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Operator Greetings, and welcome to the Federal Realty Investment Trust First Quarter 2021 Earnings Conference Call. [Operator Instructions] I would now like to turn the conference over to your host, Leah Brady. Leah Andress Brady Investor Relations Associate Good morning. Thank you for joining us today for Federal Realty s First Quarter 2021 Earnings Conference Call. Joining me on the call are Don Wood; Dan G.; Jeff Berkes; Wendy Seher; Dawn Becker; and Melissa Solis. They will be available to take your questions at the conclusion of our prepared remarks. A reminder that certain matters discussed on this call may be deemed to be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include any annualized or projected information as well as statements referring to expected or anticipated events or results, including guidance. Although Federal Realty believes the expectations reflected in such forward-l

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