By year end 2010, we invested a record $1.3 billion acquiring fifteen properties, adding approximately 2.3 million square feet to our portfolio. These acquisitions expanded our global footprint by entering the Singapore market and substantially increased our market share in our existing top investment markets. At the same time, we invested approximately $339 million in our development program that delivered 516,000 square feet of new data center supply. Including this new inventory, Digital Realty Trust signed leases for a record 1.2 million square feet of space during the year and achieved a projected unlevered cash return on invested capital of between 11% and 14%. While our leasing, acquisitions and development operations continued to capitalize on the favorable market conditions, towards the end of the year we began to face headwinds from the investment community, many of whom were new to our story. This put a considerable amount of pressure on our stock price during the fourth quarter. In an  effort to dispel some of the misconceptions being circulated in the market, we hosted our first Investor Day conference that was attended by over 100 top investors and research analysts. From our perspective and the perspective  of many of our top investors, the day was very successful. However, skepticism persisted resulting in a less than satisfying stock price performance at the end of the year. Despite these challenges, our investment and development business model delivered another year of superior earnings growth. Funds from Operations (FFO) was up 16% over 2009 to $3.39 per diluted share and unit. This represents FFO growth of nearly 20% on a compounded annual basis since our first full quarter of operations  in 2005. Likewise, Adjusted EBITDA for 2010 was $512 million, up 35% over 2009 Adjusted EBITDA. Since 2005, this represents Adjusted EBITDA growth of 32% on a compounded annual basis. By the first quarter of 2011, as a result of our growth in taxable income, we raised our quarterly common stock dividend by 28% to $0.68 per share to maintain our practice of distributing 100% of our taxable income, which  allows us to eliminate corporate level federal income taxes while retaining additional operating cash flow to reinvest in our business. On an annualized basis, this equates to a common stock dividend of $2.72 per share, up 35% from our 2010 annual dividend of $2.02. Since our first  full quarter of operations as a public company in 2005,  we have grown our dividend by 18.2% on a compounded annual basis. Since our IPO in late 2004, our investment and development business model has consistently delivered solid operating results and earnings growth, often in the midst of challenging business conditions. Our exceptional 2010 results are based on the dedication of our talented team of technical, real estate and finance professionals, whose combined efforts are the foundation of our performance. The Digital Realty Trust technical professional platform of over 180 members has enabled us to attain an operating scale far beyond that of our competitors, delivering significant value to our customers in terms of cost effective and highly reliable and secure facilities in multiple markets. These dedicated team members are focused on delivering solutions to the corporate enterprise IT departments as well  as companies serving the enterprise customers, such as colocation and managed services providers. As a Company, we remain dedicated to delivering flexible, reliable, and cost effective datacenter facilities for our customers’ critical business applications, which, in turn, delivers solid operating results and earnings growth for our shareholders. We greatly appreciate your continued support and look forward to continuing to enhance shareholder value as we grow the Company. MICHAEL FOUST Chief Executive Officer RICHARD MAGNUSON Chairman