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(bright music) - Hello everybody and for those of you who are just joining now, my name is Gary Painter, a member professor in the Price School of Public Policy. I also have the privilege of to work the Price Center for Social Innovation and the Homelessness Policy Research Institute. Today were very happy to have Jason Ward presenting research his and his colleagues on the effects of project labor agreements on the production of affordable housing evidenced from proposition Triple H as is commonly known. This conversation in this seminar is also jointly sponsored by the Lusk Center for Real Estate here at USC and our urban growth seminar. So because we only have an hour, I wanted to just to share kind of our parameters. Were gonna generally give Jason the first half hour or so to present his work, he is gracious enough to welcome any clarifying questions that you might have, you can either put them in the chat and I can facilitate, or you can use the raise hand feature and I will