 Good morning everyone. A little irritated at the people who aren't in this room. I think there was some drinking last night. So we're you know in wine country so we'll forgive a little bit of drinking but for God's sake some moderation please people. So just as a way to penalize everyone next year we're going to change the venue but don't worry it's still equally nice. We're going down to Half Moon Bay next year. There's some shout outs there. Yeah so one of our staff on the amazing event team thank Angela back there and her whole crew. I believe formerly worked down there at the Ritz Carlton and so we have achieved an amazing rate and we'll be down in the Ritz Carlton Half Moon Bay. So last year we had Squaw Valley this year wine country next year Half Moon Bay. We're giving the full Bay Area experience and by the way really every day in California is like you've experienced this week. That's how we we live here. It's an amazing place.