10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-Q

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended March 31, 2015

or

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission File Number 1-12298 (Regency Centers Corporation)

Commission File Number 0-24763 (Regency Centers, L.P.)

REGENCY CENTERS CORPORATION

REGENCY CENTERS, L.P.

(Exact name of registrant as specified in its charter)

FLORIDA (REGENCY CENTERS CORPORATION)	59-3191743
DELAWARE (REGENCY CENTERS, L.P)	59-3429602
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
One Independent Drive, Suite 114 Jacksonville, Florida 32202	(904) 598-7000
(Address of principal executive offices) (zip code)	(Registrant's telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Regency Centers Corporation              YES  x    NO  o                     Regency Centers, L.P.              YES  x    NO  o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

Regency Centers Corporation              YES  x    NO  o                     Regency Centers, L.P.              YES  x    NO  o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Regency Centers Corporation:

Large accelerated filer	x	Accelerated filer	o
Non-accelerated filer	o	Smaller reporting company	o

Regency Centers, L.P.:

Large accelerated filer	o	Accelerated filer	x
Non-accelerated filer	o	Smaller reporting company	o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Regency Centers Corporation              YES  o    NO  x                    Regency Centers, L.P.              YES  o    NO  x

The number of shares outstanding of the Regency Centers Corporation’s voting common stock was 94,324,178 as of May 6, 2015.

EXPLANATORY NOTE

This report combines the quarterly reports on Form 10-Q for the quarter ended March 31, 2015 of Regency Centers Corporation and Regency Centers, L.P. Unless stated otherwise or the context otherwise requires, references to “Regency Centers Corporation” or the “Parent Company” mean Regency Centers Corporation and its controlled subsidiaries; and references to “Regency Centers, L.P.” or the “Operating Partnership” mean Regency Centers, L.P. and its controlled subsidiaries. The term “the Company” or “Regency” means the Parent Company and the Operating Partnership, collectively.

The Parent Company is a real estate investment trust (“REIT”) and the general partner of the Operating Partnership. The Operating Partnership's capital includes general and limited common Partnership Units (“Units”). As of March 31, 2015, the Parent Company owned approximately 99.8% of the Units in the Operating Partnership and the remaining limited Units are owned by investors. The Parent Company owns all of the Series 6 and 7 Preferred Units of the Operating Partnership. As the sole general partner of the Operating Partnership, the Parent Company has exclusive control of the Operating Partnership's day-to-day management.

The Company believes combining the quarterly reports on Form 10-Q of the Parent Company and the Operating Partnership into this single report provides the following benefits:

• enhances investors' understanding of the Parent Company and the Operating Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;  

• eliminates duplicative disclosure and provides a more streamlined and readable presentation; and  

• creates time and cost efficiencies through the preparation of one combined report instead of two separate reports. 

Management operates the Parent Company and the Operating Partnership as one business. The management of the Parent Company consists of the same individuals as the management of the Operating Partnership. These individuals are officers of the Parent Company and employees of the Operating Partnership.

The Company believes it is important to understand the few differences between the Parent Company and the Operating Partnership in the context of how the Parent Company and the Operating Partnership operate as a consolidated company. The Parent Company is a REIT, whose only material asset is its ownership of partnership interests of the Operating Partnership. As a result, the Parent Company does not conduct business itself, other than acting as the sole general partner of the Operating Partnership, issuing public equity from time to time and guaranteeing certain debt of the Operating Partnership. The Parent Company does not hold any indebtedness, but guarantees all of the unsecured public debt and approximately 14% of the secured debt of the Operating Partnership. The Operating Partnership holds all the assets of the Company and retains the ownership interests in the Company's joint ventures. Except for net proceeds from public equity issuances by the Parent Company, which are contributed to the Operating Partnership in exchange for partnership units, the Operating Partnership generates all remaining capital required by the Company's business. These sources include the Operating Partnership's operations, its direct or indirect incurrence of indebtedness, and the issuance of partnership units.

Stockholders' equity, partners' capital, and noncontrolling interests are the main areas of difference between the consolidated financial statements of the Parent Company and those of the Operating Partnership. The Operating Partnership's capital includes general and limited common Partnership Units, and Series 6 and 7 Preferred Units owned by the Parent Company. The limited partners' units in the Operating Partnership owned by third parties are accounted for in partners' capital in the Operating Partnership's financial statements and outside of stockholders' equity in noncontrolling interests in the Parent Company's financial statements. The Series 6 and 7 Preferred Units owned by the Parent Company are eliminated in consolidation in the accompanying consolidated financial statements of the Parent Company and are classified as preferred units of general partner in the accompanying consolidated financial statements of the Operating Partnership.

In order to highlight the differences between the Parent Company and the Operating Partnership, there are sections in this report that separately discuss the Parent Company and the Operating Partnership, including separate financial statements, controls and procedures sections, and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure for the Parent Company and the Operating Partnership, this report refers to actions or holdings as being actions or holdings of the Company. 

As general partner with control of the Operating Partnership, the Parent Company consolidates the Operating Partnership for financial reporting purposes, and the Parent Company does not have assets other than its investment in the Operating Partnership. Therefore, while stockholders' equity and partners' capital differ as discussed above, the assets and liabilities of the Parent Company and the Operating Partnership are the same on their respective financial statements.

TABLE OF CONTENTS

		Form 10-Q Report Page
PART I - FINANCIAL INFORMATION
Item 1.	Financial Statements
Regency Centers Corporation:
	Consolidated Balance Sheets as of March 31, 2015 and December 31, 2014	1
	Consolidated Statements of Operations for the periods ended March 31, 2015 and 2014	2
	Consolidated Statements of Comprehensive Income for the periods ended March 31, 2015 and 2014	3
	Consolidated Statements of Equity for the periods ended March 31, 2015 and 2014	4
	Consolidated Statements of Cash Flows for the periods ended March 31, 2015 and 2014	6
Regency Centers, L.P.:
	Consolidated Balance Sheets as of March 31, 2015 and December 31, 2014	8
	Consolidated Statements of Operations for the periods ended March 31, 2015 and 2014	9
	Consolidated Statements of Comprehensive Income for the periods ended March 31, 2015 and 2014	10
	Consolidated Statements of Capital for the periods ended March 31, 2015 and 2014	11
	Consolidated Statements of Cash Flows for the periods ended March 31, 2015 and 2014	12
	Notes to Consolidated Financial Statements	14
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	25
Item 3.	Quantitative and Qualitative Disclosures about Market Risk	44
Item 4.	Controls and Procedures	44
PART II - OTHER INFORMATION
Item 1.	Legal Proceedings	45
Item 1A.	Risk Factors	45
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	45
Item 3.	Defaults Upon Senior Securities	45
Item 4.	Mine Safety Disclosures	45
Item 5.	Other Information	45
Item 6.	Exhibits	46
SIGNATURES		48

PART I - FINANCIAL INFORMATION

Item 1. Financial Statements

REGENCY CENTERS CORPORATION

Consolidated Balance Sheets

March 31, 2015 and December 31, 2014

(in thousands, except share data)

		2015		2014
Assets		(unaudited)
Real estate investments at cost:
Land	$	1,386,126		1,380,211
Buildings and improvements		2,793,939		2,790,137
Properties in development		247,503		239,538
		4,427,568		4,409,886
Less: accumulated depreciation		961,830		933,708
		3,465,738		3,476,178
Operating properties held for sale		18,219		—
Investments in real estate partnerships		325,243		333,167
Net real estate investments		3,809,200		3,809,345
Cash and cash equivalents		36,489		113,776
Restricted cash		6,590		8,013
Accounts receivable, net of allowance for doubtful accounts of $5,016 and $4,523 at March 31, 2015 and December 31, 2014, respectively		27,293		30,999
Straight-line rent receivable, net of reserve of $685 and $652 at March 31, 2015 and December 31, 2014, respectively		57,554		55,768
Notes receivable		12,169		12,132
Deferred costs, less accumulated amortization of $84,728 and $81,822 at March 31, 2015 and December 31, 2014, respectively		70,018		71,502
Acquired lease intangible assets, less accumulated amortization of $38,670 and $36,112 at March 31, 2015 and December 31, 2014, respectively		49,363		52,365
Trading securities held in trust, at fair value		29,595		28,134
Other assets		20,126		15,136
Total assets	$	4,118,397		4,197,170
Liabilities and Equity
Liabilities:
Notes payable	$	1,889,727		1,946,357
Unsecured credit facilities		105,000		75,000
Accounts payable and other liabilities		166,659		181,197
Acquired lease intangible liabilities, less accumulated accretion of $14,930 and $13,993 at March 31, 2015 and December 31, 2014, respectively		31,087		32,143
Tenants’ security and escrow deposits and prepaid rent		27,045		25,991
Total liabilities		2,219,518		2,260,688
Commitments and contingencies (note 11)
Equity:
Stockholders’ equity:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 13,000,000 Series 6 and 7 shares issued and outstanding at March 31, 2015 and December 31, 2014, with liquidation preferences of $25 per share		325,000		325,000
Common stock, $0.01 par value per share,150,000,000 shares authorized; 94,323,823 and 94,108,061 shares issued at March 31, 2015 and December 31, 2014, respectively		943		941
Treasury stock at cost, 443,514 and 425,246 shares held at March 31, 2015 and December 31, 2014, respectively		(20,638	)	(19,382	)
Additional paid in capital		2,536,471		2,540,153
Accumulated other comprehensive loss		(69,277	)	(57,748	)
Distributions in excess of net income		(902,845	)	(882,372	)
Total stockholders’ equity		1,869,654		1,906,592
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $10,490 and $9,833 at March 31, 2015 and December 31, 2014, respectively		(1,959	)	(1,914	)
Limited partners’ interests in consolidated partnerships		31,184		31,804
Total noncontrolling interests		29,225		29,890
Total equity		1,898,879		1,936,482
Total liabilities and equity	$	4,118,397		4,197,170

See accompanying notes to consolidated financial statements.

1

REGENCY CENTERS CORPORATION

Consolidated Statements of Operations

(in thousands, except per share data)

(unaudited)

		Three months ended March 31,
		2015		2014
Revenues:
Minimum rent	$	101,305		94,536
Percentage rent		1,808		1,384
Recoveries from tenants and other income		31,048		31,041
Management, transaction, and other fees		6,238		6,319
Total revenues		140,399		133,280
Operating expenses:
Depreciation and amortization		35,992		37,905
Operating and maintenance		21,172		20,505
General and administrative		16,378		14,198
Real estate taxes		15,131		14,799
Other operating expenses		1,166		2,173
Total operating expenses		89,839		89,580
Other expense (income):
Interest expense, net of interest income of $266 and $216 for the three months ended March 31, 2015 and 2014, respectively		26,633		27,134
Provision for impairment		—		225
Early extinguishment of debt		(61	)	—
Net investment income, including unrealized (gains) losses of ($417) and $107 for the three months ended March 31, 2015 and 2014, respectively		(634	)	(192	)
Total other expense		25,938		27,167
Income from operations before equity in income of investments in real estate partnerships		24,622		16,533
Equity in income of investments in real estate partnerships		5,567		7,808
Income from operations		30,189		24,341
Gain on sale of real estate		803		715
Net income		30,992		25,056
Noncontrolling interests:
Exchangeable operating partnership units		(49	)	(42	)
Limited partners’ interests in consolidated partnerships		(503	)	(359	)
Income attributable to noncontrolling interests		(552	)	(401	)
Net income attributable to the Company		30,440		24,655
Preferred stock dividends		(5,266	)	(5,266	)
Net income attributable to common stockholders	$	25,174		19,389
Income per common share - basic	$	0.27		0.21
Income per common share - diluted	$	0.27		0.21

See accompanying notes to consolidated financial statements.

2

REGENCY CENTERS CORPORATION

Consolidated Statements of Comprehensive Income

(in thousands)

(unaudited)

		Three months ended March 31,
		2015		2014
Net income	$	30,992		25,056
Other comprehensive loss:
Loss on settlement of derivative instruments:
Amortization of loss on settled derivative instruments recognized in net income		2,107		2,367
Effective portion of change in fair value of derivative instruments:
Effective portion of change in fair value of derivative instruments		(13,882	)	(13,800	)
Less: reclassification adjustment for change in fair value of derivative instruments included in net income		142		152
Other comprehensive loss		(11,633	)	(11,281	)
Comprehensive income		19,359		13,775
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests		552		401
Other comprehensive loss attributable to noncontrolling interests		(104	)	(86	)
Comprehensive income attributable to noncontrolling interests		448		315
Comprehensive income attributable to the Company	$	18,911		13,460

See accompanying notes to consolidated financial statements.

3

REGENCY CENTERS CORPORATION Consolidated Statements of Equity For the three months ended March 31, 2015 and 2014 (in thousands, except per share data) (unaudited)
														Noncontrolling Interests
		Preferred Stock	Common Stock	Treasury Stock		Additional Paid In Capital		Accumulated Other Comprehensive Loss		Distributions in Excess of Net Income		Total Stockholders’ Equity			Exchangeable Operating Partnership Units		Limited Partners’ Interest  in Consolidated Partnerships		Total Noncontrolling Interests		Total Equity
Balance at December 31, 2013	$	325,000	923	(16,726	)	2,426,477		(17,404	)	(874,916	)	1,843,354			(1,426	)	19,206		17,780		1,861,134
Net income		—	—	—		—		—		24,655		24,655			42		359		401		25,056
Other comprehensive income		—	—	—		—		(11,195	)	—		(11,195	)		(20	)	(66	)	(86	)	(11,281	)
Deferred compensation plan, net		—	—	(1,625	)	1,625		—		—		—			—		—		—		—
Restricted stock issued, net of amortization		—	—	—		2,915		—		—		2,915			—		—		—		2,915
Common stock redeemed for taxes withheld for stock based compensation, net		—	—	—		(3,164	)	—		—		(3,164	)		—		—		—		(3,164	)
Common stock issued for dividend reinvestment plan		—	—	—		313		—		—		313			—		—		—		313
Redemption of partnership units		—	—	—		—		—		—		—			(300	)	—		(300	)	(300	)
Contributions from partners		—	—	—		—		—		—		—			—		15,443		15,443		15,443
Distributions to partners		—	—	—		—		—		—		—			—		(426	)	(426	)	(426	)
Cash dividends declared:
Preferred stock/unit		—	—	—		—		—		(5,266	)	(5,266	)		—		—		—		(5,266	)
Common stock/unit ($0.47 per share)		—	—	—		—		—		(43,260	)	(43,260	)		(78	)	—		(78	)	(43,338	)
Balance at March 31, 2014	$	325,000	923	(18,351	)	2,428,166		(28,599	)	(898,787	)	1,808,352			(1,782	)	34,516		32,734		1,841,086
Balance at December 31, 2014	$	325,000	941	(19,382	)	2,540,153		(57,748	)	(882,372	)	1,906,592			(1,914	)	31,804		29,890		1,936,482
Net income		—	—	—		—		—		30,440		30,440			49		503		552		30,992
Other comprehensive loss		—	—	—		—		(11,529	)	—		(11,529	)		(18	)	(86	)	(104	)	(11,633	)
Deferred compensation plan, net		—	—	(1,256	)	1,256		—		—		—			—		—		—		—
Restricted stock issued, net of amortization		—	2	—		3,546		—		—		3,548			—		—		—		3,548
Common stock redeemed for taxes withheld for stock based compensation, net		—	—	—		(9,850	)	—		—		(9,850	)		—		—		—		(9,850	)
Common stock issued for dividend reinvestment plan		—	—	—		374		—		—		374			—		—		—		374
Common stock issued for stock offerings, net of issuance costs		—	—	—		992		—		—		992			—		—		—		992
Contributions from partners		—	—	—		—		—		—		—			—		13		13		13
Distributions to partners		—	—	—		—		—		—		—			—		(1,050	)	(1,050	)	(1,050	)

4

REGENCY CENTERS CORPORATION Consolidated Statements of Equity For the three months ended March 31, 2015 and 2014 (in thousands, except per share data) (unaudited)
													Noncontrolling Interests
		Preferred Stock	Common Stock	Treasury Stock		Additional Paid In Capital	Accumulated Other Comprehensive Loss		Distributions in Excess of Net Income		Total Stockholders’ Equity			Exchangeable Operating Partnership Units		Limited Partners’ Interest  in Consolidated Partnerships	Total Noncontrolling Interests		Total Equity
Cash dividends declared:
Preferred stock/unit		—	—	—		—	—		(5,266	)	(5,266	)		—		—	—		(5,266	)
Common stock/unit ($0.485 per share)		—	—	—		—	—		(45,647	)	(45,647	)		(76	)	—	(76	)	(45,723	)
Balance at March 31, 2015	$	325,000	943	(20,638	)	2,536,471	(69,277	)	(902,845	)	1,869,654			(1,959	)	31,184	29,225		1,898,879

See accompanying notes to consolidated financial statements.

5

REGENCY CENTERS CORPORATION

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2015 and 2014

(in thousands)

(unaudited)

		2015		2014
Cash flows from operating activities:
Net income	$	30,992		25,056
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		35,992		37,905
Amortization of deferred loan cost and debt premium		2,447		2,889
Amortization and (accretion) of above and below market lease intangibles, net		(521	)	(861	)
Stock-based compensation, net of capitalization		2,900		2,272
Equity in income of investments in real estate partnerships		(5,567	)	(7,808	)
Gain on sale of real estate		(803	)	(715	)
Provision for impairment		—		225
Early extinguishment of debt		(61	)	—
Distribution of earnings from operations of investments in real estate partnerships		12,301		8,681
Gain on derivative instruments		—		(5	)
Deferred compensation expense		631		200
Realized and unrealized gain on investments		(634	)	(201	)
Changes in assets and liabilities:
Restricted cash		1,415		328
Accounts receivable		(7,827	)	(6,740	)
Straight-line rent receivables, net		(1,877	)	(1,594	)
Deferred leasing costs		(1,816	)	(1,961	)
Other assets		(1,137	)	(1,952	)
Accounts payable and other liabilities		(13,101	)	(4,858	)
Tenants’ security and escrow deposits and prepaid rent		1,124		1,403
Net cash provided by operating activities		54,458		52,264
Cash flows from investing activities:
Acquisition of operating real estate		—		(78,943	)
Advance deposits on acquisition of operating real estate		(4,000	)	—
Real estate development and capital improvements		(55,047	)	(46,648	)
Proceeds from sale of real estate investments		3,414		4,472
Investments in real estate partnerships		(1,344	)	(1,771	)
Distributions received from investments in real estate partnerships		2,717		5,931
Dividends on investments		31		27
Acquisition of securities		(3,726	)	(1,797	)
Proceeds from sale of securities		2,868		1,676
Net cash used in investing activities		(55,087	)	(117,053	)
Cash flows from financing activities:
Net proceeds from common stock issuance		992		—
Redemption of preferred stock and partnership units		—		(300	)
Distributions to limited partners in consolidated partnerships, net		(1,050	)	(426	)
Distributions to exchangeable operating partnership unit holders		(76	)	(78	)
Dividends paid to common stockholders		(45,273	)	(42,947	)
Dividends paid to preferred stockholders		(5,266	)	(5,266	)
Proceeds from unsecured credit facilities		40,000		70,000
Repayment of unsecured credit facilities		(10,000	)	—
Proceeds from notes payable		1,351		—
Repayment of notes payable		(55,777	)	—
Scheduled principal payments		(1,481	)	(1,719	)
Payment of loan costs		(78	)	—
Net cash (used in) provided by financing activities		(76,658	)	19,264
Net decrease in cash and cash equivalents		(77,287	)	(45,525	)
Cash and cash equivalents at beginning of the period		113,776		80,684
Cash and cash equivalents at end of the period	$	36,489		35,159

6

REGENCY CENTERS CORPORATION

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2015, and 2014

(in thousands)

(unaudited)

		2015		2014
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $2,059 and $1,641 in 2015 and 2014, respectively)	$	17,964		18,338
Cash paid for income taxes	$	697		—
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed for the acquisition of real estate	$	—		78,049
Initial fair value of non-controlling interest recorded at acquisition	$	—		15,385
Change in fair value of derivative instruments	$	(13,882	)	(13,800	)
Common stock issued for dividend reinvestment plan	$	374		313
Stock-based compensation capitalized	$	701		696
Contributions from limited partners in consolidated partnerships, net	$	13		58
Common stock issued for dividend reinvestment in trust	$	214		189
Contribution of stock awards into trust	$	1,042		1,440
Distribution of stock held in trust	$	—		4

See accompanying notes to consolidated financial statements.

7

REGENCY CENTERS, L.P.

Consolidated Balance Sheets

March 31, 2015 and December 31, 2014

(in thousands, except unit data)

		2015		2014
Assets		(unaudited)
Real estate investments at cost:
Land	$	1,386,126		1,380,211
Buildings and improvements		2,793,939		2,790,137
Properties in development		247,503		239,538
		4,427,568		4,409,886
Less: accumulated depreciation		961,830		933,708
		3,465,738		3,476,178
Operating properties held for sale		18,219		—
Investments in real estate partnerships		325,243		333,167
Net real estate investments		3,809,200		3,809,345
Cash and cash equivalents		36,489		113,776
Restricted cash		6,590		8,013
Accounts receivable, net of allowance for doubtful accounts of $5,016 and $4,523 at March 31, 2015 and December 31, 2014, respectively		27,293		30,999
Straight-line rent receivable, net of reserve of $685 and $652 at March 31, 2015 and December 31, 2014, respectively		57,554		55,768
Notes receivable		12,169		12,132
Deferred costs, less accumulated amortization of $84,728 and $81,822 at March 31, 2015 and December 31, 2014, respectively		70,018		71,502
Acquired lease intangible assets, less accumulated amortization of $38,670 and $36,112 at March 31, 2015 and December 31, 2014, respectively		49,363		52,365
Trading securities held in trust, at fair value		29,595		28,134
Other assets		20,126		15,136
Total assets	$	4,118,397		4,197,170
Liabilities and Capital
Liabilities:
Notes payable	$	1,889,727		1,946,357
Unsecured credit facilities		105,000		75,000
Accounts payable and other liabilities		166,659		181,197
Acquired lease intangible liabilities, less accumulated accretion of $14,930 and $13,993 at March 31, 2015 and December 31, 2014, respectively		31,087		32,143
Tenants’ security and escrow deposits and prepaid rent		27,045		25,991
Total liabilities		2,219,518		2,260,688
Commitments and contingencies (note 11)
Capital:
Partners’ capital:
Preferred units of general partner, $0.01 par value per unit, 13,000,000 units issued and outstanding at March 31, 2015 and December 31, 2014, liquidation preference of $25 per unit		325,000		325,000
General partner; 94,323,823 and 94,108,061 units outstanding at March 31, 2015 and December 31, 2014, respectively		1,613,931		1,639,340
Limited partners; 154,170 units outstanding at March 31, 2015 and December 31, 2014		(1,959	)	(1,914	)
Accumulated other comprehensive loss		(69,277	)	(57,748	)
Total partners’ capital		1,867,695		1,904,678
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships		31,184		31,804
Total noncontrolling interests		31,184		31,804
Total capital		1,898,879		1,936,482
Total liabilities and capital	$	4,118,397		4,197,170

See accompanying notes to consolidated financial statements.

8

REGENCY CENTERS, L.P.

Consolidated Statements of Operations

(in thousands, except per unit data)

(unaudited)

		Three months ended March 31,
		2015		2014
Revenues:
Minimum rent	$	101,305		94,536
Percentage rent		1,808		1,384
Recoveries from tenants and other income		31,048		31,041
Management, transaction, and other fees		6,238		6,319
Total revenues		140,399		133,280
Operating expenses:
Depreciation and amortization		35,992		37,905
Operating and maintenance		21,172		20,505
General and administrative		16,378		14,198
Real estate taxes		15,131		14,799
Other operating expenses		1,166		2,173
Total operating expenses		89,839		89,580
Other expense (income):
Interest expense, net of interest income of $266 and $216 for the three months ended March 31, 2015 and 2014, respectively		26,633		27,134
Provision for impairment		—		225
Early extinguishment of debt		(61	)	—
Net investment income, including unrealized (gains) losses of ($417) and $107 for the three months ended March 31, 2015 and 2014, respectively		(634	)	(192	)
Total other expense		25,938		27,167
Income from operations before equity in income of investments in real estate partnerships		24,622		16,533
Equity in income of investments in real estate partnerships		5,567		7,808
Income from operations		30,189		24,341
Gain on sale of real estate		803		715
Net income		30,992		25,056
Limited partners’ interests in consolidated partnerships		(503	)	(359	)
Net income attributable to the Partnership		30,489		24,697
Preferred unit distributions		(5,266	)	(5,266	)
Net income attributable to common unit holders	$	25,223		19,431
Income per common unit - basic	$	0.27		0.21
Income per common unit - diluted	$	0.27		0.21

See accompanying notes to consolidated financial statements.

9

REGENCY CENTERS, L.P.

Consolidated Statements of Comprehensive Income

(in thousands)

(unaudited)

		Three months ended March 31,
		2015		2014
Net income	$	30,992		25,056
Other comprehensive loss:
Loss on settlement of derivative instruments:
Amortization of loss on settled derivative instruments recognized in net income		2,107		2,367
Effective portion of change in fair value of derivative instruments:
Effective portion of change in fair value of derivative instruments		(13,882	)	(13,800	)
Less: reclassification adjustment for change in fair value of derivative instruments included in net income		142		152
Other comprehensive loss		(11,633	)	(11,281	)
Comprehensive income		19,359		13,775
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests		503		359
Other comprehensive loss attributable to noncontrolling interests		(86	)	(66	)
Comprehensive income attributable to noncontrolling interests		417		293
Comprehensive income attributable to the Partnership	$	18,942		13,482

See accompanying notes to consolidated financial statements.

10

REGENCY CENTERS, L.P. Consolidated Statements of Capital For the three months ended March 31, 2015 and 2014  (in thousands) (unaudited)
		General Partner Preferred and Common Units		Limited Partners		Accumulated Other Comprehensive Loss		Total Partners’ Capital		Noncontrolling Interests in Limited Partners’ Interest in Consolidated Partnerships		Total Capital
Balance at December 31, 2013	$	1,860,758		(1,426	)	(17,404	)	1,841,928		19,206		1,861,134
Net income		24,655		42		—		24,697		359		25,056
Other comprehensive income		—		(20	)	(11,195	)	(11,215	)	(66	)	(11,281	)
Contributions from partners		—		—		—		—		15,443		15,443
Distributions to partners		(43,260	)	(78	)	—		(43,338	)	(426	)	(43,764	)
Redemption of partnership units		—		(300	)	—		(300	)	—		(300	)
Preferred unit distributions		(5,266	)	—		—		(5,266	)	—		(5,266	)
Restricted units issued as a result of amortization of restricted stock issued by Parent Company		2,915		—		—		2,915		—		2,915
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(2,851	)	—		—		(2,851	)	—		(2,851	)
Balance at March 31, 2014		1,836,951		(1,782	)	(28,599	)	1,806,570		34,516		1,841,086
Balance at December 31, 2014		1,964,340		(1,914	)	(57,748	)	1,904,678		31,804		1,936,482
Net income		30,440		49		—		30,489		503		30,992
Other comprehensive loss		—		(18	)	(11,529	)	(11,547	)	(86	)	(11,633	)
Contributions from partners		—		—		—		—		13		13
Distributions to partners		(45,647	)	(76	)	—		(45,723	)	(1,050	)	(46,773	)
Preferred unit distributions		(5,266	)	—		—		(5,266	)	—		(5,266	)
Restricted units issued as a result of amortization of restricted stock issued by Parent Company		3,548		—		—		3,548		—		3,548
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(8,484	)	—		—		(8,484	)	—		(8,484	)
Balance at March 31, 2015	$	1,938,931		(1,959	)	(69,277	)	1,867,695		31,184		1,898,879

See accompanying notes to consolidated financial statements.

11

REGENCY CENTERS, L.P.

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2015 and 2014

(in thousands)

(unaudited)

		2015		2014
Cash flows from operating activities:
Net income	$	30,992		25,056
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization		35,992		37,905
Amortization of deferred loan cost and debt premium		2,447		2,889
Amortization and (accretion) of above and below market lease intangibles, net		(521	)	(861	)
Stock-based compensation, net of capitalization		2,900		2,272
Equity in income of investments in real estate partnerships		(5,567	)	(7,808	)
Gain on sale of real estate		(803	)	(715	)
Provision for impairment		—		225
Early extinguishment of debt		(61	)	—
Distribution of earnings from operations of investments in real estate partnerships		12,301		8,681
Gain on derivative instruments		—		(5	)
Deferred compensation expense		631		200
Realized and unrealized gain on investments		(634	)	(201	)
Changes in assets and liabilities:
Restricted cash		1,415		328
Accounts receivable		(7,827	)	(6,740	)
Straight-line rent receivables, net		(1,877	)	(1,594	)
Deferred leasing costs		(1,816	)	(1,961	)
Other assets		(1,137	)	(1,952	)
Accounts payable and other liabilities		(13,101	)	(4,858	)
Tenants’ security and escrow deposits and prepaid rent		1,124		1,403
Net cash provided by operating activities		54,458		52,264
Cash flows from investing activities:
Acquisition of operating real estate		—		(78,943	)
Advance deposits on acquisition of operating real estate		(4,000	)	—
Real estate development and capital improvements		(55,047	)	(46,648	)
Proceeds from sale of real estate investments		3,414		4,472
Investments in real estate partnerships		(1,344	)	(1,771	)
Distributions received from investments in real estate partnerships		2,717		5,931
Dividends on investments		31		27
Acquisition of securities		(3,726	)	(1,797	)
Proceeds from sale of securities		2,868		1,676
Net cash used in investing activities		(55,087	)	(117,053	)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company		992		—
Redemption of preferred partnership units		—		(300	)
Distributions (to) from limited partners in consolidated partnerships, net		(1,050	)	(426	)
Distributions to partners		(45,349	)	(43,025	)
Distributions to preferred unit holders		(5,266	)	(5,266	)
Proceeds from unsecured credit facilities		40,000		70,000
Repayment of unsecured credit facilities		(10,000	)	—
Proceeds from notes payable		1,351		—
Repayment of notes payable		(55,777	)	—
Scheduled principal payments		(1,481	)	(1,719	)
Payment of loan costs		(78	)	—
Net cash (used in) provided by financing activities		(76,658	)	19,264
Net decrease in cash and cash equivalents		(77,287	)	(45,525	)
Cash and cash equivalents at beginning of the period		113,776		80,684
Cash and cash equivalents at end of the period	$	36,489		35,159

12

REGENCY CENTERS, L.P.

Consolidated Statements of Cash Flows

For the three months endedMarch 31, 2015, and 2014

(in thousands)

(unaudited)

		2015		2014
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $2,059 and $1,641 in 2015 and 2014, respectively)	$	17,964		18,338
Cash paid for income taxes	$	697		—
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed for the acquisition of real estate	$	—		78,049
Initial fair value of non-controlling interest recorded at acquisition	$	—		15,385
Change in fair value of derivative instruments	$	(13,882	)	(13,800	)
Common stock issued by Parent Company for dividend reinvestment plan	$	374		313
Stock-based compensation capitalized	$	701		696
Contributions from limited partners in consolidated partnerships, net	$	13		58
Common stock issued for dividend reinvestment in trust	$	214		189
Contribution of stock awards into trust	$	1,042		1,440
Distribution of stock held in trust	$	—		4

See accompanying notes to consolidated financial statements.

13

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

1. Organization and Principles of Consolidation

General

Regency Centers Corporation (the “Parent Company”) began its operations as a Real Estate Investment Trust (“REIT”) in 1993 and is the general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company currently owns approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership. The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership, and has no other assets or liabilities other than through its investment in the Operating Partnership. As of March 31, 2015, the Parent Company, the Operating Partnership and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) directly owned 201 retail shopping centers and held partial interests in an additional 120 retail shopping centers through investments in real estate partnerships (also referred to as "joint ventures" or "co-investment partnerships").

The financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Recent Accounting Pronouncements

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers (Topic 606), which requires an entity to recognize the amount of revenue to which it expects to be entitled for the transfer of promised goods or services to customers. The ASU will replace most existing revenue recognition guidance in U.S. GAAP when it becomes effective. The new standard is effective for the Company on January 1, 2017, with a potential one year deferral to be decided at the conclusion of a comment period. Early adoption is currently not permitted. The standard permits the use of either the retrospective or cumulative effect transition method. The Company is evaluating the effect that ASU 2014-09 will have on its consolidated financial statements and related disclosures. The Company has not yet selected a transition method nor has it determined the effect of the standard on its ongoing financial reporting.

In February 2015, the FASB issued ASU No. 2015-02, Amendments to the Consolidation Analysis (Topic 810), which requires amendments to both the variable interest entity and voting models. The amendments (i) rescind the indefinite deferral of certain aspects of accounting standards relating to consolidations and provide a permanent scope exception for registered money market funds and similar unregistered money market funds, (ii) modify the identification of variable interests (fees paid to a decision maker or service provider), the VIE characteristics for a limited partnership or similar entity and primary beneficiary determination under the VIE model, and (iii) eliminate the presumption within the current voting model that a general partner controls a limited partnership or similar entity. The new guidance is effective for annual reporting periods, and interim periods within those annual periods, beginning after December 15, 2015 with early adoption permitted. The amendments may be applied using either a modified retrospective or full retrospective approach. The Company has not yet selected a transition method nor has it determined the effect of the standard on its ongoing financial reporting.

In April 2015, the FASB issued ASU No. 2015-03, Interest - Imputation of Interest (Subtopic 835-30), which simplifies the presentation of debt issuance costs by requiring that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. The amendments in this ASU are effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years with early adoption permitted. The Company will adopt this ASU in the first quarter of 2016, which will result in a decrease to total assets and liabilities of the net unamortized balance of debt issuance costs, which are $9.7 million at March 31, 2015.

14

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

2. Real Estate Investments

The following table details the shopping centers acquired or land acquired for development (in thousands). There were no shopping centers acquired during the three months ended March 31, 2015, however the Company did make a deposit to acquire an operating property.

Three months ended March 31, 2014
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/31/14	Persimmon Place	Dublin, CA	Development	100%	$14,200	—	—	—
2/14/14	Shops at Mira Vista	Austin, TX	Operating	100%	22,500	319	2,329	291
3/7/14	Fairfield Portfolio (1)	Fairfield, CT	Operating	80%	149,344	77,730	12,650	5,601
Total property acquisitions					$186,044	$78,049	$14,979	$5,892

⁽¹⁾ On March 7, 2014, the Company acquired an 80% controlling interest in the Fairfield Portfolio. As a result of consolidation, the Company recorded the non-controlling interest of approximately $15.4 million at fair value. The portfolio consists of three operating properties located in Fairfield, CT. 

The real estate operations acquired were not considered material to the Company, individually or in the aggregate, therefore pro-forma financial information is not necessary.

3.    Property Dispositions

Dispositions

The following table provides a summary of shopping centers and land out-parcels disposed of (dollars in thousands):

	Three months ended March 31,
	2015		2014
Net proceeds from sale of real estate investments	$	3,414	$	4,472
Gain on sale of real estate	$	803	$	715
Number of operating properties sold	1		1
Number of land out-parcels sold	—		2
Percent interest sold	100%		100%

At March 31, 2015, the Company was under contract to sell an operating property, which was sold in April of 2015. The assets of this property have been classified as Operating properties held for sale in the accompanying Consolidated Balance Sheets.

15

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

4.    Notes Payable and Unsecured Credit Facilities

The Company’s debt outstanding as of March 31, 2015 and December 31, 2014 consists of the following (in thousands):

	2015		2014
Notes payable:
Fixed rate mortgage loans	$	460,885	518,993
Variable rate mortgage loans (1)	31,190		29,839
Fixed rate unsecured loans	1,397,652		1,397,525
Total notes payable	1,889,727		1,946,357
Unsecured credit facilities:
Line of Credit	30,000		—
Term Loan	75,000		75,000
Total unsecured credit facilities	105,000		75,000
Total debt outstanding	$	1,994,727	2,021,357

⁽¹⁾ An interest rate swap is in place to fix the interest rate on this variable rate mortgage loan. See note 5.

The weighted average contractual interest rates were 5.2% and 1.3% on the fixed rate and variable rate debt, respectively, at March 31, 2015. Significant financing activity since December 31, 2014, excluding scheduled principal payments, includes:

• The Company repaid two mortgages totaling $55.8 million that were scheduled to mature during 2015;

• The Company drew $1.4 million on a construction loan for the ongoing redevelopment of a shopping center; and

• The Company borrowed $30.0 million, net of repayments, on its $800.0 million Line of Credit (the "Line").

As of March 31, 2015, scheduled principal payments and maturities on notes payable were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2015	$	4,724	20,391	350,000		375,115
2016	6,135		41,442	30,000		77,577
2017	5,399		116,316	400,000		521,715
2018	4,452		57,358	—		61,810
2019	3,443		106,000	75,000		184,443
Beyond 5 Years	22,648		97,390	650,000		770,038
Unamortized debt premiums (discounts), net	—		6,377	(2,348	)	4,029
Total	$	46,801	445,274	1,502,652		1,994,727

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

The Company was in compliance as of March 31, 2015 with the financial and other covenants under its unsecured public debt and unsecured credit facilities.

16

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

5.    Derivative Financial Instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets, as of March 31, 2015 and December 31, 2014 (in thousands):

							Fair Value
							Liabilities (2)
Effective Date	Maturity Date	Early Termination Date (1)	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	2015			2014
10/16/13	10/16/20	N/A	$	28,100	1 Month LIBOR	2.196%	$	(1,109	)	(764	)
8/1/15	8/1/25	2/1/16	75,000		3 Month LIBOR	2.479%	(2,543		)	(289	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	45,000		3 Month LIBOR	3.412%	(5,387		)	(3,964	)
6/15/17	6/15/27	12/15/17	20,000		3 Month LIBOR	3.488%	(1,840		)	(1,227	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,080	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,084	)
Total derivative financial instruments							$	(32,535	)	(18,794	)

⁽¹⁾ Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement.

⁽²⁾ Derivatives in a liability position are included within Accounts Payable and Other Liabilities in the accompanying Consolidated Balance Sheets.

These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not use derivatives for trading or speculative purposes and currently does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheet.

The Company expects to issue new debt in 2015 and 2017. In order to mitigate the risk of interest rate volatility, the Company previously entered into $220 million of forward starting interest rate swaps to partially hedge the new debt expected to be issued in 2015 and another $220 million of forward starting interest rate swaps to partially hedge the new debt expected to be issued in 2017. These interest rate swaps lock in the 10-year treasury rate and swap spread at a weighted average fixed rate of 2.67% and 3.48%, respectively. A current market based credit spread applicable to Regency will be added to the locked in fixed rate at time of issuance that will determine the final bond yield.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within interest expense.

17

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements (in thousands):

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
	2015			2014			2015			2014			2015		2014
Interest rate swaps	$	(13,882	)	(13,800	)	Interest expense	$	(2,249	)	(2,519	)	Other expenses	$	—	—

As of March 31, 2015, the Company expects $9.1 million of net deferred losses on derivative instruments accumulated in other comprehensive income to be reclassified into earnings during the next 12 months, of which $7.8 million is related to previously settled swaps.

6.    Fair Value Measurements

(a) Disclosure of Fair Value of Financial Instruments

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following as of March 31, 2015 and December 31, 2014 (in thousands):

	2015			2014
	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	12,169	12,049	$	12,132	11,980
Financial liabilities:
Notes payable	$	1,889,727	2,041,000	$	1,946,357	2,116,000
Unsecured credit facilities	$	105,000	105,000	$	75,000	75,000

The table above reflects carrying amounts in the accompanying Consolidated Balance Sheets under the indicated captions. The above fair values represent the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of March 31, 2015 and December 31, 2014. These fair value measurements maximize the use of observable inputs. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability.

The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriately risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments.

18

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

The following methods and assumptions were used to estimate the fair value of these financial instruments:

Notes Receivable

The fair value of the Company's notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and loan to value ratio on the underlying property securing the note receivable.

Notes Payable

The fair value of the Company's notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and maturities. Fixed rate loans assumed in connection with real estate acquisitions are recorded in the accompanying consolidated financial statements at fair value at the time the property is acquired. The fair value of the notes payable was determined using Level 2 inputs of the fair value hierarchy.

Unsecured Credit Facilities

The fair value of the Company's unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy.

As of March 31, 2015 and December 31, 2014, the following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:

	2015		2014
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.4%	7.4%
Notes payable	1.5%	3.8%	0.9%	3.4%
Unsecured credit facilities	1.3%	1.5%	1.3%	1.3%

(b) Fair Value Measurements

The following financial instruments are measured at fair value on a recurring basis:

Trading Securities Held in Trust

The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), that are classified as trading securities held in trust on the accompanying Consolidated Balance Sheets. The fair value of the trading securities held in trust was determined using quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations.

Interest Rate Derivatives

The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize

19

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy.

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis (in thousands):

	Fair Value Measurements as of March 31, 2015
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,595		29,595	—		—
Liabilities
Interest rate derivatives	$	(32,535	)	—	(32,535	)	—

	Fair Value Measurements as of December 31, 2014
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,134		28,134	—		—
Liabilities
Interest rate derivatives	$	(18,794	)	—	(18,794	)	—

There were no assets measured at fair value on a nonrecurring basis as of March 31, 2015.

7.    Equity and Capital

Common Stock of the Parent Company

Issuances:

The current ATM equity offering program authorizes the Parent Company to sell up to $200 million of common stock at prices determined by the market at the time of sale. As of March 31, 2015, $95.0 million of common stock remained available for issuance under this ATM equity program.

There were no shares issued under the ATM equity programs for the three months endedMarch 31, 2014. The following shares were issued under the ATM equity programs during the three months endedMarch 31, 2015 (dollar amounts are in thousands, except price per share data):

	Three months ended March 31,
	2015
Shares issued	18,125
Weighted average price per share	$	64.72
Total proceeds	$	1,173
Commissions	$	15
Issuance costs	$	—

20

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

In January 2015, the Parent Company entered into a forward sale and an underwritten public offering of 2.875 million shares of its common stock at a price of $67.40 per share which will result in gross proceeds of approximately $193.8 million, before any underwriting discount and offering expenses. The forward sale will settle on one or more dates occurring no later than approximately 12 months after the date of the offering. The Company intends to use any net proceeds that it receives upon settlement of the forward sale agreement to fund development and redevelopment activities, fund potential acquisition opportunities, repay maturing debts, and/or for general corporate purposes.

Common Units of the Operating Partnership

Issuances:

Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above.

Accumulated Other Comprehensive Loss

The following tables present changes in the balances of each component of AOCI (in thousands):

	Controlling Interest			Noncontrolling Interest		Total
	Cash Flow Hedges			Cash Flow Hedges		AOCI
Balance as of December 31, 2013	$	(17,404	)	(479	)	(17,883	)
Other comprehensive income before reclassifications	(13,670		)	(130	)	(13,800	)
Amounts reclassified from accumulated other comprehensive income	2,475			44		2,519
Current period other comprehensive income, net	(11,195		)	(86	)	(11,281	)
Balance as of March 31, 2014	$	(28,599	)	(565	)	(29,164	)
Balance as of December 31, 2014	$	(57,748	)	(750	)	(58,498	)
Other comprehensive income before reclassifications	(13,739		)	(143	)	(13,882	)
Amounts reclassified from accumulated other comprehensive income	2,210			39		2,249
Current period other comprehensive income, net	(11,529		)	(104	)	(11,633	)
Balance as of March 31, 2015	$	(69,277	)	(854	)	(70,131	)

The following represents amounts reclassified out of AOCI into income (in thousands):

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item Where Net Income is Presented
	Three months ended March 31,
	2015		2014
Interest rate swaps	$	2,249	2,519	Interest expense

21

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

8.    Stock-Based Compensation

The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations, the components of which are further described below (in thousands):

	Three months ended March 31,
	2015			2014
Restricted stock (1)	$	3,549		2,916
Directors' fees paid in common stock (1)	52			52
Capitalized stock-based compensation (2)	(701		)	(696	)
Stock-based compensation, net of capitalization	$	2,900		2,272

⁽¹⁾ Includes amortization of the grant date fair value of restricted stock awards over the respective vesting periods.

⁽²⁾ Includes compensation expense specifically identifiable to development and leasing activities.

During 2015, the Company granted 191,069 shares of restricted stock with a weighted-average grant-date fair value of $70.35 per share.

9.    Non-Qualified Deferred Compensation Plan ("NQDCP")

The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited into a Rabbi trust. The assets of the Rabbi trust, exclusive of the shares of the Company's common stock, are classified as trading securities in the accompanying Consolidated Balance Sheets, and were $29.6 million and $28.1 million at March 31, 2015 and December 31, 2014, respectively. The participants' deferred compensation liability, also exclusive of the shares of the Company's common stock, is included within accounts payable and other liabilities in the accompanying Consolidated Balance Sheets and was $29.1 million and $27.6 million at March 31, 2015 and December 31, 2014, respectively.

22

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

10.    Earnings per Share and Unit

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share (in thousands, except per share data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	552		401
Income from operations attributable to the Company	30,440		24,655
Less: preferred stock dividends	5,266		5,266
Less: dividends paid on unvested restricted stock	176		197
Income from operations attributable to common stockholders - basic	$	24,998	19,192
Add: dividends paid on Treasury Method restricted stock	28		11
Income from operations attributable to common stockholders - diluted	$	25,026	19,203
Denominator:
Weighted average common shares outstanding for basic EPS	93,842		92,167
Incremental shares to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common shares outstanding for diluted EPS	93,907		92,191
Income per common share – basic	$	0.27	0.21
Income per common share – diluted	$	0.27	0.21

Income allocated to noncontrolling interests of the Operating Partnership has been excluded from the numerator and exchangeable Operating Partnership units have been omitted from the denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the numerator and denominator would have no impact. Weighted average exchangeable Operating Partnership units outstanding for the three months endedMarch 31, 2015 and 2014 were 154,170 and 160,281, respectively.

23

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit (in thousands except per unit data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	503		359
Income from operations attributable to the Partnership	30,489		24,697
Less: preferred unit distributions	5,266		5,266
Less: dividends paid on unvested restricted units	176		197
Income from operations attributable to common unit holders - basic	25,047		19,234
Add: dividends paid on Treasury Method restricted units	28		11
Income from operations attributable to common unit holders - diluted	25,075		19,245
Denominator:
Weighted average common units outstanding for basic EPU	93,996		92,167
Incremental units to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common units outstanding for diluted EPU	94,061		92,191
Income per common unit – basic	$	0.27	0.21
Income per common unit – diluted	$	0.27	0.21

24

REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P.

Notes to Consolidated Financial Statements

March 31, 2015

11.    Commitments and Contingencies

The Company is involved in litigation on a number of matters and is subject to certain claims, which arise in the normal course of business, none of which, in the opinion of management, is expected to have a material adverse effect on the Company's consolidated financial position, results of operations, or liquidity. Legal fees are expensed as incurred.

The Company is also subject to numerous environmental laws and regulations as they apply to real estate pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations; however, it can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to it; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company.

The Company has the right to issue letters of credit under the Line up to an amount not to exceed $80.0 million, which reduces the credit availability under the Line. These letters of credit are primarily issued as collateral to facilitate the construction of development projects. As of March 31, 2015 and December 31, 2014, the Company had $5.9 million in letters of credit outstanding. 

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Forward-Looking Statements

In addition to historical information, the following information contains forward-looking statements as defined under federal securities laws. These forward-looking statements include statements about anticipated changes in our revenues, the size of our development and redevelopment program, earnings per share and unit, returns and portfolio value, and expectations about our liquidity. These statements are based on current expectations, estimates and projections about the real estate industry and markets in which the Company operates, and management's beliefs and assumptions. Forward-looking statements are not guarantees of future performance and involve certain known and unknown risks and uncertainties that could cause actual results to differ materially from those expressed or implied by such statements. Such risks and uncertainties include, but are not limited to, changes in national and local economic conditions; financial difficulties of tenants; competitive market conditions, including timing and pricing of acquisitions and sales of properties and building pads ("out-parcels"); changes in leasing activity and market rents; timing of development starts; meeting development schedules; natural disasters in geographic areas in which we operate; cost of environmental remediation; our inability to exercise voting control over the co-investment partnerships through which we own many of our properties; technology disruptions. For additional information, see “Risk Factors” included in our Annual Report on Form 10-K for the year ended December 31, 2014. The following discussion should be read in conjunction with the accompanying Consolidated Financial Statements and Notes thereto of Regency Centers Corporation and Regency Centers, L.P. appearing elsewhere herein. We do not undertake any obligation to release publicly any revisions to such forward-looking statements to reflect events or uncertainties after the date hereof or to reflect the occurrence of uncertain events.

Overview of Our Strategy

Regency Centers began its operations as a publicly-traded REIT in 1993, and currently owns direct or partial interests in 321 shopping centers, the majority of which are grocery-anchored community and neighborhood centers. Our centers are located in the top markets of 27 states and the District of Columbia, and contain 38.2 million square feet of gross leasable area. All of our operating, investing, and financing activities are performed through the Operating Partnership, its wholly-owned subsidiaries, and through its co-investment partnerships. The Parent Company currently owns approximately 99.8% of the outstanding common partnership units of the Operating Partnership.

Our mission is to be the preeminent grocery-anchored shopping center owner and developer through:

• First-rate performance of our exceptionally merchandised and located national portfolio;

• Value-enhancing services of the best team of professionals in the business;

• Creation of superior growth in shareholder value.

Our strategic objectives are to:

• Sustain average annual 3% same-property net operating income (“NOI”) growth from a high-quality portfolio of community and neighborhood shopping centers;

• Develop new high quality shopping centers at attractive returns on investment from a disciplined development program;

• Cost-effectively enhance our already strong balance sheet to reduce our cost of capital, provide financial flexibility and weather economic downturns;

• Engage a talented and dedicated team that operates efficiently and is recognized as a leader in the real estate industry and sustainability initiatives.

We earn revenues and generate cash flow by leasing space in our shopping centers to grocery stores, major retail anchors, restaurants, side-shop retailers, and service providers, as well as ground leasing or selling building pads to these same types of tenants. We experience growth in revenues by increasing occupancy and rental rates in our existing shopping centers and by acquiring and developing new shopping centers.

We grow our shopping center portfolio through acquisitions of operating centers and new shopping center development. We will continue to use our development capabilities, market presence, and anchor relationships to invest in value-added new developments and redevelopments of existing centers. We fund our acquisition and development activity from various capital sources including operating cash flow, property sales, equity offerings, new financing, and co-investment real estate partnerships. Co-investment real estate partnerships provide us with an additional capital source for shopping center acquisitions, developments, and redevelopments, as well as the opportunity to earn fees for asset management, property management, and other investing and financing services.

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Shopping Center Portfolio

The following table summarizes general information related to the Consolidated Properties in our shopping center portfolio (GLA in thousands):

	March 31, 2015	December 31, 2014
Number of Properties	201	202
Properties in Development	7	7
Gross Leasable Area	23,186	23,200
% Leased – Operating and Development	95.4%	95.3%
% Leased – Operating	95.7%	95.9%
Weighted average annual effective rent per square foot ("SF") (1)	$18.50	$18.30
(1) Net of tenant concessions.

The following table summarizes general information related to the Unconsolidated Properties owned in co-investment partnerships in our shopping center portfolio (GLA in thousands):

	March 31, 2015	December 31, 2014
Number of Properties	120	120
Gross Leasable Area	15,004	15,000
% Leased – Operating	95.9%	96.0%
Weighted average annual effective rent per SF (1)	$18.32	$17.85
(1) Net of tenant concessions.

The following table summarizes pro-rata occupancy rates of our combined Consolidated and Unconsolidated shopping center portfolio:

	March 31, 2015	December 31, 2014
% Leased – Operating	95.8%	95.9%
≥ 10,000 SF	98.8%	98.8%
< 10,000 SF	90.9%	91.2%

We experienced a slight decrease in occupancy in the first quarter of 2015 with occupancy remaining stable in our over 10,000 SF category, but a pro-rata occupancy decrease of 30 basis points in our shop space category (less than 10,000 SF) compared to December 31, 2014. This decrease in the first quarter is consistent with seasonal move-outs, although move-outs were lower than historical averages. We believe our high-quality, grocery anchored shopping centers located in densely populated, desirable infill trade areas create attractive spaces for retail tenants. Improvements in the economy, combined with historically low levels of new supply and robust tenant demand, allow us to focus on merchandising of our centers to ensure the right mix of operators and unique retailers, which draws more retail customers to our centers.

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The following table summarizes leasing activity for the three months endedMarch 31, 2015 and 2014, including Regency's pro-rata share of activity within the portfolio of our co-investment partnerships:

	2015
	Leasing Transactions (1)	SF (in thousands)	Base Rent PSF (2)		Tenant Improvements PSF (2)		Leasing Commissions PSF (2)
New leases
≥ 10,000 SF	—	—	$	—	$	—	$	—
< 10,000 SF	97	160	$	33.05	$	11.37	$	14.73
Total New Leases (1)	97	160	$	33.05	$	11.37	$	14.73
Renewals
≥ 10,000 SF	8	245	$	7.73	$	—	$	1.00
< 10,000 SF	206	289	$	31.19	$	0.68	$	3.89
Total Renewal Leases (1)	214	534	$	20.43	$	0.37	$	2.56
Total Leases	311	694	$	23.34	$	2.90	$	5.37

	2014
	Leasing Transactions (1)	SF (in thousands)	Base Rent PSF (2)		Tenant Improvements PSF (2)		Leasing Commissions PSF (2)
New leases
≥ 10,000 SF	9	343	$	13.54	$	4.08	$	3.82
< 10,000 SF	98	163	$	27.38	$	9.75	$	14.10
Total New Leases (1)	107	506	$	17.99	$	5.90	$	7.13
Renewals
≥ 10,000 SF	10	160	$	14.61	$	0.73	$	1.24
< 10,000 SF	149	226	$	28.29	$	0.60	$	3.53
Total Renewal Leases (1)	159	386	$	22.61	$	0.66	$	2.58
Total Leases	266	892	$	19.99	$	3.63	$	5.16

⁽¹⁾ Number of leasing transactions reported at 100%; all other statistics reported at pro-rata share.     

⁽²⁾ Totals for base rent, tenant improvements, and leasing commissions reflect the weighted average per square foot ("PSF").

There were no new leasing transactions this period in the greater than or equal to 10,000 SF category and occupancy in this category remains stable at 98.8%.  Although the average base rent PSF for renewals in this category are lower than the three months ended March 31, 2014, it still represents a 2.6% increase over prior rents for the 2015 transactions.  These transactions are limited in volume and rates tend to vary based on location. 

In the under 10,000 SF category, rates continue to increase while occupancy has decreased slightly to 90.9% due to seasonal move-outs during the first quarter, although move-outs were lower than historical averages.

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Significant Tenants and Concentrations of Risk

We seek to reduce our operating and leasing risks through geographic diversification and by avoiding dependence on any single property, market, or tenant. The following table summarizes our three most significant tenants, each of which is a grocery tenant, occupying our shopping centers at March 31, 2015:

Grocery Anchor	Number of Stores (1)	Percentage of Company- owned GLA (2)	Percentage  of Annualized Base Rent (2)
Kroger	55	8.5%	4.5%
Publix	46	6.5%	3.7%
Safeway/Albertsons	50	4.9%	3.1%
(1) Includes stores owned by grocery anchors that are attached to our centers.
(2) Includes Regency's pro-rata share of Unconsolidated Properties and excludes those owned by anchors.

Bankruptcies

Although base rent is supported by long-term lease contracts, tenants who file bankruptcy may have the legal right to reject any or all of their leases and close related stores. In the event that a tenant with a significant number of leases in our shopping centers files bankruptcy and cancels its leases, we could experience a significant reduction in our revenues. We monitor the operating performance and rent collections of all tenants in our shopping centers, especially those tenants operating retail formats that are experiencing significant changes in competition, business practice, and store closings in other locations. We are not currently aware of the pending bankruptcy or announced store closings of any tenants in our shopping centers that would individually cause a material reduction in our revenues, and no tenant represents more than 5% of our annual base rent on a pro-rata basis.

Our management team devotes significant time to monitoring consumer preferences, shopping behaviors, and demographics to anticipate both challenges and opportunities in the changing retail industry that may affect our tenants. As a result of our findings, we may reduce new leasing, suspend leasing, or curtail the allowance for the construction of leasehold improvements within a certain retail category or to a specific retailer.

29

Liquidity and Capital Resources

Our Parent Company has no capital commitments other than its guarantees of the commitments of our Operating Partnership. The Parent Company will from time to time access the capital markets for the purpose of issuing new equity and will simultaneously contribute all of the offering proceeds to the Operating Partnership in exchange for additional partnership units. All debt is held by our Operating Partnership or by our co-investment partnerships. The following table represents the remaining available capacity under our at the market ("ATM") equity program and unsecured credit facilities (in thousands):

	March 31, 2015
ATM equity program
Total capacity	$	200,000
Remaining capacity	$	95,000
Term Loan (1)
Total capacity	$	165,000
Remaining capacity	$	90,000
Line of Credit (the "Line")
Total capacity	$	800,000
Remaining capacity (2)	$	764,100
Maturity (3)	September 2016
(1) The Company has $75.0 million outstanding and may elect to borrow up to an additional $90.0 million through August 31, 2015.
(2) Net of letters of credit
(3) Subject to a one-year extension at the Company's option.

In January 2015, the Parent Company entered into an underwritten public offering for 2.875 million shares of its common stock at a price of $67.40 per share which will result in gross proceeds of approximately $193.8 million, before any underwriting discount and offering expenses. In connection with this offering, the Parent Company entered into a forward sale agreement (the "Forward Equity Offering") with an affiliate of Wells Fargo Securities, LLC for the underwritten shares. The Forward Equity Offering will settle on one or more dates occurring no later than 12 months after the date of the offering.

The following table summarizes net cash flows related to operating, investing, and financing activities of the Company for the three months endedMarch 31, 2015 and 2014 (in thousands):

	2015			2014		Change
Net cash provided by operating activities	$	54,458		52,264		2,194
Net cash used in investing activities	(55,087		)	(117,053	)	61,966
Net cash (used in) provided by financing activities	(76,658		)	19,264		(95,922	)
Net decrease in cash and cash equivalents	$	(77,287	)	(45,525	)	(31,762	)
Total cash and cash equivalents	$	36,489		35,159		1,330

Net cash provided by operating activities:

Net cash provided by operating activities during the three months endedMarch 31, 2015 was $2.2 million more than the three months endedMarch 31, 2014 due to:

• $6.4 million increase in cash from operating income; and,

• $3.6 million increase in operating cash flow distributions from our unconsolidated real estate partnerships as several redevelopment projects completed and began generating cash flows; offset by

• $7.8 million net decrease in cash due to timing of cash receipts and payments related to operating activities.

We operate our business such that we expect net cash provided by operating activities will provide the necessary funds to pay our distributions to our common and preferred share and unit holders, which were $50.6 million and $48.3 million for

30

the three months endedMarch 31, 2015 and 2014, respectively. Our dividend distribution policy is set by our Board of Directors who monitors our financial position. Our Board of Directors recently declared our common stock quarterly dividend of $0.485 per share, payable on June 3, 2015. Future dividends will be declared at the discretion of our Board of Directors and will be subject to capital requirements and availability. We plan to continue paying an aggregate amount of distributions to our stock and unit holders that, at a minimum, meet the requirements to continue qualifying as a REIT for Federal income tax purposes.

Net cash used in investing activities:

Net cash used in investing activities during the three months endedMarch 31, 2015 decreased by $62.0 million compared to the three months endedMarch 31, 2014, primarily due to less shopping center acquisitions in 2015 as follows (in thousands):

	2015			2014		Change
Cash flows from investing activities:
Acquisition of operating real estate	$	—		(78,943	)	78,943
Advance deposits on acquisition of operating real estate	(4,000		)	—		(4,000	)
Real estate development and capital improvements	(55,047		)	(46,648	)	(8,399	)
Proceeds from sale of real estate investments	3,414			4,472		(1,058	)
Investments in real estate partnerships	(1,344		)	(1,771	)	427
Distributions received from investments in real estate partnerships	2,717			5,931		(3,214	)
Dividends on investments	31			27		4
Acquisition of securities	(3,726		)	(1,797	)	(1,929	)
Proceeds from sale of securities	2,868			1,676		1,192
Net cash used in investing activities	$	(55,087	)	(117,053	)	61,966

Significant investing and divesting activities during the three months endedMarch 31, 2015 and March 31, 2014 include:

• We paid $4.0 million for a deposit to acquire one shopping center in 2015. During 2014, we acquired four shopping centers for an aggregate of $78.9 million.

• We invested an additional $8.4 million on real estate development and capital improvements during the three months endedMarch 31, 2015 as compared to March 31, 2014, as further discussed in the table below.

• We received proceeds of $3.4 million from the sale of one shopping center in 2015, compared to $4.5 million for one shopping center and two out-parcels during 2014.

• Distributions from our unconsolidated real estate partnerships include return of capital from sales or financing proceeds. The $2.7 million received during the three months endedMarch 31, 2015 is primarily driven by $2.3 million of financing proceeds. During the three months endedMarch 31, 2014, we received $5.9 million from selling land held in a partnership.

• Acquisition of securities and proceeds from sale of securities are primarily the result of investing activities in our non-qualified deferred compensation plan. The increase in net acquisitions of securities resulted from greater participant deferrals in the plan during 2015.

31

We plan to continue developing and redeveloping shopping centers for long-term investment purposes. During the three months endedMarch 31, 2015, we deployed capital of $55.0 million for the development, redevelopment, and improvement of our real estate properties as comprised of the following (in thousands):

	Three months ended March 31,
	2015		2014	Change
Capital expenditures:
Land acquisitions for development / redevelopment	$	58	13,435	(13,377	)
Building and tenant improvements	6,490		6,095	395
Redevelopment costs	14,236		6,066	8,170
Development costs	26,339		14,233	12,106
Capitalized interest	2,059		1,641	418
Capitalized direct compensation	5,865		5,178	687
Real estate development and capital improvements	$	55,047	46,648	8,399

• During 2015, we invested $0.1 million in pre-development costs, as compared to the acquisition of one land parcel for $13.4 million during 2014.

• Redevelopment expenditures were higher during 2015 due to timing and magnitude of redevelopments.

• At March 31, 2015 and December 31, 2014, we had seven development projects that were either under construction or in lease up. Our capital expenditures on development projects were higher during 2015 due to the larger size of and progress towards completion of our development projects.

• We have a staff of employees who directly support our development and redevelopment program. Internal compensation costs directly attributable to these activities are capitalized as part of each project as summarized in the table above. Changes in the level of future development and redevelopment activity could adversely impact results of operations by reducing the amount of internal costs for development and redevelopment projects that may be capitalized. A 10% reduction in development and redevelopment activity without a corresponding reduction in the compensation costs directly related to our development and redevelopment activities could result in an additional charge to net income of $1.1 million.

32

The following table details our development projects as of March 31, 2015 (in thousands, except cost PSF):

Property Name	Location	Start Date	Estimated /Actual Anchor Opening	Estimated Net Development Costs After JV Buyout (1)		% of Costs Incurred (1)	GLA	Cost PSF of GLA (1)
Fountain Square	Miami, FL	Q3-13	Dec-14	$	56,363	91%	177	$	318
Brooklyn Station on Riverside	Jacksonville, FL	Q4-13	Oct-14	15,136		73%	50	303
Persimmon Place	Dublin, CA	Q1-14	June-15	59,976		67%	153	392
Willow Oaks Crossing	Concord, NC	Q2-14	Nov-15	13,551		38%	69	196
Belmont Shopping Center	Ashburn, VA	Q3-14	Aug-15	28,189		40%	91	310
CityLine Market	Richardson, TX	Q3-14	Feb-16	27,855		28%	80	348
The Village at La Floresta	Brea, CA	Q4-14	Feb-16	33,116		36%	87	381
Total				$	234,186	59%	707	$	331	(2)
(1)  Amount represents costs on an accrual basis, including leasing costs, net of tenant reimbursements.
(2)  Amount represents a weighted average.

There were no development projects completed during the three months endedMarch 31, 2015.

Net cash (used in) provided by financing activities:

Net cash flows from financing activities during the three months endedMarch 31, 2015 changed by $95.9 million compared to the three months endedMarch 31, 2014, primarily due to higher net borrowings on the Line in 2014 and debt repayments in 2015 as follows (in thousands).

	2015			2014		Change
Cash flows from financing activities:
Equity issuances	$	992		—		992
Stock redemption	—			(300	)	300
Distributions to limited partners in consolidated partnerships, net	(1,050		)	(426	)	(624	)
Dividend payments	(50,615		)	(48,291	)	(2,324	)
Unsecured credit facilities, net	30,000			70,000		(40,000	)
Debt issuance	1,273			—		1,273
Debt repayment	(57,258		)	(1,719	)	(55,539	)
Net cash (used in) provided by financing activities	$	(76,658	)	19,264		(95,922	)

Significant financing activities during the three months endedMarch 31, 2015 and March 31, 2014 include:

• During 2015, we borrowed $30.0 million on our Line, net of repayments, as compared to the $70.0 million during 2014, to fund investing activities.

• During the three months endedMarch 31, 2015, we spent $57.3 million to repay two mortgages that were scheduled to mature in 2015 in addition to scheduled principal payments, as compared to $1.7 million of principal payments on mortgages in 2014.

We endeavor to maintain a high percentage of unencumbered assets. At March 31, 2015, 79.2% of our wholly-owned real estate assets were unencumbered. Such assets allow us to access the secured and unsecured debt markets and to maintain availability on the Line. Our coverage ratio, including our pro-rata share of our partnerships, was 2.5 times for the trailing four quarters ended March 31, 2015 and 2014. We define our coverage ratio as earnings before interest, taxes, investment transaction profits net of deal costs, depreciation and amortization (“Core EBITDA”) divided by the sum of the gross interest and scheduled mortgage principal paid to our lenders plus dividends paid to our preferred stockholders.

33

Through the remainder of 2015, we estimate that we will require approximately $522.0 million of cash, including $134.5 million to complete in-process developments and redevelopments, $370.4 million to repay maturing debt and approximately $17.1 million to fund our pro-rata share of estimated capital contributions to our co-investment partnerships for repayment of debt. If we start new developments or redevelop additional shopping centers, our cash requirements will increase. To meet our cash requirements, we will utilize cash generated from operations, proceeds from the sale of real estate, proceeds from settling our $193.8 million Forward Equity Offering, up to $854.1 million available borrowings from our Line and Term Loan, and when the capital markets are favorable, proceeds from the sale of equity under our remaining $95.0 million "At The Market (ATM)" program and the issuance of new long-term debt.

We continuously monitor the capital markets and evaluate our ability to issue new debt to repay maturing debt or fund our commitments. Based upon the current capital markets, our current credit ratings, and the number of high quality, unencumbered properties that we own which could collateralize borrowings, we currently expect that we will successfully issue new secured or unsecured debt to fund our obligations, as needed.

We have $350.0 million of fixed rate, unsecured debt maturing August 1, 2015 and $400.0 million of fixed rate, unsecured debt maturing June 15, 2017. We currently expect to repay the 2015 maturity using proceeds from partially settling the Forward Equity Offering and issuing new long-term debt. In order to mitigate the risk of interest rate volatility, we have $220.0 million of forward starting interest rate swaps to partially hedge any new long-term debt issued in 2015 and an additional $220.0 million of forward starting interest rate swaps to partially hedge any new long-term debt issued in 2017. These interest rate swaps lock in the 10-year treasury rate and swap spread at a weighted average fixed rate of 2.67% and 3.48%, respectively. A current market based credit spread applicable to Regency will be added to the locked in fixed rate at time of issuance that will determine the final bond yield. At March 31, 2015, the fair value of the interest rate swaps that are expected to settle in 2015 is $11.3 million.

Our Line, Term Loan, and unsecured loans require we remain in compliance with various covenants, which are described in the Notes to Consolidated Financial Statements included in our Annual Report on Form 10-K for the year ended December 31, 2014. We are in compliance with these covenants at March 31, 2015 and expect to remain in compliance.

34

Investments in Real Estate Partnerships

At March 31, 2015 and December 31, 2014, we had investments in real estate partnerships of $325.2 million and $333.2 million, respectively. The following table is a summary of the unconsolidated combined assets and liabilities of these co-investment partnerships and our pro-rata share at March 31, 2015 and December 31, 2014 (dollars in thousands):

	2015		2014
Number of Co-investment Partnerships	13		13
Regency’s Ownership	20%-50%		20%-50%
Number of Properties	120		120
Combined Assets	$	2,782,331	2,807,502
Combined Liabilities	$	1,562,041	1,558,874
Combined Equity	$	1,220,290	1,248,628
Regency’s Share of (1):
Assets	$	972,701	981,359
Liabilities	$	538,656	539,310
Equity (2)	$	434,045	442,049

⁽¹⁾ Pro-rata financial information is not, and is not intended to be, a presentation in accordance with GAAP. However, management believes that providing such information is useful to investors in assessing the impact of its investments in real estate partnership activities on our operations, which includes such items on a single line presentation under the equity method in its consolidated financial statements.

⁽²⁾ The difference between our share of the net assets of the co-investment partnerships and our investments in real estate partnerships per the accompanying Consolidated Balance Sheets at March 31, 2015 and December 31, 2014 relates to the following differences (in thousands):

	2015			2014
Capital - Regency	$	434,045		442,049
less: Impairment	(1,300		)	(1,300	)
less: Ownership percentage or Restricted Gain Method deferral	(29,299		)	(29,379	)
less: Net book equity in excess of purchase price	(78,203		)	(78,203	)
Investments in real estate partnerships	$	325,243		333,167

In addition to earning our pro-rata share of net income or loss in each of these co-investment partnerships, we receive fees, as shown below, for the three months endedMarch 31, 2015 and 2014 (in thousands):

	Three months ended March 31,
	2015		2014
Asset management, property management, leasing, and investment and financing services	$	6,137	6,162

35

Our equity method investments in real estate partnerships as of March 31, 2015 and December 31, 2014 consist of the following (in thousands):

	Regency's Ownership	2015		2014
GRI - Regency, LLC (GRIR) (1)	40.00%	$	243,407	247,175
Columbia Regency Retail Partners, LLC (Columbia I) (1)	20.00%	15,757		15,916
Columbia Regency Partners II, LLC (Columbia II) (1)	20.00%	6,783		9,343
Cameron Village, LLC (Cameron)	30.00%	11,432		12,114
RegCal, LLC (RegCal) (1)	25.00%	13,166		13,354
US Regency Retail I, LLC (USAA) (1)	20.01%	683		806
Other investments in real estate partnerships	50.00%	34,015		34,459
Total		$	325,243	333,167

⁽¹⁾ These partnership agreements have a unilateral right for election to dissolve the partnership and receive a distribution-in-kind ("DIK") upon liquidation; therefore, the Company has applied the Restricted Gain Method to determine the amount of gain recognized on property sales to these partnerships. During 2015, the Company did not sell any properties to these real estate partnerships.

Notes Payable - Investments in Real Estate Partnerships

As of March 31, 2015, scheduled principal repayments on notes payable held by our investments in real estate partnerships were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage  Loan Maturities		Unsecured Maturities	Total		Regency’s Pro-Rata Share
2015	$	14,793	59,803		—	74,596		22,515
2016	17,135		305,076		—	322,211		113,155
2017	17,517		77,385		11,460	106,362		24,214
2018	18,696		68,022		—	86,718		27,655
2019	17,934		65,939		—	83,873		21,618
Beyond 5 Years	34,827		762,122		—	796,949		298,763
Unamortized debt premiums, net	—		(1,315	)	—	(1,315	)	(599	)
Total	$	120,902	1,337,032		11,460	1,469,394		507,321

At March 31, 2015, our investments in real estate partnerships had notes payable of $1.5 billion maturing through 2025, of which 99.2% had a weighted average fixed interest rate of 5.4%, and the remaining notes payable float over LIBOR and had a weighted average variable interest rate of 1.7%. These loans are all non-recourse, and our pro-rata share was $507.3 million as of March 31, 2015. As notes payable mature, they will be repaid from proceeds from refinancing and partner capital contributions. We are obligated to contribute our pro-rata share to fund maturities if they are not refinanced. We believe that our partners are financially sound and have sufficient capital or access thereto to fund future capital requirements.  In the event that a co-investment partner was unable to fund its share of the capital requirements of the co-investment partnership, we would have the right, but not the obligation, to loan the defaulting partner the amount of its capital call. 

Recent Accounting Pronouncements

See note 1 to Consolidated Financial Statements.

36

Results from Operations

Comparison of the three months ended March 31, 2015 to 2014:

Our revenues increased during the three months ended March 31, 2015, as compared to the three months ended March 31, 2014, as summarized in the following table (in thousands):

	2015		2014	Change
Minimum rent	$	101,305	94,536	6,769
Percentage rent	1,808		1,384	424
Recoveries from tenants	28,935		27,541	1,394
Other income	2,113		3,500	(1,387	)
Management, transaction, and other fees	6,238		6,319	(81	)
Total revenues	$	140,399	133,280	7,119

Minimum rent increased as follows:

• $2.7 million increase due to the acquisitions of operating properties and $2.2 million increase from operations beginning at development properties; and

• $3.9 million increase from same properties driven by higher rental rates and rent paying occupancy growth (same property includes operating properties owned for the entirety of both calendar year periods being presented, including redevelopments);

• offset by a $2.0 million decrease from the sale of operating properties.

Recoveries from tenants represent reimbursements to us for tenants' pro-rata share of the operating, maintenance, and real estate tax expenses that we incur to operate our shopping centers. Recoveries from tenants increased as follows:

• $615,000 increase due to the acquisitions of operating properties and $746,000 increase from operations beginning at development properties.

Other income, which consists of incidental income earned at our centers, decreased primarily as a result of a large fee earned in 2014 related to a settlement.

We earned fees, at market-based rates, for asset management, property management, leasing, acquisition, and financing services that we provided to our co-investment partnerships and third parties during the three months ended March 31, 2015, as compared to the three months ended March 31, 2014, as follows (in thousands):

	2015		2014	Change
Asset management fees	$	1,558	1,480	78
Property management fees	3,319		3,325	(6	)
Leasing commissions and other fees	1,361		1,514	(153	)
Total management, transaction, and other fees	$	6,238	6,319	(81	)

Our operating expenses increased during the three months ended March 31, 2015, as compared to the three months ended March 31, 2014, as summarized in the following table (in thousands):

	2015		2014	Change
Depreciation and amortization	$	35,992	37,905	(1,913	)
Operating and maintenance	21,172		20,505	667
General and administrative	16,378		14,198	2,180
Real estate taxes	15,131		14,799	332
Other operating expenses	1,166		2,173	(1,007	)
Total operating expenses	$	89,839	89,580	259

37

Depreciation and amortization decreased $1.9 million attributable to the following: $2.5 million decrease due to higher depreciation expense during 2014 on redevelopment projects, $1.1 million decrease from property sales and other corporate asset disposals, offset by an increase of $1.7 million from acquisitions and operations beginning at development properties.

General and administrative expenses increased approximately $2.2 million stemming from an increase of $1.1 million of higher compensation expense coupled with $0.5 million of lower capitalization for development and leasing activities. Additionally, changes in participant obligations from plan investments within the non-qualified deferred compensation plan resulted in a $0.4 million increase in expense.

Other operating expenses decreased $1.0 million primarily due to acquisition costs expensed during 2014 related to the Fairfield shopping center portfolio acquired in 2014.

The following table presents the components of other expense (income) for three months endedMarch 31, 2015, as compared to the three months ended March 31, 2014, as follows (in thousands):

	2015			2014		Change
Interest expense, net (1)	$	26,633		27,134		(501	)
Provision for impairment	—			225		(225	)
Early extinguishment of debt	(61		)	—		(61	)
Net investment income	(634		)	(192	)	(442	)
Total other expense (income)	$	25,938		27,167		(1,229	)

⁽¹⁾ See table below for a discussion of interest expense.

The $442,000 increase in net investment income is largely related to the change in the fair value of plan assets in the non-qualified deferred compensation plan, which is consistent with the change in plan liabilities included in general and administrative expenses above.

The following table presents the changes in interest expense (in thousands):

	2015			2014		Change
Interest on notes payable	$	25,892		25,637		255
Interest on unsecured credit facilities	816			851		(35	)
Capitalized interest	(2,059		)	(1,641	)	(418	)
Hedge expense	2,250			2,503		(253	)
Interest income	(266		)	(216	)	(50	)
Total interest expense, net	$	26,633		27,134		(501	)

Our interest expense, net decreased mainly due to higher capitalized interest, which is based on higher cumulative costs incurred on development and redevelopment projects.

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Our equity in income of investments in real estate partnerships decreased during the three months ended March 31, 2015, as compared to the three months ended March 31, 2014 as follows (in thousands):

	Ownership	2015		2014	Change
GRI - Regency, LLC (GRIR)	40.00%	$	3,994	3,210	784
Columbia Regency Retail Partners, LLC (Columbia I)	20.00%	370		381	(11	)
Columbia Regency Partners II, LLC (Columbia II)	20.00%	152		183	(31	)
Cameron Village, LLC (Cameron)	30.00%	146		187	(41	)
RegCal, LLC (RegCal)	25.00%	134		92	42
Regency Retail Partners, LP (the Fund) (1)	20.00%	—		13	(13	)
US Regency Retail I, LLC (USAA)	20.01%	217		160	57
Other investments in real estate partnerships	50.00%	554		3,582	(3,028	)
Total		$	5,567	7,808	(2,241	)
(1) On August 13, 2013, Regency Retail Partners, LP (the "Fund") sold 100% of its interest in its entire portfolio of shopping centers to a third party. The Fund was dissolved following the final distribution of proceeds in 2014.

The decrease in our equity in income of investments in real estate partnerships is principally due to the sale of land held in a partnership which generated a pro-rata gain of $3.0 million during 2014.

The following represents the remaining components that comprised net income attributable to the common stockholders and unit holders for the three months ended March 31, 2015, as compared to the three months ended March 31, 2014 (in thousands):

	2015			2014		Change
Income from operations	$	30,189		24,341		5,848
Gain on sale of real estate	803			715		88
Income attributable to noncontrolling interests	(552		)	(401	)	(151	)
Preferred stock dividends	(5,266		)	(5,266	)	—
Net income attributable to common stockholders	$	25,174		19,389		5,785
Net income attributable to exchangeable operating partnership units	49			42		7
Net income attributable to common unit holders	$	25,223		19,431		5,792

39

Supplemental Earnings Information

We use certain non-GAAP performance measures, in addition to the required GAAP presentations, as we believe these measures are beneficial to us in improving the understanding of the Company's operational results among the investing public. We believe such measures make comparisons of other REITs' operating results to the Company's more meaningful. We continually evaluate the usefulness, relevance, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the public, and thus such reported measures could change.

The following are our definitions of Same Property Net Operating Income ("NOI"), Funds from Operations ("FFO"), and Core FFO, which we believe to be beneficial non-GAAP performance measures used in understanding our operational results:

Ÿ NOI is calculated as total property revenues (minimum rent, percentage rents, and recoveries from tenants and other income) less direct property operating expenses (operating and maintenance and real estate taxes) from the properties owned by us, and excludes corporate-level income (including management, transaction, and other fees), for the entirety of the periods presented.

• Pro-Rata information includes 100% of our consolidated properties plus our ownership interest in our unconsolidated real estate investment partnerships.

• Same Property information is provided for operating properties that were owned and operated for the entirety of both calendar year periods being compared and excludes all Properties in Development and Non-Same Properties. A Non-Same Property is a property acquired during either calendar year period being compared.

• Same Property NOI includes NOI for Same Properties, but excludes straight-line rental income, net of reserves, above and below market rent amortization, banking charges, and other fees. Same Property NOI is a key measure used by management in evaluating the performance of our properties.

Ÿ FFO is a commonly used measure of REIT performance, which the National Association of Real Estate Investment Trusts ("NAREIT") defines as net income, computed in accordance with GAAP, excluding gains and losses from sales of depreciable property, net of tax, excluding operating real estate impairments, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. We compute FFO for all periods presented in accordance with NAREIT's definition. Many companies use different depreciable lives and methods, and real estate values historically fluctuate with market conditions. Since FFO excludes depreciation and amortization and gains and losses from depreciable property dispositions, and impairments, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, acquisition and development activities, and financing costs. This provides a perspective of our financial performance not immediately apparent from net income determined in accordance with GAAP. Thus, FFO is a supplemental non-GAAP financial measure of our operating performance, which does not represent cash generated from operating activities in accordance with GAAP and therefore, should not be considered an alternative for cash flow as a measure of liquidity.

• Core FFO is an additional performance measure used by Regency as the computation of FFO includes certain non-cash and non-comparable items that affect the Company's period-over-period performance.  Core FFO excludes from FFO, but is not limited to: (a) transaction related gains, income or expense; (b) impairments on land; (c) gains or losses from the early extinguishment of debt; and (d) other non-core amounts as they occur.  The Company provides a reconciliation of FFO to Core FFO.

40

Same Property NOI

Our pro-rata same property NOI grew 4.2%, which includes the following major components (in thousands):

	Three months ended March 31,
	2015		2014	Change
Base rent	$	116,311	111,872	4,439
Percentage rent	2,391		2,034	357
Recovery revenue	34,537		34,442	95
Other income	1,583		2,763	(1,180	)
Operating expenses	43,187		43,994	(807	)
Pro-rata same property NOI	$	111,635	107,117	4,518

Pro-rata same property base rent increased $4.4 million driven by increases in contractual rent steps, rental rate growth, and improvements in rent paying occupancy.

Pro-rata same property other income decreased $1.2 million as a result of a large fee earned in 2014 related to a settlement.    

Our reconciliation of property revenues and property expenses to Same Property NOI, on a pro-rata basis, is as follows (in thousands):

	Three months ended March 31,
	2015						2014
	Same Property			Other (1)		Total	Same Property	Other (1)		Total
Income from operations	$	57,934		(27,745	)	30,189	49,803	(25,462	)	24,341
Less:
Management, transaction, and other fees	—			6,238		6,238	—	6,319		6,319
Other (2)	2,042			344		2,386	2,462	328		2,790
Plus:
Depreciation and amortization	32,808			3,184		35,992	35,343	2,562		37,905
General and administrative	—			16,378		16,378	—	14,198		14,198
Other operating expense, excluding provision for doubtful accounts	(47		)	493		446	77	1,764		1,841
Other expense (income)	6,579			19,359		25,938	7,482	19,685		27,167
Equity in income (loss) of investments in real estate excluded from NOI (3)	16,403			328		16,731	16,874	(2,329	)	14,545
Pro-rata NOI	$	111,635		5,415		117,050	107,117	3,771		110,888

⁽¹⁾ Includes revenues and expenses attributable to non-same property, sold property, development property, and corporate activities. 

⁽²⁾ Includes straight-line rental income, net of reserves, above and below market rent amortization, banking charges, and other fees.

⁽³⁾ Includes non-NOI expenses incurred at our unconsolidated real estate partnerships, including those separated out above for our consolidated properties.

41

Our same property pool includes the following property count, pro-rata GLA (in thousands), and changes therein:

	Three months ended March 31,
	2015				2014
	Property Count		GLA		Property Count		GLA
Beginning same property count	298		25,526		304		25,109
Acquired properties owned for entirety of comparable periods	4		418		6		560
Developments that reached completion by beginning of earliest comparable period presented	3		790		5		360
Disposed properties	(1	)	(21	)	(1	)	(11	)
SF adjustments (1)	—		8		—		32
Distribution-in-kind from unconsolidated real estate investments, net	—		—		—		—
Ending same property count	304		26,721		314		26,050

⁽¹⁾ SF adjustments arise from remeasurements or redevelopments.

FFO and Core FFO

The Company's reconciliation of net income available to common shareholders to FFO and Core FFO is as follows (in thousands, except share information):

	Three months ended March 31,
	2015			2014
Reconciliation of Net income to FFO
Net income attributable to common stockholders	$	25,174		19,389
Adjustments to reconcile to FFO:
Depreciation and amortization (1)	45,091			46,738
Gain on sale of operating properties (2)	(683		)	(708	)
Exchangeable operating partnership units	49			42
FFO	$	69,631		65,461
Reconciliation of FFO to Core FFO
FFO	$	69,631		65,461
Adjustments to reconcile to Core FFO:
Development and acquisition pursuit costs (2)	39			1,341
Gain on sale of land (2)	(111		)	(2,905	)
Provision for impairment to land	—			225
Hedge ineffectiveness (2)	3			—
Early extinguishment of debt (2)	(61		)	—
Core FFO	$	69,501		64,122

⁽¹⁾ Includes Regency's pro-rata share of unconsolidated co-investment partnerships, net of pro-rata share attributable to noncontrolling interests.

⁽²⁾ Includes Regency's pro-rata share of unconsolidated co-investment partnerships.

42

Environmental Matters

We are subject to numerous environmental laws and regulations as they apply to our shopping centers pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. We believe that the tenants who currently operate dry cleaning plants or gas stations do so in accordance with current laws and regulations. Generally, we use all legal means to cause tenants to remove dry cleaning plants from our shopping centers or convert them to more environmentally friendly systems. Where available, we have applied and been accepted into state-sponsored environmental programs. We have a blanket environmental insurance policy for third-party liabilities and remediation costs on shopping centers that currently have no known environmental contamination. We have also placed environmental insurance, where possible, on specific properties with known contamination, in order to mitigate our environmental risk. We monitor the shopping centers containing environmental issues and in certain cases voluntarily remediate the sites. We also have legal obligations to remediate certain sites and we are in the process of doing so.

As of March 31, 2015 we had accrued liabilities of $10.0 million for our pro-rata share of environmental remediation. We believe that the ultimate disposition of currently known environmental matters will not have a material effect on our financial position, liquidity, or results of operations; however, we can give no assurance that existing environmental studies on our shopping centers have revealed all potential environmental liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to us; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to us.

Inflation/Deflation

Inflation has been historically low and has had a minimal impact on the operating performance of our shopping centers; however, inflation may become a greater concern in the future. Substantially all of our long-term leases contain provisions designed to mitigate the adverse impact of inflation. Most of our leases require tenants to pay their pro-rata share of operating expenses, including common-area maintenance, real estate taxes, insurance and utilities, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation. In addition, many of our leases are for terms of less than ten years, which permits us to seek increased rents upon re-rental at market rates. However, during deflationary periods or periods of economic weakness, minimum rents and percentage rents will decline as the supply of available retail space exceeds demand and consumer spending declines. Occupancy declines resulting from a weak economic period will also likely result in lower recovery rates of our operating expenses.

43

Item 3. Quantitative and Qualitative Disclosures about Market Risk

There have been no material changes from the quantitative and qualitative disclosures about market risk disclosed in item 7A of Part II of our Form 10-K for the year ended December 31, 2014.

Item 4. Controls and Procedures

Controls and Procedures (Regency Centers Corporation)

Under the supervision and with the participation of the Parent Company's management, including its chief executive officer and chief financial officer, the Parent Company conducted an evaluation of its disclosure controls and procedures, as such term is defined under Rule 13a-15(e) and 15d-15(e) promulgated under the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Based on this evaluation, the Parent Company's chief executive officer and chief financial officer concluded that its disclosure controls and procedures were effective as of the end of the period covered by this quarterly report on Form 10-Q to ensure information required to be disclosed in the reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported, within the time period specified in the SEC's rules and forms. These disclosure controls and procedures include controls and procedures designed to ensure that information required to be disclosed by the Parent Company in the reports it files or submits is accumulated and communicated to management, including its chief executive officer and chief financial officer, as appropriate, to allow timely decisions regarding required disclosure.

There have been no changes in our internal controls over financial reporting identified in connection with this evaluation that occurred during the first quarter of 2015 and that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

Controls and Procedures (Regency Centers, L.P.)

Under the supervision and with the participation of the Operating Partnership's management, including the chief executive officer and chief financial officer of its general partner, the Operating Partnership conducted an evaluation of its disclosure controls and procedures, as such term is defined under Rule 13a-15(e) and 15d-15(e) promulgated under the Exchange Act. Based on this evaluation, the chief executive officer and chief financial officer of its general partner concluded that its disclosure controls and procedures were effective as of the end of the period covered by this quarterly report on Form 10-Q to ensure information required to be disclosed in the reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported, within the time period specified in the SEC's rules and forms. These disclosure controls and procedures include controls and procedures designed to ensure that information required to be disclosed by the Operating Partnership in the reports it files or submits is accumulated and communicated to management, including the chief executive officer and chief financial officer of its general partner, as appropriate, to allow timely decisions regarding required disclosure.

There have been no changes in our internal controls over financial reporting identified in connection with this evaluation that occurred during the first quarter of 2015 and that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

44

PART II - OTHER INFORMATION

Item 1.    Legal Proceedings

We are a party to various legal proceedings which arise in the ordinary course of our business. We are not currently involved in any litigation nor to our knowledge, is any litigation threatened against us, the outcome of which would, in our judgment based on information currently available to us, have a material adverse effect on our financial position or results of operations.

Item 1A. Risk Factors

There have been no material changes from the risk factors disclosed in item 1A. of Part I of our Form 10-K for the year ended December 31, 2014.

Item 2.    Unregistered Sales of Equity Securities and Use of Proceeds

There were no unregistered sales of equity securities during the quarter ended March 31, 2015.  

The following table represents information with respect to purchases by the Parent Company of its common stock during the months in the three month period ended March 31, 2015:

Period	Total number of shares purchased (1)	Average price paid per share		Total number of shares purchased as part of publicly announced plans or programs	Maximum number or approximate dollar value of shares that may yet be purchased under the plans or programs
January 1 through January 31, 2015	—	$	—	—	$	—
February 2 through February 28, 2015	142,190	$	69.64	—	$	—
March 1 through March 31, 2015	—	$	—	—	$	—

⁽¹⁾ Represents shares delivered in payment of withholding taxes in connection with restricted stock vesting by participants under Regency's Long-Term Omnibus Plan.

Item 3.    Defaults Upon Senior Securities

None.

Item 4.    Mine Safety Disclosures

None.

Item 5. Other Information

None.

45

Item 6. Exhibits

In reviewing any agreements included as exhibits to this report, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information about the Company, its subsidiaries or other parties to the agreements. Each agreement contains representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

• should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

• have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

• may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and

• were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. We acknowledge that, notwithstanding the inclusion of the foregoing cautionary statements, we are responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this report not misleading. Additional information about the Company may be found elsewhere in this report and the Company's other public files, which are available without charge through the SEC's website at http://www.sec.gov.

Unless otherwise indicated below, the Commission file number to the exhibit is No. 001-12298.

Ex #    Description

1.     Underwriting Agreement

(a) Amendment No. 3 to Equity Distribution Agreement (the "Wells Amendment") among the Company, Regency Centers, L.P. and Wells Fargo Securities, LLC dated February 24, 2015.

The Amendments to the Equity Distribution Agreements listed below are substantially identical in all material respects to the Wells Amendment, except for the identities of the parties, and have not been filed as exhibits to the Company's 1934 Act reports pursuant to Instruction 2 to Item 601 of Regulation S-K:

(i) Amendment No. 3 to Equity Distribution Agreement among the Company, Regency Centers, L.P. and Merrill Lynch, Pierce, Fenner & Smith Incorporated dated February 24, 2015; and

(ii) Amendment No. 3 to Equity Distribution Agreement among the Company, Regency Centers, L.P. and J.P. Morgan Securities LLC dated February 24, 2015.

(b) Amendment No. 2 to Equity Distribution Agreement (the “Jefferies Amendment”) among the Company, Regency Centers, L.P. and Jefferies LLC dated February 24, 2015.

The Amendment to the Equity Distribution Agreement listed below is substantially identical in all material respects to the Jefferies Amendment except for the identities of the parties, and has not been filed as an exhibit to the Company's 1934 Act reports pursuant to Instruction 2 to Item 601 of Regulation S-K:

(i) Amendment No. 2 to Equity Distribution Agreement among the Company, Regency Centers, L.P. and RBC Capital Markets, LLC dated February 24, 2015.

31.    Rule 13a-14(a)/15d-14(a) Certifications.

31.1    Rule 13a-14 Certification of Chief Executive Officer for Regency Centers Corporation.

31.2    Rule 13a-14 Certification of Chief Financial Officer for Regency Centers Corporation.

46

31.3    Rule 13a-14 Certification of Chief Executive Officer for Regency Centers, L.P.

31.4    Rule 13a-14 Certification of Chief Financial Officer for Regency Centers, L.P.

32.    Section 1350 Certifications.

32.1*    18 U.S.C. § 1350 Certification of Chief Executive Officer for Regency Centers Corporation.

32.2*    18 U.S.C. § 1350 Certification of Chief Financial Officer for Regency Centers Corporation.

32.3*    18 U.S.C. § 1350 Certification of Chief Executive Officer for Regency Centers, L.P.

32.4*    18 U.S.C. § 1350 Certification of Chief Financial Officer for Regency Centers, L.P.

101.    Interactive Data Files

101.INS        XBRL Instance Document

101.SCH    XBRL Taxonomy Extension Schema Document

101.CAL    XBRL Taxonomy Extension Calculation Linkbase Document

101.DEF    XBRL Taxonomy Definition Linkbase Document

101.LAB    XBRL Taxonomy Extension Label Linkbase Document

101.PRE        XBRL Taxonomy Extension Presentation Linkbase Document

__________________________

* Furnished, not filed.

47

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

May 7, 2015	REGENCY CENTERS CORPORATION
	By:	/s/ Lisa Palmer Lisa Palmer, Executive Vice President, Chief Financial Officer (Principal Financial Officer)
	By:	/s/ J. Christian Leavitt J. Christian Leavitt, Senior Vice President and Treasurer (Principal Accounting Officer)

May 7, 2015	REGENCY CENTERS, L.P.
	By:	Regency Centers Corporation, General Partner
	By:	/s/ Lisa Palmer     Lisa Palmer, Executive Vice President, Chief Financial Officer (Principal Financial Officer)
	By:	/s/ J. Christian Leavitt J. Christian Leavitt, Senior Vice President and Treasurer (Principal Accounting Officer)

48

EX-1.A

Exhibit 1(a)

REGENCY CENTERS CORPORATION

AMENDMENT NO. 3 TO THE

EQUITY DISTRIBUTION AGREEMENT

February 24, 2015

Wells Fargo Securities, LLC

375 Park Avenue

New York, New York 10152

Ladies and Gentlemen:

Reference is made to the Equity Distribution Agreement, dated August 10, 2012, as amended August 6, 2013 and March 4, 2014 (the “Agreement”), among Regency Centers Corporation, a Florida corporation (the “Company”), Regency Centers, L.P., a Delaware limited partnership (the “Partnership”), and Wells Fargo Securities, LLC (the “Manager”). In consideration of the mutual promises and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Company, the Partnership and the Manager hereby agree to enter into this Amendment No. 3 to the Agreement, dated the date hereof (the “Amendment No. 3”), with the purpose of, among other things, changing the period for restrictions on offers and sales, and modifying the waiver permitted on Representation Dates.

SECTION 1.Definitions. Unless otherwise defined herein, capitalized terms used herein shall have the respective meanings assigned thereto in the Agreement.

SECTION 2.Amendment of the Agreement.

(a)On and after the Amendment Effective Date, Section 6(g), Period for Restrictions on Offers and Sales, shall be as follows:

(g)     Period for Restrictions on Offers and Sales. Notwithstanding any other provision of this Agreement, the Company shall not offer, sell or deliver, or request the offer or sale of, any Securities and, by notice to Wells Fargo Securities given by telephone (confirmed promptly by facsimile transmission or email), shall cancel any instructions for the offer or sale of any Securities, and Wells Fargo Securities shall not be obligated to offer or sell any Securities, (i) during any period in which the Company is in possession of material non-public information, or (ii) except as provided in Section 6(h), at any time during the period commencing on the 10^th business day prior to the date (each, an “Announcement Date”) on which the Company shall issue a press release containing, or shall otherwise publicly announce, its earnings, revenues or other results of operations (each, an “Earnings Announcement”) through and including the time that is 24 hours after the time that the Company files (a “Filing Time”) a Quarterly Report on Form 10-Q or an Annual Report on Form 10-K that includes consolidated financial statements as of and for the same period or periods, as the case may be, covered by such Earnings Announcement.

(b)On and after the Amendment Effective Date, Section 7(o), Representation Dates; Certificate, shall be as follows:

(o)    Representation Dates; Certificate. On or prior to the date that the first Securities are sold pursuant to the terms of this Agreement and:

(1)    each time the Company:

(i)    files the Prospectus relating to the Placement Securities or amends or supplements the Registration Statement (other than a prospectus

supplement relating solely to an offering of securities other than the Placement Securities) or the Prospectus relating to the Placement Securities by means of a post-effective amendment, sticker, or supplement but not by means of incorporation of documents by reference into the Registration Statement or the Prospectus relating to the Placement Securities;

(ii)    files an annual report on Form 10-K under the

Exchange Act;

(iii)    files a quarterly report on Form 10-Q under the

Exchange Act; or

(iv)    files a current report on Form 8-K containing amended financial information (other than an earnings release, to “furnish” information pursuant to Item 2.02 or 7.01 of Form 8-K) under the Exchange Act; and

(2)    at any other time reasonably requested by Wells Fargo Securities (each such date of filing of one or more of the documents referred to in clause (1)(i) through (iv) and any time of request pursuant to this Section 7(o) shall be a “Representation Date”),

the Company shall furnish Wells Fargo Securities with a certificate, in the form attached hereto as Exhibit F within three (3) Trading Days of any Representation Date. The requirement to provide a certificate under this Section 7(o) shall be waived for any Representation Date occurring at a time at which no Placement Notice (as amended by the corresponding Acceptance, if applicable) is pending, which waiver shall continue until the earlier to occur of the date the Company delivers a Placement Notice hereunder (which for such calendar quarter shall be considered a Representation Date) and the next occurring Representation Date. Notwithstanding the foregoing, if the Company subsequently decides to sell Placement Securities following a Representation Date when the Company relied on such waiver and did not provide Wells Fargo Securities with a certificate under this Section 7(o), then before the Company delivers the Placement Notice or Wells Fargo Securities sells any Placement Securities, the Company shall provide Wells Fargo Securities with a certificate, in the form attached hereto as Exhibit F, dated the date of the Placement Notice.

SECTION 3.Effectiveness. This Amendment No. 3 shall become effective as of the date hereof (the “Amendment Effective Date”). Upon the effectiveness hereof, all references in the Agreement to “this Agreement” or the like shall refer to the Agreement as further amended hereby.

SECTION 4.Counterparts. This Amendment No. 3 may be executed in any number of counterparts and by the different parties hereto in separate counterparts, each of which shall be deemed an original, and all of which shall together constitute one and the same instrument.

SECTION 5.Law; Construction. THIS AMENDMENT NO. 3 AND ANY CLAIM, CONTROVERSY OR DISPUTE RELATING TO OR ARISING OUT OF THIS AMENDMENT NO. 3 SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK.

SECTION 6.Entire Agreement. This Amendment No. 3 and the Agreement as further amended hereby constitute the entire agreement and understanding between the parties hereto and supersede any and all prior agreements and understandings relating to the subject matter hereof. Except as further amended hereby, all of the terms of the Agreement shall remain in full force and effect and are hereby confirmed in all respects.

[SIGNATURE PAGE FOLLOWS]

If the foregoing is in accordance with your understanding of our agreement, please sign and return to the Company a counterpart hereof, whereupon this instrument, along with all counterparts, will become a binding agreement among the Manager, the Company and the Partnership in accordance with its terms.

Very truly yours,

REGENCY CENTERS CORPORATION

By: /s/ Lisa Palmer       

     Name: Lisa Palmer

     Title: Executive Vice President and

                  Chief Financial Officer

REGENCY CENTERS, L.P.

By: Regency Centers Corporation,

         its general partner

         By: /s/ Lisa Palmer       

               Name: Lisa Palmer

               Title: Executive Vice President and

               Chief Financial Officer

CONFIRMED AND ACCEPTED, as of the date

first above written:

WELLS FARGO SECURITIES, LLC

By:  /s/ Marc Ogborn               

Name: Marc Ogborn

Title: Authorized Signatory

EX-1.B

Exhibit 1(b)

REGENCY CENTERS CORPORATION

AMENDMENT NO. 2 TO THE

EQUITY DISTRIBUTION AGREEMENT

February 24, 2015

Jefferies LLC

520 Madison Avenue

New York, NY 10022

Ladies and Gentlemen:

Reference is made to the Equity Distribution Agreement, dated August 6, 2013, as amended March 4, 2014 (the “Agreement”), among Regency Centers Corporation, a Florida corporation (the “Company”), Regency Centers, L.P., a Delaware limited partnership (the “Partnership”), and Jefferies LLC (the “Manager”). In consideration of the mutual promises and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Company, the Partnership and the Manager hereby agree to enter into this Amendment No. 2 to the Agreement, dated the date hereof (the “Amendment No. 2”), with the purpose of, among other things, changing the period for restrictions on offers and sales, and modifying the waiver permitted on Representation Dates.

SECTION 1.Definitions. Unless otherwise defined herein, capitalized terms used herein shall have the respective meanings assigned thereto in the Agreement.

SECTION 2.Amendment of the Agreement.

(a)On and after the Amendment Effective Date, Section 6(g), Period for Restrictions on Offers and Sales, shall be as follows:

(g)    Period for Restrictions on Offers and Sales. Notwithstanding any other provision of this Agreement, the Company shall not offer, sell or deliver, or request the offer or sale of, any Securities and, by notice to Jefferies LLC given by telephone (confirmed promptly by facsimile transmission or email), shall cancel any instructions for the offer or sale of any Securities, and Jefferies LLC shall not be obligated to offer or sell any Securities, (i) during any period in which the Company is in possession of material non-public information, or (ii) except as provided in Section 6(h), at any time during the period commencing on the 10^th business day prior to the date (each, an “Announcement Date”) on which the Company shall issue a press release containing, or shall otherwise publicly announce, its earnings, revenues or other results of operations (each, an “Earnings Announcement”) through and including the time that is 24 hours after the time that the Company files (a “Filing Time”) a Quarterly Report on Form 10-Q or an Annual Report on Form 10-K that includes consolidated financial statements as of and for the same period or periods, as the case may be, covered by such Earnings Announcement.

(b)On and after the Amendment Effective Date, Section 7(o), Representation Dates; Certificate, shall be as follows:

(o)    Representation Dates; Certificate. On or prior to the date that the first Securities are sold pursuant to the terms of this Agreement and:

(1)    each time the Company:

(i)    files the Prospectus relating to the Placement Securities or amends or supplements the Registration Statement (other than a prospectus supplement relating solely to an offering of securities other than the Placement Securities) or the Prospectus relating to the Placement Securities by means of a

post-effective amendment, sticker, or supplement but not by means of incorporation of documents by reference into the Registration Statement or the Prospectus relating to the Placement Securities;

(ii)    files an annual report on Form 10-K under the

Exchange Act;

(iii)    files a quarterly report on Form 10-Q under the

Exchange Act; or

(iv)    files a current report on Form 8-K containing amended financial information (other than an earnings release, to “furnish” information pursuant to Item 2.02 or 7.01 of Form 8-K) under the Exchange Act; and

(2)    at any other time reasonably requested by Jefferies LLC (each such date of filing of one or more of the documents referred to in clause (1)(i) through (iv) and any time of request pursuant to this Section 7(o) shall be a “Representation Date”),

the Company shall furnish Jefferies LLC with a certificate, in the form attached hereto as Exhibit F within three (3) Trading Days of any Representation Date. The requirement to provide a certificate under this Section 7(o) shall be waived for any Representation Date occurring at a time at which no Placement Notice (as amended by the corresponding Acceptance, if applicable) is pending, which waiver shall continue until the earlier to occur of the date the Company delivers a Placement Notice hereunder (which for such calendar quarter shall be considered a Representation Date) and the next occurring Representation Date. Notwithstanding the foregoing, if the Company subsequently decides to sell Placement Securities following a Representation Date when the Company relied on such waiver and did not provide Jefferies LLC with a certificate under this Section 7(o), then before the Company delivers the Placement Notice or Jefferies LLC sells any Placement Securities, the Company shall provide Jefferies LLC with a certificate, in the form attached hereto as Exhibit F, dated the date of the Placement Notice.

SECTION 3.Effectiveness. This Amendment No. 2 shall become effective as of the date hereof (the “Amendment Effective Date”). Upon the effectiveness hereof, all references in the Agreement to “this Agreement” or the like shall refer to the Agreement as further amended hereby.

SECTION 4.Counterparts. This Amendment No. 2 may be executed in any number of counterparts and by the different parties hereto in separate counterparts, each of which shall be deemed an original, and all of which shall together constitute one and the same instrument.

SECTION 5.Law; Construction. THIS AMENDMENT NO. 2 AND ANY CLAIM, CONTROVERSY OR DISPUTE RELATING TO OR ARISING OUT OF THIS AMENDMENT NO. 2 SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK.

SECTION 6.Entire Agreement. This Amendment No. 2 and the Agreement as further amended hereby constitute the entire agreement and understanding between the parties hereto and supersede any and all prior agreements and understandings relating to the subject matter hereof. Except as further amended hereby, all of the terms of the Agreement shall remain in full force and effect and are hereby confirmed in all respects.

[SIGNATURE PAGE FOLLOWS]

If the foregoing is in accordance with your understanding of our agreement, please sign and return to the Company a counterpart hereof, whereupon this instrument, along with all counterparts, will become a binding agreement among the Manager, the Company and the Partnership in accordance with its terms.

Very truly yours,

REGENCY CENTERS CORPORATION

By:/s/ Lisa Palmer       

     Name: Lisa Palmer

     Title: Executive Vice President and

                  Chief Financial Officer

REGENCY CENTERS, L.P.

By: Regency Centers Corporation,

         its general partner

         By:/s/ Lisa Palmer       

               Name: Lisa Palmer

               Title: Executive Vice President and

               Chief Financial Officer

CONFIRMED AND ACCEPTED, as of the date

first above written:

JEFFERIES LLC

By: /s/ Michael Judlowe                                     

Name: Michael Judlowe            

Title: Managing Director-Equity Capital Markets             

EX-31.1

Exhibit 31.1

Certification of Chief Executive Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Martin E. Stein, Jr., certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers Corporation (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 7, 2015

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer

EX-31.2

Exhibit 31.2

Certification of Chief Financial Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Lisa Palmer, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers Corporation (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 7, 2015

/s/ Lisa Palmer

Lisa Palmer

Chief Financial Officer

EX-31.3

Exhibit 31.3

Certification of Chief Executive Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Martin E. Stein, Jr., certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers, L.P. (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 7, 2015

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer of Regency Centers Corporation, general partner of registrant

EX-31.4

Exhibit 31.4

Certification of Chief Financial Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act and Rule 13a-14(a)

or 15d-14(a) under the Securities Exchange Act of 1934

I, Lisa Palmer, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q of Regency Centers, L.P. (“registrant”);

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 7, 2015

/s/ Lisa Palmer

Lisa Palmer

Chief Financial Officer of Regency Centers Corporation, general partner of registrant

EX-32.1

Exhibit 32.1

Written Statement of the Chief Executive Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Executive Officer of Regency Centers Corporation, hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers Corporation for the quarter ended March 31, 2015 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers Corporation.

Date: May 7, 2015

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer

EX-32.2

Exhibit 32.2

Written Statement of the Chief Financial Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Financial Officer of Regency Centers Corporation, hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers Corporation for the quarter ended March 31, 2015(the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers Corporation.

Date: May 7, 2015

/s/ Lisa Palmer

Lisa Palmer    

Chief FinancialOfficer

EX-32.3

Exhibit 32.3

Written Statement of the Chief Executive Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Executive Officer of Regency Centers, L.P., hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers, L.P. for the quarter ended March 31, 2015 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers, L.P.

Date: May 7, 2015

/s/ Martin E. Stein, Jr.

Martin E. Stein, Jr.

Chief Executive Officer of Regency Centers Corporation, general partner of registrant

EX-32.4

Exhibit 32.4

Written Statement of the Chief Financial Officer

Pursuant to 18 U.S.C. §1350

Solely for the purposes of complying with 18 U.S.C. §1350, I, the undersigned Chief Financial Officer of Regency Centers, L.P., hereby certify, based on my knowledge, that the Quarterly Report on Form 10-Q of Regency Centers, L.P. for the quarter ended March 31, 2015 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 and that information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Regency Centers, L.P.

Date: May 7, 2015

/s/ Lisa Palmer

Lisa Palmer

Chief Financial Officer of Regency Centers Corporation, general partner of registrant

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Stock-Based Compensation (Details) (USD $) In Thousands, except Share data, unless otherwise specified	3 Months Ended
	Mar. 31, 2015		Mar. 31, 2014
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Capitalized stock-based compensation	$ (701)	[1]	$ (696)	[1]
Stock-based compensation, net of capitalization	2,900		2,272
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Allocated Share-based Compensation Expense	3,549		2,916
Shares granted	191,069
Weighted average grant date fair value (in dollars per share)	$ 70.35
Director [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Allocated Share-based Compensation Expense	$ 52	[2]	$ 52	[2]

[1] Includes compensation expense specifically identifiable to development and leasing activities.

[2] Includes amortization of the grant date fair value of restricted stock awards over the respective vesting periods.

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Income Taxes Income Tax (Details)	3 Months Ended
	Mar. 31, 2015
Income Tax Disclosure [Abstract]
Document Fiscal Year Focus	2015

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Fair Value Measurements (Tables)

3 Months Ended

Mar. 31, 2015

Fair Value Disclosures [Abstract]

Summary of balance sheet fair values

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following as of March 31, 2015 and December 31, 2014 (in thousands):

	2015			2014
	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	12,169	12,049	$	12,132	11,980
Financial liabilities:
Notes payable	$	1,889,727	2,041,000	$	1,946,357	2,116,000
Unsecured credit facilities	$	105,000	105,000	$	75,000	75,000

Summary of assets measured on recurring basis

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis (in thousands):

	Fair Value Measurements as of March 31, 2015
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,595		29,595	—		—
Liabilities
Interest rate derivatives	$	(32,535	)	—	(32,535	)	—

	Fair Value Measurements as of December 31, 2014
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,134		28,134	—		—
Liabilities
Interest rate derivatives	$	(18,794	)	—	(18,794	)	—

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Commitments and Contingencies, Letters of Credit (Details) (USD $)	Mar. 31, 2015
Commitments and Contingencies Disclosure [Abstract]
Line of Credit Facility, Maximum Borrowing Capacity	$ 80,000,000
Letters of Credit Outstanding, Amount	$ 5,900,000

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Equity and Capital Equity and Capital - Common Stock (Details) (USD $)	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014	Jan. 15, 2015	Dec. 31, 2014	Dec. 31, 2013
Class of Stock [Line Items]
Document Fiscal Year Focus	2015
Amount reclassified from accumulated other comprehensive loss	$ (2,249,000)	$ (2,519,000)
Shares issued	18,125	0
Equity Issuances, Amount Available for Issuance	95,000,000
Document Period End Date	Mar. 31, 2015
Equity Offering, Common Shares available for issue			2,875,000
Weighted Average Price Per Share	$ 64.72
Net proceeds from common stock issuance	1,173,000
Payments for Commissions	15,000
Payments of Stock Issuance Costs	0
Equity Offering, Net Proceeds	193,800,000
Maximum [Member]
Class of Stock [Line Items]
Equity Issuances, Amount Available for Issuance	200,000,000
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,249,000	2,519,000
Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,249,000	2,519,000
Accumulated other comprehensive loss	$ (70,131,000)	$ (29,164,000)		$ (58,498,000)	$ (17,883,000)

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Consolidated Statements of Cash Flows (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Document Fiscal Year Focus	2015
Adjustments to reconcile net income to net cash provided by operating activities:
Stock-based compensation, net of capitalization	$ 2,900	$ 2,272
Cash flows from financing activities:
Net proceeds from common stock issuance	1,173
Parent Company [Member]
Incremental Common Shares Attributable to Dilutive Effect of Equity Forward Agreements	7	0
Cash flows from operating activities:
Net income	30,992	25,056
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	35,992	37,905
Amortization of deferred loan cost and debt premium	2,447	2,889
Amortization and (accretion) of above and below market lease intangibles, net	(521)	(861)
Stock-based compensation, net of capitalization	2,900	2,272
Equity in income of investments in real estate partnerships	(5,567)	(7,808)
Gain on sale of real estate	(803)	(715)
Provision for impairment	0	(225)
Early extinguishment of debt	61	0
Distribution of earnings from operations of investments in real estate partnerships	(12,301)	(8,681)
Gain on derivative instruments	0	(5)
Deferred compensation expense	631	200
Realized and unrealized gain on investments	(634)	(201)
Changes in assets and liabilities:
Restricted cash	1,415	328
Accounts receivable	(7,827)	(6,740)
Straight-line rent receivables, net	(1,877)	(1,594)
Deferred leasing costs	(1,816)	(1,961)
Other assets	(1,137)	(1,952)
Accounts payable and other liabilities	(13,101)	(4,858)
Tenants’ security and escrow deposits and prepaid rent	1,124	1,403
Net cash provided by operating activities	54,458	52,264
Cash flows from investing activities:
Acquisition of operating real estate	0	(78,943)
Proceeds from Deposits on Real Estate Sales	(4,000)	0
Real estate development and capital improvements	(55,047)	(46,648)
Proceeds from sale of real estate investments	3,414	4,472
Investments in real estate partnerships	(1,344)	(1,771)
Distributions received from investments in real estate partnerships	2,717	5,931
Dividends on investments	31	27
Acquisition of securities	(3,726)	(1,797)
Proceeds from sale of securities	2,868	1,676
Net cash used in investing activities	(55,087)	(117,053)
Cash flows from financing activities:
Net proceeds from common stock issuance	992	0
Redemption of preferred stock and partnership units	0	(300)
Distributions to limited partners in consolidated partnerships, net	(1,050)	(426)
Distributions to exchangeable operating partnership unit holders	(76)	(78)
Dividends paid to common stockholders	(45,273)	(42,947)
Dividends paid to preferred stockholders	(5,266)	(5,266)
Proceeds from unsecured credit facilities	40,000	70,000
Repayment of unsecured credit facilities	(10,000)	0
Proceeds from notes payable	1,351	0
Repayments of Notes Payable	55,777	0
Scheduled principal payments	(1,481)	(1,719)
Payment of loan costs	(78)	0
Net cash (used in) provided by financing activities	(76,658)	19,264
Net decrease in cash and cash equivalents	(77,287)	(45,525)
Cash and cash equivalents at beginning of the period	113,776	80,684
Cash and cash equivalents at end of the period	36,489	35,159
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $2,059 and $1,641 in 2015 and 2014, respectively)	17,964	18,338
Income Taxes Paid	697	0
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed for the acquisition of real estate	0	78,049
Change in fair value of derivative instruments	(13,882)	(13,800)
Common stock issued for dividend reinvestment plan	374	313
Stock-based compensation capitalized	701	696
Contributions from limited partners in consolidated partnerships, net	13	58
Non-controlling interest recorded, fair value	0	15,385
Common stock issued for dividend reinvestment in trust	214	189
Contribution of stock awards into trust	1,042	1,440
Distribution of stock held in trust	0	4
Partnership Interest [Member]
Incremental Common Shares Attributable to Dilutive Effect of Equity Forward Agreements	7	0
Cash flows from operating activities:
Net income	30,992	25,056
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	35,992	37,905
Amortization of deferred loan cost and debt premium	2,447	2,889
Amortization and (accretion) of above and below market lease intangibles, net	(521)	(861)
Stock-based compensation, net of capitalization	2,900	2,272
Equity in income of investments in real estate partnerships	(5,567)	(7,808)
Gain on sale of real estate	(803)	(715)
Provision for impairment	0	(225)
Early extinguishment of debt	61	0
Distribution of earnings from operations of investments in real estate partnerships	(12,301)	(8,681)
Gain on derivative instruments	0	(5)
Deferred compensation expense	631	200
Realized and unrealized gain on investments	(634)	(201)
Changes in assets and liabilities:
Restricted cash	1,415	328
Accounts receivable	(7,827)	(6,740)
Straight-line rent receivables, net	(1,877)	(1,594)
Deferred leasing costs	(1,816)	(1,961)
Other assets	(1,137)	(1,952)
Accounts payable and other liabilities	(13,101)	(4,858)
Tenants’ security and escrow deposits and prepaid rent	1,124	1,403
Net cash provided by operating activities	54,458	52,264
Cash flows from investing activities:
Acquisition of operating real estate	0	(78,943)
Proceeds from Deposits on Real Estate Sales	(4,000)	0
Real estate development and capital improvements	(55,047)	(46,648)
Proceeds from sale of real estate investments	3,414	4,472
Investments in real estate partnerships	(1,344)	(1,771)
Distributions received from investments in real estate partnerships	2,717	5,931
Dividends on investments	31	27
Acquisition of securities	(3,726)	(1,797)
Proceeds from sale of securities	2,868	1,676
Net cash used in investing activities	(55,087)	(117,053)
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company	992	0
Redemption of preferred stock and partnership units	0	(300)
Distributions to limited partners in consolidated partnerships, net	(1,050)	(426)
Dividends paid to common stockholders	(45,349)	(43,025)
Dividends paid to preferred stockholders	(5,266)	(5,266)
Proceeds from unsecured credit facilities	40,000	70,000
Repayment of unsecured credit facilities	(10,000)	0
Proceeds from notes payable	1,351	0
Repayments of Notes Payable	55,777	0
Scheduled principal payments	(1,481)	(1,719)
Payment of loan costs	(78)	0
Net cash (used in) provided by financing activities	(76,658)	19,264
Net decrease in cash and cash equivalents	(77,287)	(45,525)
Cash and cash equivalents at beginning of the period	113,776	80,684
Cash and cash equivalents at end of the period	36,489	35,159
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $2,059 and $1,641 in 2015 and 2014, respectively)	17,964	18,338
Income Taxes Paid	697	0
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed for the acquisition of real estate	0	78,049
Change in fair value of derivative instruments	(13,882)	(13,800)
Common stock issued for dividend reinvestment plan	374	313
Stock-based compensation capitalized	701	696
Contributions from limited partners in consolidated partnerships, net	13	58
Non-controlling interest recorded, fair value	0	15,385
Common stock issued for dividend reinvestment in trust	214	189
Contribution of stock awards into trust	1,042	1,440
Distribution of stock held in trust	$ 0	$ 4

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Available-for-sale Securities (Details)	3 Months Ended
	Mar. 31, 2015
Schedule of Available-for-sale Securities [Line Items]
Document Period End Date	Mar. 31, 2015

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Organization and Principles of Consolidation (Details)	3 Months Ended
	Mar. 31, 2015
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Operations commenced date	Dec. 31, 1993
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	201
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of real estate properties	120
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Ownership percentage of outstanding common partnership units	99.80%

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Earnings per Share and Unit (Tables)

3 Months Ended

Mar. 31, 2015

Parent Company [Member]

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per share (in thousands, except per share data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	552		401
Income from operations attributable to the Company	30,440		24,655
Less: preferred stock dividends	5,266		5,266
Less: dividends paid on unvested restricted stock	176		197
Income from operations attributable to common stockholders - basic	$	24,998	19,192
Add: dividends paid on Treasury Method restricted stock	28		11
Income from operations attributable to common stockholders - diluted	$	25,026	19,203
Denominator:
Weighted average common shares outstanding for basic EPS	93,842		92,167
Incremental shares to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common shares outstanding for diluted EPS	93,907		92,191
Income per common share – basic	$	0.27	0.21
Income per common share – diluted	$	0.27	0.21

Partnership Interest [Member]

Schedule of earnings per share

The following summarizes the calculation of basic and diluted earnings per unit (in thousands except per unit data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	503		359
Income from operations attributable to the Partnership	30,489		24,697
Less: preferred unit distributions	5,266		5,266
Less: dividends paid on unvested restricted units	176		197
Income from operations attributable to common unit holders - basic	25,047		19,234
Add: dividends paid on Treasury Method restricted units	28		11
Income from operations attributable to common unit holders - diluted	25,075		19,245
Denominator:
Weighted average common units outstanding for basic EPU	93,996		92,167
Incremental units to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common units outstanding for diluted EPU	94,061		92,191
Income per common unit – basic	$	0.27	0.21
Income per common unit – diluted	$	0.27	0.21

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Organization and Principles of Consolidation Recent accounting pronouncements (Details) (USD $) In Millions, unless otherwise specified	3 Months Ended
	Mar. 31, 2015
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Document Period End Date	Mar. 31, 2015
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Proceeds from Issuance of Debt	9.7

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Real Estate Investments Business Acquisitions (Details) (USD $)	3 Months Ended		0 Months Ended
	Mar. 31, 2015	Mar. 31, 2014	Jan. 31, 2014	Feb. 14, 2014	Mar. 07, 2014 property		Dec. 31, 2014
Business Acquisition [Line Items]
Document Period End Date	Mar. 31, 2015
Purchase Price	$ 0	$ 186,044,000
Debt Assumed, Net of Premiums							78,049,000
Intangible Assets		14,979,000
Intangible Liabilities							5,892,000
Persimmon Place [Member]
Business Acquisition [Line Items]
Date Purchased			Jan. 31, 2014
Property Name			Persimmon Place
City/State			Dublin, CA
Property Type			Development
Ownership			100.00%
Purchase Price			14,200,000
Debt Assumed, Net of Premiums			0
Intangible Assets			0
Intangible Liabilities			0
Shops at Mira Vista [Member]
Business Acquisition [Line Items]
Date Purchased				Feb. 14, 2014
Property Name				Shops at Mira Vista
City/State				Austin, TX
Property Type				Operating
Ownership				100.00%
Purchase Price				22,500,000
Debt Assumed, Net of Premiums				319,000
Intangible Assets				2,329,000
Intangible Liabilities				291,000
Fairfield Portfolio [Member]
Business Acquisition [Line Items]
Date Purchased					Mar. 07, 2014	[1]
Property Name					Fairfield Portfolio (1)	[1]
City/State					Fairfield, CT	[1]
Property Type					Operating	[1]
Ownership					80.00%
Purchase Price					149,344,000	[1]
Non-controlling interest recorded, fair value					15,400,000
Number of real estate properties acquired					3
Debt Assumed, Net of Premiums					77,730,000	[1]
Intangible Assets					12,650,000	[1]
Intangible Liabilities					5,601,000	[1]
Partnership Interest [Member]
Business Acquisition [Line Items]
Non-controlling interest recorded, fair value	0	15,385,000
Mortgage loans assumed for the acquisition of real estate	$ 0	$ 78,049,000

[1] On March 7, 2014, the Company acquired an 80% controlling interest in the Fairfield Portfolio. As a result of consolidation, the Company recorded the non-controlling interest of approximately $15.4 million at fair value. The portfolio consists of three operating properties located in Fairfield, CT.

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Consolidated Statement of Changes in Equity (Parenthetical) (USD $)	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Common stock/unit per share	$ 0.485	$ 0.47

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Property Dispositions (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Document Fiscal Year Focus	2015
Proceeds from Sale of Real Estate	$ 3,414	$ 4,472
Gain (Loss) on Sale of Properties	803	715
Wholly Owned Properties [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Percent interest sold	100.00%	100.00%
Parent Company [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Gain (Loss) on Sale of Properties	803	715
Revenues	140,399	133,280
Operating expenses	89,839	89,580
Provision for impairment	$ 0	$ 225
Operating Segments [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of operating properties sold	1	1
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of operating properties sold	0	2

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Non-Qualified Deferred Compensation Plan (Details) (USD $) In Millions, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Dec. 31, 2014
Non Qualified Deferred Compensation Plan [Abstract]
Document Period End Date	Mar. 31, 2015
Deferred compensation liability included in accounts payable and other liabilities	$ 29.1	$ 27.6

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Consolidated Balance Sheets (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Dec. 31, 2014
Document Fiscal Year Focus	2015
Real estate investments at cost:
Notes receivable	$ 12,169	$ 12,132
Liabilities:
Notes payable	1,889,727	1,946,357
Unsecured credit facilities	105,000	75,000
Parent Company [Member]
Real estate investments at cost:
Land	1,386,126	1,380,211
Buildings and improvements	2,793,939	2,790,137
Properties in development	247,503	239,538
Gross real estate investments at cost	4,427,568	4,409,886
Less: accumulated depreciation	961,830	933,708
Total Cost Net of Accumulated Depreciation	3,465,738	3,476,178
Operating properties held for sale	18,219	0
Investments in real estate partnerships	325,243	333,167
Net real estate investments	3,809,200	3,809,345
Cash and cash equivalents	36,489	113,776
Restricted cash	6,590	8,013
Accounts receivable, net of allowance for doubtful accounts of $5,016 and $4,523 at March 31, 2015 and December 31, 2014, respectively	27,293	30,999
Straight-line rent receivable, net of reserve of $685 and $652 at March 31, 2015 and December 31, 2014, respectively	57,554	55,768
Notes receivable	12,169	12,132
Deferred costs, less accumulated amortization of $84,728 and $81,822 at March 31, 2015 and December 31, 2014, respectively	70,018	71,502
Acquired lease intangible assets, less accumulated amortization of $38,670 and $36,112 at March 31, 2015 and December 31, 2014, respectively	49,363	52,365
Trading securities held in trust, at fair value	29,595	28,134
Other assets	20,126	15,136
Total assets	4,118,397	4,197,170
Liabilities:
Notes payable	1,889,727	1,946,357
Unsecured credit facilities	105,000	75,000
Accounts payable and other liabilities	166,659	181,197
Acquired lease intangible liabilities, less accumulated accretion of $14,930 and $13,993 at March 31, 2015 and December 31, 2014, respectively	31,087	32,143
Tenants’ security and escrow deposits and prepaid rent	27,045	25,991
Total liabilities	2,219,518	2,260,688
Commitments and contingencies (note 11)
Stockholders’ equity/Partners' capital:
Preferred stock, $0.01 par value per share, 30,000,000 shares authorized; 13,000,000 Series 6 and 7 shares issued and outstanding at March 31, 2015 and December 31, 2014, with liquidation preferences of $25 per share	325,000	325,000
Common stock, $0.01 par value per share,150,000,000 shares authorized; 94,323,823 and 94,108,061 shares issued at March 31, 2015 and December 31, 2014, respectively	943	941
Treasury stock at cost, 443,514 and 425,246 shares held at March 31, 2015 and December 31, 2014, respectively	(20,638)	(19,382)
Additional paid in capital	2,536,471	2,540,153
Accumulated other comprehensive loss	(69,277)	(57,748)
Distributions in excess of net income	(902,845)	(882,372)
Total stockholders’ equity	1,869,654	1,906,592
Noncontrolling interests:
Exchangeable operating partnership units, aggregate redemption value of $10,490 and $9,833 at March 31, 2015 and December 31, 2014, respectively	(1,959)	(1,914)
Limited partners’ interests in consolidated partnerships	31,184	31,804
Total noncontrolling interests	29,225	29,890
Total equity	1,898,879	1,936,482
Total liabilities and equity	4,118,397	4,197,170
Partnership Interest [Member]
Real estate investments at cost:
Land	1,386,126	1,380,211
Buildings and improvements	2,793,939	2,790,137
Properties in development	247,503	239,538
Gross real estate investments at cost	4,427,568	4,409,886
Less: accumulated depreciation	961,830	933,708
Total Cost Net of Accumulated Depreciation	3,465,738	3,476,178
Operating properties held for sale	18,219	0
Investments in real estate partnerships	325,243	333,167
Net real estate investments	3,809,200	3,809,345
Cash and cash equivalents	36,489	113,776
Restricted cash	6,590	8,013
Accounts receivable, net of allowance for doubtful accounts of $5,016 and $4,523 at March 31, 2015 and December 31, 2014, respectively	27,293	30,999
Straight-line rent receivable, net of reserve of $685 and $652 at March 31, 2015 and December 31, 2014, respectively	57,554	55,768
Notes receivable	12,169	12,132
Deferred costs, less accumulated amortization of $84,728 and $81,822 at March 31, 2015 and December 31, 2014, respectively	70,018	71,502
Acquired lease intangible assets, less accumulated amortization of $38,670 and $36,112 at March 31, 2015 and December 31, 2014, respectively	49,363	52,365
Trading securities held in trust, at fair value	29,595	28,134
Other assets	20,126	15,136
Total assets	4,118,397	4,197,170
Liabilities:
Notes payable	1,889,727	1,946,357
Unsecured credit facilities	105,000	75,000
Accounts payable and other liabilities	166,659	181,197
Acquired lease intangible liabilities, less accumulated accretion of $14,930 and $13,993 at March 31, 2015 and December 31, 2014, respectively	31,087	32,143
Tenants’ security and escrow deposits and prepaid rent	27,045	25,991
Total liabilities	2,219,518	2,260,688
Commitments and contingencies (note 11)
Stockholders’ equity/Partners' capital:
Preferred units of general partner, $0.01 par value per unit, 13,000,000 units issued and outstanding at March 31, 2015 and December 31, 2014, liquidation preference of $25 per unit	325,000	325,000
General partner; 94,323,823 and 94,108,061 units outstanding at March 31, 2015 and December 31, 2014, respectively	1,613,931	1,639,340
Limited partners; 154,170 units outstanding at March 31, 2015 and December 31, 2014	(1,959)	(1,914)
Accumulated other comprehensive loss	(69,277)	(57,748)
Total partners’ capital	1,867,695	1,904,678
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	31,184	31,804
Total noncontrolling interests	31,184	31,804
Total equity	1,898,879	1,936,482
Total liabilities and equity	$ 4,118,397	$ 4,197,170

XML

Consolidated Statements of Comprehensive Income (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Document Fiscal Year Focus	2015
Other comprehensive loss:
Effective portion of change in fair value of derivative instruments	$ (13,882)	$ (13,800)
Parent Company [Member]
Net income	(30,992)	(25,056)
Other comprehensive loss:
Amortization of loss on settled derivative instruments recognized in net income	2,107	2,367
Effective portion of change in fair value of derivative instruments	(13,882)	(13,800)
Less: reclassification adjustment for change in fair value of derivative instruments included in net income	142	152
Other comprehensive loss	(11,633)	(11,281)
Comprehensive income	19,359	13,775
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(552)	(401)
Other comprehensive loss attributable to noncontrolling interests	(104)	(86)
Comprehensive income attributable to noncontrolling interests	448	315
Comprehensive income attributable to the Company	18,911	13,460
Partnership Interest [Member]
Net income	(30,992)	(25,056)
Other comprehensive loss:
Amortization of loss on settled derivative instruments recognized in net income	2,107	2,367
Effective portion of change in fair value of derivative instruments	(13,882)	(13,800)
Less: reclassification adjustment for change in fair value of derivative instruments included in net income	142	152
Other comprehensive loss	(11,633)	(11,281)
Comprehensive income	19,359	13,775
Less: comprehensive income (loss) attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	(503)	(359)
Other comprehensive loss attributable to noncontrolling interests	(86)	(66)
Comprehensive income attributable to noncontrolling interests	417	293
Comprehensive income attributable to the Company	$ 18,942	$ 13,482

XML

Derivatives (Details) (USD $)

3 Months Ended

Mar. 31, 2015

Mar. 31, 2014

Dec. 31, 2014

Derivative [Line Items]

Derivative Instruments, Gain (Loss) [Table Text Block]

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
	2015			2014			2015			2014			2015		2014
Interest rate swaps	$	(13,882	)	(13,800	)	Interest expense	$	(2,249	)	(2,519	)	Other expenses	$	—	—

Document Period End Date

Mar. 31, 2015

Document Fiscal Year Focus

2015

Effective portion of change in fair value of derivative instruments

$ (13,882,000)

$ (13,800,000)

Amount reclassified from accumulated other comprehensive loss

(2,249,000)

(2,519,000)

Derivative Instruments, Gain (Loss) Recognized in Income, Ineffective Portion and Amount Excluded from Effectiveness Testing, Net

0

0

Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months

9,100,000

Assets [Member]

Derivative [Line Items]

Derivative, Notional Amount

220,000,000

Derivative @ 2.196% 28.1K [Member]

Derivative [Line Items]

Derivative, Inception Date

Oct. 16, 2013

Derivative, Maturity Date

Oct. 16, 2020

Derivative, Notional Amount

28,100,000

Derivative, Description of Variable Rate Basis

1 Month LIBOR

Derivative, Fixed Interest Rate

2.196%

Derivative Liability, Fair Value, Gross Liability

(1,109,000)

^[1]

(764,000)

^[1]

Derivative B @ 2.479% 50K [Member] [Member]

Derivative [Line Items]

Derivative, Inception Date

Aug. 01, 2015

Derivative, Maturity Date

Aug. 01, 2025

Derivative, Early Termination Date

Feb. 01, 2016

^[2]

Derivative, Notional Amount

50,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

2.479%

Derivative Liability, Fair Value, Gross Liability

(1,696,000)

^[1]

(193,000)

^[1]

Derivative @ 2.479% 75K [Member]

Derivative [Line Items]

Derivative, Inception Date

Aug. 01, 2015

Derivative, Maturity Date

Aug. 01, 2025

Derivative, Early Termination Date

Feb. 01, 2016

^[2]

Derivative, Notional Amount

75,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

2.479%

Derivative Liability, Fair Value, Gross Liability

(2,543,000)

^[1]

(289,000)

^[1]

Derivative A @ 2.479% 50K [Member]

Derivative [Line Items]

Derivative, Inception Date

Aug. 01, 2015

Derivative, Maturity Date

Aug. 01, 2025

Derivative, Early Termination Date

Feb. 01, 2016

^[2]

Derivative, Notional Amount

50,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

2.479%

Derivative Liability, Fair Value, Gross Liability

(1,696,000)

^[1]

(193,000)

^[1]

Derivative @ 3.41% 45K [Member] [Member]

Derivative [Line Items]

Derivative, Inception Date

Aug. 01, 2015

Derivative, Maturity Date

Aug. 01, 2025

Derivative, Early Termination Date

Feb. 01, 2016

^[2]

Derivative, Notional Amount

45,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

3.4115%

Derivative Liability, Fair Value, Gross Liability

(5,387,000)

^[1]

(3,964,000)

^[1]

Derivative @ 3.488% 20K [Member]

Derivative [Line Items]

Derivative, Inception Date

Jun. 15, 2017

Derivative, Maturity Date

Jun. 15, 2027

Derivative, Early Termination Date

Dec. 15, 2017

^[2]

Derivative, Notional Amount

20,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

3.4875%

Derivative Liability, Fair Value, Gross Liability

(1,840,000)

^[1]

(1,227,000)

^[1]

Derivative @ 3.48% 100K [Member]

Derivative [Line Items]

Derivative, Inception Date

Jun. 15, 2017

Derivative, Maturity Date

Jun. 15, 2027

Derivative, Early Termination Date

Dec. 15, 2017

^[2]

Derivative, Notional Amount

100,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

3.48%

Derivative Liability, Fair Value, Gross Liability

(9,132,000)

^[1]

(6,080,000)

^[1]

Swap [Member]

Derivative [Line Items]

Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months

7,800,000

Derivative @ 3.48% 100K 2 [Member]

Derivative [Line Items]

Derivative, Inception Date

Jun. 15, 2017

Derivative, Maturity Date

Jun. 15, 2027

Derivative, Early Termination Date

Dec. 15, 2017

^[2]

Derivative, Notional Amount

100,000,000

Derivative, Description of Variable Rate Basis

3 Month LIBOR

Derivative, Fixed Interest Rate

3.48%

Derivative Liability, Fair Value, Gross Liability

(9,132,000)

^[1]

(6,084,000)

^[1]

Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]

Derivative [Line Items]

Derivative Liability, Fair Value, Gross Liability

$ (32,535,000)

^[1]

$ (18,794,000)

^[1]

2015 Debt Issuance [Member] | Derivative [Member]

Derivative [Line Items]

Derivative, Fixed Interest Rate

2.67%

2017 Debt issuance [Member] | Derivative [Member]

Derivative [Line Items]

Derivative, Fixed Interest Rate

3.48%

[1] (2) Derivatives in a liability position are included within Accounts Payable and Other Liabilities in the accompanying Consolidated Balance Sheets.

[2] Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement.

XML

Property Dispositions (Tables)

3 Months Ended

Mar. 31, 2015

Discontinued Operations and Disposal Groups [Abstract]

Schedule of properties disposed of

The following table provides a summary of shopping centers and land out-parcels disposed of (dollars in thousands):

	Three months ended March 31,
	2015		2014
Net proceeds from sale of real estate investments	$	3,414	$	4,472
Gain on sale of real estate	$	803	$	715
Number of operating properties sold	1		1
Number of land out-parcels sold	—		2
Percent interest sold	100%		100%

At March 31, 2015, the Company was under contract to sell an operating property, which was sold in April of 2015. The assets of this property have been classified as Operating properties held for sale in the accompanying Consolidated Balance Sheets.

XML

Fair Value Measurements (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended	12 Months Ended
	Mar. 31, 2015	Dec. 31, 2014
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes receivable	12,169	12,132
Notes payable	1,889,727	1,946,357
Unsecured credit facilities	105,000	75,000
Fair Value, Inputs, Level 1 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	29,595	28,134
Derivative instruments, at fair value	0	0
Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Payable, Fair Value	2,041,000	2,116,000
Fair Value, Inputs, Level 2 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	0	0
Derivative instruments, at fair value	(32,535)	(18,794)
Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Notes Receivable, Fair Value	12,049	11,980
Fair Value, Inputs, Level 3 [Member] | Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading securities held in trust	0	0
Derivative instruments, at fair value	0	0
Unsecured Credit Facilities [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.30%	1.30%
Unsecured Credit Facilities [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.50%	1.30%
Unsecured Credit Facilities [Member] | Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Unsecured credit facilities, Fair Value	105,000	75,000
Notes Payable, Other Payables [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	1.50%	0.90%
Notes Payable, Other Payables [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	3.80%	3.40%
Notes Receivable [Member] | Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	7.30%	7.40%
Notes Receivable [Member] | Maximum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Risk Free Interest Rate	7.30%	7.40%

XML

Derivatives (Tables)

3 Months Ended

Mar. 31, 2015

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of derivative instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets, as of March 31, 2015 and December 31, 2014 (in thousands):

							Fair Value
							Liabilities (2)
Effective Date	Maturity Date	Early Termination Date (1)	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	2015			2014
10/16/13	10/16/20	N/A	$	28,100	1 Month LIBOR	2.196%	$	(1,109	)	(764	)
8/1/15	8/1/25	2/1/16	75,000		3 Month LIBOR	2.479%	(2,543		)	(289	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	45,000		3 Month LIBOR	3.412%	(5,387		)	(3,964	)
6/15/17	6/15/27	12/15/17	20,000		3 Month LIBOR	3.488%	(1,840		)	(1,227	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,080	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,084	)
Total derivative financial instruments							$	(32,535	)	(18,794	)

⁽¹⁾ Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement.

⁽²⁾ Derivatives in a liability position are included within Accounts Payable and Other Liabilities in the accompanying Consolidated Balance Sheets.

Summary of effect of derivative instruments on the financial statements

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
	2015			2014			2015			2014			2015		2014
Interest rate swaps	$	(13,882	)	(13,800	)	Interest expense	$	(2,249	)	(2,519	)	Other expenses	$	—	—

XML

Consolidated Statement of Changes in Equity (USD $) In Thousands, unless otherwise specified	Parent Company [Member]	Partnership Interest [Member]	Preferred Stock [Member] Parent Company [Member]	Common Stock [Member] Parent Company [Member]	Treasury Stock [Member] Parent Company [Member]	Additional Paid-in Capital [Member] Parent Company [Member]	Accumulated Other Comprehensive Income (Loss) [Member]	Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Accumulated Other Comprehensive Income (Loss) [Member] Partnership Interest [Member]	Distributions in Excess of Net Income [Member] Parent Company [Member]	Total Stockholders' Equity [Member] Parent Company [Member]	Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Parent Company [Member]	Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Partnership Interest [Member]	Total Noncontrolling Interests [Member] Parent Company [Member]	Preferred Units [Member] Partnership Interest [Member]	General Partner Preferred and Common Units [Member] Partnership Interest [Member]	Limited Partners [Member] Partnership Interest [Member]	Total Partners' Capital [Member] Partnership Interest [Member]	Common Stock [Member] Parent Company [Member]	Common Stock [Member] Preferred Stock [Member] Parent Company [Member]	Common Stock [Member] Parent Company [Member]	Common Stock [Member] Treasury Stock [Member] Parent Company [Member]	Common Stock [Member] Additional Paid-in Capital [Member] Parent Company [Member]	Common Stock [Member] Accumulated Other Comprehensive Income (Loss) [Member] Parent Company [Member]	Common Stock [Member] Distributions in Excess of Net Income [Member] Parent Company [Member]	Common Stock [Member] Total Stockholders' Equity [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Common Stock [Member] Noncontrolling Interests in Limited Partners' Interest in Consolidated Partnerships [Member] Parent Company [Member]	Common Stock [Member] Total Noncontrolling Interests [Member] Parent Company [Member]
Beginning balance at Dec. 31, 2013	$ 1,861,134	$ 1,861,134	$ 325,000	$ 923	$ (16,726)	$ 2,426,477		$ (17,404)	$ (17,404)	$ (874,916)	$ 1,843,354	$ (1,426)	$ 19,206	$ 19,206	$ 17,780		$ 1,860,758	$ (1,426)	$ 1,841,928
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	25,056	25,056	0	0	0	0		0	0		24,655	42	359	359	401		24,655	42	24,697
Net Income (Loss) Attributable to Parent	24,655	24,697
Current period other comprehensive income, net	(11,281)	(11,281)	0	0	0	0	(11,281)	(11,195)	(11,195)	0	(11,195)	(20)	(66)				0	(20)	(11,215)
Other comprehensive loss attributable to noncontrolling interests	(86)	(66)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition	0		0	0	(1,625)	1,625		0		0	0	0	0		0
Restricted stock issued, net of amortization	2,915	2,915	0	0	0	2,915		0	0	0	2,915	0	0	0	0		2,915	0	2,915
Common stock redeemed for taxes withheld for stock based compensation, net																				3,164	0	0	0	3,164	0	0	3,164	0	0	0
Common stock issued for dividend reinvestment plan	313	313																			0	0	0	313	0	0	313	0	0	0
Preferred unit distributions		(5,266)							0					0			(5,266)	0	(5,266)
Contributions from partners	15,443	15,443	0	0	0	0		0	0	0	0	0	15,443	15,443	15,443		0	0	0
Distributions to partners	(426)	(43,764)	0	0	0	0		0	0	0	0	0	(426)	(426)	(426)		(43,260)	(78)	(43,338)
Preferred Stock Redemption Premium		(300)							0					0		0	(300)		(300)
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(2,851)							0					0			(2,851)	0	(2,851)
Redemption of partnership units	300		0	0	0	0		0		0	0	300	0		300
Cash dividends declared: preferred stock/unit	5,266		0	0	0	0		0		5,266	5,266	0	0		0
Preferred Stock Dividends, Income Statement Impact	5,266
Cash dividends declared - common stock/unit	43,338		0	0	0	0		0		43,260	43,260	78	0		78
Ending Balance at Mar. 31, 2014	1,841,086	1,841,086	325,000	923	(18,351)	2,428,166		(28,599)	(28,599)	(898,787)	1,808,352	(1,782)	34,516	34,516	32,734		1,836,951	(1,782)	1,806,570
Beginning balance at Dec. 31, 2014	1,936,482	1,936,482	325,000	941	(19,382)	2,540,153		(57,748)	(57,748)	(882,372)	1,906,592	(1,914)	31,804	31,804	29,890		1,964,340	(1,914)	1,904,678
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	30,992	30,992	0	0	0	0		0	0		30,440	49	503	503	552		30,440	49	30,489
Net Income (Loss) Attributable to Parent	30,440	30,489
Current period other comprehensive income, net	(11,633)	(11,633)	0	0	0	0	(11,633)	(11,529)	(11,529)	0	(11,529)	(18)	(86)				0	(18)	(11,547)
Other comprehensive loss attributable to noncontrolling interests	(104)	(86)
Adjustments to Additional Paid in Capital, Share-based Compensation, Other Long-term Incentive Plans, Requisite Service Period Recognition	0		0	0	(1,256)	1,256		0		0	0	0	0		0
Restricted stock issued, net of amortization	3,548	3,548	0	2	0	3,546		0	0	0	3,548	0	0	0	0		3,548	0	3,548
Common stock redeemed for taxes withheld for stock based compensation, net																				9,850	0	0	0	9,850	0	0	9,850	0	0	0
Common stock issued for dividend reinvestment plan	374	374																			0	0	0	374	0	0	374	0	0	0
Common stock issued for stock offerings, net of issuance costs																				(992)	0	0	0	992	0	0	992	0	0	0
Preferred unit distributions		(5,266)							0					0			(5,266)	0	(5,266)
Contributions from partners	13	13	0	0	0	0		0	0	0	0	0	13	13	13		0	0	0
Distributions to partners	(1,050)	(46,773)	0	0	0	0		0	0	0	0	0	(1,050)	(1,050)	(1,050)		(45,647)	(76)	(45,723)
Common units issued as a result of common stock issued by Parent Company, net of repurchases		(8,484)							0					0			(8,484)	0	(8,484)
Cash dividends declared: preferred stock/unit	5,266		0	0	0	0		0			5,266	0	0		0
Preferred Stock Dividends, Income Statement Impact	5,266
Cash dividends declared - common stock/unit	45,723		0	0	0	0		0		45,647	45,647	76	0		76
Ending Balance at Mar. 31, 2015	$ 1,898,879	$ 1,898,879	$ 325,000	$ 943	$ (20,638)	$ 2,536,471		$ (69,277)	$ (69,277)	$ (902,845)	$ 1,869,654	$ (1,959)	$ 31,184	$ 31,184	$ 29,225		$ 1,938,931	$ (1,959)	$ 1,867,695

XML

Consolidated Balance Sheets (Parenthetical) (USD $) In Thousands, except Share data, unless otherwise specified	Mar. 31, 2015	Dec. 31, 2014
Parent Company [Member]
Allowance for doubtful accounts receivable	$ 5,016	$ 4,523
Straight-line rent receivable allowance	685	652
Deferred costs accumulated amortization	84,728	81,822
Accumulated amortization of acquired lease intangible assets	38,670	36,112
Accumulated accretion of acquired lease intangible liabilities	14,930	13,993
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 6-7, units issued	13,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	13,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	150,000,000	150,000,000
Common stock, shares issued	94,323,823	94,108,061
Exchangeable operating partnership units aggregate redemption value	10,490	9,833
Treasury stock, shares held at cost	443,514	425,246
Partnership Interest [Member]
Allowance for doubtful accounts receivable	5,016	4,523
Straight-line rent receivable allowance	685	652
Deferred costs accumulated amortization	84,728	81,882
Accumulated amortization of acquired lease intangible assets	38,670	36,112
Accumulated accretion of acquired lease intangible liabilities	$ 14,930	$ 13,993
Preferred units of general partner par value per unit	$ 0.01	$ 0.01
Preferred units of Series 6-7, units issued	13,000,000	13,000,000
Preferred units of Series 6-7, units outstanding	13,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
General partner units, outstanding	94,323,823	94,108,061
Limited partner units, outstanding	154,170	154,170

XML

Stock-Based Compensation

3 Months Ended

Mar. 31, 2015

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Stock-Based Compensation

Stock-Based Compensation

The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations, the components of which are further described below (in thousands):

	Three months ended March 31,
	2015			2014
Restricted stock (1)	$	3,549		2,916
Directors' fees paid in common stock (1)	52			52
Capitalized stock-based compensation (2)	(701		)	(696	)
Stock-based compensation, net of capitalization	$	2,900		2,272

⁽¹⁾ Includes amortization of the grant date fair value of restricted stock awards over the respective vesting periods.

⁽²⁾ Includes compensation expense specifically identifiable to development and leasing activities.

During 2015, the Company granted 191,069 shares of restricted stock with a weighted-average grant-date fair value of $70.35 per share.

XML

Document and Entity Information	3 Months Ended
	Mar. 31, 2015	May 06, 2015
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	0000910606
Document Type	10-Q
Document Period End Date	Mar. 31, 2015
Amendment Flag	false
Document Fiscal Year Focus	2015
Document Fiscal Period Focus	Q1
Entity Well-known Seasoned Issuer	Yes
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		94,324,178
Partnership Interest [Member]
Entity Registrant Name	REGENCY CENTERS LP
Entity Central Index Key	0001066247
Entity Filer Category	Accelerated Filer

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Non-Qualified Deferred Compensation Plan

3 Months Ended

Mar. 31, 2015

Non Qualified Deferred Compensation Plan [Abstract]

Non-Qualified Deferred Compensation Plan

Non-Qualified Deferred Compensation Plan ("NQDCP")

The Company maintains a NQDCP which allows select employees and directors to defer part or all of their cash bonus, director fees, and restricted stock awards. All contributions into the participants' accounts are fully vested upon contribution to the NQDCP and are deposited into a Rabbi trust. The assets of the Rabbi trust, exclusive of the shares of the Company's common stock, are classified as trading securities in the accompanying Consolidated Balance Sheets, and were $29.6 million and $28.1 million at March 31, 2015 and December 31, 2014, respectively. The participants' deferred compensation liability, also exclusive of the shares of the Company's common stock, is included within accounts payable and other liabilities in the accompanying Consolidated Balance Sheets and was $29.1 million and $27.6 million at March 31, 2015 and December 31, 2014, respectively.

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Consolidated Statements of Operations (USD $) In Thousands, except Per Share data, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Document Fiscal Year Focus	2015
Other expense (income):
Gain on sale of real estate	$ (803)	$ (715)
Parent Company [Member]
Revenues:
Minimum rent	101,305	94,536
Percentage rent	1,808	1,384
Recoveries from tenants and other income	31,048	31,041
Management, transaction, and other fees	6,238	6,319
Total revenues	140,399	133,280
Operating expenses:
Depreciation and amortization	35,992	37,905
Operating and maintenance	21,172	20,505
General and administrative	16,378	14,198
Real estate taxes	15,131	14,799
Other operating expenses	1,166	2,173
Total operating expenses	89,839	89,580
Other expense (income):
Interest expense, net of interest income of $266 and $216 for the three months ended March 31, 2015 and 2014, respectively	26,633	27,134
Provision for impairment	0	225
Early extinguishment of debt	61	0
Net investment income, including unrealized (gains) losses of ($417) and $107 for the three months ended March 31, 2015 and 2014, respectively	(634)	(192)
Total other expense	25,938	27,167
Income from operations before equity in income of investments in real estate partnerships	24,622	16,533
Equity in income of investments in real estate partnerships	5,567	7,808
Income from operations	30,189	24,341
Gain on sale of real estate	(803)	(715)
Net income	30,992	25,056
Noncontrolling interests:
Exchangeable operating partnership units	(49)	(42)
Limited partners’ interests in consolidated partnerships	(503)	(359)
Income attributable to noncontrolling interests	(552)	(401)
Net income attributable to the Company	30,440	24,655
Preferred stock dividends	(5,266)	(5,266)
Net income attributable to common stockholders	25,174	19,389
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Partnership Interest [Member]
Revenues:
Minimum rent	101,305	94,536
Percentage rent	1,808	1,384
Recoveries from tenants and other income	31,048	31,041
Management, transaction, and other fees	6,238	6,319
Total revenues	140,399	133,280
Operating expenses:
Depreciation and amortization	35,992	37,905
Operating and maintenance	21,172	20,505
General and administrative	16,378	14,198
Real estate taxes	15,131	14,799
Other operating expenses	1,166	2,173
Total operating expenses	89,839	89,580
Other expense (income):
Interest expense, net of interest income of $266 and $216 for the three months ended March 31, 2015 and 2014, respectively	26,633	27,134
Provision for impairment	0	225
Early extinguishment of debt	61	0
Net investment income, including unrealized (gains) losses of ($417) and $107 for the three months ended March 31, 2015 and 2014, respectively	(634)	(192)
Total other expense	25,938	27,167
Income from operations before equity in income of investments in real estate partnerships	24,622	16,533
Equity in income of investments in real estate partnerships	5,567	7,808
Income from operations	30,189	24,341
Gain on sale of real estate	(803)	(715)
Net income	30,992	25,056
Noncontrolling interests:
Limited partners’ interests in consolidated partnerships	(503)	(359)
Income attributable to noncontrolling interests	(503)	(359)
Net income attributable to the Company	30,489	24,697
Preferred unit distributions	(5,266)	(5,266)
Net income attributable to common unit holders	$ 25,223	$ 19,431
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21

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Real Estate Investments

3 Months Ended

Mar. 31, 2015

Business Combinations [Abstract]

Real Estate Investments

Real Estate Investments

The following table details the shopping centers acquired or land acquired for development (in thousands). There were no shopping centers acquired during the three months ended March 31, 2015, however the Company did make a deposit to acquire an operating property.

Three months ended March 31, 2014
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/31/14	Persimmon Place	Dublin, CA	Development	100%	$14,200	—	—	—
2/14/14	Shops at Mira Vista	Austin, TX	Operating	100%	22,500	319	2,329	291
3/7/14	Fairfield Portfolio (1)	Fairfield, CT	Operating	80%	149,344	77,730	12,650	5,601
Total property acquisitions					$186,044	$78,049	$14,979	$5,892

⁽¹⁾ On March 7, 2014, the Company acquired an 80% controlling interest in the Fairfield Portfolio. As a result of consolidation, the Company recorded the non-controlling interest of approximately $15.4 million at fair value. The portfolio consists of three operating properties located in Fairfield, CT. 

The real estate operations acquired were not considered material to the Company, individually or in the aggregate, therefore pro-forma financial information is not necessary.

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Organization and Principles of Consolidation

3 Months Ended

Mar. 31, 2015

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Principles of Consolidation

Organization and Principles of Consolidation

General

Regency Centers Corporation (the “Parent Company”) began its operations as a Real Estate Investment Trust (“REIT”) in 1993 and is the general partner of Regency Centers, L.P. (the “Operating Partnership”). The Parent Company currently owns approximately 99.8% of the outstanding common Partnership Units of the Operating Partnership. The Parent Company engages in the ownership, management, leasing, acquisition, and development of retail shopping centers through the Operating Partnership, and has no other assets or liabilities other than through its investment in the Operating Partnership. As of March 31, 2015, the Parent Company, the Operating Partnership and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) directly owned 201 retail shopping centers and held partial interests in an additional 120 retail shopping centers through investments in real estate partnerships (also referred to as "joint ventures" or "co-investment partnerships").

The financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results for the interim periods presented. These adjustments are considered to be of a normal recurring nature.

Recent Accounting Pronouncements

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers (Topic 606), which requires an entity to recognize the amount of revenue to which it expects to be entitled for the transfer of promised goods or services to customers. The ASU will replace most existing revenue recognition guidance in U.S. GAAP when it becomes effective. The new standard is effective for the Company on January 1, 2017, with a potential one year deferral to be decided at the conclusion of a comment period. Early adoption is currently not permitted. The standard permits the use of either the retrospective or cumulative effect transition method. The Company is evaluating the effect that ASU 2014-09 will have on its consolidated financial statements and related disclosures. The Company has not yet selected a transition method nor has it determined the effect of the standard on its ongoing financial reporting.

In February 2015, the FASB issued ASU No. 2015-02, Amendments to the Consolidation Analysis (Topic 810), which requires amendments to both the variable interest entity and voting models. The amendments (i) rescind the indefinite deferral of certain aspects of accounting standards relating to consolidations and provide a permanent scope exception for registered money market funds and similar unregistered money market funds, (ii) modify the identification of variable interests (fees paid to a decision maker or service provider), the VIE characteristics for a limited partnership or similar entity and primary beneficiary determination under the VIE model, and (iii) eliminate the presumption within the current voting model that a general partner controls a limited partnership or similar entity. The new guidance is effective for annual reporting periods, and interim periods within those annual periods, beginning after December 15, 2015 with early adoption permitted. The amendments may be applied using either a modified retrospective or full retrospective approach. The Company has not yet selected a transition method nor has it determined the effect of the standard on its ongoing financial reporting.

In April 2015, the FASB issued ASU No. 2015-03, Interest - Imputation of Interest (Subtopic 835-30), which simplifies the presentation of debt issuance costs by requiring that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. The amendments in this ASU are effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years with early adoption permitted. The Company will adopt this ASU in the first quarter of 2016, which will result in a decrease to total assets and liabilities of the net unamortized balance of debt issuance costs, which are $9.7 million at March 31, 2015.

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Notes Payable and Unsecured Credit Facilities (Tables)

3 Months Ended

Mar. 31, 2015

Debt Disclosure [Abstract]

Schedule of long-term debt

The Company’s debt outstanding as of March 31, 2015 and December 31, 2014 consists of the following (in thousands):

	2015		2014
Notes payable:
Fixed rate mortgage loans	$	460,885	518,993
Variable rate mortgage loans (1)	31,190		29,839
Fixed rate unsecured loans	1,397,652		1,397,525
Total notes payable	1,889,727		1,946,357
Unsecured credit facilities:
Line of Credit	30,000		—
Term Loan	75,000		75,000
Total unsecured credit facilities	105,000		75,000
Total debt outstanding	$	1,994,727	2,021,357

Schedule of maturities of long-term debt

As of March 31, 2015, scheduled principal payments and maturities on notes payable were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2015	$	4,724	20,391	350,000		375,115
2016	6,135		41,442	30,000		77,577
2017	5,399		116,316	400,000		521,715
2018	4,452		57,358	—		61,810
2019	3,443		106,000	75,000		184,443
Beyond 5 Years	22,648		97,390	650,000		770,038
Unamortized debt premiums (discounts), net	—		6,377	(2,348	)	4,029
Total	$	46,801	445,274	1,502,652		1,994,727

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

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Earnings per Share and Unit

3 Months Ended

Mar. 31, 2015

Earnings per Share and Unit [Abstract]

Earnings per Share and Unit

Earnings per Share and Unit

Parent Company Earnings per Share

The following summarizes the calculation of basic and diluted earnings per share (in thousands, except per share data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	552		401
Income from operations attributable to the Company	30,440		24,655
Less: preferred stock dividends	5,266		5,266
Less: dividends paid on unvested restricted stock	176		197
Income from operations attributable to common stockholders - basic	$	24,998	19,192
Add: dividends paid on Treasury Method restricted stock	28		11
Income from operations attributable to common stockholders - diluted	$	25,026	19,203
Denominator:
Weighted average common shares outstanding for basic EPS	93,842		92,167
Incremental shares to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common shares outstanding for diluted EPS	93,907		92,191
Income per common share – basic	$	0.27	0.21
Income per common share – diluted	$	0.27	0.21

Income allocated to noncontrolling interests of the Operating Partnership has been excluded from the numerator and exchangeable Operating Partnership units have been omitted from the denominator for the purpose of computing diluted earnings per share since the effect of including these amounts in the numerator and denominator would have no impact. Weighted average exchangeable Operating Partnership units outstanding for the three months endedMarch 31, 2015 and 2014 were 154,170 and 160,281, respectively.

Operating Partnership Earnings per Unit

The following summarizes the calculation of basic and diluted earnings per unit (in thousands except per unit data):

	Three months ended March 31,
	2015		2014
Numerator:
Income from operations	$	30,189	24,341
Gain on sale of real estate	803		715
Less: income attributable to noncontrolling interests	503		359
Income from operations attributable to the Partnership	30,489		24,697
Less: preferred unit distributions	5,266		5,266
Less: dividends paid on unvested restricted units	176		197
Income from operations attributable to common unit holders - basic	25,047		19,234
Add: dividends paid on Treasury Method restricted units	28		11
Income from operations attributable to common unit holders - diluted	25,075		19,245
Denominator:
Weighted average common units outstanding for basic EPU	93,996		92,167
Incremental units to be issued under unvested restricted stock	58		24
Incremental shares to be issued under Forward Equity Offering	7		—
Weighted average common units outstanding for diluted EPU	94,061		92,191
Income per common unit – basic	$	0.27	0.21
Income per common unit – diluted	$	0.27	0.21

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Fair Value Measurements

3 Months Ended

Mar. 31, 2015

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

(a) Disclosure of Fair Value of Financial Instruments

All financial instruments of the Company are reflected in the accompanying Consolidated Balance Sheets at amounts which, in management's estimation, reasonably approximate their fair values, except for the following as of March 31, 2015 and December 31, 2014 (in thousands):

	2015			2014
	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	12,169	12,049	$	12,132	11,980
Financial liabilities:
Notes payable	$	1,889,727	2,041,000	$	1,946,357	2,116,000
Unsecured credit facilities	$	105,000	105,000	$	75,000	75,000

The table above reflects carrying amounts in the accompanying Consolidated Balance Sheets under the indicated captions. The above fair values represent the amounts that would be received from selling those assets or that would be paid to transfer those liabilities in an orderly transaction between market participants as of March 31, 2015 and December 31, 2014. These fair value measurements maximize the use of observable inputs. However, in situations where there is little, if any, market activity for the asset or liability at the measurement date, the fair value measurement reflects the Company's own judgments about the assumptions that market participants would use in pricing the asset or liability.

The Company develops its judgments based on the best information available at the measurement date, including expected cash flows, appropriately risk-adjusted discount rates, and available observable and unobservable inputs. Service providers involved in fair value measurements are evaluated for competency and qualifications on an ongoing basis. As considerable judgment is often necessary to estimate the fair value of these financial instruments, the fair values presented above are not necessarily indicative of amounts that will be realized upon disposition of the financial instruments.

The following methods and assumptions were used to estimate the fair value of these financial instruments:

Notes Receivable

The fair value of the Company's notes receivable is estimated by calculating the present value of future contractual cash flows discounted at interest rates available for notes of the same terms and maturities, adjusted for counter-party specific credit risk. The fair value of notes receivable was determined primarily using Level 3 inputs of the fair value hierarchy, which considered counter-party credit risk and loan to value ratio on the underlying property securing the note receivable.

Notes Payable

The fair value of the Company's notes payable is estimated by discounting future cash flows of each instrument at rates that reflect the current market rates available to the Company for debt of the same terms and maturities. Fixed rate loans assumed in connection with real estate acquisitions are recorded in the accompanying consolidated financial statements at fair value at the time the property is acquired. The fair value of the notes payable was determined using Level 2 inputs of the fair value hierarchy.

Unsecured Credit Facilities

The fair value of the Company's unsecured credit facilities is estimated based on the interest rates currently offered to the Company by financial institutions. The fair value of the credit facilities was determined using Level 2 inputs of the fair value hierarchy.

As of March 31, 2015 and December 31, 2014, the following interest rate ranges were used by the Company to estimate the fair value of its financial instruments:

	2015		2014
	Low	High	Low	High
Notes receivable	7.3%	7.3%	7.4%	7.4%
Notes payable	1.5%	3.8%	0.9%	3.4%
Unsecured credit facilities	1.3%	1.5%	1.3%	1.3%

(b) Fair Value Measurements

The following financial instruments are measured at fair value on a recurring basis:

Trading Securities Held in Trust

The Company has investments in marketable securities, which are assets of the non-qualified deferred compensation plan ("NQDCP"), that are classified as trading securities held in trust on the accompanying Consolidated Balance Sheets. The fair value of the trading securities held in trust was determined using quoted prices in active markets, which are considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss from deferred compensation plan in the accompanying Consolidated Statements of Operations.

Interest Rate Derivatives

The fair value of the Company's interest rate derivatives is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by the Company and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its interest rate swaps. As a result, the Company determined that its interest rate swaps valuation in its entirety is classified in Level 2 of the fair value hierarchy.

The following tables present the placement in the fair value hierarchy of assets and liabilities that are measured at fair value on a recurring basis (in thousands):

	Fair Value Measurements as of March 31, 2015
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	29,595		29,595	—		—
Liabilities
Interest rate derivatives	$	(32,535	)	—	(32,535	)	—

	Fair Value Measurements as of December 31, 2014
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
Assets	Balance			(Level 1)	(Level 2)		(Level 3)
Trading securities held in trust	$	28,134		28,134	—		—
Liabilities
Interest rate derivatives	$	(18,794	)	—	(18,794	)	—

There were no assets measured at fair value on a nonrecurring basis as of March 31, 2015.

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Notes Payable and Unsecured Credit Facilities

3 Months Ended

Mar. 31, 2015

Debt Disclosure [Abstract]

Notes Payable and Unsecured Credit Facilities

Notes Payable and Unsecured Credit Facilities

The Company’s debt outstanding as of March 31, 2015 and December 31, 2014 consists of the following (in thousands):

	2015		2014
Notes payable:
Fixed rate mortgage loans	$	460,885	518,993
Variable rate mortgage loans (1)	31,190		29,839
Fixed rate unsecured loans	1,397,652		1,397,525
Total notes payable	1,889,727		1,946,357
Unsecured credit facilities:
Line of Credit	30,000		—
Term Loan	75,000		75,000
Total unsecured credit facilities	105,000		75,000
Total debt outstanding	$	1,994,727	2,021,357

⁽¹⁾ An interest rate swap is in place to fix the interest rate on this variable rate mortgage loan. See note 5.

The weighted average contractual interest rates were 5.2% and 1.3% on the fixed rate and variable rate debt, respectively, at March 31, 2015. Significant financing activity since December 31, 2014, excluding scheduled principal payments, includes:

• The Company repaid two mortgages totaling $55.8 million that were scheduled to mature during 2015;

• The Company drew $1.4 million on a construction loan for the ongoing redevelopment of a shopping center; and

• The Company borrowed $30.0 million, net of repayments, on its $800.0 million Line of Credit (the "Line").

As of March 31, 2015, scheduled principal payments and maturities on notes payable were as follows (in thousands):

Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities (1)		Total
2015	$	4,724	20,391	350,000		375,115
2016	6,135		41,442	30,000		77,577
2017	5,399		116,316	400,000		521,715
2018	4,452		57,358	—		61,810
2019	3,443		106,000	75,000		184,443
Beyond 5 Years	22,648		97,390	650,000		770,038
Unamortized debt premiums (discounts), net	—		6,377	(2,348	)	4,029
Total	$	46,801	445,274	1,502,652		1,994,727

⁽¹⁾ Includes unsecured public debt and unsecured credit facilities.

The Company was in compliance as of March 31, 2015 with the financial and other covenants under its unsecured public debt and unsecured credit facilities.

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Derivatives

3 Months Ended

Mar. 31, 2015

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Financial Instruments

Derivative Financial Instruments

The following table summarizes the terms and fair values of the Company's derivative financial instruments, as well as their classification on the Consolidated Balance Sheets, as of March 31, 2015 and December 31, 2014 (in thousands):

							Fair Value
							Liabilities (2)
Effective Date	Maturity Date	Early Termination Date (1)	Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	2015			2014
10/16/13	10/16/20	N/A	$	28,100	1 Month LIBOR	2.196%	$	(1,109	)	(764	)
8/1/15	8/1/25	2/1/16	75,000		3 Month LIBOR	2.479%	(2,543		)	(289	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	50,000		3 Month LIBOR	2.479%	(1,696		)	(193	)
8/1/15	8/1/25	2/1/16	45,000		3 Month LIBOR	3.412%	(5,387		)	(3,964	)
6/15/17	6/15/27	12/15/17	20,000		3 Month LIBOR	3.488%	(1,840		)	(1,227	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,080	)
6/15/17	6/15/27	12/15/17	100,000		3 Month LIBOR	3.480%	(9,132		)	(6,084	)
Total derivative financial instruments							$	(32,535	)	(18,794	)

⁽¹⁾ Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement.

⁽²⁾ Derivatives in a liability position are included within Accounts Payable and Other Liabilities in the accompanying Consolidated Balance Sheets.

These derivative financial instruments are all interest rate swaps, which are designated and qualify as cash flow hedges. The Company does not use derivatives for trading or speculative purposes and currently does not have any derivatives that are not designated as hedges. The Company has master netting agreements; however, the Company does not have multiple derivatives subject to a single master netting agreement with the same counterparties. Therefore, none are offset in the accompanying Consolidated Balance Sheet.

The Company expects to issue new debt in 2015 and 2017. In order to mitigate the risk of interest rate volatility, the Company previously entered into $220 million of forward starting interest rate swaps to partially hedge the new debt expected to be issued in 2015 and another $220 million of forward starting interest rate swaps to partially hedge the new debt expected to be issued in 2017. These interest rate swaps lock in the 10-year treasury rate and swap spread at a weighted average fixed rate of 2.67% and 3.48%, respectively. A current market based credit spread applicable to Regency will be added to the locked in fixed rate at time of issuance that will determine the final bond yield.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in accumulated other comprehensive income (loss) ("AOCI") and subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings within interest expense.

The following table represents the effect of the derivative financial instruments on the accompanying consolidated financial statements (in thousands):

Derivatives in FASB ASC Topic 815 Cash Flow Hedging Relationships:	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)					Location and Amount of Gain (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)						Location and Amount of Gain or (Loss) Recognized in Income on  Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Three months ended March 31,						Three months ended March 31,						Three months ended March 31,
	2015			2014			2015			2014			2015		2014
Interest rate swaps	$	(13,882	)	(13,800	)	Interest expense	$	(2,249	)	(2,519	)	Other expenses	$	—	—

As of March 31, 2015, the Company expects $9.1 million of net deferred losses on derivative instruments accumulated in other comprehensive income to be reclassified into earnings during the next 12 months, of which $7.8 million is related to previously settled swaps.

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Equity and Capital

3 Months Ended

Mar. 31, 2015

Equity and Capital [Abstract]

Equity and Capital

Equity and Capital

Common Stock of the Parent Company

Issuances:

The current ATM equity offering program authorizes the Parent Company to sell up to $200 million of common stock at prices determined by the market at the time of sale. As of March 31, 2015, $95.0 million of common stock remained available for issuance under this ATM equity program.

There were no shares issued under the ATM equity programs for the three months endedMarch 31, 2014. The following shares were issued under the ATM equity programs during the three months endedMarch 31, 2015 (dollar amounts are in thousands, except price per share data):

	Three months ended March 31,
	2015
Shares issued	18,125
Weighted average price per share	$	64.72
Total proceeds	$	1,173
Commissions	$	15
Issuance costs	$	—

In January 2015, the Parent Company entered into a forward sale and an underwritten public offering of 2.875 million shares of its common stock at a price of $67.40 per share which will result in gross proceeds of approximately $193.8 million, before any underwriting discount and offering expenses. The forward sale will settle on one or more dates occurring no later than approximately 12 months after the date of the offering. The Company intends to use any net proceeds that it receives upon settlement of the forward sale agreement to fund development and redevelopment activities, fund potential acquisition opportunities, repay maturing debts, and/or for general corporate purposes.

Common Units of the Operating Partnership

Issuances:

Common units were issued to the Parent Company in relation to the Parent Company's issuance of common stock, as discussed above.

Accumulated Other Comprehensive Loss

The following tables present changes in the balances of each component of AOCI (in thousands):

	Controlling Interest			Noncontrolling Interest		Total
	Cash Flow Hedges			Cash Flow Hedges		AOCI
Balance as of December 31, 2013	$	(17,404	)	(479	)	(17,883	)
Other comprehensive income before reclassifications	(13,670		)	(130	)	(13,800	)
Amounts reclassified from accumulated other comprehensive income	2,475			44		2,519
Current period other comprehensive income, net	(11,195		)	(86	)	(11,281	)
Balance as of March 31, 2014	$	(28,599	)	(565	)	(29,164	)
Balance as of December 31, 2014	$	(57,748	)	(750	)	(58,498	)
Other comprehensive income before reclassifications	(13,739		)	(143	)	(13,882	)
Amounts reclassified from accumulated other comprehensive income	2,210			39		2,249
Current period other comprehensive income, net	(11,529		)	(104	)	(11,633	)
Balance as of March 31, 2015	$	(69,277	)	(854	)	(70,131	)

The following represents amounts reclassified out of AOCI into income (in thousands):

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item Where Net Income is Presented
	Three months ended March 31,
	2015		2014
Interest rate swaps	$	2,249	2,519	Interest expense

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Notes Payable and Unsecured Credit Facilities (Details) (USD $)	3 Months Ended
	Mar. 31, 2015		Dec. 31, 2014
Debt Instrument [Line Items]
Document Period End Date	Mar. 31, 2015
Total debt outstanding	$ 1,994,727,000		$ 2,021,357,000
Document Fiscal Year Focus	2015
Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	5.20%
Total notes payable	460,885,000		518,993,000
Maturities of Long-term Debt [Abstract]
Long-term Debt, Amount Outstanding	460,885,000		518,993,000
Notes Payable to Banks [Member]
Debt Instrument [Line Items]
Total notes payable	1,889,727,000		1,946,357,000
Maturities of Long-term Debt [Abstract]
Long-term Debt, Amount Outstanding	1,889,727,000		1,946,357,000
Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Debt, Weighted Average Interest Rate	1.30%
Total notes payable	31,190,000		29,839,000
Maturities of Long-term Debt [Abstract]
Long-term Debt, Amount Outstanding	31,190,000		29,839,000
Fixed Rate Unsecured Loans [Member]
Debt Instrument [Line Items]
Total notes payable	1,397,652,000		1,397,525,000
Maturities of Long-term Debt [Abstract]
Long-term Debt, Amount Outstanding	1,397,652,000		1,397,525,000
Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	105,000,000		75,000,000
Line of Credit [Member]
Debt Instrument [Line Items]
Proceeds from Lines of Credit	30,000,000
Borrowing capacity	800,000,000
Line of Credit [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	30,000,000		0
Term Loan [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Total credit facilities	75,000,000		75,000,000
5.650% & 5.360% maturing in 2015 [Member]
Debt Instrument [Line Items]
Repayments of Debt	55,800,000
$165 mill Term Loan LIBOR plus 1.15, .20% unused fee [Member] | Term Loan [Member] | Unsecured Debt [Member]
Debt Instrument [Line Items]
Borrowing capacity	67.40
Consolidated Entities [Member] | 2.196 Fixed rate with interest rate swap LIBOR 1.5% Maturing 10/16/20 [Member] | Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Proceeds from Construction Loans Payable	1,400,000
Scheduled Principal Payments [Member]
Debt Instrument [Line Items]
Total notes payable	46,801,000
Maturities of Long-term Debt [Abstract]
2015	4,724,000
2016	6,135,000
2017	5,399,000
2018	4,452,000
2019	3,443,000
Beyond 5 Years	22,648,000
Unamortized debt (discounts) premiums, net	0
Long-term Debt, Amount Outstanding	46,801,000
Mortgage Loan Maturities [Member]
Debt Instrument [Line Items]
Total notes payable	445,274,000
Maturities of Long-term Debt [Abstract]
2015	20,391,000
2016	41,442,000
2017	116,316,000
2018	57,358,000
2019	106,000,000
Beyond 5 Years	97,390,000
Unamortized debt (discounts) premiums, net	6,377,000
Long-term Debt, Amount Outstanding	445,274,000
Unsecured Maturities [Member]
Debt Instrument [Line Items]
Total notes payable	1,502,652,000	[1]
Maturities of Long-term Debt [Abstract]
2015	350,000,000	[1]
2016	30,000,000	[1]
2017	400,000,000	[1]
2018	0	[1]
2019	75,000,000	[1]
Beyond 5 Years	650,000,000	[1]
Unamortized debt (discounts) premiums, net	(2,348,000)	[1]
Long-term Debt, Amount Outstanding	1,502,652,000	[1]
Long-term Debt [Member]
Debt Instrument [Line Items]
Total notes payable	1,994,727,000
Maturities of Long-term Debt [Abstract]
2015	375,115,000
2016	77,577,000
2017	521,715,000
2018	61,810,000
2019	184,443,000
Beyond 5 Years	770,038,000
Unamortized debt (discounts) premiums, net	4,029,000
Long-term Debt, Amount Outstanding	$ 1,994,727,000

[1] Includes unsecured public debt and unsecured credit facilities.

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Real Estate Investments Real Estate Investments (Tables)

3 Months Ended

Mar. 31, 2015

Business Combinations [Abstract]

Schedule of business acquisitions

The following table details the shopping centers acquired or land acquired for development (in thousands). There were no shopping centers acquired during the three months ended March 31, 2015, however the Company did make a deposit to acquire an operating property.

Three months ended March 31, 2014
Date Purchased	Property Name	City/State	Property Type	Ownership	Purchase Price	Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/31/14	Persimmon Place	Dublin, CA	Development	100%	$14,200	—	—	—
2/14/14	Shops at Mira Vista	Austin, TX	Operating	100%	22,500	319	2,329	291
3/7/14	Fairfield Portfolio (1)	Fairfield, CT	Operating	80%	149,344	77,730	12,650	5,601
Total property acquisitions					$186,044	$78,049	$14,979	$5,892

⁽¹⁾ On March 7, 2014, the Company acquired an 80% controlling interest in the Fairfield Portfolio. As a result of consolidation, the Company recorded the non-controlling interest of approximately $15.4 million at fair value. The portfolio consists of three operating properties located in Fairfield, CT. 

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Equity and Capital (Tables)

3 Months Ended

Mar. 31, 2015

Equity and Capital [Abstract]

Summary of shares issued under ATM equity programs

he following shares were issued under the ATM equity programs during the three months endedMarch 31, 2015 (dollar amounts are in thousands, except price per share data):

	Three months ended March 31,
	2015
Shares issued	18,125
Weighted average price per share	$	64.72
Total proceeds	$	1,173
Commissions	$	15
Issuance costs	$	—

Summary of accumulated other comprehensive loss

The following tables present changes in the balances of each component of AOCI (in thousands):

	Controlling Interest			Noncontrolling Interest		Total
	Cash Flow Hedges			Cash Flow Hedges		AOCI
Balance as of December 31, 2013	$	(17,404	)	(479	)	(17,883	)
Other comprehensive income before reclassifications	(13,670		)	(130	)	(13,800	)
Amounts reclassified from accumulated other comprehensive income	2,475			44		2,519
Current period other comprehensive income, net	(11,195		)	(86	)	(11,281	)
Balance as of March 31, 2014	$	(28,599	)	(565	)	(29,164	)
Balance as of December 31, 2014	$	(57,748	)	(750	)	(58,498	)
Other comprehensive income before reclassifications	(13,739		)	(143	)	(13,882	)
Amounts reclassified from accumulated other comprehensive income	2,210			39		2,249
Current period other comprehensive income, net	(11,529		)	(104	)	(11,633	)
Balance as of March 31, 2015	$	(69,277	)	(854	)	(70,131	)

Schedule of amounts reclassified out of accumulated other comprehensive loss

The following represents amounts reclassified out of AOCI into income (in thousands):

AOCI Component	Amount Reclassified from AOCI into income			Affected Line Item Where Net Income is Presented
	Three months ended March 31,
	2015		2014
Interest rate swaps	$	2,249	2,519	Interest expense

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Earnings per Share and Unit (Details) (USD $) In Thousands, except Share data, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Earnings Per Share, Basic, by Common Class, Including Two Class Method [Line Items]
Document Fiscal Year Focus	2015
Document Period End Date	Mar. 31, 2015
Earnings Per Share [Abstract]
Gain on sale of real estate	$ 803	$ 715
Income per common unit - diluted
Weighted Average Limited Partnership Units Outstanding, Basic	154,170	160,281
Parent Company [Member]
Earnings Per Share [Abstract]
Income from operations	30,189	24,341
Gain on sale of real estate	803	715
Less: income attributable to noncontrolling interests	552	401
Income from operations attributable to the Company	30,440	24,655
Preferred stock dividends	(5,266)	(5,266)
Less: dividends paid on unvested restricted stock	176	197
Add: dividends paid on Treasury Method restricted stock	(28)	(11)
Weighted average common units outstanding for basic EPU (in shares)	93,842,000	92,167,000
Incremental units to be issued under unvested restricted stock (in shares)	58,000	24,000
Incremental Common Shares Attributable to Dilutive Effect of Equity Forward Agreements	7,000	0
Weighted average common units outstanding for diluted EPU (in shares)	93,907,000	92,191,000
Income per common share/unit - basic:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Income per common share/unit - diluted:
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Partnership Interest [Member]
Earnings Per Share [Abstract]
Income from operations	30,189	24,341
Gain on sale of real estate	803	715
Income from operations attributable to the Company	30,489	24,697
Less: dividends paid on unvested restricted stock	176	197
Add: dividends paid on Treasury Method restricted stock	(28)	(11)
Less: preferred unit distributions	5,266	5,266
Weighted average common units outstanding for basic EPU (in shares)	93,996,000	92,167,000
Incremental units to be issued under unvested restricted stock (in shares)	58,000	24,000
Incremental Common Shares Attributable to Dilutive Effect of Equity Forward Agreements	7,000	0
Weighted average common units outstanding for diluted EPU (in shares)	94,061,000	92,191,000
Income per common unit - basic
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Income per common unit - diluted
Continuing operations (in dollars per share)	$ 0.27	$ 0.21
Continuing Operations [Member] | Parent Company [Member]
Earnings Per Share [Abstract]
Net income attributable to common stockholders	24,998	19,192
Net income for common stock unit/holders - diluted	25,026	19,203
Continuing Operations [Member] | Partnership Interest [Member]
Earnings Per Share [Abstract]
Less: income attributable to noncontrolling interests	503	359
Net income attributable to common stockholders	25,047	19,234
Net income for common stock unit/holders - diluted	$ 25,075	$ 19,245

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Consolidated Statements of Operations (Parenthetical) (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Parent Company [Member]
Interest income	$ 266	$ 216
Unrealized Gain on Securities	(417)	107
Partnership Interest [Member]
Interest income	266	216
Unrealized Gain on Securities	$ (417)	$ 107

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Consolidated Statements of Cash Flows (Parenthetical) (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Parent Company [Member]
Capitalized interest	$ 5,158	$ 4,174
Partnership Interest [Member]
Capitalized interest	$ 5,158	$ 4,174

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Stock-Based Compensation (Tables)

3 Months Ended

Mar. 31, 2015

Disclosure of Compensation Related Costs, Share-based Payments [Abstract]

Summary of stock compensation expenses

The Company recorded stock-based compensation in general and administrative expenses in the accompanying Consolidated Statements of Operations, the components of which are further described below (in thousands):

	Three months ended March 31,
	2015			2014
Restricted stock (1)	$	3,549		2,916
Directors' fees paid in common stock (1)	52			52
Capitalized stock-based compensation (2)	(701		)	(696	)
Stock-based compensation, net of capitalization	$	2,900		2,272

⁽¹⁾ Includes amortization of the grant date fair value of restricted stock awards over the respective vesting periods.

⁽²⁾ Includes compensation expense specifically identifiable to development and leasing activities.

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Equity and Capital - Accumulated Other Comprehensive Income (Loss) (Details) (USD $) In Thousands, unless otherwise specified	3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014
Accumulated Other Comprehensive Income Loss [Line Items]
Document Fiscal Year Focus	2015
Derivative Instruments, Gain (Loss) Reclassified from Accumulated OCI into Income, Effective Portion, Net	$ (2,249)	$ (2,519)
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,249	2,519
Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(13,882)	(13,800)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(58,498)	(17,883)
Current period other comprehensive income, net	(11,633)	(11,281)
Ending balance	(70,131)	(29,164)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,249	2,519
Partnership Interest [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(57,748)
Current period other comprehensive income, net	(11,633)	(11,281)
Ending balance	(69,277)
Partnership Interest [Member] | General Partner [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net	0	0
Partnership Interest [Member] | Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income Loss [Roll Forward]
Current period other comprehensive income, net	(11,529)	(11,195)
Controlling [Member] | Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(13,739)	(13,670)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(57,748)	(17,404)
Current period other comprehensive income, net	(11,529)	(11,195)
Ending balance	(69,277)	(28,599)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	2,210	2,475
Noncontrolling Interest [Member] | Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income Loss [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, Net of Tax	(143)	(130)
Accumulated Other Comprehensive Income Loss [Roll Forward]
Beginning balance	(750)	(479)
Current period other comprehensive income, net	(104)	(86)
Ending balance	(854)	(565)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	$ 39	$ 44

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Commitments and Contingencies

3 Months Ended

Mar. 31, 2015

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

The Company is involved in litigation on a number of matters and is subject to certain claims, which arise in the normal course of business, none of which, in the opinion of management, is expected to have a material adverse effect on the Company's consolidated financial position, results of operations, or liquidity. Legal fees are expensed as incurred.

The Company is also subject to numerous environmental laws and regulations as they apply to real estate pertaining to chemicals used by the dry cleaning industry, the existence of asbestos in older shopping centers, and underground petroleum storage tanks. The Company believes that the ultimate disposition of currently known environmental matters will not have a material effect on its financial position, liquidity, or operations; however, it can give no assurance that existing environmental studies with respect to the shopping centers have revealed all potential environmental liabilities; that any previous owner, occupant or tenant did not create any material environmental condition not known to it; that the current environmental condition of the shopping centers will not be affected by tenants and occupants, by the condition of nearby properties, or by unrelated third parties; or that changes in applicable environmental laws and regulations or their interpretation will not result in additional environmental liability to the Company.

The Company has the right to issue letters of credit under the Line up to an amount not to exceed $80.0 million, which reduces the credit availability under the Line. These letters of credit are primarily issued as collateral to facilitate the construction of development projects. As of March 31, 2015 and December 31, 2014, the Company had $5.9 million in letters of credit outstanding.