Laura Clark | SVP, Capital Markets |
Hap Stein | Chairman and CEO |
Lisa Palmer | President and CFO |
Jim Thompson | EVP, Operations |
Mac Chandler | EVP, Investments |
Mike Mas | Managing Director of Finance |
Christine McElroy | Citi |
Jeremy Metz | BMO Capital Markets |
Richard Hill | Morgan Stanley |
Craig Schmidt | Bank of America |
Samir Khanal | Evercore |
Brian Hawthorne | RBC Capital Markets |
Vince Tibone | Greenstreet |
Michael Mueller | JPMorgan |
Linda Tsai | Barclays |
Greetings. Welcome to Regency Centers Corporation Second Quarter 2019 Earnings Call. At this time, all participants are in listen-only mode. A brief question-and-answer session will follow the formal presentation. [Operator Instructions] Please note this conference is being recorded.