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November 4, 2011 10:00 am ET
Lisa Palmer - SVP, Capital Markets
Hap Stein - Chairman and CEO
Brian Smith - President and COO
Bruce Johnson - CFO
Chris Leavitt - SVP and Treasurer
Nathan Isbee - Stifel Nicolaus
Quentin Velleley - Citi
Craig Schmidt - Bank of America Merrill Lynch
Christy McElroy - UBS
Jay Habermann - Goldman Sachs
Paul Morgan - Morgan Stanley
Michael Mueller - JPMorgan
Jeff Donnelly - Wells Fargo
Rich Moore - RBC Capital Markets
Chris Lucas - Robert Baird
Cedrik Lachance - Green Street Advisors
R.J. Milligan - Raymond James
Ari Friedman - Cobalt Capital
At this time, I would like to welcome everyone to the Regency Centers Corporation third quarter 2011 earnings conference. (Operator Instructions) I would now like to turn the conference over to Ms. Lisa Palmer, Senior Vice President, Capital Markets.
Good morning, everyone. On the call this morning are Hap Stein, Chairman and CEO; Brian Smith, President and COO; Bruce Johnson, CFO; and Chris Leavitt, Senior Vice President and Treasurer.
Before we start this morning, I'd like to address forward-looking statements that may be discussed on the call. Forward-looking statements involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in these forward-looking statements. Please refer to the documents filed by Regency Centers Corporation with the SEC, specifically the most recent reports on Forms 10-K and 10-Q, which identify important risk factors that could cause actual results to differ from those contained in the forward-looking statements.