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[ applause ] good morning. Thank you mary. What an amazing opportunity to be here. Today i live here with my family and raising two young daughters in San Francisco. Uf for those who dont know me, i am not a religious person. But i think we should all take a moment and say a prayer of thanks for the environment we live in. For all of us who touch bay area real estate, its really incredible how quickly things have changed. If you go back two, two and a half years and think about what the environment was in the middle of 2010, we were in a terrible environment. Values were down significantly. We couldnt lease space it save ourselves and we felt it would be a long, long slug to come out of the hole we were in. Here we are, barely two years later, in one of the strongest Office Markets in the country. The growth for is overwhelming a shrinking of real estate needs and were not seeing that kind of growth in new york or washington. Its very select markets that were seeing the kind of growth

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