Alexandria is in the enviable position of having a commercial real estate portfolio including embedded development opportunities at the crossroads of the innovation economy – in Cambridge, Massachusetts, San Francisco, and other markets experiencing positive demand. This unprecedented demand from life science and tech tenants is giving ARE significant pricing power – as demonstrated by not only strong SS NOI for the quarter at 7.8% (vs 6.7% Q4 14 and 4.3% Q1 14) but also via the leasing spreads on renewal at 30.8% GAAP and 18.5% cash in Q1 15 and guidance for 2015 leasing spreads at 8-10%. Q1 leasing spreads skewed much higher than guidance given one lease at Tech Square in Cambridge that increased 100%. Given limited supply in Cambridge and the timing of deliveries, ARE may be in a position, as mentioned on the call, to push rents on its Kendall Square development buildings higher than original pro forma. In 2015, ARE is allocating capital 47% Cambridge, 25% Mission Bay/SoMa and 10% Torrey Pines/UTC with the balance in Manhattan and Other.