 I looked, I tried to find a simple definition of public-private partnership, because it seems so kind of hard to pin down. And I came across one from Lynn Segalin, who's a great observer of public-private partnerships. The negotiated allocation of risk, responsibility, and control between public and private partners. Basta Cozzi, that's it, good. The only problem is, you could argue that that's always been the case with any kind of development. Whether it was an urban renewal risk, or a Fanyal Hall allocation of risk, and responsibility, and benefit. So, one of the things that the public-private partnerships in the most recent generation, let's say since the 1970s, has been kind of paralleled with a different kind of problem, the failure of urban renewal, the failure of the kind of modernist master plan controlling apparatus that served America in the mid-20th century. So the collapse, if you will, of the massive state model of urban renewal and large-scale projects coincided with the need for a new model to do large-scale work. And so in many ways, the infrastructure that continues to get built needed a new form of new set of actors, a new set of inputs, new sources of cash, new sources of guarantees. So the public-private partnership is actually centuries old, the most recent version responding to different changes in the real estate and legal and financial marketplace. I wanna say one or two other things before introducing our panelists. First is that the High Line, an exquisite piece of architecture, art, sculpture, walkway, it's an amazing place. I'm sure you all know it. It's exquisite. I hear they had to close it last week because it was too crowded. It's amazing. It is the reuse of one generation's infrastructure, which was to deliver and take care of food and produce, an industrial infrastructure, now arguably a kind of post-industrial infrastructure with the appropriate new visitors, new users. So in many ways it's continuing a kind of massive social mission with a different set of users, a different set of interests, a different, very different political and economic context. But exquisite it is. It was exquisite when it was empty. As some of you may see pictures of it from the 60s and 70s. It's exquisite now that it's been so beautifully designed. And we're gonna discuss those issues today and I'll introduce the panelists. One last thought about the high line and the public-private partnership has to do with the kind of allocation of risk between the public and private sectors. One of the key aspects of a successful or good public-private partnership, many scholars say has to do not just with good deal-making and public entrepreneurship and the kind of forthrightness between the different players and there are many players. But also as Patrice mentioned as well as our other speakers are about transparency and living in a fishbowl. When you have a public-private partnership, every decision is subject to various forms of scrutiny by various sympathetic and unsympathetic observers. And in some ways that's okay. That is development in a democracy should have that. And probably the urban renewal projects of the early generation did not have that scrutiny sufficiently. So arguably there's greater scrutiny now as I would argue as a design and planning professional that that scrutiny is actually a good thing. And I know developers may like no thank you please or people in the public sector say no no no too much transparency takes up my time. But in fact that's the democratic process at work. And a good project will come from that scrutiny by public and private sectors. So with those few thoughts I will introduce our speakers. Adam Gansner is the vice president for planning and design at Friends of the High Line where he oversees planning, design and construction as well as acts as a zoning advocate with the city and in real estate partnerships. Gansner also directs strategic initiatives for the High Line including development of an international network of urban industrial reuse and open space projects. Prior to being with the High Line he worked at 10 architectos and led the architectural design of the 1400 acre Orange County Great Park, a former air base. His professional history has focused on advocating for designing, building and managing urban scale mission driven public private projects. He received his master of architecture from Yale and a master of real estate development from here and a BA from University of Wisconsin. He will be followed by Lisa Xiona Switkin. She's a senior principal at James Corner Field Operations where she is the principal of many of the complex public realm projects undertaken by the firm. She's led the High Line project since 2004, lived with it. She's also led or is leading projects such as the Tongva Park in Santa Monica, the Race Street Pier in Philadelphia, Nicolette Mall in Minneapolis, one of my favorite projects. Miami's Lincoln Road District, another favorite because they all go back to the 50s. As well as closer to home, South Street Seaport, Domino's Sugar Waterfront and many others. She worked on the master plan for Staten Island's Fresh Kills Park and she's a Rome Prize winner and a fellow of the American Academy. I'm jealous. She has a BA in Urban Planning from University of Illinois, a Masters of Landscape Architecture from University of Pennsylvania. Finally, Todd Schleeman is one of the design partners at NEAD Architects. Schleeman, working with his partners, sets the design standards for the firm. His award-winning portfolio is recognized internationally for its architectural excellence and his work includes the standard hotel at the High Line and the iconic Rose Center for Earth and Space at the American Museum of Natural History. Schleeman's work also includes designs for cultural, educational, civic and scientific institutions as well as private sector work anywhere you can imagine. He's been a professor, critic, lecturer, juror at Columbia, Cornell, Harvard, Syracuse, some other places. And he's a member of the Architectural Advisory Committee at Cornell. Schleeman received his BA, Bachelor of Architecture from Cornell and is a fellow of the American Institute of Architects. So Adam, please, and I will call you up as you need to be.