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Furthermore, e-commerce retailers and their investors are currently more focused on gaining market share then achieving traditional profit matrix which makes this channel a formidable competitor to traditional retailers. The apparel industry seems to have been hit earlier and more significantly than many of us expected but this disruption is likely to impact almost every type of retailing. The good news is that overtime the pricing subsidies in e-commerce will likely moderate and traditionally retailers will have competitive omni-channel capabilities that complement their bricks and mortar locations. Furthermore, it's also highly likely that virtually all successful online retailers today are going to have strong bricks and mortar presence in the future. They're going to do this to reduce their cost per acquisition of customer, they're going to do that to connect with their customer and finally to strengthen their margins. This spring to store evolution is playing out as we speak with retailers ranging from Warby Parker, to Bonobos and a host of others. And while these new retailers will view their use of Bricks and Mortar perhaps differently than conventional retailers we think Acadia is very well positioned for this shift. Then a second key change is increased price transparency. Today the shopper can price virtually any product, anytime, anywhere; thus a retailer, especially a reseller of broadly available products have to competitively price its merchandise or it's going to lose market share. When there were fewer channels this was less of an issue but today too many consumers are saying why pay full price when our prices around the corner are quick away and this is true for a wide range of goods. From handbags to razor blades.

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Todd Thomas Hi, thanks. Ken, you mentioned that you know retailers are using some of the vacancy to make relocation upgrades and you use SoHo as an example, sounds like some shuffling around so does the vacancy market wide linger for a period of time before being absorbed, is that the expectation or are you starting to see a stabilization and some of sort of absorption taking place and then what is your read on rants as you know look ahead to next 6 to 12 months in some of these markets. Ken Bernstein So if you opt out of Asians and the team we walk the whole last week. First observation is there's no lack of foot traffic and so we can blame it on the dollar and the weather but you can't blame it on foot traffic. The other observation is that secondary streets not Prince not Spring [ph] that aspired to get to primary ramp they're going to struggle for a while. But the key streets where it appears visually there's a lot of vacancy as we walk with the team we kept hearing someone say was moving from down the block there over here and there seems to be enough momentum, that while when you walk around it feels like there's plenty of stores closed, most of them are either spoken for, or secondary locations, or there is a subset of ownership that paid peak prices underwrote Peak-Peak [ph] grants can have very little near term motivation to do anything and so those may sit for a while. So let's see over the next 12 months how it shakes out but I think with confidence you're going to see a host of retailers reemerge either from existing locations or coming in, because this is creating an interesting opportunity in a market that today now is much more interesting for the retailers and then 2015 when rents across the board were just growing too fast. Todd Thomas Okay. And then today, as you think about today as the -- as a number of potential tenants that you're talking to about a specific store or space in the street in urban retail portfolio has that decreased constant or even increased, and then how does that demand in the street in urban retail for folio compare to the suburban portfolio.

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REUTERS/Kevork Djansezian 7/22 left right A girl high fives Sun, Moon and Tree puppets after they marched from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 8/22 left right Protesters march from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to a nearby park for a rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 9/22 left right A marcher sits next to a painting depicting Los Angeles Riots waiting for the start of a march from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 10/22 left right Protesters march from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to a nearby park for a rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 11/22 left right Protesters march from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to a nearby park for a rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 12/22 left right A dancer performs at the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, during a march and rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 13/22 left right A protester takes direction from an Los Angeles Police Department officer at the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, during a march and rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 14/22 left right Protesters march from the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, to a nearby park for a rally to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 15/22 left right The intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, is blocked off by Los Angeles Department of Transportation officer after a march to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017. REUTERS/Kevork Djansezian 16/22 left right A mother and her daughter walk back to the intersection of Florence and Normandie Avenue, the flashpoint where the riots started 25 years ago, after participating in a march to remember and honor the victims of the 1992 Los Angeles riots in Los Angeles, California, U.S., April 29, 2017.

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