leigh gallagher is author of "the end of the suburbs" and joel kotkin is a distinguished fellow at chapmanauthor of "the next 100 million, america in 2050." welcome to you all. so do you find that when you look at the urban issues in america, are people going to cities for a reason or are they going away from suburbs? >> it's a combination of both. i mean what i document in my book is really a pretty significant change of what people want from the communities they live in, the houses they live in and the way that they live every day. one trend that i'm documenting here is urbanization, which includes the resurgence of cities like new york, like cities all across america have more, you know, outdoor cafes and multi plexes. they're like amusement parks now. i think we've all witnessed that here in the u.s. but at the same time there's a real effort afoot to sort of urbanize the suburbs. the suburbs that will do well in the future will have urban cores. what i mean by that is just a place to get out of your car and walk, a place that's pleasing. there's a tremendous, tremendous yearning for t