i'm warren brammer, c.e.o. of cpmc, and i will be brief because i know i am most of what is standing between you and a warm bed on a cold night. and i thank you for the opportunity to speak to you about our plans to rebuild cpmc and i want to thank mayor lee and the team for your diligent efforts and for staying this late, your work on this incredibly important project. it has been a long, long process, and it appears that even more work lies ahead. but i want to restate our commitment to reaching a development agreement that addresses the healthcare and safety needs of the people of san francisco. mayor lee and his team are tough negotiators. they've pushed us hard and though i think we're getting close, we have not yet reached a mutually acceptable agreement and we're working on it. i cannot overemphasize the importance of rebuilding cpmc. our project will double the number of earthquake safe hospital beds in the city, create thousands of jobs and workforce training opportunities, provide our local economy wi