Operator Greetings. Welcome to Federal Realty Investment Trust's Fourth Quarter 2020 Earnings Call. [Operator Instructions] A brief question-and-answer session will follow the formal presentation. [Operator Instructions] I will now turn the conference over to Leah Brady. Leah, please go ahead. Leah Brady -- Investor Relations Hi, everyone. Thanks for joining us today for Federal Realty's fourth quarter 2020 earnings conference call. Joining me on the call are Don Wood, Dan G, Jeff Berkes, Wendy Seher, Dawn Becker, and Melissa Solis. They'll be available to take your questions at the conclusi...