well as to manage the impact on our rate payers first in terms of equity, the facilities that steve robinson and the infrastructure team are building today will be used by businesses by residents for the next 20, 30, 40 years. by using bonds we allow those users some of which haven't moved to the city yet haven't even been formed yet as businesses over time will all have an opportunity to contribute to paying for those facilities. that's how we create intergenerational equity. we also use our bonds to manage the impact of these costs. some of our facilities are billion dollar projects and we wouldn't want to have rate payers today bear those full costs. even more importantly the tools that we use to borrow include advantaged financing. you as commissioners have the opportunity to approve tax exempt bonds, tax exempt bonds are bonds where the investors typically don't have to pay federal income tax on those and as a result they accept the lower interest costs for that debt. so you get a much lower cost than for example, corporate borrowers. we also take advantage of low interest loans from th