Laura Clark | SVP, Capital Markets |
Hap Stein | Chairman and CEO |
Lisa Palmer | President and CFO |
Mac Chandler | EVP, Investments |
Jim Thompson | EVP, Operations |
Mike Mas | Managing Director of Finance |
Chris Leavitt | SVP and Treasurer |
Christy McElroy | Citi |
Rich Hill | Morgan Stanley |
Craig Schmidt | Bank of America |
Samir Khanal | Evercore ISI |
Derek Johnston | Deutsche Bank |
Jeff Donnelly | Wells Fargo |
Wes Golladay | RBC Capital Markets |
Mike Mueller | JPMorgan |
Ki Bin Kim | Suntrust Robinson Humphrey |
Chris Lucas | CapitalOne Securities |
Greetings, and welcome to the Regency Centers' First Quarter 2019 Earnings Conference Call. [Operator Instructions] As a reminder, this conference is being recorded. It is now my pleasure to introduce your host, Laura Clark, Senior Vice President, Capital Markets. Thank you.
You may begin.