mr. alliellison, there is a t of attention between city negotiators and your group. just wondering how you can work past that to make sure that this is a successful event? >> we are very excited about being in san francisco. we have a high degree of confidence we can get the village done by 2013. the relationship and morale with our team is high and we are excited to be here. our relationship with the city is positive. this is the beginning, not an end. we have to work closely together with a number of people in the city. i think both sides are highly motivated to make this the best america's cup that has ever been, one of the greatest sporting events that has ever been. it is in both sides' interest to do a good job here. i think we get along fine. >> phase one is behind us. we have already entered into phase two. that is the past. frankly, a lot of it was while the overplayed. we are in very good stead, moving forward. >> mr. ellison, you are going to end up with a lot of our rights to develop. what are your plans along those piers once the america's cup is over? >