Laura Clark | VP, Capital Markets |
Hap Stein | Chairman & CEO |
Lisa Palmer | President & CFO |
Mac Chandler | EVP, Investments |
Jim Thompson | EVP, Operations |
Chris Leavitt | SVP and Treasurer |
Ki Bin Kim | SunTrust Robinson Humphrey |
Katy McConnell | Citigroup |
Jeremy Metz | BMO Capital Markets |
Jeff | Bank of America |
Brian | RBC Capital Markets |
Gary Jameson | UBS |
Vince Tibone | Green Street Advisors |
Steve Sakwa | Evercore ISI |
Collin Mings | Raymond James |
Chris Lucas | Capital One Securities |
Greetings, and welcome to the Regency Centers' Fourth Quarter 2017 Earnings Call. At this time all participants are in a listen-only mode. A question-and-answer session will follow the formal presentation. [Operator Instructions] As a reminder, this conference is being recorded. I'd like to turn the conference over to your host Laura Clark.