Document and Entity Information	3 Months Ended
Document and Entity Information	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

Consolidated Balance Sheets (USD $) In Thousands, unless otherwise specified	Mar. 31, 2015 Parent Company [Member]	Dec. 31, 2014 Parent Company [Member]	Mar. 31, 2015 Partnership Interest [Member]	Dec. 31, 2014 Partnership Interest [Member]
Real estate investments at cost:
Land	$ 1,386,126	$ 1,380,211	$ 1,386,126	$ 1,380,211
Buildings and improvements	2,793,939	2,790,137	2,793,939	2,790,137
Properties in development	247,503	239,538	247,503	239,538
Gross real estate investments at cost	4,427,568	4,409,886	4,427,568	4,409,886
Less: accumulated depreciation	961,830	933,708	961,830	933,708
Total Cost Net of Accumulated Depreciation	3,465,738	3,476,178	3,465,738	3,476,178
Operating properties held for sale	18,219	0	18,219	0
Investments in real estate partnerships	325,243	333,167	325,243	333,167
Net real estate investments	3,809,200	3,809,345	3,809,200	3,809,345
Cash and cash equivalents	36,489	113,776	36,489	113,776
Restricted cash	6,590	8,013	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	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	57,554	55,768
Notes receivable	12,169	12,132	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	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	49,363	52,365
Trading securities held in trust, at fair value	29,595	28,134	29,595	28,134
Other assets	20,126	15,136	20,126	15,136
Total assets	4,118,397	4,197,170	4,118,397	4,197,170
Liabilities:
Notes payable	1,889,727	1,946,357	1,889,727	1,946,357
Unsecured credit facilities	105,000	75,000	105,000	75,000
Accounts payable and other liabilities	166,659	181,197	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	31,087	32,143
Tenants’ security and escrow deposits and prepaid rent	27,045	25,991	27,045	25,991
Total liabilities	2,219,518	2,260,688	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
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)	(69,277)	(57,748)
Distributions in excess of net income	(902,845)	(882,372)
Total stockholders’ equity	1,869,654	1,906,592
Total partners’ capital			1,867,695	1,904,678
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	31,184	31,804
Total noncontrolling interests	29,225	29,890	31,184	31,804
Total equity	1,898,879	1,936,482	1,898,879	1,936,482
Total liabilities and equity	$ 4,118,397	$ 4,197,170	$ 4,118,397	$ 4,197,170

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

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

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

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

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

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

Organization and Principles of Consolidation	3 Months Ended
Organization and Principles of Consolidation	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.

- Definition

The entire disclosure for organization, consolidation and basis of presentation of financial statements disclosure.

+ References+ Details

Real Estate Investments

3 Months Ended

Mar. 31, 2015

Business Combinations [Abstract]

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.

- Definition

The entire disclosure for certain real estate investment financial statements, real estate investment trust operating support agreements, real estate owned, retail land sales, time share transactions, as well as other real estate related disclosures.

+ References+ Details

Notes Payable and Unsecured Credit Facilities

3 Months Ended

Mar. 31, 2015

Debt Disclosure [Abstract]

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.

- Definition

The entire disclosure for information about short-term and long-term debt arrangements, which includes amounts of borrowings under each line of credit, note payable, commercial paper issue, bonds indenture, debenture issue, own-share lending arrangements and any other contractual agreement to repay funds, and about the underlying arrangements, rationale for a classification as long-term, including repayment terms, interest rates, collateral provided, restrictions on use of assets and activities, whether or not in compliance with debt covenants, and other matters important to users of the financial statements, such as the effects of refinancing and noncompliance with debt covenants.

+ References+ Details

Derivatives

3 Months Ended

Mar. 31, 2015

Derivative Instruments and Hedging Activities Disclosure [Abstract]

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.

- Definition

The entire disclosure for derivative instruments and hedging activities including, but not limited to, risk management strategies, non-hedging derivative instruments, assets, liabilities, revenue and expenses, and methodologies and assumptions used in determining the amounts.

+ References

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+ Details

Fair Value Measurements

3 Months Ended

Mar. 31, 2015

Fair Value Disclosures [Abstract]

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.

- Definition

The entire disclosure for the fair value of financial instruments (as defined), including financial assets and financial liabilities (collectively, as defined), and the measurements of those instruments as well as disclosures related to the fair value of non-financial assets and liabilities. Such disclosures about the financial instruments, assets, and liabilities would include: (1) the fair value of the required items together with their carrying amounts (as appropriate); (2) for items for which it is not practicable to estimate fair value, disclosure would include: (a) information pertinent to estimating fair value (including, carrying amount, effective interest rate, and maturity, and (b) the reasons why it is not practicable to estimate fair value; (3) significant concentrations of credit risk including: (a) information about the activity, region, or economic characteristics identifying a concentration, (b) the maximum amount of loss the entity is exposed to based on the gross fair value of the related item, (c) policy for requiring collateral or other security and information as to accessing such collateral or security, and (d) the nature and brief description of such collateral or security; (4) quantitative information about market risks and how such risks are managed; (5) for items measured on both a recurring and nonrecurring basis information regarding the inputs used to develop the fair value measurement; and (6) for items presented in the financial statement for which fair value measurement is elected: (a) information necessary to understand the reasons for the election, (b) discussion of the effect of fair value changes on earnings, (c) a description of [similar groups] items for which the election is made and the relation thereof to the balance sheet, the aggregate carrying value of items included in the balance sheet that are not eligible for the election; (7) all other required (as defined) and desired information.

+ References+ Details

Equity and Capital

3 Months Ended

Mar. 31, 2015

Equity and Capital [Abstract]

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 ended March 31, 2014. The following shares were issued under the ATM equity programs during the three months ended March 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

Stock-Based Compensation

3 Months Ended

Mar. 31, 2015

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

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.

- Definition

The entire disclosure for compensation-related costs for equity-based compensation, which may include disclosure of policies, compensation plan details, allocation of equity compensation, incentive distributions, equity-based arrangements to obtain goods and services, deferred compensation arrangements, employee stock ownership plan details and employee stock purchase plan details.

+ References+ Details

Non-Qualified Deferred Compensation Plan	3 Months Ended
Non-Qualified Deferred Compensation Plan	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.

Earnings per Share and Unit

3 Months Ended

Mar. 31, 2015

Earnings per Share and Unit [Abstract]

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 ended March 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

Commitments and Contingencies	3 Months Ended
Commitments and Contingencies	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.

- Definition

The entire disclosure for commitments and contingencies.

+ References+ Details

Real Estate Investments Real Estate Investments (Tables)

3 Months Ended

Mar. 31, 2015

Business Combinations [Abstract]

Schedule of business acquisitions



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

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.

- Definition

Tabular disclosure of disposal groups, which may include the gain (loss) recognized in the income statement and the income statement caption that includes that gain (loss), amounts of revenues and pretax profit or loss reported in discontinued operations, the classification and carrying value of the assets and liabilities comprising the disposal group, and the segment in which the disposal group was reported. Also may include the amount of adjustments to amounts previously reported in discontinued operations such as resolution of contingencies arising from the disposal transaction or the operations of the component prior to disposal.

+ References+ Details

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.

- Definition

Tabular disclosure of long-debt instruments or arrangements, including identification, terms, features, collateral requirements and other information necessary to a fair presentation. These are debt arrangements that originally required repayment more than twelve months after issuance or greater than the normal operating cycle of the entity, if longer.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 235

-SubTopic 10

-Section S99

-Paragraph 1

-Subparagraph (SX 210.4-08.(e),(f))

-URI http://asc.fasb.org/extlink&oid=26873400&loc=d3e23780-122690

Reference 2: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 835

-SubTopic 30

-Section 55

-Paragraph 8

-URI http://asc.fasb.org/extlink&oid=34725769&loc=d3e28878-108400

Reference 3: http://www.xbrl.org/2003/role/presentationRef

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-Name Accounting Standards Codification

-Topic 835

-SubTopic 30

-Section 45

-Paragraph 2

-URI http://asc.fasb.org/extlink&oid=6451184&loc=d3e28551-108399

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-Name Accounting Standards Codification

-Topic 835

-SubTopic 30

-Section 45

-Paragraph 1A

-URI http://asc.fasb.org/extlink&oid=6451184&loc=d3e28541-108399

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-Publisher FASB

-Name Accounting Standards Codification

-Topic 505

-SubTopic 10

-Section 50

-Paragraph 3

-URI http://asc.fasb.org/extlink&oid=6928386&loc=d3e21475-112644

Reference 6: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 210

-SubTopic 10

-Section S99

-Paragraph 1

-Subparagraph (SX 210.5-02.22)

-URI http://asc.fasb.org/extlink&oid=6877327&loc=d3e13212-122682

Reference 7: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Regulation S-X (SX)

-Number 210

-Section 02

-Paragraph 22

-Article 5

Reference 8: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 505

-SubTopic 10

-Section 50

-Paragraph 6

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-Name Accounting Standards Codification

-Topic 505

-SubTopic 10

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-Paragraph 7

-URI http://asc.fasb.org/extlink&oid=6928386&loc=d3e21521-112644

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-Name Accounting Standards Codification

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-SubTopic 10

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-Paragraph 8

-URI http://asc.fasb.org/extlink&oid=6928386&loc=d3e21538-112644

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-Name Accounting Standards Codification

-Topic 942

-SubTopic 470

-Section 50

-Paragraph 3

-URI http://asc.fasb.org/extlink&oid=6479336&loc=d3e64711-112823

+ Details

Derivatives (Tables)

3 Months Ended

Mar. 31, 2015

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of derivative instruments



							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	$	—	—

Fair Value Measurements (Tables)

3 Months Ended

Mar. 31, 2015

Fair Value Disclosures [Abstract]

Summary of balance sheet fair values



	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	)	—

- Definition

Tabular disclosure of the fair value of financial instruments, including financial assets and financial liabilities, and the measurements of those instruments, assets, and liabilities.

+ References+ Details

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 ended March 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

Stock-Based Compensation (Tables)

3 Months Ended

Mar. 31, 2015

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

Summary of stock compensation expenses



	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.

- Definition

Tabular disclosure of components of a stock option or other award plan under which equity-based compensation is awarded to employees, typically comprised of the amount of unearned compensation (deferred compensation cost), compensation expense, and changes in the quantity and fair value of the shares (or other type of equity) granted, exercised, forfeited, and issued and outstanding pertaining to that plan. Disclosure may also include nature and general terms of such arrangements that existed during the period and potential effects of those arrangements on shareholders, effect of compensation cost arising from equity-based payment arrangements on the income statement, method of estimating the fair value of the goods or services received, or the fair value of the equity instruments granted, during the period, cash flow effects resulting from equity-based payment arrangements and, for registrants that accelerate vesting of out of the money share options, reasons for the decision to accelerate.

+ References+ Details

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

Organization and Principles of Consolidation (Details)	3 Months Ended
Organization and Principles of Consolidation (Details)	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%

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

Real Estate Investments Business Acquisitions (Details) (USD $)

3 Months Ended

0 Months Ended

3 Months Ended

Mar. 31, 2015

Mar. 31, 2014

Dec. 31, 2014

Jan. 31, 2014

Persimmon Place [Member]

Feb. 14, 2014

Shops at Mira Vista [Member]

Mar. 07, 2014

Fairfield Portfolio [Member]

property

Mar. 31, 2015

Partnership Interest [Member]

Mar. 31, 2014

Partnership Interest [Member]

Business Acquisition [Line Items]

Document Period End Date

Mar. 31, 2015

Date Purchased

Jan. 31, 2014

Feb. 14, 2014

Mar. 07, 2014

^[1]

Property Name

Persimmon Place

Shops at Mira Vista

Fairfield Portfolio (1)

^[1]

City/State

Dublin, CA

Austin, TX

Fairfield, CT

^[1]

Property Type

Development

Operating

^[1]

Ownership

100.00%

80.00%

Purchase Price

$ 0

$ 186,044,000

$ 14,200,000

$ 22,500,000

$ 149,344,000

^[1]

Non-controlling interest recorded, fair value

15,400,000

15,385,000

Number of real estate properties acquired

Debt Assumed, Net of Premiums

78,049,000

319,000

77,730,000

^[1]

Intangible Assets

14,979,000

2,329,000

12,650,000

^[1]

Intangible Liabilities

5,892,000

291,000

5,601,000

^[1]

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.

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

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

Term Loan [Member] | Unsecured Debt [Member]

Debt Instrument [Line Items]

Total credit facilities

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]

4,724,000

6,135,000

5,399,000

4,452,000

3,443,000

22,648,000

Unamortized debt (discounts) premiums, net

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]

20,391,000

41,442,000

116,316,000

57,358,000

106,000,000

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

^[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]

375,115,000

77,577,000

521,715,000

61,810,000

184,443,000

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.

Derivatives (Details) (USD $)

3 Months Ended

Mar. 31, 2015

Mar. 31, 2014

Mar. 31, 2015

Assets [Member]

Mar. 31, 2015

Derivative @ 2.196% 28.1K [Member]

Dec. 31, 2014

Derivative @ 2.196% 28.1K [Member]

Mar. 31, 2015

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

Dec. 31, 2014

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

Mar. 31, 2015

Derivative @ 2.479% 75K [Member]

Dec. 31, 2014

Derivative @ 2.479% 75K [Member]

Mar. 31, 2015

Derivative A @ 2.479% 50K [Member]

Dec. 31, 2014

Derivative A @ 2.479% 50K [Member]

Mar. 31, 2015

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

Dec. 31, 2014

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

Mar. 31, 2015

Derivative @ 3.488% 20K [Member]

Dec. 31, 2014

Derivative @ 3.488% 20K [Member]

Mar. 31, 2015

Derivative @ 3.48% 100K [Member]

Dec. 31, 2014

Derivative @ 3.48% 100K [Member]

Mar. 31, 2015

Swap [Member]

Mar. 31, 2015

Derivative @ 3.48% 100K 2 [Member]

Dec. 31, 2014

Derivative @ 3.48% 100K 2 [Member]

Mar. 31, 2015

Fair Value, Inputs, Level 2 [Member]

Fair Value, Measurements, Recurring [Member]

Dec. 31, 2014

Fair Value, Inputs, Level 2 [Member]

Fair Value, Measurements, Recurring [Member]

Mar. 31, 2015

2015 Debt Issuance [Member]

Derivative [Member]

Mar. 31, 2015

2017 Debt issuance [Member]

Derivative [Member]

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

Derivative, Inception Date

Oct. 16, 2013

Aug. 01, 2015

Jun. 15, 2017

Derivative, Maturity Date

Oct. 16, 2020

Aug. 01, 2025

Jun. 15, 2027

Derivative, Early Termination Date

Feb. 01, 2016

^[1]

Feb. 01, 2016

^[1]

Feb. 01, 2016

^[1]

Feb. 01, 2016

^[1]

Dec. 15, 2017

^[1]

Dec. 15, 2017

^[1]

Dec. 15, 2017

^[1]

Derivative, Notional Amount

$ 220,000,000

$ 28,100,000

$ 50,000,000

$ 75,000,000

$ 50,000,000

$ 45,000,000

$ 20,000,000

$ 100,000,000

Derivative, Description of Variable Rate Basis

1 Month LIBOR

3 Month LIBOR

Derivative, Fixed Interest Rate

2.196%

2.479%

3.4115%

3.4875%

3.48%

Derivative, Fixed Interest Rate

2.67%

3.48%

Derivative Liability, Fair Value, Gross Liability

(1,109,000)

^[2]

(764,000)

^[2]

(1,696,000)

^[2]

(193,000)

^[2]

(2,543,000)

^[2]

(289,000)

^[2]

(1,696,000)

^[2]

(193,000)

^[2]

(5,387,000)

^[2]

(3,964,000)

^[2]

(1,840,000)

^[2]

(1,227,000)

^[2]

(9,132,000)

^[2]

(6,080,000)

^[2]

(9,132,000)

^[2]

(6,084,000)

^[2]

(32,535,000)

^[2]

(18,794,000)

^[2]

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

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

$ 9,100,000

$ 7,800,000

[1]	Represents the date specified in the agreement for either optional or mandatory early termination which will result in cash settlement.
[2]	(2) Derivatives in a liability position are included within Accounts Payable and Other Liabilities in the accompanying Consolidated Balance Sheets.

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%

Equity and Capital Equity and Capital - Common Stock (Details) (USD $)	3 Months Ended				3 Months Ended
	Mar. 31, 2015	Mar. 31, 2014	Jan. 15, 2015	Mar. 31, 2015 Maximum [Member]	Mar. 31, 2015 Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]	Mar. 31, 2014 Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]	Mar. 31, 2015 Accumulated Other Comprehensive Income (Loss) [Member]	Mar. 31, 2014 Accumulated Other Comprehensive Income (Loss) [Member]	Dec. 31, 2014 Accumulated Other Comprehensive Income (Loss) [Member]	Dec. 31, 2013 Accumulated Other Comprehensive Income (Loss) [Member]
Class of Stock [Line Items]
Document Fiscal Year Focus	2015
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax					$ 2,249,000	$ 2,519,000	$ 2,249,000	$ 2,519,000
Amount reclassified from accumulated other comprehensive loss	(2,249,000)	(2,519,000)
Shares issued	18,125	0
Accumulated other comprehensive loss							(70,131,000)	(29,164,000)	(58,498,000)	(17,883,000)
Equity Issuances, Amount Available for Issuance	95,000,000			200,000,000
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

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

- Definition

Accumulated change in equity from transactions and other events and circumstances from non-owner sources, net of tax effect, at period end. Excludes Net Income (Loss), and accumulated changes in equity from transactions resulting from investments by owners and distributions to owners. Includes foreign currency translation items, certain pension adjustments, unrealized gains and losses on certain investments in debt and equity securities, other than temporary impairment (OTTI) losses related to factors other than credit losses on available-for-sale and held-to-maturity debt securities that an entity does not intend to sell and it is not more likely than not that the entity will be required to sell before recovery of the amortized cost basis, as well as changes in the fair value of derivatives related to the effective portion of a designated cash flow hedge.

+ References+ Details

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.

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

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

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

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

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

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

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