Thank you, Louise, and good afternoon to everyone joining the call. It's only been a couple of months since our fourth quarter call, but I'm pleased to share with you some company progress across a variety of areas including our capsid engineering platform, our neurology pipeline, our Fabry program and our finances. Beginning with our Capsid engineering platform, in April we announced our third capsid license agreement since we shared the discovery of our industry leading neurotropic delivery capsid STAC-BBB. We are pleased to sign an agreement with Eli Lilly and Company granting Lilly a worldwide exclusive license to STAC-BBB for up to five potential disease targets of the central nervous system. We have received the $18 million upfront license fee for the first target and are eligible to earn up to $1.4 billion in additional license target fees and milestone payments across all five potential disease targets as well as tiered royalties on potential net sales. We are thrilled to have signed this third important agreement, further demonstrating that we are a collaborator of choice for neurotropic capsids. With Genentech, Astellas and now Lilly, we have great partners in neuroscience for our technology and we continue to engage in discussions with new potential collaborators for STAC-BBB. Turning to our neurology pipeline programs, this quarter we continue to advance clinical study preparations for ST-503, our investigational epigenetic regulator for the treatment of chronic neuropathic pain. We are preparing for a Phase 1/2 study to assess the safety, tolerability and preliminary efficacy of a one-time dose of ST-503, our investigational epigenetic regulator that will be administered intrathecally to patients with intractable pain due to idiopathic small fiber neuropathy or ISFN. We plan to begin patient enrolment and dosing for the ST-503 study in mid-2025 and anticipate having preliminary proof of efficacy data in the fourth quarter of 2026. We also continue to advance clinical trial authorization or CTA enabling activities for ST-506, our epigenetic regulator for the treatment of prion disease, to be delivered intravenously using our own STAC-BBB. We are extremely proud to have been selected to present during the prestigious Presidential Symposium at this week's ASGCT Annual Meeting in New Orleans. We look forward to showcasing our potent combination of epigenetic regulation and capsid delivery technology in prion disease and describing the profound survival benefits we observed when administered to post symptomatic mice. We will also describe the sustained brain-wide suppression of prion protein expression in both mouse and nonhuman primate models supporting its potential as a one-time therapeutic approach for prion disease. We plan to begin clinical trial enrollment and dosing for ST-506 in mid-2026 and expect to have preliminary clinical data in the fourth quarter of 2026. In addition to the PRION presentation we have had eight abstracts accepted by ASGCT. I am very proud of our scientists and look forward to us showcasing the progression of our neurology pipeline including advances in zinc finger epigenetic regulation, the latest innovations in capsid delivery engineering and developments in our modular integrase technology. Moving to our late-stage Fabry program, last week we were excited to announce a number of important derisking milestones in the pathway to the anticipated BLA submission for ST-920. All dosed patients in the Phase 1/2 STAAR study have now completed at least 52 weeks of follow-up, a key milestone required by the FDA for an accelerated approval regulatory pathway for ST-920. Importantly, preliminary analysis of the clinical data collected as of this 52-week milestone date across all 32 dosed patients indicated that the mean eGFR slope continued to remain positive. The product candidate continues to be well tolerated and a pivotal data readout is now expected by the end of this quarter. Furthermore, in April of this year, Sangamo held a productive Type B meeting with the FDA providing us with a clear chemistry, manufacturing and controls or CMC pathway to the planned BLA submission. We were encouraged by the productive nature of the discussions and the engagement from those FDA representatives in attendance and are happy to have clarity on these important activities from the agency. With the newly agreed CMC pathway, we believe we have a clear line of sight to an anticipated BLA submission as early as the first quarter of 2026, which would facilitate a potential approval and commercial launch of ST-920 as early as the second half of that year. As you can imagine, this clinical and regulatory progress has been well received by our potential commercial partners and we are hopeful that these derisking events may accelerate our ongoing negotiations. We remain committed to securing an anticipated partnership that is best suited to bring ST-920 to Fabry patients upon potential approval and that provides near-term capital for Sangamo to advance our core neurology pipeline. As I've said before, in order to execute on our plans and deliver on this promising neurology genomic medicine pipeline, Sangamo must be sufficiently capitalized. We must have the resources to fund us through proof of concept in both our chronic neuropathic pain and prion disease programs while operating a lean, efficient and focused organization. In support of this strategy, today we announced the pricing of an equity offering to extend our immediate cash runway. We're optimistic these funds will provide us with the bridge that we believe is necessary to secure a Fabry commercialization agreement. We believe that this modest infusion of equity capital alongside the recent positive Fabry clinical and regulatory derisking events will allow us to secure the right commercial partner for the company and for our shareholders. We also continue to engage in promising business development discussions across our technology platforms. We have opportunities for potential funding through both new and existing STAC-BBB collaboration partners with our