partnership maintained an investment in the building and continued to manage it.  At the time, the sale price represented the highest per square foot price ever achieved for an office building in the Bay Area. Read More
1066 Market Street, San Francisco
Counsel to Shorenstein Properties in obtaining land use entitlements for a 305-unit residential project in San Francisco’s Mid-Market/Tenderloin neighborhood, including the drafting and negotiating of an ordinance authorizing a unique off-site affordable housing strategy in order to resolve an appeal of the project’s permit.   Read More
1150 Ocean Avenue, San Francisco
Assisted AvalonBay Communities in obtaining land use entitlements for a mixed-use project including 173 residential units and a grocery store.  The project required a rezoning of the site and negotiation of an infrastructure "in-kind" agreement allowing the development to construct needed on-site infrastructure improvements in lieu of paying impact fees. Read More
1500 Mission Street Project, San Francisco
Counsel to The Related Companies in obtaining environmental clearance, rezoning and land use entitlements for the 1500 Mission Street Project that will couple over 550 units of rental housing with a new office building and permit center to be design/built by Related for the City and County of San Francisco. Read More
20-Acre Premier Development Site, Redwood City
Guided Graniterock on the sale of a 19.85-acre premier development site in Redwood City, Calif. to Jay Paul Company. Read More
300+ Unit Residential Project, Petaluma

This sale of an active quarry, concrete recycling center and asphaltic batch processing site to a national homebuilder for development of single-family homes required complex environmental risk sharing agreements between the quarry operator, the seller of the property and the buyer.  The issues presented included quarry closure requirements and the remediation of groundwater contamination and petroleum contaminated soils.  The environmental risks were allocated through work plans, various indemnification provisions and insurance programs. Read More

330 Townsend Office Building, San Francisco

Represent ATC Partners in sale of 330 Townsend office building in San Francisco.Read More

333 Harrison Street, San Francisco
For Emerald Fund, Inc., obtained entitlements for a 300+ unit apartment project, fronted by a new public park, in San Francisco's emerging Rincon Hill neighborhood. Read More
3400 Cesar Chavez/555 Bartlett Street, San Francisco
In the face of well-organized opposition, we assisted Seven Hill Properties resist a CEQA appeal to the San Francisco Board of Supervisors and obtain entitlements for a mixed-use project in San Francisco's Mission District. Read More
345 California Street - Leasing & Property Management
At the heart of San Francisco’s Financial District, this property includes a world-class hotel, as well as a substantial office component and ground floor retail uses.  We assist the owner of the office and retail portions of this property in all aspects of its ownership of this premier property, including leasing and property management issues. Read More
428 Alice Street / Jack London Square, Oakland
Obtained land use permits, including certification of an EIR, for the demolition of a contributory historic building and the construction of a mid-rise residential building in Oakland's Jack London Square neighborhood.  When opponents filed a lawsuit challenging the city's approvals, we successfully moved for summary judgment and obtained a dismissal of the case within months of its commencement. Read More
55 Laguna (UC Extension Site), San Francisco
After obtaining land use entitlements, including general plan amendments, rezoning and conditional use approvals for the 55 Laguna mixed-use development project located at the former University of California Berkeley Extension Campus in San Francisco, we prevailed in the Superior Court and Court of Appeal (unpublished decision) defending client AF Evans Development, Inc. in a CEQA lawsuit challenging the City of San Francisco's approvals for the project (Save the Laguna Street Campus v. City and County of San Francisco, et al.). 55 Laguna will provide multifamily apartments, affordable senior units, public spaces, and retail space. The project includes a combination of new construction, the adaptive reuse of three historically significant buildings and the demolition of two others, which was the focus of the litigation. Read More
555 Howard Street and 1125 Market Street
Counsel to Pacific Eagle, a Singapore based investor/developer, in obtaining land use entitlements for two hotel projects in San Francisco. 555 Howard is a 385-foot mixed hotel/residential tower in the Transbay District that will be the first commercial building in San Francisco designed by Renzo Piano Building Workshop.  Read More
74 New Montgomery Associates Condo Project
Assisted client with construction, mezzanine debt and inter-creditor negotiations for turnaround residential condo conversion project. Read More
8 Washington, San Francisco
Representing San Francisco Waterfront Partners II, LLC in connection with entity formation and capitalization, financing and agreements with design professionals and the contractor for a 165-unit luxury condominium project on the San Francisco Embarcadero with retail, health club, public restaurant and new public open spaces and a construction cost of approximately $200 million. Read More
800 Brotherhood Way, San Francisco
Obtained entitlements for the subdivision of a large site near Lake Merced in southwestern San Francisco into 121 lots for the construction of 182 single-family homes and duplexes.  After defeating an administrative appeal of the project's mitigated negative declaration, we successfully defended the project approvals in the Superior Court and California Court of Appeal, and successfully defended a separate Superior Court challenge to the City's issuance of a tree removal permit. Read More
888 Brannan Street, San Francisco

Representing SKS Investments in converting an historic but obsolete industrial and showroom building to a state-of-the art technology office building in San Francisco’s South of Market district.  Read More

8th and Harrison Street and 1000 16th Street, San Francisco

Counsel to Archstone in obtaining land use entitlements for two 400+ unit residential projects in San Francisco’s South of Market and Potrero Hill districts. Read More

Amazon.com California Fulfillment Centers
Advise Amazon on the development and leasing of new warehouse facilities in California. Read More
America’s Cup Pavilion, San Francisco
Represented Live Nation in defeating a last-minute appeal of the entertainment permit authorizing Live Nation to present a summer concert series in conjunction with the America’s Cup sailing races in a temporary 9,000-seat pavilion at San Francisco’s Piers 27/29. Read More
American Conservatory Theater (A.C.T.) Strand Theater Project

Assisted A.C.T. in its acquisition and development of the historic Strand Theatre in San Francisco.  We represented A.C.T. in almost all aspects of the project, from property purchase, land use entitlements, financing, including the use of New Markets and Historic Tax Credits, and construction. Read More

Aurora Apartments, San Francisco
Represented the developer of this 160-apartment unit and retail project in Yerba Buena Center. Read More
AvalonBay Communities
We assisted AvalonBay Communities in obtaining land use entitlements for a mixed-use project including 173 residential units and a grocery store at 1150 Ocean Avenue in Supervisorial District 7.  The project required a rezoning of the site and negotiation of an infrastructure “in-kind” agreement allowing the development to construct needed on-site infrastructure improvements in lieu of paying impact fees. Read More
Berkeley Repertory Theatre

Assisted Berkeley Repertory Theatre in the acquisition of a 62,000 square-foot building in West Berkeley, allowing Berkeley Rep to pay 50% less for 50% more space.  The acquisition allows the theatre to consolidate all its pre-production activities into one campus.   Read More

Berkeley-Albany YMCA Teen Center
Assisted with the acquisition, construction and New Markets Tax Credits (NMTC) Program, which permits taxpayers to receive a credit against federal income taxes for making qualified equity investments in designated Community Development Entities (CDEs).  Read More
Black Stallion Winery

Represented the owner of the ultra-premium Black Stallion Winery, a large facility on the Silverado Trail in Napa, on the sale of the property and the business to Delicato Vineyards. Read More

BRIDGE Housing Corporation Land Use Entitlements

We represent BRIDGE in obtaining land use entitlements for the 4840 Mission project in San Francisco, which like 250 Laguna Honda Boulevard, was awarded a Proposition A grant. Read More

BRIDGE Housing Corporation Public Housing Replacement Project
We are land use counsel to BRIDGE for the Potrero Terrace and Annex HOPE-SF public housing replacement project that will redevelop two dilapidated public housing sites into a 1700-unit mixed income development, including replacement 1 for 1 of the public housing units.  We assisted in preparation of the EIR/EIS, creation of a special use district, and the negotiation of a Development Agreement between the San Francisco Housing Authority, the City and BRIDGE. Read More
California Flower Market, Inc. (San Francisco Flower Mart)
Land use entitlements and transactions related to the redevelopment of a nine-acre site in central San Francisco and the relocation of the wholesale flower market. Read More
California Railroad Museum Foundation, Sacramento
Assisted in the expansion of the California Railroad Museum in Sacramento, including federal historic tax credits, acquisition, development and construction documentation, environmental contamination issues. Read More
Cavallo Point, Sausalito
Represented the developers and owners of Cavallo Point Lodge at Fort Baker in Sausalito, CA with the rehabilitation of historic buildings and in securing federal historic tax credits for the project. Read More
Chelsea Court, San Francisco

Represented the developer in obtaining entitlements for a condominium and retail project at 851 Van Ness Avenue, San Francisco.

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Chicago Fairmont Hotel
Represented The Swig Company in the negotiation of a long-term management agreement with Fairmont Hotels & Resorts at the Fairmont Chicago Hotel, and the subsequent sale of the asset to an international hotel investment company. Read More
Citizen Hotel, Sacramento

Represented the developers and owners of the Citizen Hotel in Sacramento, CA with the rehabilitation of the historic building and in securing federal historic tax credits for the project. We also assisted with construction financing and negotiations with the local redevelopment agency. Read More

Clos Pegase Winery
Represented Clos Pegase Winery, Inc., and sole shareholder, in its sale to Vintage Wine Estates.  The transaction includes the winery and surrounding land at Clos Pegase, as well as vineyard land at nearby Los Carneros vineyards. Read More
Club One, Inc.

One of the leading designers, developers and operators of high-quality fitness, sports and wellness centers, Club One is a successful San Francisco-based company with over 70 centers located in 8 states.  The Real Estate Department handles all the leasing transactions for all of the Club's centers and provides assistance with Club One's extensive corporate management contracts. Read More

Development of Elephant Preserve
Representing the Ndovo Foundation in the acquisition and development of a 4,900 acre preserve for African elephants in Tehama County. Read More
Diamond Heights Shopping Center
Represented the seller of the 75,000-square-foot Diamond Heights Shopping Center in San Francisco. Read More
Downtown Long Beach Office Building Disposition

Represented The Swig Company in the sale of its 460,000-square-foot office building in downtown Long Beach, Calif. In addition, we resolved a water discharge issue at the property and advised on the tax aspects of the transaction. Read More

Embarcadero Capital Partners

Represented Embarcadero Capital Partners in the acquisition, disposition and financing of over 25 office properties on the West and East coasts. Read More

Embarcadero Corporate Center, Palo Alto
Represented Embarcadero Capital Partners in the sale of the 100,734 square foot Embarcadero Corporate Center in Palo Alto for $77 million. Read More
Fisher Vineyards

On behalf of our client, Fisher Vineyards, we prevailed upon the City of Calistoga to abandon an attempt to bring certain vineyard land from the unincorporated County into the City's sphere of influence, thus preventing the City from annexing that land into the city and preserving the viability of the land for agricultural purposes. Read More

Fort Mason Center, San Francisco
Financing and tax credit investment for rehabilitation of historic structures at Fort Mason in the San Francisco Golden Gate National Recreation Area. Assisted with the National Parks Service lease.  Read More
Freight & Salvage Performance Venue, Berkeley

Assisted Freight & Salvage with New Markets Tax Credits program in the development of a performance venue run by the Berkeley Society for the Preservation of Traditional Music. Read More

Grand Hyatt, Union Square, San Francisco

Assisted Hyatt Equities with defending the Grand Hyatt's favorable position in a limited queue of hotel rooms eligible for conversion to condominiums in the face of an appeal by UNITE HERE, the local hotel workers' union. Read More

Grgich Hills Cellars
Obtained a use permit and variance from Napa County to allow this premium winery to convert an existing residence on an adjacent property into a new hospitality center for the existing winery.  The new facilities will accommodate up to 150 visitors per day for private events such as dinners and wine-education programs. Read More
Historic Pasadena Office Complex

Represented Swig Co. LLC in its $26.1 million purchase of a 72,500-square-foot office complex and adjacent parking garage in Pasadena, CA. Read More

Institute on Aging/BRIDGE Housing Corporation

Assisted the Institute on Aging and BRIDGE Housing Corporation in obtaining land use entitlements to demolish the vacant Coronet Theater in San Francisco’s Richmond District and replace it with a mixed-use project containing two floors of health and social services for seniors and low-income senior rental units above.  In the face of intense opposition from some immediate neighbors, we obtained unanimous votes from both the San Francisco Planning Commission and Board of Supervisors, and successfully defended the project’s EIR and use permit in San Francisco Superior Court.  Read More

Kaiser Center, Oakland

Represented The Swig Company in its acquisition of the Kaiser Center, a 900,000-plus square foot mixed-use complex, in Oakland, CA. Read More

Kimpton Hotel & Restaurant Group
Represented Kimpton Hotel & Restaurant Group in the sale of six of the company's San Francisco hotels, including the historic Sir Francis Drake, which Kimpton continues to manage. Read More
Landbank Corporate Campus, Sunnyvale
Land use entitlements and transactions related to a 750,000 sq. ft. corporate campus development in Sunnyvale, California. Read More
Levi Strauss Headquarters Lease
Represented Levi Strauss & Company in the negotiation of the renewal of its headquarters lease at Levi's Plaza in San Francisco, California, a transaction involving over 500,000 rentable square feet of office space.  Levi Strauss & Co. is one of the world's largest branded apparel companies and the global leader in jeanswear, marketing its products in more than 110 countries worldwide. Read More
Lot-Line-Adjustment Ordinance Change
On behalf of a number of clients, we successfully prevailed upon the Napa County Board of Supervisors not to amend its lot-line adjustment ordinance to require discretionary review of lot-line adjustments.  We were able to successfully explain to the Board that, given the inability to subdivide lands in Napa due to its agricultural preserve, lot-line adjustments serve a number of legitimate financial and estate-planning goals by allowing land-owners to reconfigure parcels.  For example, lot-line adjustments allow owners to separate residential and winery or vineyard uses, thereby preserving and protecting the agricultural uses.  We believed that requiring extensive CEQA review of lot-line adjustments would have been unduly burdensome, and we convinced the Board of this. Read More
Manufacturing and Distribution Facility Disposition
We have represented Levi Strauss & Co. in a variety of real estate transactions throughout the country, including the disposition of manufacturing and distribution facilities and the negotiation of office and industrial leases. Read More
Mercy Housing California
We successfully represented Mercy Housing in defending the project entitlements for the San Lorenzo Senior Housing project, including prevailing in the Alameda County Superior Court and the California Court of Appeal (Hancocks v. County of Alameda). Read More
Mercy Housing, Openhouse and Wood Partners
After obtaining land use entitlements, including general plan amendments, rezoning and conditional use approvals for the 55 Laguna mixed-use development project located at the former University of California Berkeley Extension Campus in San Francisco, we prevailed in the Superior Court and Court of Appeal (unpublished decision) in a CEQA lawsuit challenging the City of San Francisco's approvals for the project (Save the Laguna Street Campus v. City and County of San Francisco, et al.).  55 Laguna provides multifamily apartments, affordable senior units targeted to LGBTQ seniors, public open, and retail.  The project includes a combination of new construction, the adaptive reuse of three historically significant buildings and the demolition of two others, which was the focus of the litigation. Read More
Mercy Housing/Related California
We are land use counsel to Sunnydale Development Company, a joint venture of Mercy Housing California and Related California for the Sunnydale HOPE-SF public housing replacement project that will redevelop a dilapidated public housing site into a 1700-unit mixed income development, including replacement 1 for 1 of the public housing units.  We assisted in preparation of the EIR/EIS, creation of a special use district, and the negotiation of a Development Agreement between the San Francisco Housing Authority, the City and Sunnydale Development Company. Read More
Miracle Mile Office Tower, Los Angeles
Represented The Swig Company in its $150 million joint venture purchase of 6300 Wilshire Blvd., a Class A office building in the Miracle Mile. Read More
Murphy Crossing Campus, Milpitas
Represented CBRE Global Investors in the sale of the nearly 368,000 square foot Murphy Crossing campus in Milpitas for $88 million. Read More
National Real Estate Advisors/Emerald Fund: Building Conversion
Representing an affiliate of a national construction trades pension fund in obtaining land use approvals to convert an obsolete San Francisco office building obtained in foreclosure to 400 rental apartments. After building permits were issued, we successfully defeated an appeal of a construction permit filed by an adjoining property owner. Read More
NetApp Sunnyvale Campus Expansion

Representing NetApp, Inc. with land use entitlements, property acquisition and construction agreements related to the expansion of its Sunnyvale, Calif. campus. Read More

Nick Podell Companies
In 2016, we obtained land use entitlements for a controversial residential project in San Francisco’s Mission District at 2000 Bryant Street, dubbed the “Beast on Bryant” by project opponents, including obtaining a unanimous vote at the Board of Supervisors to reject an appeal of the project’s CEQA exemption and large project authorization.  We worked extensively with the Mayor’s Office of Housing and Community Development to fashion a land dedication alternative to satisfy the project’s inclusionary housing obligation and enable MOHCD to build a 100% affordable development on a portion of the project site. Read More
Nob Hill Masonic Center, San Francisco
Assisted the Freemasons of California and concert promoter Live Nation in obtaining permits to reposition the historic Masonic Auditorium as a major concert venue. Read More
Office Building Purchase, Pasadena CA
We represented The Swig Company in its acquisition of an eight-story, 85,860-square foot office building in downtown Pasadena’s Playhouse District. Read More
One Kearny, San Francisco
Represented the owner of an historic building seeking to rehabilitate the building and to integrate into the historic structure a new office building. Read More
One Rincon Hill, San Francisco
Obtained the land use entitlements for our client Urban West Associates of San Diego to construct two high-rise residential towers atop San Francisco's Rincon Hill, one of 59 stories and the other of 47 stories, totaling 709 condominiums and townhouses.  Our representation included negotiating a General Plan amendment and rezoning for the entire Rincon Hill area, obtaining a height limit increase from 200 feet to 550 feet, obtaining permits to demolish a historic structure on the site, negotiating a feasible impact fee package and the formation of a Mello-Roos community facilities district to finance those fees. Read More
OptiSolar - Corporate work
Provided corporate formation, financing, real estate acquisition and environmental and federal land use permitting representation for major vertically integrated solar energy company that manufactured photovoltaic (PV) modules and produces power from their own large-scale solar farms on federal, state and private property, including the world's largest proposed PV solar farm.  Read More
Parcel P and 55 Ninth Street, San Francisco

Representing AvalonBay Communities in obtaining entitlements for two large apartment developments in San Francisco’s Hayes Valley and Mid-Market neighborhoods. Read More

Pier 70, San Francisco
Represented a bidder for Pier 70, a San Francisco Port project, which involves important public trust issues under the Burton Act. Read More
Piers 1½, 3, and 5, San Francisco
Represented San Francisco Waterfront Partners in its acquisition, entitlement, financing, leasing and management of Piers 1½, 3 & 5, an historic waterfront property in San Francisco, California.  The revitalized Piers 1½, 3 and 5 on San Francisco's historic waterfront have been named among the 17 finalists nationwide for the Urban Land Institute's annual 2010 Award for Excellence, which were selected from a list of 170 entries from all over the Americas. Read More
Pittsburg River Park Sale
Represented the seller, Johns Manville, in the sale of this former manufacturing site of asphalt and asbestos roofing materials, which was contaminated with asbestos, petroleum hydrocarbons and various volatile organic compounds.  The sale to Pittsburg River Park, LLC, an affiliate of Renova Partners, involved the shifting of various environmental responsibilities and liabilities to the buyer, which obligations were secured and backed by deeds of trust and insurance programs. Read More
Point Molate Tribal Resort and Casino
Represent Upstream Point Molate LLC, the developer of a billion-dollar Indian tribal resort development in the City of Richmond proposing to include hotels, casinos, performance facilities, a shopping center, residential development and tribal facilities on a former Naval Fuel Depot situated along San Francisco Bay.  The Final Environmental Impact Report was certified by the City of Richmond in 2011. Read More
Price Family Vineyards
Handle winery’s general business matters, as well as acquisition matters for its owner, Bill Price, including Price’s investments in ultra-premium Kistler Vineyards. Read More
Prominent San Jose Office Development Acquisition
Represented Embarcadero Capital Partners’ third fund in its complex $46 million acquisition of one of downtown San Jose’s most prominent office developments, Almaden Financial Plaza. Read More
Rincon Park Restaurants, San Francisco
Represented the developer in a Port of San Francisco project, Rincon Park Restaurants, subject to public trust requirements. Read More
Round Pond Estate Winery
Obtained a new use permit from Napa County to allow this winery to greatly expand its marketing program, to increase its production capacity and to build a new barrel storage facility.  Round Pond is a family-owned and operated estate designed around our world-class vineyards, gardens and orchards. Read More
San Francisco Contemporary Jewish Museum

Represented the San Francisco Contemporary Jewish Museum in land acquisition and development agreements with the Redevelopment Agency and in preparing and negotiating agreements with design professionals and contractors for a new museum designed by Daniel Libeskind. Read More

San Francisco Ferry Building
Represented the developer in development agreement, ground lease and entitlements for the San Francisco Ferry Building, an $80 million federal historic tax credit renovation project under the National Historic Preservation Act (NHPA).  We negotiated a complicated transaction with the Port of San Francisco, including a ground lease and development agreement, and obtained myriad entitlements for the project from the City of San Francisco, the State Lands Commission, the State Historic Preservation Office and the National Park Service.  We also negotiated several complicated lease buyouts and handled a proposed condemnation proceeding. Read More
San Francisco Museum of Modern Art

Represented SFMOMA in obtaining land use approvals for a major expansion of its facilities in the Yerba Buena district of San Francisco, including new galleries to display the Doris and Donald Fisher Collection.  The project included the relocation of a City fire station off-site, acquisition of City property, air rights and right-of-way, and the replacement of two historic resources with the museum addition and new fire station. Read More

San Francisco Overlook
We represented San Francisco Overlook Development in obtaining entitlements for its Crestmont Drive residential development in the Forest Knolls neighborhood of San Francisco located in Supervisorial District 7, and then assisted the team settle a lawsuit brought against the project by the adjacent homeowners association. Read More
San Francisco SOMA Office Property Refinancing
Represented The Swig Company in its $75 million refinancing of an office property in San Francisco’s SOMA district. Read More
San Ysidro Ranch, Montecito

The San Ysidro Ranch is an exclusive hotel property in the foothills of the Santa Ynez Mountains in Montecito, California.  We represented Auberge Resorts in connection with the sale of the Ranch to Ty Properties, Inc.  In connection with the sale, we negotiated the hotel management agreement, under which Auberge continues to manage the property. Read More

Sherman Plaza East & West, Van Nuys, CA
Represented Embarcadero Capital Investors with its disposition of office property Sherman Plaza East & West in Van Nuys. The property was acquired by Majestic Investments for $49.5 million and houses tenants such as the State of California Franchise Tax Board, General Services Administration and North Los Angeles County Regional Center. Read More
Tenderloin Neighborhood Development Corporation
We have represented TNDC on numerous affordable housing projects in San Francisco, including the Rosa Parks II senior project in the Western Addition, the Kelly Cullen Community and the Eddy and Taylor Family Housing in the Tenderloin neighborhood.  We are currently assisting TNDC in obtaining entitlements for the 909 Howard Street project in the South of Market neighborhood. Read More
The Exploratorium, San Francisco
Represented this San Francisco science education facility with federal historic tax credits and construction documentation and insurance program structuring. Read More
The Gas Light Building, San Francisco
Obtained both local landmark and conditional use authorization to add an interior floor and to make certain revisions to the exterior of the Gas Light Building in San Francisco. Read More
The Geysers, Lake and Sonoma Counties

Represented the owner of 750 MW geothermal energy facilities in obtaining land use and other permit renewals.  Read More

Transbay Parcel F and Block 4 Projects
Counsel to a partnership of Hines, Goldman Sachs and Urban Pacific to entitle a 750-foot tall mixed use tower (office, hotel and residential) that will be the fourth tallest in San Francisco immediately adjacent to the under construction Transbay Terminal and a 550-foot residential tower nearby.  Read More
UC Berkeley Technology Center Lease
We advised Beacon Group Ventures in a lease agreement with UC Regents for UC Berkeley’s new Technology Innovation Center located at the Chase Building at 2150 Shattuck Ave, Berkeley, California. Read More
VF Outdoor Corporate Campus, Alameda

Represented the developer of a build-to-suit new corporate campus consisting of four buildings for VF Outdoor, owner of such brands as North Face, in connection with developer entity formation, land purchase, build-to-suit lease with option to purchase, construction agreements and construction financing. Read More

Winery Site Acquisition - Pritchard Hill, Napa Valley
Represented members of the renowned Mondavi family in their acquisition of a prestigious Pritchard Hill vineyard property in Napa County, adjacent to a winery property they acquired last year, also with our help.  The Mondavis plan to design and build a new estate winery on the site, and we are working with them on the entitlements process. Read More