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    Ladies and gentlemen, thank you for standing by. And welcome to the CBL Associates Properties Inc. Fourth Quarter 2013 Conference Call. During the presentation, all participants will be in a listen only mode. Afterwards, we will conduct a question and answer session. ( Instructions) As a reminder, this conference is being recorded Wednesday, February 5, 2014.Thank you, Nicky. Good morning everyone. We appreciate your participation in CBL Associates Properties Inc. conference to discuss fourth quarter and full year results. Joining me today are Stephen Lebovitz, President and CEO and Farzana Mitchell, Executive Vice President and Chief Financial Officer.I will begin by quickly reading our Safe Harbor disclosures and we will then turn it over to Stephen for his remarks. This conference call contains forward looking statements within the meanings of the federal securities laws. Such statements are inherently subject to risks and uncertainties. Future events and actual results, financial and otherwise, may differ materially from the events and results discussed in the forward looking statements. We direct you to the company’s various filings with the Securities and Exchange Commission, including without limitation, the company’s most recent Annual Report on 10 K.During our discussion today, references made to per share amounts are based on a fully diluted converted share basis. During this call, the company may discuss non GAAP financial measures as defined by SEC Regulation G. A reconciliation of each non GAAP financial measure to the comparable GAAP financial measure will be included in today’s earnings release that is furnished on Form 8 K along with a transcript of today’s comments and additional supplemental schedules.Stephen Lebovitz President and Chief Executive OfficerThank you, Katie and good morning everyone. I will first spend a few minutes providing a progress report on our corporate goals and initiatives and we will review our operational results for the quarter. Katie will then provide an update on disposition development and redevelopment progress and Frazana will run through financial results as well as guidance for 2014.We made tremendous progress in 2013 on improving our balance sheet and achieving our goals ahead of schedule. We are now in a stronger financial position, but there is still work to do. Operationally, we took advantage of ongoing opportunities to invest in growing our core portfolio. We strengthened our retail base and increased the focus on our disposition program. We completed the sale of three mature malls and their related associated centers as well as five office buildings during the year. We are focused on these initiatives in 2014 and we utilize our stronger financial structure to reposition our portfolio for higher growth over the long term.During the year, we made great strides on our tenant upgrade strategy adding a number of new retailers to the portfolio. We expanded our relationship with H Michael Kors and J. Crew and signed a number of firsts such as Athleta and Garage. This contributed to double digit leasing spreads of 11.8% achieved for the full year. However, the lost income from the downtime between stores closing and new stores opening weighed on our results and we were unable to fully convert our perspective tenant pipeline into the incremental occupancy improvements we had anticipated for the fourth quarter.As you have undoubtedly read, the holiday sales season was lackluster for most retailers. The shorter holiday calendar and the highly promotional environment did not allow retailers to gain the traction necessary for a positive holiday season. As a result, sales for the quarter decreased 1.8% bringing full year sales slightly negative to $356 per square foot. Contrary to reports in the media, traffic in our malls was stronger over the holiday season, which translated into positive results for restaurants as well as entertainment.Jewelry continued to perform well as did athletic footwear. At the same time certain categories experienced weakness such as children’s and juniors apparel and ladies specialty. Given the end of year results retailers are being cautious with the inventory levels which should allow for a less promotional and more profitable year in 2014. Currently retailers are maintaining their expansion plans for 2014 and 2015 which bodes well for our leasing efforts.We remain proactive in managing our risk for potential anchor closures as we did recently when JCPenney announced four store closures in our portfolio. We continue to actively monitor our JCPenney locations for potential risk of closure and have contingency plans in place which include active discussions with various box retailers. We view these as opportunities for exciting revitalization of the space. While we do not anticipate any additional closure announcements this year based on our conversation with JCPenney and we are encouraged by their recent sales improvements over the holiday seasons. We are staying ahead of any future impacts to our portfolio.Despite some challenges associated with the current environment, we are confident in our solid core market dominant properties. We are in early stages of our portfolio transformation which includes investing in redevelopments and expansion to drive higher growth and profitability over the long term. And we are actively selling the lower tier assets that adversely impact our overall results. Over the next few months we will continue the review of core business and portfolio and we will communicate a more detailed path of where we intend to take CBL.While this year’s NOI growth is not compelling, we are confident that over the long term our company would generate strong growth in NOI and FFO as it has over our 20 year history as a public company. A key pillar of this multi year strategy is to own our core portfolio so that it consist of more productive properties by culling mature assets with limited growth prospects and reinvesting in our higher growth assets including redevelopment and expansions. We began this process in 2013 and made solid progress towards aligning our portfolio and our financial structure in this manner. The pace of change will accelerate in 2014 and beyond.Lastly based on feedback directly from investors and analysts, we are undertaking an effort to increase our transparency levels. In this regard we have taken a number of steps this quarter to improve the information flow you receive from CBL starting with our supplemental. Our goal is to provide more relevant disclosures for many of our primary metrics. Katie will now provide with more specifics on what you expect from this initiative as well as commentary on redevelopment and portfolio related activities.Thank you, Stephen. One of the improvements you will see in our supplemental this quarter include occupancy on a same center basis, more detailed portfolio segmentation, shadow development pipeline disclosures for projects under predevelopment and other frequently asked for metrics such as weighted average interest expense by maturity and the straight line rents receivable balance. We have added information on leases that are commencing in addition to the information we provide on leases signed and have also converted to cash NOI standard, which will exclude non cash and non comp items. Our objective is to help the market better understand our portfolio and our results and we will continue to evaluate additional improvements.Now turning to dispositions and capital markets, many of you have read the report and real estate alert discussing three assets that we are actively marketing for sale. While still early in the process, we have received strong interest as far as the quantity and quality of prospective buyers. We have a number of interested parties visiting the properties and are actively engaging in due diligence, which we view positively. We have another small mall of under $20 million for which we have received and executed letter of intent. Due diligence is ongoing, but we do not have hard dollars in escrow. We will provide a progress report on these deals as appropriate.We opened two expansion projects at existing centers during the quarter at Cross Creek Mall and Fayetteville, North Carolina. We opened 46,000 square foot expansion, a prime example of our focus on investing in our higher growth assets. The districts at Cross Creek allowed us to enter allowed to us to deliver new to the market retailers including LOFT, Chico’s, Reed’s Jewelers and White House/Black Market driving new traffic and contributing to a stronger future growth rate at the center.In November we opened a free standing 50,000 square foot DICK’S Sporting Goods at our South County Center in St. Louis. We have several anchor redevelopment projects in various stages. During the fourth quarter, we celebrated the grand opening of Dunham’s Sporting Goods in a former Dillard’s location at Randolph Mall and Asheboro, North Carolina. Burlington is under construction at our Northgate Mall in Chattanooga, Tennessee. The new 65,000 square foot store is taking space formerly occupied by (indiscernible). Some of you may recall that we purchased Northgate Mall in an auction a few years ago. Since that time we’ve redeveloped the associated center adding Michael’s and Ross, Old Navy opened in January and will be joined by additional retailers and restaurants in the front side of the mall. And we completed the renovation in Northgate last year. The mall is seeing an increased traffic in sales and it’s been a very nice addition to the portfolio.Nordstrom Rack just announced which just announces a new addition to West Towne Crossing, our associated center next to West Towne Mall in Madison, Wisconsin. The 31,000 square foot store will open in the fall. Dick’s Sporting Goods is under construction at our Monroeville Mall in Pittsburgh, Pennsylvania and the remaining portion of a former department space. The new store is expected to open this summer.We are receiving strong interest for the Sears redevelopment projects at Fayette Mall and CoolSprings Galleria. We provided some cost return and timing guidelines in our new and improved supplemental. We will announce additional retailers joining these projects shortly as we finalize leases and are excited that we’ll be announcing many that are new to the market. We recently started construction at with the opening in 2015 and construction at CoolSprings Galleria will commence later this year with the opening scheduled for 2015 as well.Switching to ground up redevelopments or ground up developments, construction in leasing is progressing on the outlet shops at Louisville between Louisville and Lexington. With the grand opening scheduled for July, this center is already 96% leased or committed with a first class lineup including Coach, Banana Republic, Brooks Brothers, Chico’s, Nike’s and Saks Fifth Avenue offsets.Given the continued demand for space at our 100% leased outlet shops at Oklahoma City, we will begin construction soon on the third phase to accommodate additional retailers. Oklahoma City’s 35,000 square foot expansion will include new retailers Forever 21 and Lids. Phase III’s grand opening is scheduled for August. At the outlet shops at El Paso we’ll begin construction on a 45,000 square foot expansion with H Love Culture and Kate Spade. This will be a great addition to this already successful center and we look forward to the grand opening in late summer.I’ll now turn the call over to Farzana to provide an update on financing as well as a review of our financial performance.celebrate style with Nordstrom