Good morning, ladies and gentlemen, and thank you for standing by. Welcome to the Fourth Quarter and Full Year Earnings Conference Call. At this time, all participants are in a listen-only mode. Later, we will conduct a question-and-answer session, instructions will be given at that time. I would like to remind everyone that this conference is being recorded today, Wednesday, February 18, 2015 at 9:00 am Pacific Standard Time. I will now turn the presentation over to Bryan Giglia, Chief Financial Officer. Please go ahead, sir.

Thank you, Adra, and good morning, everyone. By now you should have all received a copy of our fourth quarter earnings release and supplemental, which we released yesterday. If you do not yet have a copy, you can access it on our website at www.sunstonehotels.com. Before we begin this call, I’d like to remind everyone that this call contains forward-looking statements that are subject to risks and uncertainties, including those described in our prospectuses, 10-Qs, 10-Ks and other filings with the SEC, which could cause actual results to differ materially from those projected. We caution you to consider those factors in evaluating our forward-looking statements. We also note that this call may contain non-GAAP financial information, including EBITDA, adjusted EBITDA, FFO, adjusted FFO and hotel EBITDA margins. We are providing that information as a supplement to information prepared in accordance with Generally Accepted Accounting Principles. With us on the call today are John Arabia, President and Chief Executive Officer; Marc Hoffman, Chief Operating Officer; and Robert Springer, Chief Investment Officer. After our remarks, we will be available to answer your questions. With that, I’d like to turn the call over to John. Please go ahead.

Thanks, Bryan, and thanks all of you for joining us today. On today’s call, I will first provide a few highlights of our hotel performance and then the current operating environment. Second, I’ll give an update of our exciting value add repositioning projects in Boston and Wailea, as well as an update of the renovation of the Hyatt Regency Embarcadero. And third, I’ll provide a few thoughts regarding the current investment environment. Next, Marc will review our 2014 operations in detail and will highlight operating expectations for various markets in 2015. Bryan will then walk through our recent capital transactions which have left us with considerable financial flexibility, and will also provide earnings guidance for the first quarter and full year 2015. To begin with, our portfolio continued to perform well in the fourth quarter. While RevPAR growth came in on the lower end of our initial guidance, food and beverage revenues and other revenues were stronger than anticipated. These revenue increases, coupled with strong expense controls and 120 basis point increase in hotel EBITDA margins, produced adjusted EBITDA and adjusted FFO per share at the high-end and midpoint of our expectations respectively. Our two hotels in New York City continue to face the headwinds of additional supply and more recently have experienced softer international visitation as a result of the stronger dollar. However, we continue to experience strong growth in markets such as Boston, Orlando and most of the West Coast as demand strengthens, occupancies continue to grow and pricing pressure intensifies. Furthermore, lower oil prices are already having a positive impact on transient bookings in Wailea as air fares to Hawaii are showing year-over-year declines. Overall, our portfolio occupancy has surpassed the prior peak levels and we are seeing greater evidence the group business, both in terms of…

Thank you, John, and good morning, everyone, and thank you for joining us today. I’ll review our portfolio’s fourth quarter and full year 2014 operating performance in greater detail. Focusing first on the fourth quarter, we saw our comparable RevPAR growth 6% to $155.69 through a 4.4% growth in ADR and 120 basis point improvement in occupancy. This occupancy growth led us to achieve, when taken on a same-store basis, a fourth quarter occupancy that is 100 basis points above our portfolio’s prior peak occupancy for the fourth quarter. Overall, 11 of our hotels generated double-digit RevPAR growth during the fourth quarter, including our Renaissance Orlando, Marriott Wailea and Renaissance Long Beach. With occupancy continuing to be at record-high levels and with demand trends continuing to improve, our operators have focused on increasing transient rates through proactive revenue mix management. This strategy has helped to increase our premium business portfolio-wide, specifically in the fourth quarter. We continue to focus on decreasing our reliance on discount channels. During Q4, all our discount segments declined by 4.4% in room nights, while increasing a strong 5.7% in average rate. Likewise, we continue to reduce our contract business considerably. And while we are keeping some contract business in place, such as certain airline crews, we now have considerable pricing power. We reduced our contract room nights in Q4 by 14% and increased our contract rate by nearly 24%. On a full year basis, contract room nights declined by 6.6% with a very strong rate growth of 17%. In Q4, we saw a 1.3% room night decline in special corporate but a 5.9% increase in the special corporate rate. Our hotels have limited availability midweek and are starting to close out the lower rated special corporate as well. Moving on to the results for the…

Thank you, Marc. During the fourth quarter, we executed on a series of financing transactions that increased our liquidity, lowered our cost of capital and enabled us to address all of our 2015 debt maturities. In December, we refinanced the existing 5.45%, $38 million mortgage secured by the JW in New Orleans with a new $90 million 10-Year, 4.15% fixed rate loan. The additional proceeds will be used to repay the remaining $99 million of debt that comes due in May of 2015. Additionally, we repaid the 6.6%, $67 million on the Embassy Suites La Jolla for a total cost of $71 million. The load had 4.5 years left on it with a maturity of June 2019. And we paid a $4 million premium so we could refinance the debt with the new $65 million, 10-Year, Fixed rate loan at 4.12%. Not only were able to save $1.6 million a year of interest over the remaining term of the existing debt which resulted in a 30% return on our prepayment, we were also able to extend the maturity to 2025. Finally, during the quarter, we issued 1.25 million shares of common stock through our ATM program at an average price of $16.12 and gross proceeds of $20.2 million. The combination of these transactions, combined with cash on-hand resulted in $304.2 million including $82.1 million of restricted cash at the end of 2014. Of the $222 million of unrestricted cash on the balance sheet which included net proceeds from all three fourth quarter financing transactions, $37 million was distributed in January to satisfy our fourth quarter dividend and $99 million will be used to repay the May 2015 maturities which include the Marriott Houston, Marriott Park City, Marriott Philadelphia West and the Marriott Tysons Corner. In addition to our cash position,…

Thank you. [Operator Instructions] We’ll go first to Ian Weissman at Credit Suisse.

Yes, good morning.

Good morning, Ian.

Good morning. Just a quick question on New York City. As I weigh your comments about the concerns of just the general marketplace and then you factor in the eye-popping icing that foreign buyers or just anybody’s paying for real estate in New York City today. As you think about your non-core asset sales over time, how should we think about the potential for selling an asset or so in New York City over time?

Yes. Marc and I both had comments on the operating fundamentals in the city which we think are kind of flattish this year and in some situations could even be negative. But getting to portfolio management and whether or not we would consider selling one of those assets - let’s put it this way, Ian, there’s no asset within our portfolio that is off limits from a sale. If we can transact and create shareholder value or sell an asset in excess of our whole value, and we will consider it more towards that.

Well, let me ask you the question this way. At the beginning of the cycle, when you guys were transforming the company, let’s call it, your goals was to sort of reposition the portfolio and get out of some non-core markets which lets us common non-gateway city markets. At this point in the cycle, could the non-core assets sales include assets, which would be more inclined to sell assets in gateway cities today, is the question.

I think that’s very fair. Yes, more so than where we were several years ago. I believe so, yes.

Okay. And just a little bit more of micro question on Houston just given all the talk about that marketplace, I know you had some color about the market in general. But have there been any sort of group cancellations on a look-forward basis at this point? Or it’s still business as usual in Houston?

Hey Ian, it’s Marc. Good morning. No, there have been no cancellations. It is business as usual. We have started to see some smaller pick-up in group. We’ve seen some less traction on the business trends as one might expect. But no, nothing meaningful at this point. Business as usual. But we do expect to see some slight declines as we move forward. But if rooms back up, that could change as well.

Okay. Thank you for all the details in the prepared remarks. Very helpful. Thank you.

Welcome.

We’ll move next to Bill Crow at Raymond James.

Hey, good morning, guys. I’m going to pick up where Ian left off there with New York. You stated flat to slightly negative. Is that do you think representative of the market or do you think your portfolio there, your assets are going to perform in line with above or below the market?

So Bill, good morning. Our two assets which are incredibly well-located. Our two asset, as you know, the double Doubletrees on 47th and 7th, right next to the tickets booth and then the Hilton Times Squares on 42nd Street midblock both phenomenal locations that run incredibly high occupancy levels. You really have to dissect the market. There are hotels that are coming online to continue to ramp up occupancy where we cannot. We’re already running in rough range, 98% occupancy year round at these hotels. And so we really don’t have the ability to push occupancy any further. Whereas the market does have some benefit of new hotels entering the market that are ramping up occupancy. So from that perspective, even though, we are very, very well-located, don’t be surprised that we underperform the general market a little bit as to most of the, call it, stabilized hotels do in the market.

All right. And then John, in your early prepared remarks, you talked about a noticeable decline in inbound international travels in New York. And we haven’t heard that from anybody else thus far. So I’m just curious how good your information is on the demand side from international travelers.

Yes, it’s not something that we’ve seen noticeably so far. We have seen - no, go ahead Marc.

Yes. I mean we - in actuality, we’ve only seen about 2% decrease in international bookings. I think in general that look, I think the international markets will decline slightly at this point. But I think that we’re not prepared to say there’s any dramatic decline at all I think at this point. The exchange rate will make it complicated and a little more difficult. But overall, I don’t think we’ve seen market decreases in that area.

Great. That’s all for me. Thank you.

Thanks, Bill.

We’ll go next to Lukas Hartwich at Green Street Advisors.

Great. Thank you. Hey, guys, my first one is for Bryan. As you pay down property level debt, are there any plans to tap different debt sources?

Good morning, Lukas. When we look to finance debt or refinance debt, we look at the property. We look at what the best source of capital is for that property, whether it’s more of a long-term hold or something we would look to divest in the short-term and then would match the debt appropriately whether it would be floating in shorter-term or long-term fix. We do look at a variety of different sources including the potential of increasing the capacity of our credit facility and then also potentially looking into other bank debts such as term loans which would provide more flexibility on assets down the road.

That’s helpful. And then just kind of a more broad question, I know we’ve kind of touched on this already. But thinking about the stronger U.S. dollar and lower oil prices, how you guys think about the net impact of those two factors? Does it make you incrementally more positive or incrementally more negative or is it a wash?

Hey, it’s Marc. I think, because as we look at them, I think that I see it more as a positive. At the end of the day, we have an enormous amount transient rooms around the country and transient business is driven heavily by drive-in and by fly-in. And as long as the airline ticket prices stay down and there is an enormous amount of people traveling, it’s only’ going to be a good thing. Again, we are concerned somewhat about the dollar strength for our European customers pricing. In general, we look at it as a positive.

It’s very helpful. Thank you.

And we’ll go next to Thomas Allen at Morgan Stanley.

Hey, good morning. Last quarter, you guys talked about some potential opportunities with the signage and retail at the Times Square property. Given what’s happening in the New York market with a new supply and some softer trends in the first quarter, how are discussions going about kind of monetizing those opportunities? Thank you.

We don’t have current plans to monetize those signs or I will tell you that beside the Doubletree Times Square, we have plans to put a far more extensive sign package. And that’s something that we have been working on for some time. It’s not so significantly material to the earnings of the company, but it’s additive.

Okay. That’s all I had. Thank you.

We’ll move next to Chris Woronka at Deutsche Bank.

Hey, good morning, guys. I just wanted to drill down on the guidance a little bit. And I understand that visibility is down a little bit as you go out. But I think your annual is 5% to 7% and I think in the first quarter, you’re saying 5% to 6.5%. So it kind of seems like you’re implying that the rest of the year would be in line or maybe even a little bit better with first quarter. And that the comps get pretty tough in 2Q, 3Q. Just how should we - maybe your level of conviction or confidence in that relative to what you put out say this time last year?

Good morning, Chris. I think that we look back at our track record in how we approach guidance. And I think that we try to provide guidance that is attainable. So when we look at the spread between quarters, we are very confident in what presented. Now the first quarter there is the renovations in Boston, there are the Super Bowl comp in New York, although, as stated we think New York will have the headwind for the rest of the y ear. So with those two major items, those are weighing on the first quarter RevPAR. But looking at the rest of the year, we feel comfortable with the guidance provided.

Okay, fair enough. And then just thinking about potential acquisitions. You guys I assume will have a good result in Boston and in Wailea. But those are obviously some heavy lifting projects. Since we are moving through the cycle, what’s your appetite to do once those are done? And I know it’s looking out a little bit. But would you still do something that transformative, say next year? Because I think maybe that’s potentially where you can add more value as opposed to just buying something that’s a going in yield. So I guess more of a cycle update thoughts from you.

Yes, I think that value add opportunities present ways to create outsize shareholder returns. I think we are good at it, not only in terms of applying the right amount of capital but also the asset management initiatives in marrying the changes in the operations to those types of assets, particularly assets that have really lost their edge. I think that that is one of our core competencies that over the past couple of years and the next couple of years I think will prove to the markets that that’s a core strength. Right now, I’d say our plate is fairly full, even though, we’re starting to digest Boston Park Plaza which will be - the podium will be done here in, call it, 68 weeks. And Marc and Robert Springer and Guy Lindsey have already done a tremendous amount of work in the design implementation for Maui. Embarcadero, that’s largely in the can. I mean that’s really been at this point, we need to execute on what’s been designed. But that heavy lifting, a lot of that has been done. So I think we need to just manage where we are in terms of how much of the heavy-lifting value add we take on at any one time. I don’t think that 2015 or I believe I said differently, I think that it’s unlikely in 2015 we would take on another one of those projects. ’16 maybe start opening up a little more. And then after that, depending on how successful we are and how the market receives the work that we do at these two assets, I think it’s on the table.

Okay. Very good. Thanks, John.

Sure.

And we’ll go next to Anthony Powell at Barclays.

Hi, good morning, everyone. On the dividend - there was no dividend guidance for the full year given in the release. How are you looking at the overall dividend to 2014 and also how are you planning or thinking about good mix between cash and stock?

Good morning, Anthony. Our view on the dividend hasn’t changed. Our policy and what was declared for the first quarter was the $0.05 quarterly dividend. You should expect to see that over Q1 through Q3. And then while we have not obviously declared or set the policy for the fourth quarter dividend at this point, our expectation is it would be similar to what we did last year and obviously with EBITDA growth taxable which is comparable to the taxable income growth. That fourth quarter dividend based on the current would be larger than what we had last year. That dividend was $0.36 in the fourth quarter. That dividend could be in the kind of $0.40 to $0.50 range based on current guidance.

Very helpful. Thank you. And on Chicago, the market did very well to you guys, in the fourth quarter. How is ’15 looking on a booking trend? How are the citywides and how are the supply [ph] growth look in that market?

Yes. This is Marc. Thank you for the question. Chicago, as you did say, we had a strong fourth quarter and a good year. 2015, the citywides are positive. We have about 11% increase in group room nights for the entire market. Look, we know that there continue to be more hotels coming into Chicago. It’s probably second or third highest increase in new available rooms and there continue to be silly developers moving forward on some other development as we move forward. From a standpoint of 2015 pace, our pace in Chicago at all three of our hotels is up nicely north of 5% to 6%. So we feel good about our hotels in Chicago, particularly because they’re exceptionally on strategy in terms of the product and service and their position and their acceptance by customers.

All right. That’s all for me. Thank you.

And we’ll go next to Ryan Meliker at MLV & Company.

Hey, guys, thanks for all the detail in the markets and the hotels in the prepared remarks. That was really helpful. I had two more questions. I was hoping you could, first of all, with regards to guidance particularly margins, in 2014, you guys came in at RevPAR towards the high end of your 2015 guidance range of 6.8% and margins were up 150 basis points. And then the high end of your guidance for 2015 is just 100 basis points. Is there something going on in there that you’re not going to see quite as strong margin expansion on ’15 on similar RevPAR growth than you saw on ’14?

Hey, Ryan, it’s Bryan. There are a couple of items that are weighing on the margins in ’15. One, certain jurisdictions were pretty heavy-handed when it came to real estate tax assessments. There is a few markets where we are currently - we receive the higher valuation. We’re in the process of appealing it now. The real-estate tax impact has about 30 basis points of impact on the margins. The good news is that those are markets where the appeal and decision is something that typically happens in the year that they are appealed, so we won’t have a prior-year adjustment. Well, once we have our verdict there, we’ll be able to adjustment accordingly. The other weighing factor on margins would be the growth in New York City. And obviously, with the cost structure that’s involved with those hotels are weighing about 30 basis points on margin also.

Yeah, I thought it might be something like that. That’s helpful and that makes sense. So it sounds like if you win your property tax appeals, there is upside to your margin guidance for the year, is that correct?

Yes, I would not expect all of it but --

Sure.

The good news is we will have resolution in the year.

Okay, that’s helpful. And then the second question I wanted to ask you, guys, was - so, you ended the quarter $304 million in the balance sheet. You clearly have more than enough capacity between a leverage stand point coupled with liquidity from the cash to fund your redevelopment or renovation projects and your 2015 debt maturities. What was the reasoning for issuing [indiscernible] on the ATM at a price point that’s over $1 below where the stock is trading today? It doesn’t seem like there was a use of proceeds. It seems like you were just taking advantage of what you thought was a fair valuation and to sure [ph] up the balance sheet that was already in pretty good shape. So help me understand what the thought process there. I know it wasn’t a big number in $20 million, but just the thought process is helpful.

Yeah, Ryan, it’s John. We started raising a little bit of equity on our ATM early in the quarter or when the window open [ph] last quarter. I think it’s a fair comment that that was in hindsight probably a little bit on the early side. We were positioning the balance sheet to make sure that all of our 2015, largely capital projects and all of our debt could be taken care of at the start of the year. It was a bit of conservative strategy in hindsight but we feel very good about where we are now. And as Bryan said in his prepared remarks, we have considerable flexibility in our balance sheet. And we’re at the point where we can take advantage of opportunities as they arise.

Right. Now, that makes sense. So it sounds like it was really just focused on trying to sure up your 2015 debt maturity heading to the year.

Yes.

And with that being out of the way, I guess, the second question I would have is, aside from uses of proceeds that might involve things that are unknown today, whether it’d be acquisitions, development, renovation plans, et cetera, there’s not really a need to tap those ATM markets again?

We’ll remain flexible around that depending on what we have going on. I think it’s an important thing to note, Ryan, that freeing up four of those relatively smaller assets of our and unencumbering them with a mortgage just gives us also a lot more flexibility in our ability to capital recycle assets within our portfolio. And that’s an added leg of, I think, value that Robert Springer is highly focused on. And as we continue to reduce our leverage and add that flexibility, I think you’ll see us being much more nimble, particularly if the hotels don’t have encumbrances on them. So that was, again, one of the reasons why we wanted to step in to ’15, one, being able to say and look our shareholders in the eyes and say - we have all the financial capability and more so to fund all of these great value-add projects but also to take an even further step in our capital recycling capabilities.

That makes a lot of sense and that’s a very good point. That’s all for me. Thanks a lot.

Okay. Great. Thank you.

And that does conclude the question -and-answer session. At this time I’ll turn the conference back over to management for any concluding remarks.

So we want to thank you all very much for your interest. And several of us will be on the road and look forward to seeing many of you in the very near term. Thank you.

And that does conclude today’s conference. Again, thank you for your participation.