Certain matters discussed on this call may be deemed to be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include any annualized or projected information, as well as statements referring to expected or anticipated events or results. Although Federal Realty believes the expectations reflected in such forward-looking statements are based on reasonable assumptions, Federal Realty's future operations and its actual performance may differ materially from the information contained in our forward-looking statements, and we could give no assurance that these expectations will be attained.Risks inherent in these assumptions include, but are not limited to, future economic conditions including interest rates, real estate conditions and the risks and costs of construction. The earnings release and supplemental reporting package that we issued yesterday, our annual report filed on Form 10-K and our other financial disclosure documents provide a more in-depth discussion of risk factors that may affect our financial condition and results of operations. Before I turn the call over to Don Wood, I'd like to remind you that next week on May 16 to 17, we will be sponsoring an Investor Analyst Day in San Jose. If you would like additional information, please contact me directly. And now, Don will begin our discussion of our first quarter 2012 results. Don? Donald C. Wood Thanks, Kristina, and good morning, everyone. A great quarter for us in so many ways from the record quarterly earnings of $1.04, to the credit upgrade from Fitch to A- and a positive outlook designation from both S&P and Moody's, to the strong double-digit lease rollover growth, to the construction starts and assembly in Santana Row, to the seamless integration of Plaza El Segundo and Montrose Crossing into the portfolio, everything came together this quarter for us quite nicely. And then the second quarter started out the same way, and so as Andy will talk about in a little bit, we're going to raise earnings guidance for the full year.