one-third of the 656 units of housing will be occupied by ucsf but also open to san francisco state, uc davis, berkeley graduate program, university of pacific dental school and we're creating an opportunity to bring all of these graduate communities together. and we want to be in partnership with the city of san francisco with the tenderloin neighborhood. we want to have, if you look at our new buildings, they're all glass. we want to be open to. we want our clinics, our centers to work with the local community. i hell you what, i was visit withing one of our partner units and we were up in what we call the sky room which is on the 24th floor of the building that is going to be renovated. and one of the dean said, you know the neighborhood looks really good from up here. and i thought, it does look really good from up here. but we want to make it look good down here and we're committed to that partnership and we're committed to this neighborhood in this community. i'm thrilled part of this celebration. i'm not much with the skateboarder but i'm good with a ping-pong battle so i challenge anybody that wants to play me in ping-pong, let's do