Paula Schwartz | Investor Relations |
Joel Marcus | Founder & Executive Chairman |
Stephen Richardson | Co-Chief Executive Officer |
Peter Moglia | Co-Chief Executive Officer & Co-Chief Investment Officer |
Dean Shigenaga | Co-President & Chief Financial Officer |
Manny Korchman | Citi |
Jamie Feldman | Bank of America Merrill Lynch |
Sheila McGrath | Evercore ISI |
Tom Catherwood | BTIG |
Rich Anderson | SMBC Nikko |
Dave Rodgers | Baird |
Good afternoon and welcome to the Alexandria Real Estate Equities First Quarter 2019 Earnings Conference Call. All participants will be in a listen-only mode. [Operator Instructions] Please also note today's event is being recorded. At this time I'd like to turn the conference call over to Paula Schwartz with Investor Relations. Please go ahead.