 Thank you, Ricky. I just want to take the opportunity to thank Urban Age for inviting me back and I want to also recognize both Ricky Burdett and Wolfgang Novak for their brilliance and hospitality and I'm in so honored to follow Jamie Lerner Who's taught us to dream and to do? Both together and never stop doing either one. So let me begin by talking about how aggressive proactive government action Can create a more livable city and by doing so incentivize Successful and significant private investment. Let me start with an ex-tooth with the example of lower Manhattan Reinvesting in the center of lower Manhattan just to orient you you see a Manhattan on this map Manhattan is a small part of New York City You can see in the top of the slide here. Oops I'm sorry the Just learn how to get the pointer very delicately here just at the bottom of the slide is Lower Manhattan to the middle of the slide is Midtown Manhattan are two dense areas Lower Manhattan is very much like San Paolo a very dense city. We celebrate density in New York City Especially lower Manhattan lower Manhattan has every advantage. It has fantastic architecture It has water all around as you can see it has an incredible transportation hub The perfect place to densify it have a more sustainable city It is at the hub the hub of the region a great place for the city to grow however Even before the tragic events of September 11 2001 lower Manhattan was dying It was deserted. It was deserted on the weekends. It was deserted at night. It was not taken care of It was all Commercial there was no vitality on the weekends. There were no shops. There were no restaurants We were losing Three million square feet of office space left lower Manhattan for New York City This was a tragedy because the core of our financial or economic base is our financial district Wall Street That's where most of our revenues come to pay for schools sanitation Transportation was lower Manhattan and it was dying before 9-eleven And you can see in this chart where you see it begin to go down. That was before 9-eleven On September 11, we lost 10 million square feet of office space Almost 13 million square feet is office space in lower Manhattan But before September 11th happen, we knew government had to take action first we started tax abatements for residential conversions second after 9-eleven a Residential grant program to keep Residents in lower Manhattan and bring new residents to lower Manhattan third federal government issued bonds To create new development of residential growth in lower Manhattan. This would bring office not only with office In a good office district needs to be mixed used it must have that vibrancy It must have the residential life and and the foot traffic that residential development Brings so you see here a street populated by people sitting on the sidewalks This is what happens with residential development So the city took action not only by instituting regulatory reform But also by building parks and open space quality of life brings private investment We built new parks and this began to give a sense of amenity a place for social space It's a piece place for people to spend time and we built all along the lower part of the side where it's purple a Waterfront that was totally cut off from the public. This is what it looked like This is what Wall Street had to look forward to no wonder no wonder our corporate firms were leaving lower Manhattan So we are creating a new waterfront Esplanade an Esplanade for tourists for residents for families for office workers And this is the new lower Manhattan and look what has happened since even before 9 11 Those government actions brought new residential development first 10,000 and now since Since September 11th 45,000 new residents in lower Manhattan new skyscrapers This is Frank Gary and great architecture great architecture is very important to the energy and vitality of our cities It makes them young and makes them competitive. You have Frank Gary and helmet young and then that triggers new office development Norman Foster Richard Rogers and these two already complete office buildings show that it's possible through government action To make things happen the next project. I'm going to talk about is one of my favorite projects in New York City It is called the Highline. This is on the west side of Manhattan in the meatpacking district an area That was is all zoned for manufacturing no residential development. There is there an elevated abandoned rail line which had become a garden in the sky This is called the Highline. This is elevated It looks like a meadow and it runs for 22 blocks where you can walk on it It connects neighborhoods and it actually you can walk without coming in contact with a single automobile now Developers hated it. They said this has to be demolished The demolition order was issued. We're going to rip it down 200,000 people signed petitions saying save the Highline and we saw this was not a blight on the neighborhood This was an opportunity to attract private investment by something so unique as this elevated an Irreplaceable artifact this Highline that runs through neighborhoods So what we did the government actions were to rezone the area. This is where the art gallery district is We kept it. That's what's in white in yellow was new opportunity for residential development and as a Defining feature of this the Highline this elevated garden in the sky that would create a district of value and attract private investment not blight but investment and this is we actually created very strict urban design controls so that we could predict the height and the shape of the buildings around the Highline very strict controls to ensure a light and air would reach the Highline and through this controls governmental controls We have brought Architects from all over the world to build around this area an international competition for the Highline Liz Diller Rick Scafidio and James corner and this is the new design for the Highline It looks like the old Highline It is going to be one of the most unique and fantastic parks in the whole world Another image of what it will look like a flyover that brings you through a sumac meadow totally unique and because of this investment and Government action as I say architects from all over the world are clamoring to build here 32 projects in three years and the park will open this spring here. You have Annabelle Seldorf ordering that lock John Nouvelle Frank Gary shiguruban and Neil Denari all clamoring to build in this one space So it is possible to have a dream to implement it to take action and to create a great legacy For our administration, but really for the world. Thank you very much