 We're working in our office in several public-private partnerships. They have been described here in several cities in this country and around the world. I have some American projects here. Those two are in Washington, DC. I won't go into the projects very at length, but it's basically a very similar scheme or similar idea where the city or some of the city agencies, for whatever reason, have some properties, have some assets that have been sitting there or have been underutilized. And it comes the time when the city has the opportunity to develop them and bring in other kind of infrastructure to the city that is needed. But perhaps either they don't have the money or the financing isn't there or for whatever reason, it's convenient to partner with others that will help them serve their purposes. These are very complicated projects. Everybody has been very optimistic about it. I, particularly in the United States, am not very optimistic for the only reason that usually the developers' interests and the developers' culture and the bureaucracies' interests and the bureaucracies' culture are very disaligned. And that sometimes, hopefully, you know, fortunately they're done. But unfortunately, they're very mellowed down and they lose a lot, especially because of financial disalignments, time disalignments, and just vision disalignments. Hopefully that will be able to get fixed. Nevertheless, the good things is that they're happening. These two projects are in Washington, D.C. and it's basically very similar to what's happening in Brooklyn and I'll get to the Brooklyn one very soon. One of them is basically, it's a site that was occupied, the one on the left, used to be occupied by one of the most important or the biggest branches, I would say, of the Washington Public Library. And then the rest of the development rights were obviously not being used. So the library, in one of their programs, to basically be able to get more box for their assets, decided to go out and sort of offer this land, again, in a competition, sort of, kind to a developer where the developer is, again, building the same amount of square feet or of cubic feet, however you want to count them, to building another library, because the library will still remain there. And what happened before is that the before library was very obsolete and the building was in a huge disarray. So something had to be done. So now the library will have a new library, a state of the art library. And on top of it, the developer is able to develop, basically, these are two buildings in one and they're all condos and apartments that will be placed above the library, which basically completes the opportunity of the site to be completely developed. The other one, it's just a block away. They're both in a place called Foggy Bottom. The other one was utilized, and it's exactly the same story. It was utilized by a fire station. So the fire station was completely obsolete. It didn't work. It had tons of problems. So here, the developer builds back another fire station. It has the opportunity to develop the rest. In this other case, it's not all, that's the one on the right, it's not all residential. It has a sport facilities of different kinds, basically sport clubs, private sport clubs, and then a little bit of residential on top. This other one is in San Francisco, and what I should say is that we've been lucky enough, I would say, to work on both sides because usually these projects have very clearly two sides, the public side, the government side, and then the private side. So in the previous ones, our client was the developer, or is the developer, they're both on their construction. In these two next ones, our client is the public institution. In this case, it's a museum in San Francisco, I'm sorry, on Jesse Square, right in the south of market area on the Yerba Buena Gardens. So we're hired, in this case, we're hired by the institution, by the museum that had bid to occupy the public space that was part of this development. So it was public land that was sort of leased or sold to a developer, the developer develops a big tower next to it, but then one of the components is the museum, and we were hired by the museum, by the institution that had won the bid. So it's been very interesting also to be on one side and to be on the other side. This other one, it's very similar. It's a branch of the New York Public Library that we just completed a few weeks ago. It was opened, it's on 53rd Street, and it's very similar. The New York Public Library, which you know very well, decided to go on some new projects. They didn't have the money, they had tons of assets that were probably very much underutilized. This has been a very controversial project, not because of the architecture, but because there was a very beloved building here, a library, a branch of the library called the O'Donnell Library. So many of you may know about it. So it was, I would say the neighbors weren't very happy because they were losing quote-unquote the O'Donnell Library. We came way after, you know, we were hired by the New York Public Library, so our clients again were the government agency. In this case, the government, same thing, you know, the New York Public Library decided to consolidate their assets, sell their underutilized assets, or in exchange of getting back both money and space. In this case, some developer bought it, a large building. I will not comment on the architecture of the building. It's not my role here. And nevertheless, when we came in, basically the contracts were all signed, and we were assigned certain spaces here that we needed to convert them into a new library that would be substituting the O'Donnell Library. Now it's opened, you know, we're very happy, not everybody's very happy, but you know, you cannot make everybody happy in this. And therefore, I guess this will lead me, and I'll try to be brief to the BAM Cultural District. I'll make a little bit of history, you know, everybody's doing history, so I'll try to do my own. We started working on this project in 2001. So maybe many of you were little kids, still. That's how long architecture takes. And we're just about to complete, I would say, part of it. So after 15 years, we'll be completing part of it. The history is, yeah, we started working, as Claire and Susie have described, very early on with the same characters they've described, because at the time, the city or that district with BAM issued an invited competition, it was an international invited competition to build on that side, on that triangle, what was then going to be a very important branch, it was going to be the arts branch for the Brooklyn Public Library. So we were lucky enough to win that competition at the time, and we worked with the Brooklyn Public Library for many years, like for five or six years. There were many changes, three directors changed, so it was really a very convoluted and complicated process until the last of that series of directors decided with her staff that they just could not do the project. The project then died, they say we cannot raise the money, we cannot get the money that is needed for that sort of very visionary step that the library system had taken, and they decided to basically give back the land to the city or to the district. You can correct me if I'm wrong. At the time then, and this is several years ago, the city or whatever group that represented the city decided to issue an RFP design build sort of competition, it invited, well, or opened it up to several developers, and we had a long history with the site, and at the time we were working with two trees that was mentioned before by Jim's partner, and we were working with them on the Mercedes house on the west side that you may all be aware of. So they called us and said, listen, we're really interested in submitting for this competition, would you be willing to do it with us? So we said, sure, it's another sort of iteration of what we had done. And basically at the time what was requested, and I think it was a great RFP as a matter of fact, it was very smart, very intelligent by the city, they had realized that it was very difficult for the city to provide that cultural infrastructure, which it is sort of their responsibility to provide. Also, you might want to go into all the tax issues and the benefits that that brings with them, but it is a responsibility, that's what cities do. And the only way to do it was to partner with somebody that could put the money by getting another benefit in developing that cultural infrastructure. So the city or the district were very clear on what they wanted and basically what they wanted is to be able to substitute the same amount of a usable area, again, either square feet or square, or cubic feet, it doesn't matter, that they had assigned for cultural infrastructure, which was basically a third of the capacities, the development capacities of the site. And the other two thirds could be used by whoever that developer that would be winning the competition to their own benefit. So several developers, I guess, I don't know who or how many proposed, and we were lucky enough to be on the team that eventually won this project. And that's how we moved forward with a completely different project, like the other project, obviously, you know what's of no use anymore. And with obviously many new challenges, now instead of having one cultural institution, there are four cultural institutions somehow that have had to be part of this project. And it is, again, one third of the project, more or less, one third of the project is private in its apartments, it's all rentals, it's apartments and retail spaces. And one third of the project is utilized by public institutions, by cultural institutions, I'm sorry, that will somehow rent, I would say, somehow subsidized space from the city. And the private development basically pays for the construction of the cultural spaces. Okay, having said that, this is a very complicated site. The site, as you can see, just from a geometric point of view, is sort of incredibly complex. It's a very acute triangle, very difficult to utilize, plus from an infrastructure point of view, in every one of the three streets there are subways. Plus there is a very important electrical vault in the site. Plus the city wanted to replace all the parking that existed in the, this triangle was used as a public parking for BAM before the development. So there were really an enormous amount of restrictions into this site. Okay, nevertheless, for us, really the challenge was how to create public space. And one of the issues that we very soon realized is that being such a difficult site, we decided to create this sort of very long building. The building also responds to the best utilization of areas for a residential building, which is not always the same as for other kinds of buildings, as you probably all understand. And very soon we came to realizing that the only way to accommodate all the different cultural institutions would be to stack one on top of the other. But what we did not want to do is that this would become sort of like an office building connected by elevators or by escalators, or sort of like, we didn't want it to become like a mall of culture of some sort. Like you go into a lobby and then take escalators or elevators to get, and our purpose was always that if we had all of these cultural institutions, culture, every one of them has the right to access directly from public space and to utilize public space. You know, public space as the democratic space of a society like ours. Because we didn't have the kind of land to do that and we also didn't have the topography to do that, we needed to create what we have called an urban topography. We needed to create our own topography that would allow us to achieve that purpose. And that's how after sort of here you see on the right the stacking of all of the functions. Now, obviously the developers had their own interests. Like they wanted all of the retail space accessing directly from the sidewalk, you know, so there were all kinds of issues. So after we sort of were able to accommodate, you know, everybody's sort of expectations, then it was our goal or our responsibility to create a new topography that doesn't exist in the city or in Brooklyn that could have helped us negotiate all of those conditions. And that's how we created this sort of ascending plaza, ascending square, which should have been completely open to the public. Now, I should say, and that's where the interests are not aligned or the times are not aligned. As of now, it's only accessible, half of the plaza is accessible to the public, the other half is not, which sort of cuts off part of the main idea of the project. We're still fighting, you know, if we fought for 15 years, maybe we'll need to fight another 15 years, but we'll keep on fighting. Those are the times of bureaucracy, which are very different to the times of developers. Developers go very fast. Obviously they have financing, they're paying interest. The city goes very slow. So we need to sort of try to negotiate between both and do the best we can and then keep on working. So basically, that's sort of like the main idea, how to create new public space in the city. That goes back to all of us. You know, how can we utilize all of that public space? How do we create a new sort of typology of public space in a city like New York? And these are some of the renderings that we have eventually proposed. The landscape was done by Ken Smith in this plaza. And we are responsible for all the architecture and basically, you know, the transformation of the topography. Here we have a view of the site. You know, also the shape of the building, many people ask me that. That was one of those also simplistic city observations. They said, you cannot cover from downtown Brooklyn the site of the Tower of the Savings Bank. So we needed to start sort of like manipulating the forum in order to expose, which gave us other opportunities. There's a very beautiful terrace on the 30th something floor that is also being designed by field operations. So it's going to be a very unique and special space up there. And this is the building under construction as it is now. A part of the building, although it's by far not finished, it's still under construction. But nevertheless, some of the apartments are going to be occupied. They're already being rented. The rents are outrageous. But they're going to start being occupied next month. Thank you very much.