Good day ladies and gentlemen, and thank you for standing by. Welcome to the Q4 and Year-End 2014 American Assets Trust Inc Earnings Conference Call. My name is Marie and I will be your operator for today. At this time, all participants are in a listen-only mode. Later we will conduct a question-and-answer session and instructions will follow at that time. As a reminder, this conference call is being recorded. But now I would like to hand the call over to Adam Wyll, Senior Vice President and General Counsel. Please proceed.

Good morning. I'd like to thank everyone for joining us today for American Assets Trust 2014 fourth quarter earnings conference call. Joining me on the call are Ernest Rady, John Chamberlain and Bob Barton. These and other members of our management team are available to take your questions at the conclusion of our prepared remarks. Our 2014 fourth quarter supplemental disclosure package provides a significant amount of valuable information with respect to the Company’s operating and financial performance. The document is currently available on our website. Certain matters discussed on this call may be deemed to be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include any annualized or projected information, as well as statements referring to expected or anticipated events or results. Although we believe the expectations reflected in such forward-looking statements are based on reasonable assumptions, our future operations and our actual performance may differ materially from the information contained in our forward-looking statements and we can give no assurance that these expectations will be attained. Risks inherent in these assumptions include, but are not limited to future economic conditions, including interest rates, real estate conditions and the risks and cost of construction. The earnings release and supplemental reporting package that we issued yesterday, our Annual Report filed on Form 10-K and our other financial disclosure documents provide a more in-depth discussion of Risk Factors that may affect our financial conditions and results of operations. Additionally this call will contain non-GAAP financial information including funds from operations or FFO, earnings before interest, taxes, depreciation and amortization or EBITDA and net operating income or NOI. American Assets is providing this information as a supplement to information prepared in accordance with generally accepted accounting principles. Explanations of such non-GAAP items and reconciliations to net income are contained in the Company's supplemental operating and financial data for the fourth quarter of 2014 furnished to the Securities and Exchange Commission and this information is available on the Company's website at www.americanassetstrust.com. I'll now turn the call over to our Executive Chairman, Ernest Rady to begin our discussion of fourth quarter results. Ernest?

Thanks Adam and good morning everyone. Thank you for joining American Assets Trust fourth quarter 2014 earnings call. The performance of our premier portfolio of retail, office, and multifamily assets continued all year to provide solid returns for our shareholders. In Portland Oregon, our Lloyd District development is nearing completion with the July 2015 target move-in date for the first building. The Torrey Reserve expansion will be finished in April and Sorrento Point should start next year. We believe that these development projects and others on a development pipeline should allows us to continue to increase our net asset value accretively for our shareholders for many, many years to come. This is part of the efforts that our management team brings to the table that produced a total shareholders annual return of over 25% for the last four years since we became public in January of four years ago. We won’t be able to produce this every year but we believe real estate investment has a long term horizon. We believe that over the next decade we can deliver a 10% compounded annual shift return for our stockholders. In addition to that through development or trades we may be able to put some icing on the cake. Not every year but over the next decade with our high quality West Coast diversified strategy and our focus on net asset value creation over the long run, this is what makes us different. This is what makes us special. While we continue to trade at a disappointing discount to our net asset value, we believe there is a good entry point for many investors. We look forward to publishing our updated net asset value later this spring on asset by asset basis, so that you can see how we value our portfolio.…

Thank you John and good morning everyone. The books are now closed for 2014. Last night we reported fourth quarter 2014 FFO of $0.42 per share. Net income attributable to common stock holders was $0.16 per share for the fourth quarter. For the full year FFO was $1.62 per diluted share and net income attributable to common shareholders was $0.51 per diluted share. The company’s Board of Directors has declared a dividend on its common stock of $0.2325 per share for the quarterly period ending March 31, 2015. American Assets had a solid fourth quarter performance. Our high quality coastal West Coast diversified strategy continues to have stellar performance. Our retail portfolio ended the quarter with 98.6% occupancy combined with the highest annualized base rents amongst our peers. On a year-over-year basis our retail occupancy is up 160 basis points leading approximately 42,000 square feet vacant in our 3 million square foot retail portfolio. Our office portfolio ended the quarter at approximately 91.4% occupancy, also up 160 basis points on a year-over-year basis. The increase in net absorption for the office portfolio was due to two new leases signed at our properties in Portland, Oregon. At first in May in the federal central business district of Portland, an energy consulting from expanded its operations for an additional 28,000 square feet into the former tax and treasury space. Of approximately 70,000 square feet of the tax and treasury space was vacated a year ago, we have re-let all but approximately 25,000 square feet at rates much stronger than what the tax and treasury had been paying. It really speaks to both the quality of the building and the strengthening job market in Portland. Portland continues to achieve levels of job growth with year-over-year expansion hitting 3%, one of the highest levels…

Thank you. [Operator Instructions]. And we have our first question and it comes from the line of Todd Thomas from Keybanc Capital Markets. Please proceed.

Thanks, good morning. Couple of questions on Hassalo on 8th, as the opening approach I was wondering if you could just talk about what kind of rents you are targeting for the multi on a per square foot basis and when will preleasing begin?

We are not disclosing that information at this time. What I can tell you is we are anticipating rents higher than when we commence construction on the project and preleasing will commence April 1st. We have a team in place ready to start taking applications and signing people up and we’re very excited and looking forward to that phase of the project commencing.

Hey Todd, this is Bob. On Hassalo on 8th we have nine different pricing points, nine different models so it’s kind of difficult to lay those out. It’s not a back of a napkin calculation you can do. But I can tell you that on a quarterly basis we have an independent consulting firm or research firm that studies what the rents are in the surrounding area, what our supply is, and like John said I can tell you what we model going into this. We haven’t changed but the rents have continued to increase. So we’re looking forward to the opening of these buildings.

Okay and how about on the retail side can you give us an update there in terms of what’s leased the 47,000 square feet, when will those tenants take occupancy?

Todd, this is Chris Sullivan. On the retail leasing now that we are able to do tourist through the building, our activity has picked up quite a bit but I can’t really pin it down exactly when I am going to -- where I am going to be at prelease this summer when we start opening up the buildings. But I can say that the activity has really picked up in the area now.

Okay and then Bob just in terms of thinking about the capitalized interest on Lloyd, you mentioned the delivery schedule I think July, August, September for the three buildings. I mean is that what we should think about in terms of when that cap interest will burn off and I realize you funded this with equity and/or your facility, so the rate at which your capitalizing interest is what around 5%, that’s what we will begin to hit FFO on a GAAP basis?

Correct, yes. So we stopped capitalizing interest as soon as we receives the first dollar of income for each building. So you’ll see it stopped for the first building in July, you’ll see the capitalized interest stopped for the second building opening in August, and the third one in September.

Okay and then just last question maybe for John, I was just curious if you could you sort of elaborate a little bit on the opportunities you are seeing for new investments, sounds like you know your pricing is obviously very competitive but what markets and sort of what property types are you seeing the most opportunity today and what’s the pipeline look like?

I would say in our markets the most active sector is certainly in the office with office properties. Lot of very high quality properties being brought to market cap rates in ranges I never seen before. That’s an area that we are actually looking to take advantage of in terms of dispositions but as we always said dispositions are driven by acquisitions. So we are looking to -- we continue to look for opportunities. They are just few and far between. Lot of activity on in multifamily, in our markets. Very, very little activity in a high quality retail and retail is something as you know that we would be very much interested in expanding.

Okay, thank you.

Okay, thank you and our next question comes from the line of Paul Morgan from MLV. Please proceed.

Hi, good morning. So you mentioned that both at Lloyd and at Torrey Reserve that I think at Torrey that the rents are above what you have been modeling from your pro forma and those projects have been in the sub for some time and the yields haven’t changed, what’s keeping you from bumping them higher since they are kind of stabilized numbers and you kind of know that rents are coming in above what you were targeting?

Once we have the project leased we will provide an update, but at the moment we as we always say we like to under promise and over deliver. We have a lot of activity on Torrey Reserve we have executed letters of intent, we have quite a bit of interest in what we are finishing up right now. It’s been a little difficult to accelerate the leasing program because we have been unable to actually get tourists in the building because of the construction. That’s ending now so what we call hard hat tours have now commenced. I would expect that over the next sometime in the next quarter we will be able to give you a little more color on exactly where those rents are.

Great, and then on the Embassy Suites if I look back at your guidance from last quarter you were saying I think 15% same store NOI bump and like 3% to 4% increase in ADRs and now that the rooms have all been refreshed, I means is that ADR increase what you are seeing, is there any reason to think maybe it could come in more than that given the strengths in tourist market there or you kind of sticking with where you were?

You know Paul I am sticking with where we are in case, You still have the strength of a dollar that we are seeing over there but we seen for instance looking into January we are down maybe $100,000 in revenue but we are meeting our NOI projections but we want to see how the strength of the dollar impacts the Japanese currency. So I am very comfortable where we are on that. We have a monthly update with our management team over in Hawaii the beginning of each month and we go through it and take a look at it. So I think that where we are is realistic in terms of the guidance and you also have the volatility in the hotel sector. So it’s not like long term lease is locked in. So I don’t think it’s prudent try to push that guidance until we can get a better glimpse of it down the road.

Thanks and just lastly any update on what you are thinking about for the Foodland site at Waikele?

We are continuing to evaluate two options, one is a repositioning of retail tenants in our existing gym. The other is to build multifamily apartments. We are pursuing both opportunities on parallel tracks and expect to reach a conclusion as to which way we are going to go here probably sometime next quarter.

Great thanks.

And our next question comes from the line of Brendan Maiorana from Wells Fargo Securities please proceed.

Thanks, good morning. Bob, so just to follow up on the hotel development and the impact of that on guidance. It looks like in the fourth quarter I think it was a pretty clean quarter. You guys did $0.42 so that’s $1.67 or $1.68. If you annualize it that’s the low end of your range. You’ve got some growth on some of the leases that you did. If I am looking at it correctly I guess the delivery of the development project is probably slightly negative to NOI upon initial delivery and maybe sort of gets to zero late in the year. And then expense of that interest in probably $2.5 million to $3 million upon date of delivery through the end of the year so that’s maybe negative sort of $0.04 to $0.05 is that the right way to think about it?

Yes, I think you’re close. That’s exactly what we talked about on our Q3 call. So we’re from a guidance standpoint or from our own internal model, I mean we’re looking at it being 30% preleased in September and hopefully in reality it’s a lot sooner than that but we think that will be break even on Hassalo by year end.

Okay, by year end.

We’re not bringing in any positive income any positive of net operating income from Hassalo in 2015 for guidance purposes.

Right and that’s on NOI and then obviously you’re expensing the capitalized interest. So the change once the delivery is impactful and then you still think that stabilization in 2017 is likely or do you feel like that’s more likely in 2016 given you know where it seems to be that the market dynamics are pretty positive at this point.

We are optimistic it will occur in 2016.

Okay, great. And then just the exposure at Landmark at One Market with Salesforce, can you give us an update there given what they have been doing acquiring the one asset that they did in San Francisco and then the two big development projects that they have delivering over the next couple of years, what's the outlook like for their space at One Market?

There is absolutely no change to what we have shared with you in the past. They have indicated absolutely no interest in moving out of our building. Salesforce is continuing to expand and increasing their hiring which is driving the need for additional space. But we would love for them to move out and their rent is probably 40% below market. 35% to 40% below market, so it is a good problem to have but at the moment as of today's date they have indicated absolutely no interest in vacating.

Okay, great. And then just last one, any update on the Kmart space at Waikele and whether or not they may look to give you some of that space back and if there are interested parties or is it still too early on that space?

We continue to attempt to move the discussions along with Sears on both the building in Carmel Mountain Plaza and Waikele and we have had absolutely no response or no indication that they want to give back either of the buildings. But we are continuing to keep an open line of communication with them and we would love to get our hands on both but at the moment the Kmart store in Waikele is still profitable for them. The store at Carmel Mountain Plaza, they believe they have a significant equity position in it. So at the moment there has just been no traction in terms of us being able to accelerate taking those spaces back.

And of course at Carmel Mountain Plaza we own the land, somebody else owns the improvements, and Sears pays rent to both of us.

Yeah, sure, thanks. And just is there any sense of where -- what the upside would be or where rents are relative to market for each of the spaces?

I can tell it is a very difficult problem to tackle so we will leave it up to Chris to see if he can…

Yes, you have at Carmel Mountain, the Sears rent is I believe it is -- the rent that we are getting on the Carmel is just $4 or something like that. It is pretty low and so obviously market rent is significant higher than that so the box within Waikele I think we are in the $30 range for that building to see if we split it up with different retailers.

Okay, great. Thank you.

Thank you.

Okay, thank you. And our next question comes from the line of Rich Moore from RBC Capital Market. Please proceed.

Good morning Rich.

Good morning guys.

Good morning.

Not to be pushy or anything but what are you thinking about the next two phases for Lloyd now that you are almost done with first phase?

Well, we have actually started the planning for Phase II. Phase II will encompass four city blocks, it is what we refer to as Oregon Square. We are looking at potentially incorporating different uses. We have been approached by a utility company in Portland for their headquarters. So we could incorporate some office space. If we were to do so, it would have to be on a pre-leased or build to suit basis. We have also been approached by senior housing providers and that is another use that I think would be and in fact we have done some market studies on it that would be very feasible. But we haven’t made those decisions yet. We are continuing to work through the design review process and expect to have an approval towards the end of next quarter, the second quarter and at that point we can decide which direction we are actually going to go. If we were to keep it all multi-family, the second phase would be 1100 units so that's obviously probably more than we would look to undertake at one time. So obviously we are looking at phasing that. As far as Phase III is concerned, we are giving that some thought. It is obviously a few years out. But we -- again it is on the -- I wouldn’t say the backburner it is on the middle burner. So, we will keep you guys informed as we get closer on those decisions.

And we do consider Oregon Square a very significant opportunity and of course the success of the first phase of our apartments is going to dictate our appetite for Oregon Square. But we have the flexibility of doing what will work out to be the most profitable for our stockholders. And it is good question.

And thank you. And then on Hawaii, so I take it so far you guys haven’t really seen a big negative impact from the stronger U.S. dollars that ride on hotel or the retail. Obviously it sounds pretty good, so the hotel business hasn’t really been hurt?

Correct, yes.

Okay, and so you usually have a pretty good pulse and you have given it to us before in terms of travel. Bob usually tell us or John from who is coming in from where, I mean are you seeing travel down from the East coming from the West I guess to the East?

The -- it is a very interesting dynamic. Anytime we see a decrease from one particular region we seem to recognize an increase from another. And as travel continues to open up throughout Asia to the Hawaiian Islands it has more or less taken the lumps out of the fluctuation from U.S. West and U.S. East segments. The airline industry continues to add additional flights. There are now direct flights from a couple more cities in China. They have added another direct flight from Japan. So, we are continuing to see positive growth in terms of inbound visitors and it is coming from new areas, not just the core areas. So we are seeing an increase from let's say, from Guam. We are seeing an increase from New Zealand, increases from Australia. With what's been added in the United States I would say U.S. East and U.S. West are about where they were before. We had as I mentioned on the last call there was a significant increase from Canada. So, it is just continues to impress us and Bob you want to add anything.

No, I think you covered it. I mean we saw a slight softening from Japan but nothing significant. But actually when that went down, China ticked up and you covered all the other -- China is making it more and more easy for people to travel to the United States, both China and Korea. So, we will keep an eye on those sectors.

Honolulu is America's entrance into the Pacific Rim. So when the countries in the Pacific Rim choose to travel it is much easier for them to come to Honolulu than it is to fly to the mainland. So it is very good position to be in because that is a dynamic and growing area for travel.

Okay, good. Thank you and then last thing from me Bob, the private placement of the notes, I mean, tell us a little bit about why you chose that route and did that change anything with your plans or does that help maybe even your plans for broader unsecured notes issuance going forward?

Sure Rich, the private placement, we had -- the whole process started we had a maturity on our Waikele debt in October 31, 2014 and so we approached the private placement market. And to our surprise the insurers that came back, we had over 23 to 25 insurance companies that came back and wanted to provide financing. And at that time the interest rates were at a very low relative to the rest of 2014. And so when the insurers came back they said look, let us take out this maturity for you and let us also provide you some attractive financing to refinance all of your 2015 maturities. And we looked at it, we talked about it, we talked amongst management and the Board and we thought that that was an attractive price at the time. We thought that it took risk off the table. And it helped transition our balance sheet to investment grade. So we ended up refinancing our October 31st maturity for 150 million. We just received 100 million, in the first week of February which we paid off to other maturities, and we have the last 100 million coming the first week of April that will pay off our last 2015 maturity. So, when that last financing is completed the first week of April, our balance sheet, our secured debt will be less than 30%, our encumbered NOI will be greater than 50% actually closer to 59%, and basically we believe that our balance sheet is investment grade although not rated. So as we think of 2015, what we want to do is we want to approach investment grade market and get a rating. We don’t need it right now but it is good, it is another tool in the toolbox and we think it is important to have. So we are going to proceed with that process and I think the goal is to have a rating before -- in or before the fourth quarter of 2015.

Just some additional color. There was no charge for the delayed funding which was appealing. At the time we thought that the interest rate was extremely attractive. Of course our hindsight was not as good as it -- our foresight is not as good as it should have been. We think that over the life of these loans we will be very pleased we did it and we continued to have all the financing opportunities available to us or available to anybody in our industry. So, in the short run perhaps we didn’t hit the nail in the head. In the long run I think it was a good move and the enthusiasm of the investors for us even without an investment grade rating was quite assuring and overwhelming actually.

Okay, so this would have been in lieu Bob of doing like a term loan for example with the banks?

Yes.

Got you, thank you guys.

Thank you Rich.

Hey thanks Rich.

Okay, thank you and our next question comes from the line of Mitch Germain from JMP Securities. Please proceed.

Good morning guys.

Good morning.

Bob you said what was it a penny for the retail space, for the percentage rents, is that correct?

Correct.

And then when you look at your guidance, I am assuming that is 4Q only, right so when you are looking at your guidance is that contemplated to have a penny for next year or is that purely upside based upon how things work out? Unidentified Company Representative Yeah, that percentage rents, that is not changing 2015 guidance. We had the higher percentage rents in Q4 but for 2015 we are very comfortable with what we have stated.

Okay, and then just in the office sector, I think you have about 6% or 7% rolling on the years, is there any big move outs that are planned?

Listen Jim Durfey is going to respond to that.

Good morning Mitch. There is one possible 26,000 foot move out in the entire portfolio is about 1%. My expectation is we will rapidly back your 20,000 feet today. So there are no significant hits in 2015. There is a renewal on a portion of the Autodesk space at The Landmark. I had no expectations that they are going anywhere. I think to the contrary if the Salesforce ever left they would probably take a little more space if not all of it. So, no significant hits in the ops portfolio in 2015.

Probably there is more of significant opportunities in the office portfolio than the there is concern about the downside and the hits, is that fair Jim.

That is fair. My expectation on 26,000 feet has moved back to 20,000, so about $0.60 a foot higher than the people leaving.

And the remaining tax incharge is that contiguous or is that just select force?

It is 21,000 feet on one floor and 4,700 feet on the floor below it. So, could you call contiguous.

I guess so. I guess with what you have done leasing wise you have filled out most of it. Thanks guys, great year.

Thank you.

Thanks for your confidence.

Okay, thank you. So, now I would like to hand the call back to Ernest Rady, Executive Chairman for closing remarks.

Thank you very much and thank you all very much for being with us and being with us for the last four years many of you. We are delighted to have been able to produce results that we produced, 25% a year for the last four years for our stockholders. We are very, very proud of those results. And as proud as we are, we are even more dedicated to continuing the good results that we have and we hope your stockholders continue to hold our shares and we continue to produce results for them which give us great pride. So, thank you again.

Thank you. Ladies and gentlemen, that concludes your conference call for today. Thank you for joining us. You may now all disconnect. Thank you.