 Everyone at GSAP wants to transform the built environment whether through architecture and design or through policy and development and all of our students want to change the world. All of them are entrepreneurial, curious, filled with energy and intelligence, but I have to say this is particularly striking of the students in the real estate program. You always get the sense that they are shaping their own destiny, that they are endlessly optimistic and are always searching for new ideas and most importantly they understand the value of collaboration and the importance of friendships. This evening I'm so pleased to be here with so many generations of sort of three decades of our real graduates of our real estate program. Tonight of course we are honoring Blake Hutchinson, the class of 1989. This award recognizes an alumni of the program who's achieved professional success but also someone who's maintained a steadfast commitment to Columbia University and the program, the real estate mesred program. When I think of Blake I don't really think about his career accomplishments, right? I think about the man, the person and you know I think about you know him as an individual and when I do word association what really comes to mind is honesty, integrity, compassion, thirst for life, philanthropists, public policy advocate, loving father, loving husband and deep love for his extended family. You know I think how lucky I have been to have been standing there 20 years ago next to a guy who has become my best friend and someone I love like a brother. So Blake congratulations on being honored here today, you deserve it all, you're a wonderful person and you're a wonderful contributor to this institution and all sorts of other places. To those who created this real estate development program, those who created it, those who sustained it, and those who run it today. Because if you look back 30 years ago there weren't many places in the world that could see through that you could create a professional school, you could take a bootstrap, entrepreneurial, gunslinging business and turn it into a professional opportunity and all of us know when we run our businesses a strategy is very simple, it's what am I great at, how do I get in the way of a trend given limited resources and 30 years ago this school said we're great at some things like educating people on a world scale. We have an opportunity here and I'm pretty sure there's an aspirational, multi-generational group that want to take this industry to a higher level and with a little bit of their resources they sprinkled them around and I think the dividends have been phenomenal. I want to thank, my first thank you is to all those that have made this happen, for me it gave us me a foundation for this industry that I never could have got anywhere else and more than anything it gave me confidence to try stuff that I wouldn't have otherwise tried because I knew we'd been at this great Ivy League school and by the way there aren't always answers and so why not throw spaghetti against the wall and try some things because we have the confidence to know nobody else has a better idea. It certainly gave me career opportunities that I never would have had otherwise and it certainly introduced me to some of my best friends in life and what I have learned about the real estate industry is business travels at the speed of trust and we've had an opportunity to build relationships with many people in this program and in our class and that has been a great run and something I really really appreciate and something would never have happened without this program so I have to say and I mean this very sincerely whatever I've done however little I've done it will be a pittance in what I've received and whether you're here one year or 30 I think you'll all feel the same way the balance sheet of this program is if we can all give a little bit it will never match what it gave to us so I will just say simply to you Patrice and to the program this is very much an honor I feel so blessed as blessed as I am surprised frankly and I'm totally humbled and I accept this recognition with equanimity and I accept this recognition with deep gratitude.