extremely excited to have them on board. we actually have a representative from the group here. craig anderson. with a blood centers of the pacific. the wonderful lifesaving group. they are currently looking upon the sonic david and san francisco for about 75 years and this is an opportunity for them to remain in san francisco to consolidate a number of their industrial and other operations in one place. to build. beautiful publicly accessible space and continue doing all the really good work that they do. so were extremely excited to be in talks with them. we are looking for to firming up the deal in details once we clear the final regulatory pieces of the project. the project, like phil said, as a major capital stack hurdle and lifted to 50% prerace to get some of our bank financing in place. so were still working with great credit and [inaudible] blood centers also gives us a significant start on it requirements. briefly, benefits, kaiser marston is an independent 3rd party for the port estimate approximate 9 on $20,000 in annual property taxes. this addresses the hundred and 50 million cap