I will now turn the meeting over to Michael R. Herman, Senior Vice President, General Counsel, and Secretary of Regency Centers Corporation. Good morning, everyone, and welcome to Regency Centers Corporation's 2026 annual meeting of shareholders. I'm Michael Herman, Senior Vice President, General Counsel, and Corporate Secretary of Regency Centers. I'm pleased to introduce Martin E. Stein, Jr., our Executive Chairman, who will preside over our meeting today. Thank you, Mike. Good morning, fellow shareholders. On behalf of the company, I want to welcome and thank you for joining us at the 2026 annual meeting of shareholders of Regency Centers Corporation. At this time, the meeting is now called to order. We choose to conduct a virtual-only format again this year, given how efficiently and effectively our virtual meeting was conducted last year. This format allows our shareholders to actively participate remotely and non-shareholders to have the ability to listen to this webcast over the Internet. Our rules of conduct and procedures for this annual meeting have been posted to the web portal set up specifically for the meeting. It is our intention to conduct this meeting in accordance with those rules. I'll answer questions from shareholders submitted in the appropriate field on the screen provided for shareholders who have signed into the meeting. Before asking a question, we invite you to refer to our proxy statement, which has been filed with the SEC and made available to all shareholders and which contains information regarding the proposals to be taken up at this meeting. We do not plan to answer questions unrelated to these proposals or for which the answers are clearly addressed in our proxy statement. We hope you are able to listen to our quarterly earnings call last week and review the materials made available in connection with the call to receive information and updates on the financial and operational performance of the company and its business. We will not be addressing questions relating to business or financial matters during the meeting. The company has appointed Broadridge Financial Solutions to act as our Inspector of Election for this meeting. I have been informed that proper notice of the meeting and the company's proxy statement were mailed and otherwise made available to our shareholders on or about March 25, 2026, and the polls to vote online are now open. The Board of Directors fixed March 13th, 2026 as the record date of this meeting, and as of that date, there were 183,083,369 shares entitled to vote. We're informed by the Inspector of Election that there are over approximately 174,954,094 or 95.5% of the shares are represented here today, either in person or by proxy. Since this represents more than the majority of the voting power of all outstanding stock entitled to vote, a quorum is present for the meeting. Before we conduct the business of our meeting, I'd like to introduce our Board of Directors who are all present at this virtual meeting. Gary Anderson, Director since 2024, is former Chief Operating Officer of Prologis, Inc. Bryce Blair, Director since 2014, is Principal of Harborview Associates. Kristin Campbell, a Director since 2023, is former Executive Vice President, General Counsel, and Chief ESG Officer of Hilton Worldwide Holdings. Deirdre Evens, a Director since 2018, is a former Executive Vice President and General Manager of IT Asset Lifecycle Management of Iron Mountain. Tom Furphy, a Director since 2019, is Chief Executive Officer and Managing Director of Consumer Equity Partners. Karin Klein, a Director since 2019, is Founding Partner of Bloomberg Beta. Peter Linneman, a Director since 2017, is Principal at Linneman Associates. Lisa Palmer, a Director since 2018, is our President and Chief Executive Officer. Mark Parrell, a Director since 2026, is the Chief Executive Officer of Equity Residential. Jim Simmons, a Director since 2021, is Chief Executive Officer and Founding Partner of Asland Capital Partners. A more complete biography of each of our directors can be found in our proxy statement. Turning now to the business of our meeting. The first matter to be acted upon is the election of 11 directors to serve until the 2027 Annual Meeting of Shareholders and until their successors are duly elected and qualified. Information with respect to the nominees is set forth in the proxy statement. No other nominations were recommended for consideration. If there are questions specifically related to the election of directors, this would be the appropriate time to raise them. Hearing none, I declare the nominations closed. The next matter to act upon is to approve an advisory resolution on executive compensation. Management statement in support of this resolution is set forth in the proxy statement. If there are questions specifically related to compensation of our named executive officers, this would be the appropriate time to raise them. Hearing none, I declare the matter closed. The next matter to be acted upon is the ratification of the appointment of KPMG as the company's independent registered public accountants for 2026. Management statement in support of this proposal is set forth in the proxy statement. If there are questions specifically related to the appointment of KPMG as the company's independent registered public accountants, this would be the appropriate time to raise them. Hearing none, I declare the matter closed. At this time, we will answer questions that may have been submitted by our shareholders. Again, please note that only questions that are relevant to the proposals presented in this meeting will be answered at this time. Are there any questions? Since there are no questions, this concludes all questions related to the business to be conducted at this meeting. Since no questions have been submitted, please vote your shares now with respect to these matters if you have not already voted. Now that everyone had has had the opportunity to vote, I now declare the polls closed at 8:00 A.M. Eastern Time. Mr. Herman, as the company's corporate secretary, please report the preliminary results of the shareholder vote. Thank you, Mr. Chairman. We have been informed by the Inspector of Election that the preliminary record will reflect that sufficient votes were cast prior to and during our meeting, such that first, all directors nominated to serve on the board until the 2027 annual meeting have been elected. Second, the advisory resolution on executive compensation has been approved. Third, KPMG's appointment has been ratified, and the firm will serve as the company's independent registered public accountants for the year ending December 31, 2026. The final tabulation of the shareholder vote on these proposals will be reported on Form 8-K, which we will file with the Securities and Exchange Commission shortly. That concludes the formal business to be conducted at this meeting. I declare that the 2026 annual shareholders' meeting of Regency Centers Corporation to be adjourned. I would like to thank everyone for participating in this year's shareholders' meeting. Everyone have a great day. Thank you. The meeting has now ended.