Good morning. I'm David Faeder, the Chairman of the Board, Federal Realty, and I'd like to welcome you to our 2024 Annual Shareholders Meeting. We'll start with the business portion of the meeting, and then, time permitting, move right into Q&A. The company will not be making any formal presentations at today's meeting, but you can find a good recap of our 2023 in our CEO's shareholder letter at the front of the annual report. I encourage you to read that letter if you haven't already done so. Now, I'd like to ask that the meeting come to order. All of the members of our Board of Trustees are participating in this meeting and are available to answer questions. Also available to answer questions are Scott Ruggiero with Grant Thornton, our independent auditor, and Justin Bintrim with Pillsbury Winthrop Shaw Pittman, our corporate counsel. Our proxies for today's meetings are Dawn Becker and Dan Guglielmone. Dawn Becker will serve as the Inspector of Elections for the annual meeting, and at this time, I would like to ask Dawn to present the quorum report and to report on the notice of the annual meeting. Thank you, Dave. As Secretary of Federal Realty Investment Trust and Inspector of Elections for the annual meeting, I hereby certify that as of the record date, March 13th, 2024, there were 82,944,318 common shares of beneficial interest outstanding. I further certify that on or about April 2nd, 2024, the Trust caused to be mailed to the registered shareholders of record, a proxy statement and annual report, which included our annual report on Form 10-K for the year ended December 31, 2023, a proxy card, and a return envelope. A notice of internet availability of proxy materials containing instructions on how to access and review the Trust's proxy statement and annual report to shareholders, including our annual report on Form 10-K for the year ended December 31, 2023, was mailed to the shareholders who hold interest in street name on or about March 22nd, 2024. The notice of annual meeting, including in the proxy materials, advised shareholders of the date, time, and location of the annual meeting, the record date for voting, and the matters to be considered at the annual meeting. The notice was provided under my signature on behalf of the Board of Trustees. I further certify that for the annual meeting being held today, proxies totaling at least 75,592,642 shares, or approximately 91% of the outstanding shares as of the Record Date, have been received and tallied. That's great. Thank you, Dawn. Now, based on the report of the Inspector of Elections, I declare that a quorum is present, and that the annual meeting was properly called and is properly constituted for the transaction of business. I will read all of the proposals being voted on at this meeting, and then answer any questions with respect to those proposals. If you'd like to submit a question, please click on the messaging icon at the top of the left side of your screen. Type your question into the text box, and then click Send, and the icon at the right of that text box, and that will get to us. Please indicate in your question what proposal it relates to. If a question does not relate directly to any of the proposals, we will defer that question to the Q&A session, time permitting. If you are participating in today's meeting as a guest, you will not be able to ask any questions at that time. The polls are now open, and you can vote now if you haven't already done so, or you can change your vote by clicking the proxy voting site link on the left side of your screen. The polls will be open until the proposals have been read, and questions relating to those proposals have been answered. If you submitted your proxy or voting instructions prior to today's meeting and do not wish to change your vote, you do not need to take any action at this time. Let me turn now to the proposals, and the board is recommending a vote for all of these proposals. Proposal number one is for the election of seven trustees to serve until the Trust's 2025 annual meeting of shareholders. Proposal number two is an advisory vote on the compensation of our named executive officers as described in the proxy statement. Proposal number three is for the ratification of the appointment of Grant Thornton LLP as the Trust's independent registered public accounting firm for the fiscal year ended December 31st, 2024. Are there any questions on the proposals? I am not seeing any questions. Okay, we're seeing no questions, so the polls are now officially closed. Ms. Becker, would you please present the preliminary results? Mr. Chairman, the preliminary results reflect that all of the proposals have passed. The final vote for each proposal will be included in a Form 8-K that will be filed with the Securities and Exchange Commission once our transfer agent has certified the results. Thank you, Dawn. Now that the formal business of the meeting is over, I will formally conclude the meeting and open it up for questions. If you want to submit a question, please click the messaging icon at the top of the left side of your screen. Type your question into the text box, then click the Send icon at the right of that text box. As a reminder, if you are participating in today's meeting as a guest, you will not be able to ask questions at this time. Dave, I'm seeing no questions coming in. Okay, we're seeing no questions, so thank you for attending the meeting, and we'll see you next year.