Regency Centers Corporation ( REG) Q3 2011 Earnings Call November 4, 2011 10:00 am ET Executives Lisa Palmer - SVP, Capital Markets Hap Stein - Chairman and CEO Brian Smith - President and COO Bruce Johnson - CFO Chris Leavitt - SVP and Treasurer Analysts 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 PresentationOperator
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. Lisa Palmer 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.