i see that it goes along ocean car very well, juday and i'm not quite sure if that's the right thing. but i'm glad that we are having this conversation. and i welcome that. let me just also add that what i've observed along with the increasing lack of affordability in my neighborhood is that the commercial corridors on ocean avenue and taravel which is closest to my house are suffer. they are suffering from a combination of amazon which has vastly changed the retail landscape. but also that the commercial corridors are getting older that those physical spaces don't have wi-fi, the electrical needs updating, the plumbing is bad they are not ada accessible. and in order for businesses to be able to pencil out they need to do so many improvements that to get through our process is just -- doesn't work. and so i worry that without density, many of our commercial corridors are not going to survive into the next decade. and so i do want to plan for it. i want to be intentional about it. i want to have data about the relationship between density and business, transportation parking, all of t