Thank you, Sara, and good morning everyone. We just completed another strong quarter capping off one of the most productive and successful years in Boston Properties' history. Specifically, in 2018, we completed 7.2 million square feet of leasing, our second highest level of annual leasing ever. We delivered and placed in service 2.3 million square feet of new developments, the commercial component of which is a 100% lease. We commenced 2 million square feet of new developments, which are 80% preleased in the aggregate with strong customers such as Verizon, Fannie Mae and Leidos as anchor tenants.

We completed important new acquisition joint venture including Santa Monica Business Park, doubling our Los Angeles presence, and a site at 3 Hudson Boulevard in New York that can accommodate 2 million square feet of new development. We completed approximately 720 million of non-core asset sales. We increased in-service portfolio occupancy, 70 basis points over the years to 91.4%. And lastly, we increased our regular quarterly dividend 19%. In fact Boston Properties has increased its regular quarterly dividend by more than 46% over the past three years

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