Document and Entity Information (USD $)	12 Months Ended
Document and Entity Information (USD $)	Dec. 31, 2014	Feb. 18, 2015	Jun. 30, 2014
Entity Information [Line Items]
Document Type	10-K
Amendment Flag	false
Document Period End Date	Dec. 31, 2014
Document Fiscal Year Focus	2014
Document Fiscal Period Focus	FY
Entity Registrant Name	REGENCY CENTERS CORP
Entity Central Index Key	0000910606
Entity well-known seasoned filer	Yes
Entity voluntary filer	No
Entity Current Reporting Status	Yes
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock Shares Outstanding		94,127,031
Public Float			$ 5,045,698,716
Partnership Interest [Member]
Entity Information [Line Items]
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	Dec. 31, 2014 Parent Company [Member]	Dec. 31, 2013 Parent Company [Member]	Dec. 31, 2014 Partnership Interest [Member]	Dec. 31, 2013 Partnership Interest [Member]
Real estate investments at cost (notes 2 and 3):
Land	$ 1,380,211	$ 1,249,779	$ 1,380,211	$ 1,249,779
Buildings and improvements	2,790,137	2,590,302	2,790,137	2,590,302
Properties in development	239,538	186,450	239,538	186,450
Gross real estate investments at cost	4,409,886	4,026,531	4,409,886	4,026,531
Less: accumulated depreciation	933,708	844,873	933,708	844,873
Total Cost Net of Accumulated Depreciation	3,476,178	3,181,658	3,476,178	3,181,658
Investments in real estate partnerships (note 4)	333,167	358,849	333,167	358,849
Net real estate investments	3,809,345	3,540,507	3,809,345	3,540,507
Cash and cash equivalents	113,776	80,684	113,776	80,684
Restricted cash	8,013	9,520	8,013	9,520
Accounts receivable, net of allowance for doubtful accounts of $4,523 and $3,922 at December 31, 2014 and 2013, respectively	30,999	26,319	30,999	26,319
Straight-line rent receivable, net of reserve of $652 and $547 at December 31, 2014 and 2013, respectively	55,768	50,612	55,768	50,612
Notes receivable (note 5)	12,132	11,960	12,132	11,960
Deferred costs, less accumulated amortization of $81,822 and $73,231 at December 31, 2014 and 2013, respectively	71,502	69,963	71,502	69,963
Acquired lease intangible assets, less accumulated amortization of $36,112 and $25,591 at December 31, 2014 and 2013, respectively (note 6)	52,365	44,805	52,365	44,805
Trading securities held in trust, at fair value (note 14)	28,134	26,681	28,134	26,681
Other assets	15,136	52,465	15,136	52,465
Total assets	4,197,170	3,913,516	4,197,170	3,913,516
Liabilities:
Notes payable (note 9)	1,946,357	1,779,697	1,946,357	1,779,697
Unsecured Debt	75,000	75,000	75,000	75,000
Accounts payable and other liabilities	181,197	147,045	181,197	147,045
Acquired lease intangible liabilities, less accumulated accretion of $13,993 and $10,102 at December 31, 2014 and 2013, respectively (note 6)	32,143	26,729	32,143	26,729
Tenants’ security and escrow deposits and prepaid rent	25,991	23,911	25,991	23,911
Total liabilities	2,260,688	2,052,382	2,260,688	2,052,382
Commitments and contingencies (notes 16 and 17)	0	0	0	0
Stockholders’ equity (notes 12 and 13):
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 December 31, 2013 and December 31, 2012, with liquidation preferences of $25 per share	325,000	325,000
Preferred Units General Partner			325,000	325,000
General partner; 94,108,061 and 92,333,161 units outstanding at December 31, 2014 and 2013, respectively			1,639,340	1,535,758
Limited partners; 154,170 and 165,796 units outstanding at December 31, 2014 and 2013, respectively			(1,914)	(1,426)
Common stock $0.01 par value per share,150,000,000 shares authorized; 94,108,061 and 92,333,161 shares issued at December 31, 2014 and 2013, respectively	941	923
Treasury stock at cost, 425,246 and 373,042 shares held at December 31, 2014 and 2013, respectively	(19,382)	(16,726)
Additional paid in capital	2,540,153	2,426,477
Accumulated other comprehensive loss	(57,748)	(17,404)	(57,748)	(17,404)
Distributions in excess of net income	(882,372)	(874,916)
Total stockholders’ equity	1,906,592	1,843,354
Total partners' capital			1,904,678	1,841,928
Noncontrolling interests (note 12):
Exchangeable operating partnership units, aggregate redemption value of $7,676 and $8,348 at December 31, 2013 and 2012, respectively	(1,914)	(1,426)
Limited partners’ interests in consolidated partnerships	31,804	19,206	31,804	19,206
Total noncontrolling interests	29,890	17,780	31,804	19,206
Total equity	1,936,482	1,861,134	1,936,482	1,861,134
Total liabilities and equity	$ 4,197,170	$ 3,913,516	$ 4,197,170	$ 3,913,516

Consolidated Balance Sheets (Parenthetical) (USD $) In Thousands, except Share data, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Allowance for doubtful accounts receivable	$ 4,523	$ 3,922
General partner units, outstanding	94,108,061	92,333,000
Limited Partners' Capital Account, Units Outstanding	154,170	165,796
Parent Company [Member]
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred units of Series 3-5, units issued	13,000,000
Common stock, par value per share	$ 0.01	$ 0.01
Common stock, shares authorized	150,000,000	150,000,000
Exchangeable operating partnership units aggregate redemption value	9,833	7,676
Treasury stock, shares held at cost	425,246	373,042
Partnership Interest [Member]
Allowance for doubtful accounts receivable	4,523	3,922
Straight-line rent receivable allowance	652	547
Deferred costs accumulated amortization	81,822	73,231
Accumulated amortization of acquired lease intangible assets	36,112	25,591
Accumulated accretion of acquired lease intangible liabilities	$ 13,993	$ 10,102
Preferred stock, par value per share	$ 0.01	$ 0.01
Preferred units of Series 3-5, units issued	13,000,000	13,000,000
Preferred units of Series 3-5, units outstanding	13,000,000	13,000,000
Preferred stock, liquidation preferences per share	$ 25	$ 25
Common stock, shares issued	94,108,061	92,333,161
Limited Partners' Capital Account, Units Outstanding	154,170	165,796

Consolidated Statements of Operations (USD $) In Thousands, except Per Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Document Fiscal Year Focus	2014
Other expense (income) [Abstract]
Provision for impairment	$ 1,257	$ 6,000	$ 74,816
Equity in income of investments in real estate partnerships (note 4)	31,270	31,718	23,807
Federal Income Tax Expense (Benefit), Continuing Operations	1,152	0	13,224
Discontinued operations, net (note 3):
Gain on sale of real estate, net of tax	(55,077)	(59,656)	(24,013)
Parent Company [Member]
Revenues:
Minimum rent	390,697	353,833	340,940
Percentage rent	3,488	3,583	3,323
Recoveries from tenants and other income	119,618	106,494	103,155
Total revenues	537,898	489,007	473,929
Management Transaction And Other Fees	24,095	25,097	26,511
Operating expenses:
Depreciation and amortization	147,791	130,630	119,008
Operating and maintenance	77,788	71,018	66,687
General and administrative	60,242	61,234	61,700
Real estate taxes	59,031	53,726	52,911
Other operating expenses	8,496	8,079	7,187
Total operating expenses	353,348	324,687	307,493
Other expense (income) [Abstract]
Interest Expense	109,491	108,966	112,129
Provision for impairment	1,257	6,000	20,316
Early extinguishment of debt	18	32	852
Net investment income, including unrealized losses (gains) of $1,058, $(2,231), and $(888) in 2014, 2013, and 2012, respectively (notes 8 and 14)	9,449	3,257	2,057
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain	(18,271)	0	0
Total other expense (income)	83,046	111,741	131,240
Income before equity in income of investments in real estate partnerships and income taxes	101,504	52,579	35,196
Equity in income of investments in real estate partnerships (note 4)	31,270	31,718	23,807
Federal Income Tax Expense (Benefit), Continuing Operations	(996)	0	13,224
Income (Loss) from Continuing Operations, Including Portion Attributable to Noncontrolling Interest	133,770	84,297	45,779
Discontinued operations, net (note 3):
Operating income (loss)	0	7,332	(43,583)
Gain on sale of operating properties, net of tax	0	57,953	21,855
Income (loss) from discontinued operations	0	65,285	(21,728)
Gain on sale of real estate, net of tax	(55,077)	(1,703)	(2,158)
Net income	188,847	151,285	26,209
Noncontrolling interests:
Net Income (Loss) Attributable to Noncontrolling Interest, Preferred Unit Holders (Deprecated 2013-01-31)	0	0	629
Noncontrolling Interest in Net Income (Loss) Operating Partnerships, Nonredeemable	(319)	(276)	(106)
Noncontrolling Interest in Net Income (Loss) Limited Partnerships, Nonredeemable	(1,138)	(1,205)	(865)
Income attributable to noncontrolling interests	(1,457)	(1,481)	(342)
Net income attributable to the Company	187,390	149,804	25,867
Preferred stock dividends	(21,062)	(21,062)	(32,531)
Net Income (Loss) attributable to Common Stockholders	166,328	128,742	(6,664)
Income (loss) per common share - basic (note 15):
Continuing operations (in dollars per share)	$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)	$ 0.00	$ 0.71	$ (0.24)
Net income attributable to common stockholders (in dollars per share)	$ 1.80	$ 1.40	$ (0.08)
Income (loss) per common share - diluted (note 15):
Continuing operations (in dollars per share)	$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)	$ 0.00	$ 0.71	$ (0.24)
Net income (loss) attributable to common stockholders (in dollars per share)	$ 1.80	$ 1.40	$ (0.08)
Partnership Interest [Member]
Revenues:
Minimum rent	390,697	353,833	340,940
Percentage rent	3,488	3,583	3,323
Recoveries from tenants and other income	119,618	106,494	103,155
Total revenues	537,898	489,007	473,929
Management Transaction And Other Fees	24,095	25,097	26,511
Operating expenses:
Depreciation and amortization	147,791	130,630	119,008
Operating and maintenance	77,788	71,018	66,687
General and administrative	60,242	61,234	61,700
Real estate taxes	59,031	53,726	52,911
Other operating expenses	8,496	8,079	7,187
Total operating expenses	353,348	324,687	307,493
Other expense (income) [Abstract]
Interest Expense	109,491	108,966	112,129
Provision for impairment	1,257	6,000	20,316
Early extinguishment of debt	18	32	852
Net investment income, including unrealized losses (gains) of $1,058, $(2,231), and $(888) in 2014, 2013, and 2012, respectively (notes 8 and 14)	9,449	3,257	2,057
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain	(18,271)	0	0
Total other expense (income)	83,046	111,741	131,240
Income before equity in income of investments in real estate partnerships and income taxes	101,504	52,579	35,196
Equity in income of investments in real estate partnerships (note 4)	31,270	31,718	23,807
Federal Income Tax Expense (Benefit), Continuing Operations	(996)	0	13,224
Income (Loss) from Continuing Operations, Including Portion Attributable to Noncontrolling Interest	133,770	84,297	45,779
Discontinued operations, net (note 3):
Operating income (loss)	0	7,332	(43,583)
Gain on sale of operating properties, net of tax	0	57,953	21,855
Income (loss) from discontinued operations	0	65,285	(21,728)
Gain on sale of real estate, net of tax	(55,077)	(1,703)	(2,158)
Net income	188,847	151,285	26,209
Noncontrolling interests:
Noncontrolling Interest in Net Income (Loss) Limited Partnerships, Nonredeemable	(1,138)	(1,205)	(865)
Income attributable to noncontrolling interests	(1,138)	(1,205)	(865)
Net income attributable to the Company	187,709	150,080	25,344
Preferred unit distributions	(21,062)	(21,062)	(31,902)
Net (loss) income attributable to common unit holders	$ 166,647	$ 129,018	$ (6,558)
Income (loss) per common share - basic (note 15):
Continuing operations (in dollars per share)	$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)	$ 0.00	$ 0.71	$ (0.24)
Net income attributable to common unit holders (in dollars per share)	$ 1.80	$ 1.40	$ (0.08)
Income (loss) per common share - diluted (note 15):
Continuing operations (in dollars per share)	$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)	$ 0.00	$ 0.71	$ (0.24)
Net Income (Loss), Per Outstanding Limited Partnership Unit, Diluted	$ 1.80	$ 1.40	$ (0.08)

Consolidated Statements of Comprehensive Income (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Other comprehensive income:
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	$ (49,968)	$ 30,985	$ 4,220
Parent Company [Member]
Net income	188,847	151,285	26,209
Other comprehensive income:
Amortization of loss on derivative instruments	8,747	9,466	9,466
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(49,968)	30,985	4,220
Less: reclassification adjustment for change in fair value of derivative instruments included in net income	606	(33)	25
Other Comprehensive Income (Loss), Unrealized Holding Gain (Loss) on Securities Arising During Period, Net of Tax	7,765	0	0
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI for Sale of Securities, Net of Tax	(7,765)	0	0
Other comprehensive income	(40,615)	40,418	13,711
Comprehensive income	148,232	191,703	39,920
Less: comprehensive (loss) income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	1,457	1,481	342
Comprehensive income attributable to noncontrolling interests	1,186	1,588	339
Other Comprehensive (Income) Loss, Net of Tax, Portion Attributable to Noncontrolling Interest	(271)	107	(3)
Comprehensive income attributable to the Company	147,046	190,115	39,581
Partnership Interest [Member]
Net income	188,847	151,285	26,209
Other comprehensive income:
Unrealized loss on derivative instruments	0	0	0
Amortization of loss on derivative instruments	8,747	9,466	9,466
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(49,968)	30,985	4,220
Less: reclassification adjustment for change in fair value of derivative instruments included in net income	606	(33)	25
Other Comprehensive Income (Loss), Unrealized Holding Gain (Loss) on Securities Arising During Period, Net of Tax	7,765	0	0
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI for Sale of Securities, Net of Tax	(7,765)	0	0
Other comprehensive income	(40,615)	40,418	13,711
Comprehensive income	148,232	191,703	39,920
Less: comprehensive (loss) income attributable to noncontrolling interests:
Net income attributable to noncontrolling interests	1,138	1,205	865
Comprehensive income attributable to noncontrolling interests	937	1,237	834
Other Comprehensive (Income) Loss, Net of Tax, Portion Attributable to Noncontrolling Interest	(201)	32	(31)
Comprehensive income attributable to the Company	147,295	190,466	39,086
Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] \| Parent Company [Member]
Net income	1,138	1,205	865
Other comprehensive income:
Other comprehensive income	$ (201)	$ 32	$ (31)

Consolidated Statement of Changes in Equity (USD $) In Thousands, except Per Share data, unless otherwise specified	Total	Parent Company [Member]	Partnership Interest [Member]	Preferred Stock Parent Company [Member]	Common Stock Parent Company [Member]	Treasury Stock Parent Company [Member]	Additional Paid In Capital Parent Company [Member]	Accumulated Other Comprehensive Loss	Accumulated Other Comprehensive Loss Parent Company [Member]	Accumulated Other Comprehensive Loss Partnership Interest [Member]	Partners Capital Total [Member] Partnership Interest [Member]	Distributions in Excess of Net Income Parent Company [Member]	Preferred Units Partnership Interest [Member]	General Partner Preferred and Common Units Partnership Interest [Member]	Limited Partners [Member] Partnership Interest [Member]	Total Stockholders' Equity [Member] Parent Company [Member]	Noncontrolling Interests Preferred Units [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]	Preferred Units [Member] Accumulated Other Comprehensive Loss Partnership Interest [Member]	Preferred Units [Member] Partners Capital Total [Member] Partnership Interest [Member]	Preferred Units [Member] Preferred Units Partnership Interest [Member]	Preferred Units [Member] General Partner Preferred and Common Units Partnership Interest [Member]	Preferred Units [Member] Limited Partners [Member] Partnership Interest [Member]	Preferred Units [Member] Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] Partnership Interest [Member]	Preferred Stock Parent Company [Member]	Preferred Stock Common Stock Parent Company [Member]	Preferred Stock Treasury Stock Parent Company [Member]	Preferred Stock Additional Paid In Capital Parent Company [Member]	Preferred Stock Accumulated Other Comprehensive Loss Parent Company [Member]	Preferred Stock Distributions in Excess of Net Income Parent Company [Member]	Preferred Stock Total Stockholders' Equity [Member] Parent Company [Member]	Preferred Stock Noncontrolling Interests Preferred Units [Member] Parent Company [Member]	Preferred Stock Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Preferred Stock Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] Parent Company [Member]	Preferred Stock Total Noncontrolling Interests [Member] Parent Company [Member]	Common Stock Parent Company [Member]	Common Stock Preferred Stock Parent Company [Member]	Common Stock Parent Company [Member]	Common Stock Treasury Stock Parent Company [Member]	Common Stock Additional Paid In Capital Parent Company [Member]	Common Stock Accumulated Other Comprehensive Loss Parent Company [Member]	Common Stock Distributions in Excess of Net Income Parent Company [Member]	Common Stock Total Stockholders' Equity [Member] Parent Company [Member]	Common Stock Noncontrolling Interests Preferred Units [Member] Parent Company [Member]	Common Stock Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Parent Company [Member]	Common Stock Noncontrolling Interests in Limited Partners Interest in Consolidated Partnerships [Member] Parent Company [Member]	Common Stock Total Noncontrolling Interests [Member] Parent Company [Member]	Noncontrolling Interest Exchangeable Operating Partnership Units [Member] Total Noncontrolling Interests [Member] Parent Company [Member]	Noncontrolling Interests Preferred Units [Member] Parent Company [Member]
Beginning balance at Dec. 31, 2011		$ (1,869,654)	$ (1,869,654)	$ (275,000)	$ (899)	$ 15,197	$ (2,281,817)		$ 71,429		$ (1,856,550)	$ 662,735		$ (1,879,784)		$ (1,808,355)	$ (49,158)	$ 963	$ (13,104)		$ (61,299)
Common stock/unit per share	$ 1.85
Net proceeds from common stock issuance																																								21,542
Other comprehensive income:
Net income		26,209	26,209	0	0	0	0		0		25,344			25,867		25,867	(629)	106	865
Net Income (Loss) Attributable to Parent		25,867	25,344
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI on Derivatives, Net of Tax		(25)	(25)
Current period other comprehensive income, net		13,711	13,711	0	0	0	0	13,711	13,714		13,742	0		0		13,714	0	28	(31)
Other Comprehensive (Income) Loss, Net of Tax, Portion Attributable to Noncontrolling Interest		(3)	(31)
Deferred compensation plan		12	12	0	0	273	(261)		0		12	0		12		12	0	0	0		0
Restricted stock issued, net of amortization		11,526		0	0	0	11,526		0	0		0	0		0	11,526	0	0	0	0	0
Common stock redeemed for taxes withheld for stock based compensation, net				0	0	0											0	0																						(1,474)				(1,474)	0	0	(1,474)			0	0
Stock Redeemed or Called During Period, Value		(275,000)	275,000	(275,000)	0	0	(9,277)		0	0	275,000	(9,277)	0	275,000	0	(275,000)	0	0	0	0	0
Stock Issued During Period, Value, Dividend Reinvestment Plan				0	0	0											0	0																						988				988	0	0	988			0	0
Common stock issued for stock offerings, net of issuance costs		21,542	(313,900)	0	(5)	0				0	(313,900)		0	(313,900)	0		0	0		0									(325,000)	0	0	(11,100)	0	0	(313,900)	0	0	0	0					(21,537)	0	0	(21,542)			0	0
Common stock issued for partnership units exchanged		0	0
Net proceeds from issuance of preferred stock		313,900	313,900
Partners' Capital Account, Redemptions		(48,125)		0	0	0	0		0			0				0	(48,125)	0	0		(48,125)	(48,125)	0	(48,125)	(48,125)	0	0	0
Contributions from partners		3,362	3,362	0	0	0	0		0		0	0		0		0	0	0	3,362		3,362
Distributions To Partners		(1,001)	166,736	0	0	0	0		0	0	165,735	0	0	165,411	324	0	0	0	(1,001)	1,001	(1,001)
Cash dividends declared:
Preferred stock/unit		(23,658)	23,658	0	0	0	0		0	0	23,658		(404)	23,254	0	(23,254)	(404)	0	0	0	(404)
Preferred stock dividends		(32,531)
Common stock/unit		(165,735)		0	0	0	0		0			(165,411)				(165,411)	0	(324)	0		(324)
Restricted Stock Issued By Parent Company Net Of Amortization			11,526								11,526			11,526
Common unit issued as a result of common stock issued by Parent Company, net of purchases			(21,056)							0	(21,056)		0	(21,056)	0					0
Common units exchanged for common stock of the parent company			0							0	0		0	0	0					0
Ending Balance at Dec. 31, 2012		(1,745,911)	(1,745,911)	(325,000)	(904)	14,924	(2,312,310)		57,715	57,715	(1,729,612)	834,810	0	(1,788,480)	1,153	(1,730,765)	0	1,153	(16,299)	(16,299)	(15,146)
Common stock/unit per share	$ 1.85
Net proceeds from common stock issuance	101,342
Other comprehensive income:
Net income		151,285	151,285	0	0	0	0		0		150,080			149,804		149,804	0	276	1,205
Net Income (Loss) Attributable to Parent		149,804	150,080
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI on Derivatives, Net of Tax		33	33
Current period other comprehensive income, net		40,418	40,418	0	0	0	0	40,418	40,311		40,386	0		0		40,311	0	75	32
Other Comprehensive (Income) Loss, Net of Tax, Portion Attributable to Noncontrolling Interest		107	32
Deferred compensation plan		0		0	0	(1,802)	1,802		0			0				0	0	0	0		0
Restricted stock issued, net of amortization		14,141		0	0	0	14,141		0	0		0	0		0	14,141	0	0	0	0	0
Common stock redeemed for taxes withheld for stock based compensation, net																																								(2,887)	0	0	0	(2,887)	0	0	(2,887)	0	0	0	0
Stock Issued During Period, Value, Dividend Reinvestment Plan																																								1,075	0	0	0	1,075	0	0	1,075	0	0	0	0
Common stock issued for stock offerings, net of issuance costs		99,753																																						(99,753)	0	(19)	0	(99,734)	0	0	(99,753)	0	0	0	0
Common stock issued for partnership units exchanged		(302)	(302)																																					0	0	0	0	(302)	0	0	(302)	0	(302)	0	(302)
Net proceeds from issuance of preferred stock		0	0
Partners' Capital Account, Redemptions																						0	0	0	0	0	0	0
Contributions from partners		5,792	5,792	0	0	0	0		0		0	0		0		0	0	0	5,792		5,792
Distributions To Partners		(4,122)	173,292	0	0	0	0		0	0	169,170	0	0	168,848	322	0	0	0	(4,122)	4,122	(4,122)
Cash dividends declared:
Preferred stock/unit		(21,062)	21,062	0	0	0	0		0	0	21,062	21,062	0	21,062	0	(21,062)		0	0	0	0																																0
Preferred stock dividends		(21,062)
Common stock/unit		(169,170)		0	0	0	0		0			(168,848)				(168,848)	0	(322)	0																																	(322)
Restricted Stock Issued By Parent Company Net Of Amortization			14,141								14,141			14,141
Common unit issued as a result of common stock issued by Parent Company, net of purchases			97,941							0	97,941		0	97,941	0					0
Common units exchanged for common stock of the parent company			0							0	0		0	(302)	302					0
Ending Balance at Dec. 31, 2013		(1,861,134)	(1,861,134)	(325,000)	(923)	16,726	(2,426,477)		17,404	17,404	(1,841,928)	874,916	0	(1,860,758)	1,426	(1,843,354)	0	1,426	(19,206)	(19,206)	(17,780)
Common stock/unit per share	$ 1.88
Net proceeds from common stock issuance	103,821
Other comprehensive income:
Net income		188,847	188,847	0	0	0	0		0		187,709			187,390		187,390	0	319	1,138
Net Income (Loss) Attributable to Parent		187,390	187,709
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI on Derivatives, Net of Tax		(606)	(606)
Current period other comprehensive income, net		(40,615)	(40,615)	0	0	0	0	(40,615)	(40,344)		(40,414)	0		0		(40,344)	0	(70)	(201)
Other Comprehensive (Income) Loss, Net of Tax, Portion Attributable to Noncontrolling Interest		(271)	(201)
Deferred compensation plan		0		0	0	2,656	2,656		0			0				0	0	0	0		0
Restricted stock issued, net of amortization		12,161		0	0	0	12,161		0	0		0	0		0	12,161	0	0	0	0	0
Common stock redeemed for taxes withheld for stock based compensation, net																																								(3,493)	0	0	0	(3,493)	0	0	(3,493)	0	0	0	0
Stock Issued During Period, Value, Dividend Reinvestment Plan																																								1,184	0	0	0	1,184	0	0	1,184	0	0	0	0
Common stock issued for stock offerings, net of issuance costs		102,453																																						(102,453)	0	(18)	0	(102,435)	0	0	(102,453)	0	0	0	0
Common stock issued for partnership units exchanged		(137)	(137)																																					0	0	0	0	(137)	0	0	(137)	0	(137)	0	(137)
Net proceeds from issuance of preferred stock		0	0
Partners' Capital Account, Redemptions		(300)		0	0	0	0		0			0				0	0	(300)	0		(300)	(300)	0	(300)	0	0	300	0
Contributions from partners		16,204	16,204	0	0	0	0		0		0	0		0		0	0	0	16,204		16,204
Distributions To Partners		(5,947)	180,031	0	0	0	(1,404)		0	0	175,488	0	0	175,188	300	(1,404)	0	0	(4,543)	4,543	(4,543)
Cash dividends declared:
Preferred stock/unit		(21,062)	21,062	0	0	0	0		0	0	21,062		0	21,062	0	(21,062)		0	0	0	0																																0
Preferred stock dividends		(21,062)
Common stock/unit		(174,084)		0	0	0	0		0			(173,784)				(173,784)	0	(300)	0																																	(300)
Restricted Stock Issued By Parent Company Net Of Amortization			12,161								12,161			12,161
Common unit issued as a result of common stock issued by Parent Company, net of purchases			100,144							0	100,144		0	(100,144)	0					0
Common units exchanged for common stock of the parent company			0							0	0		0	(137)	137					0
Ending Balance at Dec. 31, 2014		$ (1,936,482)	$ (1,936,482)	$ (325,000)	$ (941)	$ 19,382	$ (2,540,153)		$ 57,748	$ 57,748	$ (1,904,678)	$ 882,372	$ 0	$ (1,964,340)	$ 1,914	$ (1,906,592)	$ 0	$ 1,914	$ (31,804)	$ (31,804)	$ (29,890)

Consolidated Statements of Cash Flows (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Document Fiscal Year Focus	2014
Adjustments to reconcile net income to net cash provided by operating activities:
Equity in income of investments in real estate partnerships (note 4)	$ (31,270)	$ (31,718)	$ (23,807)
Deferred income tax expense (benefit) of taxable REIT subsidiary	0	0	13,727
Cash flows from investing activities:
Proceeds from sale of real estate investments	118,787	212,632	352,707
Parent Company [Member]
Cash flows from operating activities:
Net income	188,847	151,285	26,209
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	147,791	134,454	127,839
Amortization of deferred loan cost and debt premium	10,521	12,339	12,759
Amortization and (accretion) of above and below market lease intangibles, net	(3,101)	(2,488)	(1,043)
Stock-based compensation, net of capitalization	9,662	12,191	9,806
Equity in income of investments in real estate partnerships (note 4)	(31,270)	(31,718)	(23,807)
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain	18,271	0	0
Gain on sale of real estate, net of tax	(55,077)	(59,656)	(24,013)
Provision for impairment	1,257	6,000	74,816
Early extinguishment of debt	18	32	852
Deferred income tax expense (benefit) of taxable REIT subsidiary	0	0	13,727
Distribution of earnings from operations of investments in real estate partnerships	42,767	45,377	44,809
Loss on settlement of derivative instruments	4,648	0	0
(Gain) on derivative instruments	(13)	(19)	(22)
Deferred compensation expense	1,386	3,294	2,069
Realized and unrealized (gain) loss on investments (note 8 and 14)	(9,158)	(3,293)	(2,095)
Changes in assets and liabilities:
Restricted cash	848	(62)	(423)
Accounts receivable	(6,225)	(5,042)	6,157
Straight-line rent receivable, net	(6,544)	(5,459)	(6,059)
Deferred leasing costs	(8,252)	(10,086)	(12,642)
Other assets	89	(1,866)	(1,079)
Accounts payable and other liabilities	6,201	(672)	10,994
Tenants’ security and escrow deposits and prepaid rent	1,618	6,120	(1,639)
Net cash provided by operating activities	277,742	250,731	257,215
Cash flows from investing activities:
Acquisition of operating real estate	(112,120)	(107,790)	(156,026)
Real estate development and capital improvements	(238,237)	(213,282)	(164,588)
Proceeds from sale of real estate investments	118,787	212,632	352,707
Collection (issuance) of notes receivable	0	27,354	(552)
Investments in real estate partnerships (note 4)	(23,577)	(10,883)	(66,663)
Distributions received from investments in real estate partnerships	37,152	87,111	38,353
Dividends on investments	243	194	245
Acquisition of securities	(23,760)	(19,144)	(17,930)
Proceeds from sale of securities	31,222	13,991	18,077
Net cash (used in) provided by investing activities	(210,290)	(9,817)	3,623
Cash flows from financing activities:
Net proceeds from issuance of preferred stock	0	0	313,900
Stock Issued During Period, Value, New Issues	102,453	99,753	21,542
Proceeds from sale of treasury stock	0	34	338
Payments for Acquisiton of Treasury Stock	0	0	(4)
Redemption of preferred stock and partnership units	(300)	0	(323,125)
Payments to Noncontrolling Interests	(5,303)	1,514	1,375
Payments of Ordinary Dividends, Noncontrolling Interest	(300)	(322)	(324)
Payments of Preferred Dividends, Noncontrolling Interest	0	0	(404)
Dividends paid to common stockholders	(172,600)	(167,773)	(164,423)
Dividends paid to preferred stockholders	(21,062)	(21,062)	(23,254)
Dividends, Preferred Stock, Cash	21,062	21,062	23,658
Repayment of fixed rate unsecured notes	(150,000)	0	(192,377)
Proceeds from Issuance of Unsecured Debt	248,705	0	0
Proceeds from unsecured credit facilities	255,000	82,000	750,000
Repayment of unsecured credit facilities	(255,000)	(177,000)	(620,000)
Proceeds from notes payable	12,739	36,350	0
Repayment of notes payable	(38,717)	(27,960)	(1,332)
Scheduled principal payments	(6,909)	(7,530)	(7,259)
Payment of loan costs	(3,066)	(583)	(4,544)
Net cash used in financing activities	(34,360)	(182,579)	(249,891)
Net increase in cash and cash equivalents	33,092	58,335	10,947
Cash and cash equivalents at beginning of the period	80,684	22,349	11,402
Cash and cash equivalents at end of the period	113,776	80,684	22,349
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $000, $6,078, and $3,686 in 2014, 2013, and 2012, respectively)	109,425	107,312	115,879
Income Taxes Paid	2,169	0	0
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed through distribution in kind	0	7,500	0
Stock Issued During Period, Value, Conversion of Units	137	302	0
Real estate received through distribution in kind	0	7,576	0
Mortgage loans assumed for the acquisition of real estate	103,187	0	30,467
Business Combination, Acquisition of Less than 100 Percent, Noncontrolling Interest, Fair Value	15,385	0	0
Real estate contributed for investments in real estate partnerships	0	0	47,500
Real estate received through foreclosure on notes receivable	0	0	12,585
Acquisition of previously unconsolidated real estate	16,182	0	0
Change in fair value of derivative instruments	(49,968)	30,952	(4,285)
Contributions from limited partners in consolidated partnerships, net	1,579	156	986
Common stock issued for dividend reinvestment in trust	779	660	440
Common stock issued for dividend reinvestment plan	1,184	1,075	988
Stock-based compensation capitalized	2,707	2,188	1,979
Contribution of stock awards into trust	1,881	1,537	819
Distribution of stock held in trust	4	201	1,191
Partnership Interest [Member]
Cash flows from operating activities:
Net income	188,847	151,285	26,209
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	147,791	134,454	127,839
Amortization of deferred loan cost and debt premium	10,521	12,339	12,759
Amortization and (accretion) of above and below market lease intangibles, net	(3,101)	(2,488)	(1,043)
Stock-based compensation, net of capitalization	9,662	12,191	9,806
Equity in income of investments in real estate partnerships (note 4)	(31,270)	(31,718)	(23,807)
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain	18,271	0	0
Gain on sale of real estate, net of tax	(55,077)	(59,656)	(24,013)
Provision for impairment	1,257	6,000	74,816
Early extinguishment of debt	18	32	852
Deferred income tax expense (benefit) of taxable REIT subsidiary	0	0	13,727
Distribution of earnings from operations of investments in real estate partnerships	42,767	45,377	44,809
Loss on settlement of derivative instruments	4,648	0	0
(Gain) on derivative instruments	(13)	(19)	(22)
Deferred compensation expense	1,386	3,294	2,069
Realized and unrealized (gain) loss on investments (note 8 and 14)	(9,158)	(3,293)	(2,095)
Changes in assets and liabilities:
Restricted cash	848	(62)	(423)
Accounts receivable	(6,225)	(5,042)	6,157
Straight-line rent receivable, net	(6,544)	(5,459)	(6,059)
Deferred leasing costs	(8,252)	(10,086)	(12,642)
Other assets	89	(1,866)	(1,079)
Accounts payable and other liabilities	6,201	(672)	10,994
Tenants’ security and escrow deposits and prepaid rent	1,618	6,120	(1,639)
Net cash provided by operating activities	277,742	250,731	257,215
Cash flows from investing activities:
Acquisition of operating real estate	(112,120)	(107,790)	(156,026)
Real estate development and capital improvements	(238,237)	(213,282)	(164,588)
Proceeds from sale of real estate investments	118,787	212,632	352,707
Collection (issuance) of notes receivable	0	27,354	(552)
Investments in real estate partnerships (note 4)	(23,577)	(10,883)	(66,663)
Distributions received from investments in real estate partnerships	37,152	87,111	38,353
Dividends on investments	243	194	245
Acquisition of securities	(23,760)	(19,144)	(17,930)
Proceeds from sale of securities	31,222	13,991	18,077
Net cash (used in) provided by investing activities	(210,290)	(9,817)	3,623
Cash flows from financing activities:
Net proceeds from common units issued as a result of common stock issued by Parent Company	102,453	99,753	21,542
Net proceeds from issuance of preferred stock	0	0	313,900
Stock Issued During Period, Value, New Issues			(313,900)
Proceeds from sale of treasury stock	0	34	338
Payments for Acquisiton of Treasury Stock	0	0	(4)
Redemption of preferred stock and partnership units	(300)	0	(323,125)
Payments to Noncontrolling Interests	(5,303)	1,514	1,375
Dividends paid to common stockholders	(172,900)	(168,095)	(164,747)
Dividends paid to preferred stockholders	(21,062)	(21,062)	(23,658)
Dividends, Preferred Stock, Cash	(21,062)	(21,062)	(23,658)
Repayment of fixed rate unsecured notes	(150,000)	0	(192,377)
Proceeds from Issuance of Unsecured Debt	248,705	0	0
Proceeds from unsecured credit facilities	255,000	82,000	750,000
Repayment of unsecured credit facilities	(255,000)	(177,000)	(620,000)
Proceeds from notes payable	12,739	36,350	0
Repayment of notes payable	(38,717)	(27,960)	(1,332)
Scheduled principal payments	(6,909)	(7,530)	(7,259)
Payment of loan costs	(3,066)	(583)	(4,544)
Net cash used in financing activities	(34,360)	(182,579)	(249,891)
Net increase in cash and cash equivalents	33,092	58,335	10,947
Cash and cash equivalents at beginning of the period	80,684	22,349	11,402
Cash and cash equivalents at end of the period	113,776	80,684	22,349
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of $000, $6,078, and $3,686 in 2014, 2013, and 2012, respectively)	109,425	107,312	115,879
Supplemental disclosure of non-cash transactions:
Mortgage loans assumed through distribution in kind	0	7,500	0
Stock Issued During Period, Value, Conversion of Units	137	302	0
Real estate received through distribution in kind	0	7,576	0
Mortgage loans assumed for the acquisition of real estate	103,187	0	30,467
Business Combination, Acquisition of Less than 100 Percent, Noncontrolling Interest, Fair Value	15,385	0	0
Real estate contributed for investments in real estate partnerships	0	0	47,500
Real estate received through foreclosure on notes receivable	0	0	12,585
Acquisition of previously unconsolidated real estate	16,182	0	0
Change in fair value of derivative instruments	(49,968)	30,952	(4,285)
Contributions from limited partners in consolidated partnerships, net	1,579	156	986
Common stock issued for dividend reinvestment in trust	779	660	440
Common stock issued for dividend reinvestment plan	1,184	1,075	988
Stock-based compensation capitalized	2,707	2,188	1,979
Contribution of stock awards into trust	1,881	1,537	819
Distribution of stock held in trust	4	201	1,191
Common Stock \| Parent Company [Member]
Cash flows from financing activities:
Stock Issued During Period, Value, New Issues	(102,453)	(99,753)
Supplemental disclosure of non-cash transactions:
Stock Issued During Period, Value, Conversion of Units	$ 0	$ 0

Summary of Significant Accounting Policies

12 Months Ended

Dec. 31, 2014

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Summary of Significant Accounting Policies

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 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 December 31, 2014, the Parent Company, the Operating Partnership, and their controlled subsidiaries on a consolidated basis (the "Company” or “Regency”) directly owned 202 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").

Estimates, Risks, and Uncertainties

The preparation of the consolidated financial statements in conformity with U.S. Generally Accepted Accounting Principles (“GAAP”) requires the Company's management to make estimates and assumptions that affect the reported amounts of assets and liabilities, and disclosure of contingent assets and liabilities, at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The most significant estimates in the Company's financial statements relate to the carrying values of its investments in real estate, including its shopping centers, properties in development, and its investments in real estate partnerships, and accounts receivable, net. It is possible that the estimates and assumptions that have been utilized in the preparation of the consolidated financial statements could change significantly if economic conditions were to weaken.

Consolidation

The accompanying consolidated financial statements include the accounts of the Parent Company, the Operating Partnership, its wholly-owned subsidiaries, and consolidated partnerships in which the Company has a controlling interest. Investments in real estate partnerships not controlled by the Company are accounted for under the equity method. All significant inter-company balances and transactions are eliminated in the consolidated financial statements.

Ownership of the Parent Company

The Parent Company has a single class of common stock outstanding and two series of preferred stock outstanding (“Series 6 and 7 Preferred Stock”). The dividends on the Series 6 and 7 Preferred Stock are cumulative and payable in arrears quarterly.

Ownership of the Operating Partnership

The Operating Partnership's capital includes general and limited common Partnership Units. As of December 31, 2014, the Parent Company owned approximately 99.8% or 94,108,061 of the 94,262,231 outstanding common Partnership Units of the Operating Partnership. Net income and distributions of the Operating Partnership are allocable to the general and limited common Partnership Units in accordance with their ownership percentages.

Investments in Real Estate Partnerships

Investments in real estate partnerships not controlled by the Company are accounted for under the equity method. The accounting policies of the real estate partnerships are similar to the Company's accounting policies. Income or loss from these real estate partnerships, which includes all operating results (including impairment losses) and gains on sales of properties within the joint ventures, is allocated to the Company in accordance with the respective partnership agreements. Such allocations of net income or loss are recorded in equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations. The net difference in the carrying amount of investments in real estate partnerships and the underlying equity in net assets is either accreted to income and recorded in equity in income of investments in real estate partnerships in the accompanying Consolidated Statements of Operations over the expected useful lives of the properties and other intangible assets, which range in lives from 10 to 40 years, or recognized at liquidation if the joint venture agreement includes a unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind, as discussed further below.

Cash distributions of earnings from operations from investments in real estate partnerships are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows. Cash distributions from the sale of a property or loan proceeds received from the placement of debt on a property included in investments in real estate partnerships are presented in cash flows provided by investing activities in the accompanying Consolidated Statements of Cash Flows.

The Company evaluates the structure and the substance of its investments in the real estate partnerships to determine if they are variable interest entities. The Company has concluded that these partnership investments are not variable interest entities. Further, the joint venture partners in the real estate partnerships have significant ownership rights, including approval over operating budgets and strategic plans, capital spending, sale or financing, and admission of new partners. Upon formation of the joint ventures, the Company, through the Operating Partnership, also became the managing member, responsible for the day-to-day operations of the real estate partnerships. In accordance with the Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810, the Company evaluated its investment in each real estate partnership and concluded that the other partners have kick-out rights and/or substantive participating rights and, therefore, the Company has concluded that the equity method of accounting is appropriate for these investments and they do not require consolidation. Under the equity method of accounting, investments in real estate partnerships are initially recorded at cost, subsequently increased for additional contributions and allocations of income, and reduced for distributions received and allocations of loss. These investments are included in the consolidated financial statements as investments in real estate partnerships.

Noncontrolling Interests

The Company consolidates all entities in which it has a controlling ownership interest. A controlling ownership interest is typically attributable to the entity with a majority voting interest. Noncontrolling interest is the portion of equity, in a subsidiary or consolidated entity, not attributable, directly or indirectly to the Company. Such noncontrolling interests are reported on the Consolidated Balance Sheets within equity or capital, but separately from stockholders' equity or partners' capital. On the Consolidated Statements of Operations, all of the revenues and expenses from less-than-wholly-owned consolidated subsidiaries are reported in net income, including both the amounts attributable to the Company and noncontrolling interests. The amounts of consolidated net income attributable to the Company and to the noncontrolling interests are clearly identified on the accompanying Consolidated Statements of Operations.

Noncontrolling Interests of the Parent Company

The consolidated financial statements of the Parent Company include the following ownership interests held by owners other than the preferred and common stockholders of the Parent Company: (i) the limited Partnership Units in the Operating Partnership held by third parties (“Exchangeable operating partnership units”) and (ii) the minority-owned interest held by third parties in consolidated partnerships (“Limited partners' interests in consolidated partnerships”). The Parent Company has included all of these noncontrolling interests in permanent equity, separate from the Parent Company's stockholders' equity, in the accompanying Consolidated Balance Sheets and Consolidated Statements of Equity and Comprehensive Income (Loss). The portion of net income or comprehensive income attributable to these noncontrolling interests is included in net income and comprehensive income in the accompanying Consolidated Statements of Operations and Consolidated Statements of Comprehensive Income (Loss) of the Parent Company.

In accordance with the FASB ASC Topic 480, securities that are redeemable for cash or other assets at the option of the holder, not solely within the control of the issuer, are classified as redeemable noncontrolling interests outside of permanent equity in the Consolidated Balance Sheets. The Parent Company has evaluated the conditions as specified under the FASB ASC Topic 480 as it relates to exchangeable operating partnership units outstanding and concluded that it has the right to satisfy the redemption requirements of the units by delivering unregistered common stock. Each outstanding exchangeable operating partnership unit is exchangeable for one share of common stock of the Parent Company, and the unit holder cannot require redemption in cash or other assets. Limited partners' interests in consolidated partnerships are not redeemable by the holders. The Parent Company also evaluated its fiduciary duties to itself, its shareholders, and, as the managing general partner of the Operating Partnership, to the Operating Partnership, and concluded its fiduciary duties are not in conflict with each other or the underlying agreements. Therefore, the Parent Company classifies such units and interests as permanent equity in the accompanying Consolidated Balance Sheets and Consolidated Statements of Equity.

Noncontrolling Interests of the Operating Partnership

The Operating Partnership has determined that limited partners' interests in consolidated partnerships are noncontrolling interests. The Operating Partnership has included these noncontrolling interests in permanent capital, separate from partners' capital, in the accompanying Consolidated Balance Sheets and Consolidated Statements of Capital. The portion of net income (loss) or comprehensive income (loss) attributable to these noncontrolling interests is included in net income and comprehensive income in the accompanying Consolidated Statements of Operations and Consolidated Statements Comprehensive Income (Loss) of the Operating Partnership.

(b) Revenues and Accounts Receivable

Leasing Revenue and Receivables

The Company leases space to tenants under agreements with varying terms. Leases are accounted for as operating leases with minimum rent recognized on a straight-line basis over the term of the lease regardless of when payments are due. The Company estimates the collectibility of the accounts receivable related to base rents, straight-line rents, expense reimbursements, and other revenue taking into consideration the Company's historical write-off experience, tenant credit-worthiness, current economic trends, and remaining lease terms.

The Company recorded the following provisions for doubtful accounts (in thousands):



	Year ended December 31,
	2014		2013	2012
Gross provision for doubtful accounts	$	2,192	1,841	3,006
Amount included in discontinued operations	—		53	58

The following table represents the components of accounts receivable, net of allowance for doubtful accounts, in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014			2013
Billed tenant receivables	$	10,583		6,550
Accrued CAM, insurance and tax reimbursements	15,369			16,280
Other receivables	9,570			7,411
Less: allowance for doubtful accounts	(4,523		)	(3,922	)
Total accounts receivable, net	$	30,999		26,319

Substantially all of the lease agreements with anchor tenants contain provisions that provide for additional rents based on tenants' sales volume ("percentage rent"). Percentage rents are recognized when the tenants achieve the specified targets as defined in their lease agreements. Substantially all lease agreements contain provisions for reimbursement of the tenants' share of real estate taxes, insurance and common area maintenance (“CAM”) costs. Recovery of real estate taxes, insurance, and CAM costs are recognized as the respective costs are incurred in accordance with the lease agreements.

As part of the leasing process, the Company may provide the lessee with an allowance for the construction of leasehold improvements. These leasehold improvements are capitalized and recorded as tenant improvements, and depreciated over the shorter of the useful life of the improvements or the remaining lease term. If the allowance represents a payment for a purpose other than funding leasehold improvements, or in the event the Company is not considered the owner of the improvements, the allowance is considered to be a lease incentive and is recognized over the lease term as a reduction of minimum rent. Factors considered during this evaluation include, among other things, who holds legal title to the improvements as well as other controlling rights provided by the lease agreement and provisions for substantiation of such costs (e.g. unilateral control of the tenant space during the build-out process). Determination of the appropriate accounting for the payment of a tenant allowance is made on a lease-by-lease basis, considering the facts and circumstances of the individual tenant lease. When the Company is the owner of the leasehold improvements, recognition of lease revenue commences when the lessee is given possession of the leased space upon completion of tenant improvements. However, when the leasehold improvements are owned by the tenant, the lease inception date is the date the tenant obtains possession of the leased space for purposes of constructing its leasehold improvements.

Real Estate Sales

Profits from sales of real estate are recognized under the full accrual method by the Company when: (i) a sale is consummated; (ii) the buyer's initial and continuing investment is adequate to demonstrate a commitment to pay for the property; (iii) the Company's receivable, if applicable, is not subject to future subordination; (iv) the Company has transferred to the buyer the usual risks and rewards of ownership; and (v) the Company does not have substantial continuing involvement with the property.

The Company sells shopping centers to joint ventures in exchange for cash equal to the fair value of the ownership interest of its partners. The Company accounts for those sales as “partial sales” and recognizes gains on those partial sales in the period the properties were sold to the extent of the percentage interest sold, and in the case of certain real estate partnerships, applies a more restrictive method of recognizing gains, as discussed further below.

As of December 31, 2014, five of the Company's joint ventures (“DIK-JV”) give each partner the unilateral right to elect to dissolve the real estate partnership and, upon such an election, receive a distribution in-kind (“DIK”) of the assets of the real estate partnership equal to their respective capital account, which could include properties the Company previously sold to the real estate partnership.

Because the contingency associated with the possibility of receiving a particular property back upon liquidation is not satisfied at the property level, but at the aggregate level, no deferred gain is recognized on an individual property sold by the DIK-JV to a third party or received by the Company upon actual dissolution. Instead, the property received upon dissolution is recorded at the carrying value of the Company's investment in the DIK-JV on the date of dissolution. However, the deferred gain is recognized if and when all such properties in the DIK-JV are sold to a third party.

Management Services

The Company is engaged under agreements with its joint venture partners to provide asset management, property management, leasing, investing, and financing services for such joint ventures' shopping centers. The fees are market-based, generally calculated as a percentage of either revenues earned or the estimated values of the properties managed or the proceeds received, and are recognized as services are rendered, when fees due are determinable, and collectibility is reasonably assured. The Company also receives transaction fees, as contractually agreed upon with a joint venture, which include fees such as acquisition fees, disposition fees, “promotes”, or “earnouts”, which are recognized as services are rendered, when fees due are determinable, and collectibility is reasonably assured.

Capitalization and Depreciation

Maintenance and repairs that do not improve or extend the useful lives of the respective assets are recorded in operating and maintenance expense. The Company does not have a capitalization threshold.

Depreciation is computed using the straight-line method over estimated useful lives of approximately 40 years for buildings and improvements, the shorter of the useful life or the remaining lease term subject to a maximum of 10 years for tenant improvements, and three to seven years for furniture and equipment.

Development Costs

Land, buildings, and improvements are recorded at cost. All specifically identifiable costs related to development activities are capitalized into properties in development on the accompanying Consolidated Balance Sheets. Properties in development are defined as properties that are in the construction or initial lease-up phase. Once a development property is substantially complete and held available for occupancy, costs are no longer capitalized. The capitalized costs include pre-development costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, and allocated direct employee costs incurred during the period of development. Interest costs are capitalized into each development project based upon applying the Company's weighted average borrowing rate to that portion of the actual development costs expended. The Company discontinues interest cost capitalization when the property is no longer being developed or is available for occupancy upon substantial completion of tenant improvements, but in no event would the Company capitalize interest on the project beyond 12 months after substantial completion of the building shell.

The following table represents the components of properties in development in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014		2013
Construction in process	$	213,526	158,002
Land held for future development	24,243		24,953
Pre-development costs	1,769		3,495
Total properties in development	$	239,538	186,450

Construction in process represents developments where the Company (i) has not yet incurred at least 90% of the expected costs to complete and is less than 95% leased, and (ii) percent leased is less than 90% and the project features less than one year of anchor tenant operations, and (iii) the anchor tenant has been open for less than two calendar years, and (iv) less than three years have passed since the start of construction.

Land held for future development represents projects not in construction, but identified and available for future development when the market demand for a new shopping center exists.

Pre-development costs represent the costs the Company incurs prior to land acquisition including contract deposits, as well as legal, engineering, and other external professional fees related to evaluating the feasibility of developing a shopping center. As of December 31, 2014 and 2013, the Company had refundable deposits of approximately $375,000 and $680,000, respectively, included in pre-development costs. If the Company determines that the development of a particular shopping center is no longer probable, any related pre-development costs previously capitalized are immediately expensed. During the years ended December 31, 2014, 2013, and 2012, the Company expensed pre-development costs of approximately $2.3 million, $528,000, and $1.5 million, respectively, in other operating expenses in the accompanying Consolidated Statements of Operations.

Acquisitions

The Company and the real estate partnerships account for business combinations using the acquisition method by recognizing and measuring the identifiable assets acquired, the liabilities assumed, and any noncontrolling interest in the acquiree at their acquisition date fair values. The Company expenses transaction costs associated with business combinations in the period incurred.

The Company's methodology includes estimating an “as-if vacant” fair value of the physical property, which includes land, building, and improvements. In addition, the Company determines the estimated fair value of identifiable intangible assets, considering the following categories: (i) value of in-place leases, and (ii) above and below-market value of in-place leases.

The value of in-place leases is estimated based on the value associated with the costs avoided in originating leases compared to the acquired in-place leases as well as the value associated with lost rental and recovery revenue during the assumed lease-up period. The value of in-place leases is recorded to amortization expense over the remaining initial term of the respective leases.

Above-market and below-market in-place lease values for acquired properties are recorded based on the present value of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) management's estimate of fair market lease rates for comparable in-place leases, measured over a period equal to the remaining non-cancelable term of the lease. The value of above-market leases is amortized as a reduction of minimum rent over the remaining terms of the respective leases and the value of below-market leases is accreted to minimum rent over the remaining terms of the respective leases, including below-market renewal options, if applicable. The Company does not assign value to customer relationship intangibles if it has pre-existing business relationships with the major retailers at the acquired property since they do not provide incremental value over the Company's existing relationships.

Held for Sale

The Company classifies an operating property or a property in development as held-for-sale upon satisfaction of the following criteria: (i) management commits to a plan to sell a property (or group of properties), (ii) the property is available for immediate sale in its present condition subject only to terms that are usual and customary for sales of such properties, (iii) an active program to locate a buyer and other actions required to complete the plan to sell the property have been initiated, (iv) the sale of the property is probable and transfer of the asset is expected to be completed within one year, (v) the property is being actively marketed for sale at a price that is reasonable in relation to its current fair value, and (vi) actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn.

The Company generally considers assets to be held for sale when the transaction has been approved by the appropriate level of management and there are no known significant contingencies relating to the sale such that the sale of the property within one year is considered probable. It is not unusual for real estate sales contracts to allow potential buyers a period of time to evaluate the property prior to formal acceptance of the contract. In addition, certain other matters critical to the final sale, such as financing arrangements, often remain pending even upon contract acceptance. As a result, properties under contract may not close within the expected time period, or may not close at all. The Company must make a determination as to the point in time that it is probable that a sale will be consummated. Generally this occurs when a sales contract is executed with no contingencies and the prospective buyer has significant funds at risk to ensure performance.

Operating properties held-for-sale are carried at the lower of cost or fair value less costs to sell. The recording of depreciation and amortization expense is suspended during the held-for-sale period. If circumstances arise that previously were considered unlikely and, as a result, the Company decides not to sell a property previously classified as held-for-sale, the property is reclassified as held and used and is measured individually at the lower of its (i) carrying amount before the property was classified as held-for-sale, adjusted for any depreciation and amortization expense that would have been recognized had the property been continuously classified as held and used or (ii) the fair value at the date of the subsequent decision not to sell. The Company evaluated its property portfolio and did not identify any properties that would meet the above mentioned criteria for held-for-sale as of December 31, 2014 and 2013.

Discontinued Operations

On January 1, 2014, the Company prospectively adopted Financial Accounting Standards Board ("FASB") Accounting Standards Update ("ASU") No. 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant and Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, and all sales will be recorded in accordance with the ASU. The amendments in the ASU change the requirements for reporting discontinued operations. Under the new guidance, only disposals representing a strategic shift in operations should be presented as discontinued operations. Those strategic shifts should have a major effect on the organization's operations and financial results. In addition, the new guidance requires expanded disclosures about discontinued operations that will provide financial statement users with more information about the assets, liabilities, income, and expenses of discontinued operations.

Prior to January 1, 2014, when the Company sold a property or classified a property as held-for-sale and would not have significant continuing involvement in the operation of the property, the operations of the property were eliminated from ongoing operations and classified in discontinued operations. Its operations, including any mortgage interest and gain on sale, were reported in discontinued operations so that the operations were clearly distinguished. Prior periods were also reclassified to reflect the operations of the property as discontinued operations. When the Company sold an operating property to a joint venture or to a third party, and would continue to manage the property, the operations and gain on sale were included in income from continuing operations.

Impairment

We evaluate whether there are any indicators, including property operating performance and general market conditions, that the value of the real estate properties (including any related amortizable intangible assets or liabilities) may not be recoverable. Through the evaluation, we compare the current carrying value of the asset to the estimated undiscounted cash flows that are directly associated with the use and ultimate disposition of the asset. Our estimated cash flows are based on several key assumptions, including rental rates, costs of tenant improvements, leasing commissions, anticipated hold period, and assumptions regarding the residual value upon disposition, including the exit capitalization rate. These key assumptions are subjective in nature and could differ materially from actual results. Changes in our disposition strategy or changes in the marketplace may alter the hold period of an asset or asset group which may result in an impairment loss and such loss could be material to the Company's financial condition or operating performance. To the extent that the carrying value of the asset exceeds the estimated undiscounted cash flows, an impairment loss is recognized equal to the excess of carrying value over fair value. If such indicators are not identified, management will not assess the recoverability of a property's carrying value. If a property previously classified as held and used is changed to held-for-sale, the Company estimates fair value, less expected costs to sell, which could cause the Company to determine that the property is impaired.

The fair value of real estate assets is subjective and is determined through comparable sales information and other market data if available, or through use of an income approach such as the direct capitalization method or the traditional discounted cash flow approach. Such cash flow projections consider factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors, and therefore is subject to management judgment and changes in those factors could impact the determination of fair value. In estimating the fair value of undeveloped land, the Company generally uses market data and comparable sales information.

A loss in value of investments in real estate partnerships under the equity method of accounting, other than a temporary decline, must be recognized in the period in which the loss occurs. If management identifies indicators that the value of the Company's investment in real estate partnerships may be impaired, it evaluates the investment by calculating the fair value of the investment by discounting estimated future cash flows over the expected term of the investment.

The Company established the following provisions for impairment (in thousands):



	Year ended December 31,
	2014		2013	2012
Consolidated properties:
Gross provision for impairment	$	1,257	6,000	74,816
Amount included in discontinued operations	—		—	54,500

Tax Basis

The net tax basis of the Company's real estate assets exceeds the book basis by approximately $129.7 million and $156.8 million at December 31, 2014 and 2013, respectively, primarily due to the property impairments recorded for book purposes and the cost basis of the assets acquired and their carryover basis recorded for tax purposes.

(d) Cash and Cash Equivalents

Any instruments which have an original maturity of 90 days or less when purchased are considered cash equivalents. As of December 31, 2014 and 2013, $8.0 million and $9.5 million, respectively, of cash was restricted through escrow agreements and certain mortgage loans.

(e) Securities

The Company determines the appropriate classification of its investments in debt and equity securities at the time of purchase and reevaluates such determinations at each balance sheet date. Debt securities are classified as held to maturity when the Company has the positive intent and ability to hold the securities to maturity. Marketable securities that are bought and held principally for the purpose of selling them in the near term are classified as trading securities and are reported at fair value, with unrealized gains and losses recognized in earnings. Debt and marketable equity securities not classified as held to maturity or as trading, are classified as available-for-sale, and are carried at fair value, with the unrealized gains and losses, net of tax, included in the determination of comprehensive income and reported in the Consolidated Statements of Comprehensive Income. The fair value of securities is determined using quoted market prices.

(f) Deferred Costs

Deferred costs include leasing costs and loan costs, net of accumulated amortization. Such costs are amortized over the periods through lease expiration or loan maturity, respectively. If the lease is terminated early, or if the loan is repaid prior to maturity, the remaining leasing costs or loan costs are written off. Deferred leasing costs consist of internal and external commissions associated with leasing the Company's shopping centers. The following table represents the components of deferred costs, net of accumulated amortization, in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014		2013
Deferred leasing costs, net	$	60,889	59,027
Deferred loan costs, net ⁽¹⁾	10,613		10,936
Total deferred costs, net	$	71,502	69,963

⁽¹⁾ Consist of initial direct and incremental costs associated with financing activities.

(g) Derivative Financial Instruments

The Company manages economic risks, including interest rate, liquidity, and credit risk primarily by managing the amount, sources, and duration of its debt funding and the use of derivative financial instruments. Specifically, the Company enters into derivative financial instruments to manage exposures that arise from business activities that result in the receipt or future payment of known and uncertain cash amounts, the amount of which are determined by interest rates. The Company's derivative financial instruments are used to manage differences in the amount, timing, and duration of the Company's known or expected cash payments principally related to the Company's borrowings.

All derivative instruments, whether designated in hedging relationships or not, are recorded on the accompanying Consolidated Balance Sheets at their fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting, and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value of the hedged asset or liability attributable to the hedged risk in a fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain risks, even though hedge accounting does not apply or the Company elects not to apply hedge accounting.

The Company uses interest rate swaps to mitigate its interest rate risk on a related financial instrument or forecasted transaction, and the Company designates these interest rate swaps as cash flow hedges. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. The gains or losses resulting from changes in fair value of derivatives that qualify as cash flow hedges are recognized in other comprehensive income (“OCI”) while the ineffective portion of the derivative's change in fair value is recognized in the Statements of Operations as interest expense. Upon the settlement of a hedge, gains and losses remaining in OCI are amortized over the underlying term of the hedged transaction.

The Company formally documents all relationships between hedging instruments and hedged items, as well as its risk management objectives and strategies for undertaking various hedge transactions. The Company assesses, both at inception of the hedge and on an ongoing basis, whether the derivatives that are used in hedging transactions are highly effective in offsetting changes in the cash flows and/or forecasted cash flows of the hedged items.

In assessing the valuation of the hedges, the Company uses standard market conventions and techniques such as discounted cash flow analysis, option pricing models, and termination costs at each balance sheet date. All methods of assessing fair value result in a general approximation of value, and such value may never actually be realized.

The cash receipts or payments to settle interest rate swaps are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows.

(h) Income Taxes

The Parent Company believes it qualifies, and intends to continue to qualify, as a REIT under the Internal Revenue Code (the “Code”). As a REIT, the Parent Company will generally not be subject to federal income tax, provided that distributions to its stockholders are at least equal to REIT taxable income. Regency Realty Group, Inc. (“RRG”), a wholly-owned subsidiary of the Operating Partnership, is a Taxable REIT Subsidiary (“TRS”) as defined in Section 856(l) of the Code. RRG is subject to federal and state income taxes and files separate tax returns. As a pass through entity, the Operating Partnership's taxable income or loss is reported by its partners, of which the Parent Company, as general partner and approximately 99.8% owner, is allocated its pro-rata share of tax attributes.

Income taxes are accounted for under the asset and liability method. Deferred tax assets and liabilities are recognized for the estimated tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred tax assets and liabilities are measured using the enacted tax rates in effect for the year in which these temporary differences are expected to be recovered or settled.

Earnings and profits, which determine the taxability of dividends to stockholders, differs from net income reported for financial reporting purposes primarily because of differences in depreciable lives and cost bases of the shopping centers, as well as other timing differences.

Tax positions are initially recognized in the financial statements when it is more likely than not the position will be sustained upon examination by the tax authorities. Such tax positions shall initially and subsequently be measured as the largest amount of tax benefit that has a greater than 50% likelihood of being realized upon ultimate settlement with the tax authority assuming full knowledge of the position and relevant facts. The Company believes that it has appropriate support for the income tax positions taken and to be taken on its tax returns and that its accruals for tax liabilities are adequate for all open tax years (2011 and forward for federal and state) based on an assessment of many factors including past experience and interpretations of tax laws applied to the facts of each matter.

(i) Earnings per Share and Unit

Basic earnings per share of common stock and unit are computed based upon the weighted average number of common shares and units, respectively, outstanding during the period. Diluted earnings per share and unit reflect the conversion of obligations and the assumed exercises of securities including the effects of shares issuable under the Company's share-based payment arrangements, if dilutive. Dividends paid on the Company's share-based compensation awards are not participating securities as they are forfeitable.

(j) Stock-Based Compensation

The Company grants stock-based compensation to its employees and directors. The Company recognizes stock-based compensation based on the grant-date fair value of the award and the cost of the stock-based compensation is expensed over the vesting period.

When the Parent Company issues common shares as compensation, it receives a like number of common units from the Operating Partnership. The Company is committed to contributing to the Operating Partnership all proceeds from the exercise of stock options or other share-based awards granted under the Parent Company's Long-Term Omnibus Plan (the “Plan”). Accordingly, the Parent Company's ownership in the Operating Partnership will increase based on the amount of proceeds contributed to the Operating Partnership for the common units it receives. As a result of the issuance of common units to the Parent Company for stock-based compensation, the Operating Partnership accounts for stock-based compensation in the same manner as the Parent Company.

(k) Segment Reporting

The Company's business is investing in retail shopping centers through direct ownership or through joint ventures. The Company actively manages its portfolio of retail shopping centers and may from time to time make decisions to sell lower performing properties or developments not meeting its long-term investment objectives. The proceeds from sales are reinvested into higher quality retail shopping centers, through acquisitions or new developments, which management believes will generate sustainable revenue growth and attractive returns. It is management's intent that all retail shopping centers will be owned or developed for investment purposes; however, the Company may decide to sell all or a portion of a development upon completion. The Company's revenues and net income are generated from the operation of its investment portfolio. The Company also earns fees for services provided to manage and lease retail shopping centers owned through joint ventures.

The Company's portfolio is located throughout the United States. Management does not distinguish or group its operations on a geographical basis for purposes of allocating resources or capital. The Company reviews operating and financial data for each property on an individual basis; therefore, the Company defines an operating segment as its individual properties. The individual properties have been aggregated into one reportable segment based upon their similarities with regard to both the nature and economics of the centers, tenants and operational processes, as well as long-term average financial performance.

(l) Business Concentration

No single tenant accounts for 5% or more of revenue and none of the shopping centers are located outside the United States.

(m) Fair Value of Assets and Liabilities

Fair value is a market-based measurement, not an entity-specific measurement. Therefore, a fair value measurement is determined based on the assumptions that market participants would use in pricing the asset or liability. As a basis for considering market participant assumptions in fair value measurements, the Company uses a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from independent sources (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the Company's own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy). The three levels of inputs used to measure fair value are as follows:


•	Level 1 - Quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access.


•	Level 2 - Inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly.


•	Level 3 - Unobservable inputs for the asset or liability, which are typically based on the Company's own assumptions, as there is little, if any, related market activity.

The Company also remeasures nonfinancial assets and nonfinancial liabilities, initially measured at fair value in a business combination or other new basis event, at fair value in subsequent periods.

(n) Recent Accounting Pronouncements

On January 1, 2014, the Company prospectively adopted FASB ASU No. 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant and Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, and all sales will be recorded in accordance with the ASU. The amendments in the ASU change the requirements for reporting discontinued operations. Under the new guidance, only disposals representing a strategic shift in operations should be presented as discontinued operations. Those strategic shifts should have a major effect on the organization's operations and financial results. In addition, the new guidance requires expanded disclosures about discontinued operations that will provide financial statement users with more information about the assets, liabilities, income, and expenses of discontinued operations.

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. Early adoption is 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.

- Definition

The entire disclosure for the organization, consolidation and basis of presentation of financial statements disclosure, and significant accounting policies of the reporting entity. May be provided in more than one note to the financial statements, as long as users are provided with an understanding of (1) the significant judgments and assumptions made by an enterprise in determining whether it must consolidate a VIE and/or disclose information about its involvement with a VIE, (2) the nature of restrictions on a consolidated VIE's assets reported by an enterprise in its statement of financial position, including the carrying amounts of such assets, (3) the nature of, and changes in, the risks associated with an enterprise's involvement with the VIE, and (4) how an enterprise's involvement with the VIE affects the enterprise's financial position, financial performance, and cash flows. Describes procedure if disclosures are provided in more than one note to the financial statements.

+ References+ Details

Real Estate Investments

12 Months Ended

Dec. 31, 2014

Real Estate [Abstract]

Real Estate Investments

Acquisitions

The following tables detail the shopping centers acquired or land acquired for development (in thousands):



Year ended December 31, 2014
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/31/2014	Persimmon Place	Dublin, CA	Development	$	14,200	—	—	—
2/14/2014	Shops at Mira Vista	Austin, TX	Operating	22,500		319	2,329	291
3/7/2014	Fairfield Portfolio ⁽¹⁾	Fairfield, CT	Operating	149,344		77,730	12,650	5,601
6/2/2014	Willow Oaks Crossing	Concord, NC	Development	3,342		—	—	—
7/15/2014	Clybourn Commons	Chicago, IL	Operating	19,000		—	1,686	3,298
9/10/2014	Belmont Chase	Ashburn, VA	Development	4,300		—	—	—
9/19/2014	CityLine Market	Dallas, TX	Development	4,913		—	—	—
10/24/2014	East San Marco ⁽²⁾	Jacksonville, FL	Development	5,223		—	—	—
12/4/2014	The Village at La Floresta	Brea, CA	Development	6,750		—	—	—
12/16/2014	Indian Springs ⁽³⁾	Houston, TX	Operating	53,156		25,138	3,867	1,612
Total property acquisitions				$	282,728	103,187	20,532	10,802



Year ended December 31, 2013
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/16/2013	Shops on Main	Schererville, IN	Development	$	85	—	—	—
5/16/2013	Juanita Tate Marketplace	Los Angeles, CA	Development	1,100		—	—	—
5/30/2013	Preston Oaks	Dallas, TX	Operating	27,000		—	3,396	7,597
7/22/2013	Fontainebleau Square	Miami, FL	Development	17,092		—	—	—
10/7/2013	Glen Gate	Glenview, IL	Development	14,950		—	—	—
10/16/2013	Fellsway Plaza	Medford, MA	Operating	42,500		—	5,139	963
10/24/2013	Shoppes on Riverside	Jacksonville, FL	Development	3,500		—	—	—
12/27/2013	Holly Park	Raleigh, NC	Operating	33,900		—	3,146	1,526
Total property acquisitions				$	140,127	—	11,681	10,086

⁽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.

⁽²⁾ On October 24, 2014, Regency acquired the remaining 50% interest and gained control of this previously unconsolidated investment in real estate partnership that owns land for development. The $5.2 million purchase price includes the consideration paid to purchase the other partners interest as well as Regency's carrying value in the partnership.

⁽³⁾On December 16, 2014, Regency acquired the remaining 50% interest and gained control of this previously unconsolidated investment in real estate partnership that owns a single operating property. As the operating property constitutes a business, acquisition of control was accounted for as a step acquisition and the net assets acquired were recognized at fair value. A gain of $18.3 million was recognized upon remeasurement as the difference between the fair value, of $14.1 million, and the carrying value of the Company's previously held equity interest. The fair value was measured based on an income approach, using rental growth rate of 3.0%, a discount rate of 7.0%, and a terminal cap rate of 6.1%.

In addition, on March 20, 2013, the Company entered into a liquidation agreement with Macquarie Countrywide (US) No. 2, LLC ("CQR") to redeem its 24.95% interest through dissolution of the Macquarie CountryWide-Regency III, LLC (MCWR III) co-investment partnership through a DIK. The assets of the partnership were distributed as 100% ownership interests to CQR and Regency after a selection process, as provided for by the agreement. Regency selected one asset, Hilltop Village, which was recorded at the carrying value of the Company's equity investment in MCWR III, net of deferred gain, on the date of dissolution of $7.6 million, including a $7.5 million mortgage assumed.

The real estate operations acquired are not considered material to Company, individually or in the aggregate.

- 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

Dispositions

12 Months Ended

Dec. 31, 2014

Discontinued Operations and Disposal Groups [Abstract]

Discontinued Operations

3. Property Dispositions

Dispositions

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



	Year ended December 31,
	2014		2013		2012
Proceeds from sale of real estate investments	$	118,787	212,632	⁽¹⁾	352,707
Gain on sale of real estate, net of tax	$	55,077	59,656		24,013
Number of operating properties sold	11		12		20	⁽²⁾
Number of land out-parcels sold	6		10		7

⁽¹⁾One of the properties sold during 2013 was financed by the Company issuing a note receivable for the entire purchase price, which was subsequently collected during 2013.

⁽²⁾On July 25, 2012, the Company sold a 15-property portfolio for total consideration of $321.0 million. As a result of entering into this agreement, the Company recognized a net impairment loss of $18.1 million. As of December 31, 2012, this asset group did not meet the definition of discontinued operations, in accordance with FASB ASC Topic 205-20, Presentation of Financial Statements - Discontinued Operations, based on its continuing cash flows as further discussed in note 4. The remaining five operating properties sold met the definition of discontinued operations and are included in income from discontinued operations in the Consolidated Statements of Operations.

As a result of adopting ASU No. 2014-08, there were no discontinued operations for the year ended December 31, 2014 as none of the current year sales represented a strategic shift that would qualify as discontinued operations. The following table provides a summary of revenues and expenses from properties included in discontinued operations (in thousands):



	Year ended December 31,
	2013		2012
Revenues	$	14,924	26,413
Operating expenses	7,592		15,514
Provision for impairment	—		54,500
Income tax expense (benefit) ⁽¹⁾	—		(18	)
Operating income (loss) from discontinued operations	$	7,332	(43,583	)

⁽¹⁾The operating income and gain on sales of properties included in discontinued operations are reported net of income taxes, if the property is sold by Regency Realty Group, Inc. ("RRG"), a wholly owned subsidiary of the Operating Partnership, which is a Taxable REIT subsidiary as defined by in Section 856(1) of the Internal Revenue Code.

- Definition

The entire disclosure for the facts and circumstances leading to the completed or expected disposal, manner and timing of disposal, 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 segment in which the disposal group was reported, and the classification (whether sold or classified as held for sale) and carrying value of the assets and liabilities comprising the disposal group. Includes all disposal groups, including those classified as components of the entity (discontinued operations).

+ References

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 360

-SubTopic 10

-Section 50

-Paragraph 3

-URI http://asc.fasb.org/extlink&oid=6391110&loc=d3e2941-110230

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 50

-Paragraph 1

-URI http://asc.fasb.org/extlink&oid=6360339&loc=d3e1361-107760

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 45

-Paragraph 3

-URI http://asc.fasb.org/extlink&oid=6892542&loc=d3e957-107759

Reference 4: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

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-Paragraph 4

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Reference 5: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 50

-Paragraph 5

-URI http://asc.fasb.org/extlink&oid=6360339&loc=d3e1510-107760

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 45

-Paragraph 5

-URI http://asc.fasb.org/extlink&oid=6892542&loc=d3e1020-107759

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 50

-Paragraph 2

-URI http://asc.fasb.org/extlink&oid=6360339&loc=d3e1436-107760

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 205

-SubTopic 20

-Section 50

-Paragraph 3

-URI http://asc.fasb.org/extlink&oid=6360339&loc=d3e1474-107760

Reference 9: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 360

-SubTopic 10

-Section 45

-Paragraph 5

-URI http://asc.fasb.org/extlink&oid=8077374&loc=d3e2443-110228

+ Details

Investments in Real Estate Partnerships

12 Months Ended

Dec. 31, 2014

Equity Method Investments and Joint Ventures [Abstract]

Investments in Real Estate Partnerships

The Company invests in real estate partnerships, which consist of the following (in thousands):



	December 31, 2014
	Ownership	Number of Properties	Total Investment		Total Assets of the Partnership	Net Income of the Partnership	The Company's Share of Net Income of the Partnership
GRI - Regency, LLC (GRIR) ⁽¹⁾	40.00%	74	$	247,175	1,829,116	33,032	13,727
Columbia Regency Retail Partners, LLC (Columbia I) ⁽¹⁾	20.00%	10	15,916		199,427	7,173	1,431
Columbia Regency Partners II, LLC (Columbia II) ⁽¹⁾	20.00%	14	9,343		300,028	1,211	233
Cameron Village, LLC (Cameron)	30.00%	1	12,114		100,625	3,393	1,008
RegCal, LLC (RegCal) ⁽¹⁾	25.00%	7	13,354		149,457	4,012	966
Regency Retail Partners, LP (the Fund) ⁽²⁾	20.00%	—	—		—	171	27
US Regency Retail I, LLC (USAA) ⁽¹⁾	20.01%	8	806		115,660	2,872	567
Other investments in real estate partnerships	50.00%	6	34,459		113,189	27,602	13,311
Total investments in real estate partnerships		120	$	333,167	2,807,502	79,466	31,270

⁽¹⁾This partnership agreement has a unilateral right for election to dissolve the partnership and receive a DIK upon liquidation; therefore, the Company has applied the Restricted Gain Method to determine the amount of gain recognized on property sales to this partnership. During 2014, the Company did not sell any properties to this real estate partnership.

⁽²⁾On August 13, 2013, the Fund sold 100% of its interest in its entire portfolio of shopping centers to a third party. The Fund was dissolved following the final distribution of proceeds made in 2014.



	December 31, 2013
	Ownership	Number of Properties	Total Investment		Total Assets of the Partnership	Net Income of the Partnership	The Company's Share of Net Income of the Partnership
GRI - Regency, LLC (GRIR) ⁽¹⁾	40.00%	75	$	250,118	1,870,660	31,705	12,789
Macquarie CountryWide-Regency III, LLC (MCWR III) ⁽¹⁾⁽²⁾	—%	—	—		—	213	53
Columbia Regency Retail Partners, LLC (Columbia I) ⁽¹⁾	20.00%	10	16,735		204,759	8,605	1,727
Columbia Regency Partners II, LLC (Columbia II) ⁽¹⁾	20.00%	15	8,797		295,829	6,290	1,274
Cameron Village, LLC (Cameron)	30.00%	1	16,678		103,805	2,198	662
RegCal, LLC (RegCal) ⁽¹⁾	25.00%	8	15,576		159,255	1,300	332
Regency Retail Partners, LP (the Fund) ⁽³⁾	20.00%	—	1,793		9,325	9,234	7,749
US Regency Retail I, LLC (USAA) ⁽¹⁾	20.00%	8	1,391		118,865	2,387	487
BRE Throne Holdings, LLC (BRET) ⁽⁴⁾	—%	—	—		—	4,499	4,499
Other investments in real estate partnerships	50.00%	9	47,761		177,101	4,619	2,146
Total investments in real estate partnerships		126	$	358,849	2,939,599	71,050	31,718

⁽¹⁾This partnership agreement has a unilateral right for election to dissolve the partnership and receive a DIK upon liquidation; therefore, the Company has applied the Restricted Gain Method to determine the amount of gain recognized on property sales to this partnership. During 2013, the Company did not sell any properties to this real estate partnership.

⁽²⁾ As of December 31, 2012, our ownership interest in MCWR III was 24.95%. The liquidation of MCWR III was complete effective March 20, 2013.

⁽³⁾On August 13, 2013, the Fund sold 100% of its interest in its entire portfolio of shopping centers to a third party. The Fund was dissolved following the final distribution of proceeds made in 2014.

⁽⁴⁾ On October 23, 2013, the Company sold 100% of its interest in the BRET unconsolidated real estate partnership and received a capital distribution of $47.5 million, plus its share of the undistributed income of the partnership and an early redemption premium. Regency no longer has any interest in the BRET partnership.

In addition to earning its pro-rata share of net income or loss in each of these real estate partnerships, the Company received recurring, market-based fees for asset management, property management, and leasing, as well as fees for investment and financing services, totaling $23.0 million, $24.2 million, and $25.4 million for the years ended December 31, 2014, 2013, and 2012, respectively.

The summarized balance sheet information for the investments in real estate partnerships, on a combined basis, is as follows (in thousands):



	December 31,
	2014		2013

Investments in real estate, net	$	2,620,583	2,742,591
Acquired lease intangible assets, net	50,763		52,350
Other assets	136,156		144,658
Total assets	$	2,807,502	2,939,599

Notes payable	$	1,462,790	1,519,943
Acquired lease intangible liabilities, net	28,991		31,148
Other liabilities	67,093		66,829
Capital - Regency	442,050		468,099
Capital - Third parties	806,578		853,580
Total liabilities and capital	$	2,807,502	2,939,599

The following table reconciles the Company's capital in unconsolidated partnerships to the Company's investments in real estate partnerships (in thousands):



	December 31,
	2014			2013
Capital - Regency	$	442,050		468,099
add: Investment in Indian Springs at Woodlands, Ltd. ⁽¹⁾	—			4,094
less: Impairment	(1,300		)	(5,880	)
less: Ownership percentage or Restricted Gain Method deferral	(29,380		)	(29,261	)
less: Net book equity in excess of purchase price	(78,203		)	(78,203	)
Investments in real estate partnerships	$	333,167		358,849

⁽¹⁾On December 16, 2014, Regency acquired the remaining 50% interest and gained control of this previously unconsolidated investment in real estate partnership that owns a single operating property. As the operating property constitutes a business, acquisition of control was accounted for as a step acquisition and the net assets acquired were recognized at fair value. A gain of $18.3 million was recognized upon remeasurement as the difference between the fair value and carrying value of the Company's previously held equity interest, using an income approach to measure fair value.

The revenues and expenses for the investments in real estate partnerships, on a combined basis, are summarized as follows (in thousands):



	Year ended December 31,
	2014			2013		2012
Total revenues	$	361,103		378,670		387,908
Operating expenses:
Depreciation and amortization	117,780			125,363		128,946
Operating and maintenance	55,216			55,423		55,394
General and administrative	5,503			7,385		7,549
Real estate taxes	42,380			45,451		46,395
Other operating expenses	2,234			1,725		3,521
Total operating expenses	223,113			235,347		241,805
Other expense (income):
Interest expense, net	84,155			95,505		104,694
Gain on sale of real estate	(28,856		)	(15,695	)	(40,437	)
Provision for impairment	2,123			—		3,775
Early extinguishment of debt	114			(1,780	)	967
Preferred return on equity investment	—			(4,499	)	(2,211	)
Other expense (income)	988			(1,258	)	51
Total other expense (income)	58,524			72,273		66,839
Net income of the Partnership	$	79,466		71,050		79,264
The Company's share of net income of the Partnership	$	31,270		31,718		23,807

Acquisitions

The following table provides a summary of shopping centers and land parcels acquired through our unconsolidated co-investment partnerships (in thousands):

Year ended December 31, 2014

Date Purchased

Property Name

City/State

Property Type

Co-investment Partner

Ownership %

Purchase Price

Debt Assumed, Net of Premiums

Intangible Assets

Intangible Liabilities

12/30/2014

Broadway

Seattle, WA

Operating

Columbia II

20.00%

43,000

—

7,604

3,487

Total property acquisitions

43,000

—

7,604

3,487

Year ended December 31, 2013

Date Purchased

Property Name

City/State

Property Type

Co-investment Partner

Ownership %

Purchase Price

Debt Assumed, Net of Premiums

Intangible Assets

Intangible Liabilities

7/23/2013

Shoppes of Burnt Mills

Silver Spring, MD

Operating

Columbia II

20.00%

13,600

7,496

8,438

332

Total property acquisitions

13,600

7,496

8,438

332

Dispositions

The following table provides a summary of shopping centers and land out-parcels disposed of through our unconsolidated co-investment partnerships during the years ended December 31, 2014, 2013, and 2012 (dollars in thousands):



	2014		2013	2012
Proceeds from sale of real estate investments	$	88,106	145,295	119,275
Gain on sale of real estate	$	28,856	15,695	40,437
The Company's share of gain on sale of real estate	$	13,615	3,847	8,962
Number of operating properties sold	6		15	7
Number of land out-parcels sold	2		3	1

Notes Payable

As of December 31, 2014, scheduled principal repayments on notes payable of the investments in real estate partnerships were as follows (in thousands):



Scheduled Principal Payments by Year:	Scheduled Principal Payments		Mortgage Loan Maturities		Unsecured Maturities	Total		Regency’s Pro-Rata Share
2015	$	19,685	59,803		—	79,488		24,292
2016	17,135		305,076		—	322,211		113,155
2017	17,517		77,385		21,460	116,362		26,214
2018	18,696		67,021		—	85,717		27,655
2019	17,934		65,939		—	83,873		21,618
Beyond 5 Years	34,827		741,622		—	776,449		294,463
Unamortized debt premiums (discounts), net	—		(1,310	)	—	(1,310	)	(617	)
Total notes payable	$	125,794	1,315,536		21,460	1,462,790		506,780

These loans are all non-recourse and Regency's proportionate share was $506.8 million at December 31, 2014. Maturities will be repaid from proceeds from refinancing and partner capital contributions. The Company is obligated to contribute its pro-rata share to fund maturities if the loans are not refinanced. The Company believes that its partners are financially sound and have sufficient capital or access thereto to fund future capital requirements. In the event that a co-investment partner was unable to fund its share of the capital requirements of the co-investment partnership, the Company would have the right, but not the obligation, to loan the defaulting partner the amount of its capital call.

- Definition

The entire disclosure for equity method investments and joint ventures. Equity method investments are investments that give the investor the ability to exercise significant influence over the operating and financial policies of an investee. Joint ventures are entities owned and operated by a small group of businesses as a separate and specific business or project for the mutual benefit of the members of the group.

+ References+ Details

Notes Receivable	12 Months Ended
Notes Receivable	Dec. 31, 2014
Receivables [Abstract]
Notes Receivable	Notes Receivable The Company had notes receivable of $12.1 million and $12.0 million at December 31, 2014 and 2013, respectively. The loans have fixed interest rates of 7.0% with maturity dates through January 2019 and are secured by real estate held as collateral.

- Definition

The entire disclosure for claims held for amounts due a entity, excluding financing receivables. Examples include, but are not limited to, trade accounts receivables, notes receivables, loans receivables. Includes disclosure for allowance for credit losses.

+ References+ Details

Acquired Lease Intangibles

12 Months Ended

Dec. 31, 2014

Goodwill and Intangible Assets Disclosure [Abstract]

Acquired Lease Intangible

Acquired Lease Intangibles

The Company had the following acquired lease intangibles, net of accumulated amortization and accretion (in thousands):



	December 31,
	2014		2013
In-place leases, net	$	40,145	33,049
Above-market leases, net	10,549		10,074
Above-market ground leases, net	1,671		1,682
Acquired lease intangible assets, net	$	52,365	44,805

Acquired lease intangible liabilities, net	$	32,143	26,729

The following table provides a summary of amortization and net accretion amounts from acquired lease intangibles (dollar amounts in thousands):



	Year ended December 31,
	2014		2013	2012	Remaining Weighted Average Amortization/Accretion Period
					(in years)
In-place lease amortization	$	10,365	7,441	4,307	5.9
Above-market lease amortization ⁽¹⁾	1,795		1,246	739	7.4
Above-market ground lease amortization ⁽³⁾	23		22	23	82.2
Acquired lease intangible asset amortization	$	12,183	8,709	5,069

Acquired lease intangible liability accretion ⁽²⁾⁽³⁾	$	4,590	3,726	1,950	12.5

⁽¹⁾ Amounts are recorded as a reduction to minimum rent.

⁽²⁾ Amounts are recorded as an increase to minimum rent.

⁽³⁾ Above and below market ground lease amortization and accretion are recorded as an offset to other operating expenses.

The estimated aggregate amortization and net accretion amounts from acquired lease intangibles for the next five years are as follows (in thousands):



Year Ending December 31,	Amortization Expense		Net Accretion
2015	$	10,603	3,888
2016	8,569		3,393
2017	6,589		3,088
2018	5,354		2,609
2019	4,374		2,417

Income Taxes

12 Months Ended

Dec. 31, 2014

Income Tax Disclosure [Abstract]

Income Taxes

The following table summarizes the tax status of dividends paid on our common shares:



	Year ended December 31,
	2014		2013	2012
Dividend per share	$	1.88	1.85	1.85
Ordinary income	70%		70%	71%
Capital gain	16%		6%	1%
Return of capital	14%		—%	28%
Qualified dividend income	—%		24%	—%

RRG is subject to federal and state income taxes and files separate tax returns. Income tax expense consists of the following (in thousands):



	Year ended December 31,
	2014			2013	2012
Income tax expense (benefit):
Current	$	1,152	⁽¹⁾	—	97
Deferred	—			—	13,727
Total income tax expense (benefit)	$	1,152		—	13,824
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

Income tax expense (benefit) is included in the Consolidated Statements of Operations as either income tax expense (benefit) of taxable REIT subsidiaries, if the related income is from continuing operations, or is presented net of gains on sale of real estate, if the taxable income is from the gain on sale. Income tax expense (benefit) is included in discontinued operations, net of gains on sale of real estate, if the taxable income is from the gain on sale that qualified as discontinued operations, as follows (in thousands):



	Year ended December 31,
	2014			2013	2012
Income tax expense (benefit) from:
Continuing operations	$	1,152	⁽¹⁾	—	13,224
Discontinued operations	—			—	600
Total income tax expense (benefit)	$	1,152		—	13,824
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

Income tax expense (benefit) differed from the amounts computed by applying the U.S. Federal income tax rate of 34% to pretax income of RRG as follows (in thousands):



	Year ended December 31,
	2014				2013		2012
Computed expected tax expense (benefit)	$	5,140			1,677		(2,099	)
Increase (decrease) in income tax resulting from state taxes	(629		)		98		(122	)
Valuation allowance	(3,301		)		(1,511	)	15,635
All other items	(58		)		(264	)	410
Total income tax expense	1,152				—		13,824
Amounts attributable to discontinued operations	—				—		600
Amounts attributable to continuing operations	$	1,152		⁽¹⁾	—		13,224
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

The following table represents the Company's net deferred tax assets recorded in accounts payable and other liabilities in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014			2013
Deferred tax assets
Investments in real estate partnerships	$	8,427		8,314
Provision for impairment	3,299			3,273
Deferred interest expense	2,538			4,295
Capitalized costs under Section 263A	1,832			2,184
Net operating loss carryforward	—			2,019
Employee benefits	385			488
Other	1,370			887
Deferred tax assets	17,851			21,460
Valuation allowance	(17,302		)	(20,603	)
Deferred tax assets, net	549			857
Deferred tax liabilities
Straight line rent	549			537
Depreciation	—			320
Deferred tax liabilities	549			857
Net deferred tax assets	$	—		—

During the years ended December 31, 2014 and 2013, the net change in the total valuation allowance was $3.3 million and $1.5 million, respectfully.

The evaluation of the recoverability of the deferred tax assets and the need for a valuation allowance requires the Company to weigh all positive and negative evidence to reach a conclusion that it is more likely than not that all or some portion of the deferred tax assets will not be realized. The Company's framework for assessing the recoverability of deferred tax assets includes weighing recent taxable income (loss), projected future taxable income (loss) of the character necessary to realize the deferred tax assets, the carryforward periods for the net operating loss, including the effect of reversing taxable temporary differences, and prudent feasible tax planning strategies that would be implemented, if necessary, to protect against the loss of deferred tax assets. As of December 31, 2014, the projected future taxable income and unpredictable nature of potential property sales with built in losses within the TRS caused the Company to determine that it is still more likely than not that the net deferred tax assets will not be realized. As a result, the deferred tax asset continues to be fully reserved.

The Company accounts for uncertainties in income tax law in accordance with FASB ASC Topic 740, under which tax positions shall initially be recognized in the financial statements when it is more likely than not the position will be sustained upon examination by the tax authorities. Such tax positions shall initially and subsequently be measured as the largest amount of tax benefit that has a greater than 50% likelihood of being realized upon ultimate settlement with the tax authority assuming full knowledge of the position and relevant facts. The Company believes that it has appropriate support for the income tax positions taken and to be taken on its tax returns and that its accruals for tax liabilities are adequate for all open tax years based on an assessment of many factors including past experience and interpretations of tax laws applied to the facts of each matter. Federal and state tax returns are open from 2011 and forward for the Company.

- Definition

The entire disclosure for income taxes. Disclosures may include net deferred tax liability or asset recognized in an enterprise's statement of financial position, net change during the year in the total valuation allowance, approximate tax effect of each type of temporary difference and carryforward that gives rise to a significant portion of deferred tax liabilities and deferred tax assets, utilization of a tax carryback, and tax uncertainties information.

+ References+ Details

Notes Payable and Unsecured Credit Facilities

12 Months Ended

Dec. 31, 2014

Debt Disclosure [Abstract]

Notes Payable and Unsecured Credit Facilities

The Parent Company does not have any indebtedness, but guarantees all of the unsecured debt and 15.5% of the secured debt of the Operating Partnership. The Company’s debt outstanding as of December 31, 2014 and 2013 consists of the following (in thousands):



	2014		2013
Notes payable:
Fixed rate mortgage loans	$	518,993	444,245
Variable rate mortgage loans ⁽¹⁾	29,839		37,100
Fixed rate unsecured loans	1,397,525		1,298,352
Total notes payable	1,946,357		1,779,697
Unsecured credit facilities:
Line	—		—
Term Loan	75,000		75,000
Total unsecured credit facilities	75,000		75,000
Total debt outstanding	$	2,021,357	1,854,697

⁽¹⁾ Interest rate swaps are in place to fix the interest rates on these variable rate mortgage loans. See note 10.

Notes Payable

Notes payable consist of mortgage loans secured by properties and unsecured public debt. Mortgage loans may be prepaid, but could be subject to yield maintenance premiums. Mortgage loans are generally due in monthly installments of principal and interest or interest only, whereas, interest on unsecured public debt is payable semi-annually.

The Company is required to comply with certain financial covenants for its unsecured public debt as defined in the indenture agreements such as the following ratios: Consolidated Debt to Consolidated Assets, Consolidated Secured Debt to Consolidated Assets, Consolidated Income for Debt Service to Consolidated Debt Service, and Unencumbered Consolidated Assets to Unsecured Consolidated Debt. As of December 31, 2014, management of the Company believes it is in compliance with all financial covenants for its unsecured public debt.

As of December 31, 2014, the key terms of the Company's fixed rate notes payable are as follows:



		Fixed Interest Rates
	Maturing Through	Minimum	Maximum	Weighted Average
Secured mortgage loans	2032	3.30%	8.40%	5.57%
Unsecured public debt	2024	3.75%	6.00%	5.17%

As of December 31, 2014, the Company had one variable rate mortgage loan, which has an interest rate swap in place for the initial principal balance effectively fixing the interest rate through the maturity of the loan (as discussed in note 10), with key terms as follows ($ in thousands):

Unsecured Credit Facilities

The Company has an unsecured line of credit commitment (the "Line") and an unsecured term loan commitment (the "Term Loan") under separate credit agreements, both with Wells Fargo Bank and a syndicate of other banks.

The Company is required to comply with certain financial covenants as defined in the Line and Term Loan credit agreements, such as Minimum Tangible Net Worth, Ratio of Indebtedness to Total Asset Value ("TAV"), Ratio of Unsecured Indebtedness to Unencumbered Asset Value, Ratio of Adjusted Earnings Before Interest Taxes Depreciation and Amortization (“EBITDA”) to Fixed Charges, Ratio of Secured Indebtedness to TAV, Ratio of Unencumbered Net Operating Income to Unsecured Interest Expense, and other covenants customary with this type of unsecured financing. As of December 31, 2014, management of the Company believes it is in compliance with all financial covenants for the Line and Term Loan.

As of December 31, 2014, the key terms of the Line and Term Loan are as follows (dollars in thousands):

Total Capacity

Remaining Capacity

Maturity

Variable Interest Rate ⁽⁶⁾

Fee

Line

800,000

⁽¹⁾

794,096

⁽²⁾

9/4/2016

⁽³⁾

LIBOR plus 117.5 basis points

0.225%

⁽⁴⁾

Term Loan

165,000

⁽⁵⁾

90,000

6/27/2019

LIBOR plus 115 basis points

0.200%

⁽⁷⁾

⁽¹⁾The Company has the ability to increase the Line through an accordion feature to $1.0 billion.

⁽²⁾ Borrowing capacity is reduced by the balance of outstanding borrowings and commitments under outstanding letters of credit.

⁽³⁾Maturity is subject to a one-year extension at the Company's option.

⁽⁴⁾The facility fee is subject to an adjustment based on the higher of the Company's corporate credit ratings from Moody's and S&P.

⁽⁵⁾The Company has the ability to utilize the additional $90.0 million through August 31, 2015.

⁽⁶⁾ Interest rate is subject to Regency maintaining its corporate credit and senior unsecured ratings at BBB.

⁽⁷⁾ Subject to a fee of 0.20% per annum on the undrawn balance.

As of December 31, 2014, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows (in thousands):



Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities ⁽¹⁾		Total
2015	$	6,587	75,896	350,000		432,483
2016	6,135		41,442	—		47,577
2017	5,399		116,207	400,000		521,606
2018	4,452		57,358	—		61,810
2019	3,443		106,000	75,000		184,443
Beyond 5 Years	22,647		96,039	650,000		768,686
Unamortized debt premiums (discounts), net	—		7,227	(2,475	)	4,752
Total notes payable	$	48,663	500,169	1,472,525		2,021,357

⁽¹⁾ Includes 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

Derivative Financial Instruments

12 Months Ended

Dec. 31, 2014

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 (dollars in thousands):



								Fair Value at December 31,
								Assets ⁽³⁾			Liabilities ⁽³⁾
Effective Date	Maturity Date	Mandatory Settlement Date ⁽¹⁾		Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	2014		2013	2014			2013
10/1/11	9/1/14	N/A		$	9,000	1 Month LIBOR	0.760%	$	—	—	$	—		(34	)
10/16/13	10/16/20	N/A		28,100		1 Month LIBOR	2.196%	—		82	(764		)	—
4/15/14	4/15/24	10/15/14	⁽²⁾	75,000		3 Month LIBOR	2.087%	—		7,476	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	50,000		3 Month LIBOR	2.088%	—		4,978	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	35,000		3 Month LIBOR	2.873%	—		1,036	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	60,000		3 Month LIBOR	2.864%	—		1,821	—			—
8/1/15	8/1/25	2/1/16		75,000		3 Month LIBOR	2.479%	—		8,516	(289		)	—
8/1/15	8/1/25	2/1/16		50,000		3 Month LIBOR	2.479%	—		5,670	(193		)	—
8/1/15	8/1/25	2/1/16		50,000		3 Month LIBOR	2.479%	—		5,658	(193		)	—
8/1/15	8/1/25	2/1/16		45,000		3 Month LIBOR	3.412%	—		—	(3,964		)	—
6/15/17	6/15/27	12/15/17		20,000		3 Month LIBOR	3.488%	—		—	(1,227		)	—
6/15/17	6/15/27	12/15/17		100,000		3 Month LIBOR	3.480%	—		—	(6,080		)	—
6/15/17	6/15/27	12/15/17		100,000		3 Month LIBOR	3.480%	—		—	(6,084		)	—
Total derivative financial instruments								$	—	35,237	(18,794		)	(34	)

⁽¹⁾Represents the earliest date which the counterparty has the right to require cash settlement of the derivative. The Company may settle these swaps at any time before the mandatory settlement date.

⁽²⁾ The Company issued $250 million of 3.75%, fixed rate ten year unsecured bonds in May 2014. Prior to issuing the bonds, the Company locked in the ten year treasury rate using forward starting interest rate swaps to mitigate the risk of interest rates rising. In connection with the issuance of the new bonds, the Company terminated and settled these swaps, resulting in net cash proceeds of $4.6 million. These proceeds will offset bond interest expense over the life of the bonds, resulting in a lower effective interest rate of 3.59%.

⁽³⁾Derivatives in an asset position are included within Other Assets in the accompanying Consolidated Balance Sheets, while those in a liability position are included within Accounts Payable and Other Liabilities.

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 Sheets.

The Company expects to issue new debt in 2015 and 2017. In order to mitigate the risk of interest rates rising before new borrowings are obtained, 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 Other Comprehensive Loss on Derivative (Effective Portion)					Location of Gain (Loss) Reclassified from AOCI into Income (Effective Portion)	Amount of Gain (Loss) Reclassified from AOCI into Income (Effective Portion)							Location of Gain or (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)	Amount of Gain or (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Year ended December 31,						Year ended December 31,								Year ended December 31,
	2014			2013	2012		2014			2013		2012			2014		2013	2012
Interest rate swaps	$	(49,968	)	30,985	4,220	Interest expense	$	(9,353	)	(9,433	)	(9,491	)	Other expenses	$	—	—	—

As of December 31, 2014, the Company expects $8.7 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 $8.0 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.

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+ Details

Fair Value Measurements

12 Months Ended

Dec. 31, 2014

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 approximates their fair values, except for the following (in thousands):



	December 31,
	2014			2013
	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	12,132	11,980	$	11,960	11,600
Financial liabilities:
Notes payable	$	1,946,357	2,116,000	$	1,779,697	1,936,400
Unsecured credit facilities	$	75,000	75,000	$	75,000	75,400

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 December 31, 2014 and 2013. 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. The Company's valuation policies and procedures are determined by its Finance Group, which reports to the Chief Financial Officer, and the results of material fair value measurements are discussed with the Audit Committee of the Board of Directors on a quarterly 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 interest 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.

The following interest rates were used by the Company to estimate the fair value of its financial instruments:



	December 31,
	2014		2013
	Low	High	Low	High
Notes receivable	7.4%	7.4%	7.8%	7.8%
Notes payable	0.9%	3.4%	3.0%	3.5%
Unsecured credit facilities	1.3%	1.3%	1.4%	1.4%

(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 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, considered Level 1 inputs of the fair value hierarchy. Changes in the value of trading securities are recorded within net investment (income) loss 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 on the overall 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 table presents 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 December 31, 2014
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
	Balance			(Level 1)	(Level 2)		(Level 3)
Assets:
Trading securities held in trust	$	28,134		28,134	—		—
Interest rate derivatives	—			—	—		—
Total	$	28,134		28,134	—		—

Liabilities:
Interest rate derivatives	$	(18,794	)	—	(18,794	)	—



	Fair Value Measurements as of December 31, 2013
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
	Balance			(Level 1)	(Level 2)		(Level 3)
Assets:
Trading securities held in trust	$	26,681		26,681	—		—
Interest rate derivatives	35,237			—	35,237		—
Total	61,918			26,681	35,237		—

Liabilities:
Interest rate derivatives	$	(34	)	—	(34	)	—

The following tables present assets that were measured at fair value on a nonrecurring basis (in thousands):

Fair Value Measurements during the

year ended December 31, 2014

Quoted Prices in Active Markets for Identical Assets

Significant Other Observable Inputs

Significant Unobservable Inputs

Total Gains (Losses)

Assets:

Balance

(Level 1)

(Level 2)

(Level 3)

Long-lived asset held and used

Land

397

—

397

(175

)

Fair Value Measurements during the

year ended December 31, 2013

Quoted Prices in Active Markets for Identical Assets

Significant Other Observable Inputs

Significant Unobservable Inputs

Total Gains (Losses)

Assets:

Balance

(Level 1)

(Level 2)

(Level 3)

Long-lived asset held and used

Operating and development properties

4,686

—

4,686

(6,000

)

Long-lived assets held and used are comprised primarily of real estate. Fair value for the long-lived assets held and used measured using Level 3 inputs was determined through the use of market comparables to estimate anticipated sales value. The income approach estimates an income stream for a property (typically 10 years) and discounts this income plus a reversion (presumed sale) into a present value at a risk adjusted rate. Yield rates and growth assumptions utilized in this approach are derived from property specific information, market transactions, and other financial and industry data. The terminal cap rate and discount rate are significant inputs to this valuation.

During the year ended December 31, 2014, the Company recognized a $175,000 impairment on two parcels of land held at December 31, 2014, with the fair value measured based on the anticipated sales price of the land.

During the year ended December 31, 2013, the Company recognized a $6 million impairment on a single operating property as a result of an unoccupied anchor declaring bankruptcy, and the inability of the Company, at that time, to re-lease the anchor space. The following are the key inputs used in determining the fair value of real estate measured using Level 3 inputs during the year ended December 31, 2013:



		2013
Overall cap rates		8.0%
Rental growth rates		0.0%
Discount rates		9.0%
Terminal cap rates		8.5%

Changes in these inputs could result in a change in the valuation of the real estate and a change in the impairment loss recognized during the period.

- 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

12 Months Ended

Dec. 31, 2014

Equity and Capital [Abstract]

Equity and Capital

Preferred Stock of the Parent Company

Terms and conditions of the preferred stock outstanding are summarized as follows:



	Preferred Stock Outstanding as of December 31, 2014 and 2013
	Date of Issuance	Shares Issued and Outstanding	Liquidation Preference		Distribution Rate	Callable By Company
Series 6	2/16/2012	10,000,000	$	250,000,000	6.625%	2/16/2017
Series 7	8/23/2012	3,000,000	75,000,000		6.000%	8/23/2017
		13,000,000	$	325,000,000

The Series 6 and 7 preferred shares are perpetual, absent a change in control of the Parent Company, are not convertible into common stock of the Parent Company, and are redeemable at par upon the Company’s election beginning 5 years after the issuance date. None of the terms of the preferred stock contain any unconditional obligations that would require the Company to redeem the securities at any time or for any purpose.

Common Stock of the Parent Company

Issuances:

In August 2013, the Parent Company filed a prospectus supplement with respect to a new ATM equity offering program, which ended the prior program established in August 2012. The August 2013 program has similar terms and conditions as the August 2012 program, and authorizes the Parent Company to sell up to $200 million of common stock. As of December 31, 2013, $198.4 million in common stock remained available for issuance under this ATM equity program.

In March 2014, the Parent Company filed a prospectus supplement with the Securities and Exchange Commission with respect to a new ATM equity offering program, ending the prior program established in August 2013. The March 2014 program has similar terms and conditions as the August 2013 program and authorizes the Parent Company to sell up to $200.0 million of common stock at prices determined by the market at the time of sale. As of December 31, 2014, $96.0 million in common stock remained available for issuance under this ATM equity program.

The following shares were issued under the ATM equity program (in thousands, except share data):



	Year ended December 31,
	2014		2013
Shares issued	1,730		1,899
Weighted average price per share	$	60.00	53.35
Gross proceeds	$	103,821	101,342
Commissions	$	1,369	1,521
Issuance costs	$	—	68

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.

Preferred Units of the Operating Partnership

Preferred units for the Parent Company are outstanding in relation to the Parent Company's preferred stock, as discussed above.

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.

General Partner

The Parent Company, as general partner, owned the following Partnership Units outstanding (in thousands):



	December 31,
	2014	2013
Partnership units owned by the general partner	94,108	92,333
Total partnership units outstanding	94,262	92,499
Percentage of partnership units owned by the general partner	99.8%	99.8%

Limited Partners

The Operating Partnership had 154,170 and 165,796 limited Partnership Units outstanding as of December 31, 2014 and 2013, respectively.

Noncontrolling Interests of Limited Partners' Interests in Consolidated Partnerships

Limited partners’ interests in consolidated partnerships not owned by the Company are classified as noncontrolling interests on the accompanying Consolidated Balance Sheets of the Parent Company. Subject to certain conditions and pursuant to the conditions of the agreement, the Company has the right, but not the obligation, to purchase the other member’s interest or sell its own interest in these consolidated partnerships. As of December 31, 2014 and 2013, the noncontrolling interest in these consolidated partnerships was $31.8 million and $19.2 million, respectively.

Accumulated Other Comprehensive Income (Loss)

The following table presents changes in the balances of each component of AOCI (in thousands):



	Controlling Interest							Noncontrolling Interest						Total
	Cash Flow Hedges			Available-For-Sale Securities		AOCI		Cash Flow Hedges		Available-For-Sale Securities		AOCI		AOCI
Balance as of December 31, 2011	$	(71,429	)	—		(71,429	)	(583	)	—		(583	)	(72,012	)
Other comprehensive income before reclassifications	4,254			—		4,254		(34	)	—		(34	)	4,220
Amounts reclassified from accumulated other comprehensive income	9,460			—		9,460		31		—		31		9,491
Current period other comprehensive income, net	13,714			—		13,714		(3	)	—		(3	)	13,711
Balance as of December 31, 2012	$	(57,715	)	—		(57,715	)	(586	)	—		(586	)	(58,301	)
Other comprehensive income before reclassifications	30,879			—		30,879		106		—		106		30,985
Amounts reclassified from accumulated other comprehensive income	9,432			—		9,432		1		—		1		9,433
Current period other comprehensive income, net	40,311			—		40,311		107		—		107		40,418
Balance as of December 31, 2013	$	(17,404	)	—		(17,404	)	(479	)	—		(479	)	(17,883	)
Other comprehensive income before reclassifications	(49,524		)	7,752		(41,772	)	(444	)	13		(431	)	(42,203	)
Amounts reclassified from accumulated other comprehensive income	9,180			(7,752	)	1,428		173		(13	)	160		1,588
Current period other comprehensive income, net	(40,344		)	—		(40,344	)	(271	)	—		(271	)	(40,615	)
Balance as of December 31, 2014	$	(57,748	)	—		(57,748	)	(750	)	—		(750	)	(58,498	)

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
	Year ended December 31,
	2014			2013	2012
Interest rate swaps	$	9,353		9,433	9,491	Interest expense
Realized gains on sale of available-for-sale securities	(7,765		)	—	—	Net investment (income) loss

- Definition

The entire disclosure for shareholders' equity comprised of portions attributable to the parent entity and noncontrolling interest, including other comprehensive income. Includes, but is not limited to, balances of common stock, preferred stock, additional paid-in capital, other capital and retained earnings, accumulated balance for each classification of other comprehensive income and amount of comprehensive income.

+ References

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 210

-SubTopic 10

-Section S99

-Paragraph 1

-Subparagraph (SX 210.5-02.29-31)

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

-Publisher FASB

-Name Accounting Standards Codification

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

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-Name Regulation S-X (SX)

-Number 210

-Section 02

-Paragraph 29, 30, 31

-Article 5

Reference 4: http://www.xbrl.org/2003/role/presentationRef

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-Name Accounting Standards Codification

-Topic 310

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Reference 5: http://www.xbrl.org/2003/role/presentationRef

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

-Publisher SEC

-Name Regulation S-X (SX)

-Number 210

-Section 08

-Article 4

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

-Publisher SEC

-Name Staff Accounting Bulletin (SAB)

-Number Topic 4

-Section C

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

-Publisher SEC

-Name Staff Accounting Bulletin (SAB)

-Number Topic 4

-Section E

Reference 9: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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

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Reference 10: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Glossary Preferred Stock

-URI http://asc.fasb.org/extlink&oid=6521494

Reference 11: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Regulation S-X (SX)

-Number 210

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-Article 3

Reference 12: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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Reference 13: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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Reference 14: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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Reference 15: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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Reference 16: http://www.xbrl.org/2003/role/presentationRef

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-Name Accounting Standards Codification

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Reference 17: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

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Reference 18: http://www.xbrl.org/2003/role/presentationRef

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Reference 19: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

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+ Details

Stock-Based Compensation

12 Months Ended

Dec. 31, 2014

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

Stock-Based Compensation

tock-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):



	Year ended December 31,
	2014			2013		2012
Restricted stock ⁽¹⁾	$	12,161		14,141		11,526
Directors' fees paid in common stock ⁽¹⁾	208			238		259
Capitalized stock-based compensation ⁽²⁾	(2,707		)	(2,188	)	(1,979	)
Stock-based compensation, net of capitalization	$	9,662		12,191		9,806

⁽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.

The Company established its stock-based compensation plan (the "Plan") under which the Board of Directors may grant stock options and other stock-based awards to officers, directors, and other key employees. The Plan allows the Company to issue up to 4.1 million shares in the form of the Parent Company's common stock or stock options. As of December 31, 2014, there were 2.8 million shares available for grant under the Plan either through stock options or restricted stock.

Stock Option Awards

Stock options are granted under the Plan with an exercise price equal to the Parent Company's stock's price at the date of grant. All stock options granted have ten-year lives, contain vesting terms of one to five years from the date of grant and some have dividend equivalent rights. The fair value of each option award is estimated on the date of grant using the Black-Scholes-Merton closed-form (“Black-Scholes”) option valuation model. The Company believes that the use of the Black-Scholes model meets the fair value measurement objectives of FASB ASC Topic 718 and reflects all substantive characteristics of the instruments being valued.

The following table summarizes stock option activity during the year ended December 31, 2014:



	Number of Options	Weighted Average Exercise Price		Weighted Average Remaining Contractual Term (in years)	Aggregate Intrinsic Value (in thousands)
Outstanding as of December 31, 2013	295,924	$	52.46	1.1	$	(1,822	)
Less: Exercised ⁽¹⁾	287,183	51.36
Less: Forfeited	—	—
Less: Expired	—	—
Outstanding of of December 31, 2014	8,741	$	88.45	2.1	$	(216	)
Vested and expected to vest as of December 31, 2014	8,741	$	88.45	2.1	$	(216	)
Exercisable as of December 31, 2014	8,741	$	88.45	2.1	$	(216	)

⁽¹⁾The Company issues new shares to fulfill option exercises from its authorized shares available. The total intrinsic value of options exercised during the years ended December 31, 2014, 2013, and 2012 was approximately $1.3 million, $141,000, and $92,000, respectively.

There were no stock options granted during the years ended December 31, 2014, 2013, or 2012.

Restricted Stock Awards

The Company grants restricted stock under the Plan to its employees as a form of long-term compensation and retention. The terms of each restricted stock grant vary depending upon the participant's responsibilities and position within the Company. The Company's stock grants can be categorized as either time-based awards, performance-based awards, or market-based awards. All awards are valued at fair value, earn dividends throughout the vesting period, and have no voting rights. Fair value is measured using the grant date market price for all time-based or performance-based awards. Market based awards are valued using a Monte Carlo simulation to estimate the fair value based on the probability of satisfying the market conditions and the projected stock price at the time of payout, discounted to the valuation date over a three year performance period. Assumptions include historic volatility over the previous three year period, risk-free interest rates, and Regency's historic daily return as compared to the market index. Since the award payout includes dividend equivalents and the total shareholder return includes the value of dividends, no dividend yield assumption is required for the valuation. Compensation expense is measured at the grant date and recognized on a straight-line basis over the requisite vesting period for the entire award.

The following table summarizes non-vested restricted stock activity during the year ended December 31, 2014:



	Number of Shares	Intrinsic Value (in thousands)	Weighted Average Grant Price
Non-vested as of December 31, 2013	685,697
Add: Time-based awards granted^{(1) (4)}	143,055		$47.62
Add: Performance-based awards granted ^{(2) (4)}	12,828		$46.77
Add: Market-based awards granted ^{(3) (4)}	103,058		$49.14
Less: Vested and Distributed ⁽⁵⁾	255,962		$48.38
Less: Forfeited	12,310		$46.50
Non-vested as of December 31, 2014 ⁽⁶⁾	676,366	$43,139

⁽¹⁾Time-based awards vest 25% per year beginning on the first anniversary following the grant date. These grants are subject only to continued employment and are not dependent on future performance measures. Accordingly, if such vesting criteria are not met, compensation cost previously recognized would be reversed.

⁽²⁾ Performance-based awards are earned subject to future performance measurements. Once the performance criteria are achieved and the actual number of shares earned is determined, shares will vest over a required service period. If such performance criteria are not met, compensation cost previously recognized would be reversed. The Company considers the likelihood of meeting the performance criteria based upon management's estimates from which it determines the amounts recognized as expense on a periodic basis.

⁽³⁾Market-based awards are earned dependent upon the Company's total shareholder return in relation to the shareholder return of peer indices over a three-year period (“TSR Grant”). Once the market criteria are met and the actual number of shares earned is determined, 100% of the earned shares vest. The probability of meeting the market criteria is considered when calculating the estimated fair value on the date of grant using a Monte Carlo simulation. These awards are accounted for as awards with market criteria, with compensation cost recognized over the service period, regardless of whether the market criteria are achieved and the awards are ultimately earned and vest. The significant assumptions underlying determination of fair values for market-based awards granted were as follows:

⁽⁴⁾The weighted-average grant price for restricted stock granted during the years ended December 31, 2014, 2013, and 2012 was $48.18, $52.80, and $39.44, respectively.

⁽⁵⁾The total intrinsic value of restricted stock vested during the years ended December 31, 2014, 2013, and 2012 was $12.4 million, $11.5 million, and $6.6 million, respectively.

⁽⁶⁾ As of December 31, 2014, there was $11.5 million of unrecognized compensation cost related to non-vested restricted stock granted under the Parent Company's Long-Term Omnibus Plan. When recognized, this compensation results in additional paid in capital in the accompanying Consolidated Statements of Equity of the Parent Company and in general partner preferred and common units in the accompanying Consolidated Statements of Capital of the Operating Partnership. This unrecognized compensation cost is expected to be recognized over the next three years. The Company issues new restricted stock from its authorized shares available at the date of grant.

- 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	12 Months Ended
Non-Qualified Deferred Compensation Plan	Dec. 31, 2014
Compensation and Retirement Disclosure [Abstract]
Saving and Retirement Plans	Saving and Retirement Plans 401(k) Retirement Plan The Company maintains a 401(k) retirement plan covering substantially all employees, which permits participants to defer up to the maximum allowable amount determined by the IRS of their eligible compensation. This deferred compensation, together with Company matching contributions equal to 100% of employee deferrals up to a maximum of $5,000 of their eligible compensation, is fully vested and funded as of December 31, 2014. Additionally, an annual profit sharing contribution is made, which vests over a three year period. Costs related to the matching portion of the plan were $1.5 million, $1.5 million and $1.4 million for the years ended December 31, 2014, 2013, and 2012, respectively. Costs related to the profit sharing contribution were $1.3 million, $1.2 million, and $1.1 million for the years ended December 31, 2014, 2013, and 2012, respectively. Non-Qualified Deferred Compensation Plan The Company maintains a non-qualified deferred compensation plan (“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 in a Rabbi trust. The assets of the Rabbi trust, exclusive of the shares of the Company's common stock, are classified as trading securities on the accompanying Consolidated Balance Sheets, and accordingly, realized and unrealized gains and losses are recognized within income from deferred compensation plan in the accompanying Consolidated Statements of Operations. The participants' deferred compensation liability, 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 $27.6 million and $26.1 million as of December 31, 2014 and 2013, respectively. Increases or decreases in the deferred compensation liability, exclusive of amounts attributable to participant investments in the shares of the Company's common stock, are recorded as general and administrative expense within the accompanying Consolidated Statements of Operations. Investments in shares of the Company's common stock are included, at cost, as treasury stock in the accompanying Consolidated Balance Sheets of the Parent Company and as a reduction of general partner capital in the accompanying Consolidated Balance Sheets of the Operating Partnership. The participant's deferred compensation liability attributable to the participants' investments in shares of the Company's common stock are included, at cost, within additional paid in capital in the accompanying Consolidated Balance Sheets of the Parent Company and as a reduction of general partner capital in the accompanying Consolidated Balance Sheets of the Operating Partnership. Changes in participant account balances related to the Regency common stock fund are recorded directly within stockholders' equity.

Earnings per Share and Unit

12 Months Ended

Dec. 31, 2014

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):



	Year ended December 31,
	2014		2013	2012
Numerator:
Continuing Operations
Income from continuing operations	$	133,770	84,297	45,779
Gain on sale of real estate, net of tax	55,077		1,703	2,158
Less: income attributable to noncontrolling interests	1,457		1,360	385
Income from continuing operations attributable to the Company	187,390		84,640	47,552
Less: preferred stock dividends	21,062		21,062	32,531
Less: dividends paid on unvested restricted stock	453		448	572
Income from continuing operations attributable to common stockholders - basic	165,875		63,130	14,449
Add: dividends paid on Treasury Method restricted stock	63		45	71
Income from continuing operations attributable to common stockholders - diluted	165,938		63,175	14,520
Discontinued Operations
Income (loss) from discontinued operations	—		65,285	(21,728	)
Less: income from discontinued operations attributable to noncontrolling interests	—		121	(43	)
Income from discontinued operations attributable to the Company	—		65,164	(21,685	)
Net Income
Net income attributable to common stockholders - basic	165,875		128,294	(7,236	)
Net income attributable to common stockholders - diluted	$	165,938	128,339	(7,165	)
Denominator:
Weighted average common shares outstanding for basic EPS	92,370		91,383	89,630
Incremental shares to be issued under common stock options	—		2	—
Incremental shares to be issued under unvested restricted stock	34		24	39
Weighted average common shares outstanding for diluted EPS	92,404		91,409	89,669
Income per common share – basic
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common stockholders	$	1.80	1.40	(0.08	)
Income per common share – diluted
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common stockholders	$	1.80	1.40	(0.08	)

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 years ended December 31, 2014, 2013, and 2012 were 157,950, 171,886, and 177,164, respectively.

Operating Partnership Earnings per Unit

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



	Year ended December 31,
	2014		2013	2012
Numerator:
Continuing Operations
Income from continuing operations	$	133,770	84,297	45,779
Gain on sale of real estate, net of tax	55,077		1,703	2,158
Less: income attributable to noncontrolling interests	1,138		1,084	908
Income from continuing operations attributable to the Partnership	187,709		84,916	47,029
Less: preferred unit distributions	21,062		21,062	31,902
Less: dividends paid on unvested restricted units	453		448	572
Income from continuing operations attributable to common unit holders - basic	166,194		63,406	14,555
Add: dividends paid on Treasury Method restricted units	63		45	71
Income from continuing operations attributable to common unit holders - diluted	166,257		63,451	14,626
Discontinued Operations
Income (loss) from discontinued operations	—		65,285	(21,728	)
Less: income from discontinued operations attributable to noncontrolling interests	—		121	(43	)
Income from discontinued operations attributable to the Partnership	—		65,164	(21,685	)
Net Income
Net income attributable to common unit holders - basic	166,194		128,570	(7,130	)
Net income attributable to common unit holders - diluted	$	166,257	128,615	(7,059	)
Denominator:
Weighted average common units outstanding for basic EPU	92,528		91,555	89,808
Incremental units to be issued under common stock options	—		2	—
Incremental units to be issued under unvested restricted stock	34		24	39
Weighted average common units outstanding for diluted EPU	92,562		91,581	89,847
Income (loss) per common unit – basic
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common unit holders	$	1.80	1.40	(0.08	)
Income (loss) per common unit – diluted
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common unit holders	$	1.80	1.40	(0.08	)

Operating Leases

12 Months Ended

Dec. 31, 2014

Leases [Abstract]

Operating Leases

The Company's properties are leased to tenants under operating leases. Our leases for tenant space under 5,000 square feet generally have terms ranging from three to five years. Leases greater than 10,000 square feet generally have lease terms in excess of five years, mostly comprised of anchor tenants. Many of the anchor leases contain provisions allowing the tenant the option of extending the term of the lease at expiration. Future minimum rents under non-cancelable operating leases as of December 31, 2014, excluding both tenant reimbursements of operating expenses and additional percentage rent based on tenants' sales volume, are as follows (in thousands):



Year Ending December 31,	Future Minimum Rents
2015	$	384,955
2016	354,968
2017	310,255
2018	262,123
2019	217,686
Thereafter	1,077,629
Total	$	2,607,616

The shopping centers' tenant base primarily includes national and regional supermarkets, drug stores, discount department stores, and other retailers and, consequently, the credit risk is concentrated in the retail industry. There were no tenants that individually represented more than 5% of the Company's annualized future minimum rents.

The Company has shopping centers that are subject to non-cancelable, long-term ground leases where a third party owns and has leased the underlying land to the Company to construct and/or operate a shopping center. Ground leases expire through the year 2101, and in most cases, provide for renewal options. In addition, the Company has non-cancelable operating leases pertaining to office space from which it conducts its business. Office leases expire through the year 2023, and in most cases, provide for renewal options. Leasehold improvements are capitalized, recorded as tenant improvements, and depreciated over the shorter of the useful life of the improvements or the lease term.

Operating lease expense, including capitalized ground lease payments on properties in development, was $8.9 million, $8.5 million, and $9.1 million for the years ended December 31, 2014, 2013, and 2012, respectively. The following table summarizes the future obligations under non-cancelable operating leases as of December 31, 2014 (in thousands):



Year Ending December 31,	Future Obligations
2015	$	8,234
2016	7,793
2017	6,074
2018	5,006
2019	4,754
Thereafter	194,992
Total	$	226,853

- Definition

The entire disclosure for operating leases of a lessor. This may include a general description of lessor's leasing arrangements for operating leases, including the basis on which contingent rental payments are determined, the existence and terms of renewal or purchase options and escalation clauses, restrictions imposed by lease arrangements, such as those concerning dividends, additional debt, and further leasing, rent holidays, rent concessions, or leasehold improvement incentives and unusual provisions or conditions.

+ References+ Details

Commitments and Contingencies	12 Months Ended
Commitments and Contingencies	Dec. 31, 2014
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 December 31, 2014 and 2013, the Company had $5.9 million and $19.3 million letters of credit outstanding, respectively.

- Definition

The entire disclosure for commitments and contingencies.

+ References+ Details

Summary of Quarterly Financial Data

12 Months Ended

Dec. 31, 2014

Quarterly Financial Information Disclosure [Abstract]

Summary of Quarterly Financial Data

Summary of Quarterly Financial Data (Unaudited)

The following table summarizes selected Quarterly Financial Data for the Company on a historical basis for the years ended December 31, 2014 and 2013 and has been derived from the accompanying consolidated financial statements as reclassified for discontinued operations (in thousands except per share and per unit data):



	First Quarter			Second Quarter		Third Quarter		Fourth Quarter
Year ended December 31, 2014

Operating Data:
Revenue	$	133,280		134,892		133,559		136,167

Net income attributable to common stockholders	$	19,389		25,482		47,942		73,515
Net income attributable to exchangeable operating partnership units	42			53		90		134
Net income attributable to common unit holders	$	19,431		25,535		48,032		73,649

Net income attributable to common stock and unit holders per share and unit:
Basic	$	0.21		0.28		0.52		0.79
Diluted	$	0.21		0.28		0.52		0.79

Year ended December 31, 2013

Operating Data:
Revenues as originally reported	$	126,088		125,842		122,110		126,005
Reclassified to discontinued operations	(5,710		)	(3,535	)	(1,793	)	—
Adjusted Revenues	$	120,378		122,307		120,317		126,005

Net income attributable to common stockholders	$	15,554		31,864		34,998		46,326
Net income attributable to exchangeable operating partnership units	39			70		73		94
Net income attributable to common unit holders	$	15,593		31,934		35,071		46,420

Net income attributable to common stock and unit holders per share and unit:
Basic	$	0.17		0.35		0.38		0.50
Diluted	$	0.17		0.35		0.38		0.50

- Definition

The entire disclosure for the quarterly financial data in the annual financial statements. The disclosure may include a tabular presentation of financial information for each fiscal quarter for the current and previous year, including revenues, gross profit, income or loss before extraordinary items and earnings per share data. It also includes an indication if the information in the note is unaudited, comments on the aggregate effect of year-end adjustments, and an explanation of matters or transactions that affect comparability or are pertinent to an understanding of the information furnished.

+ References+ Details

Available-for-Sale Securities (Notes)	12 Months Ended
Available-for-Sale Securities (Notes)	Dec. 31, 2014
Schedule of Available-for-sale Securities [Line Items]
Investments in Debt and Marketable Equity Securities (and Certain Trading Assets) Disclosure [Text Block]	Available-for-Sale Securities During the year ended ended December 31, 2014, the Company acquired shares of AmREIT common stock for a total investment of $14.3 million. Subsequent to AmREIT’s announcement on October 31, 2014 that it had entered into a definitive agreement to be acquired by Edens Investment Trust, Regency liquidated its equity position in AmREIT for total proceeds of $22.1 million, which resulted in realized gains of $7.8 million, determined based on specific identification. In connection with its efforts, the Company incurred $1.8 million of pursuit costs, which are recognized within other operating expenses in the accompanying Consolidated Statements of Operations. The Company did not have any available-for-sale securities during the years ended December 31, 2013 or 2012.

- Definition

The entire disclosure for investments in certain debt and equity securities.

+ References

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-SubTopic 10

-Section 50

-Paragraph 6

-URI http://asc.fasb.org/extlink&oid=27724398&loc=d3e27290-111563

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-SubTopic 10

-Section 50

-Paragraph 9

-URI http://asc.fasb.org/extlink&oid=27724398&loc=d3e27357-111563

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-Glossary Debt Security

-URI http://asc.fasb.org/extlink&oid=6509901

Reference 4: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 310

-SubTopic 30

-Section 50

-Paragraph 2

-URI http://asc.fasb.org/extlink&oid=6379141&loc=d3e15032-111544

Reference 5: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-SubTopic 10

-Section 50

-Paragraph 5

-URI http://asc.fasb.org/extlink&oid=27724398&loc=d3e27232-111563

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 942

-SubTopic 320

-Section 50

-Paragraph 2

-URI http://asc.fasb.org/extlink&oid=6957658&loc=d3e62557-112803

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-SubTopic 10

-Section 50

-Paragraph 2

-URI http://asc.fasb.org/extlink&oid=27724398&loc=d3e27161-111563

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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-SubTopic 10

-Section 50

-Paragraph 10

-URI http://asc.fasb.org/extlink&oid=27724398&loc=d3e27405-111563

Reference 9: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 320

-Glossary Equity Security

-URI http://asc.fasb.org/extlink&oid=6511694

+ Details

Schedule III - Consolidated Real Estate and Accumulated Depreciation

12 Months Ended

Dec. 31, 2014

SEC Schedule III, Real Estate and Accumulated Depreciation Disclosure [Abstract]

Consolidated Real Estate and Accumulated Depreciation



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost					Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land		Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
4S Commons Town Center	$	30,760	35,830	560		30,812	36,338	67,150	16,340	50,810	62,500
Airport Crossing	1,748		1,690	88		1,744	1,782	3,526	746	2,780	—
Amerige Heights Town Center	10,109		11,288	358		10,109	11,647	21,756	2,840	18,916	16,580
Anastasia Plaza	9,065		—	412		3,338	6,139	9,477	1,326	8,151	—
Ashburn Farm Market Center	9,835		4,812	130		9,835	4,942	14,777	3,521	11,256	—
Ashford Perimeter	2,584		9,865	631		2,584	10,496	13,080	6,020	7,060	—
Augusta Center	5,142		2,720	(5,635	)	1,366	861	2,227	334	1,893	—
Aventura Shopping Center	2,751		10,459	17		2,751	10,476	13,227	10,298	2,929	—
Balboa Mesa Shopping Center	23,074		33,838	13,215		27,715	42,869	70,584	3,378	67,206	—
Belleview Square	8,132		9,756	2,324		8,323	11,889	20,212	5,506	14,706	—
Berkshire Commons	2,295		9,551	1,867		2,965	10,749	13,714	6,397	7,317	7,500
Blackrock	22,251		20,815	(103	)	22,251	20,711	42,962	882	42,080	20,124
Bloomingdale Square	3,940		14,912	2,053		3,940	16,965	20,905	7,377	13,528	—
Boulevard Center	3,659		10,787	1,125		3,659	11,912	15,571	5,475	10,096	—
Boynton Lakes Plaza	2,628		11,236	4,452		3,606	14,710	18,316	5,144	13,172	—
Brentwood Plaza	2,788		3,473	238		2,788	3,711	6,499	637	5,862	—
Briarcliff La Vista	694		3,292	297		694	3,589	4,283	2,305	1,978	—
Briarcliff Village	4,597		24,836	1,190		4,597	26,026	30,623	14,935	15,688	—
Brickwalk	25,299		41,995	237		25,299	42,232	67,531	1,240	66,291	31,823
Bridgeton	3,033		8,137	107		3,067	8,210	11,277	1,196	10,081	—
Brighten Park	3,983		18,687	1,275		3,926	20,019	23,945	10,368	13,577	—
Buckhead Court	1,417		7,432	500		1,417	7,932	9,349	4,960	4,389	—
Buckley Square	2,970		5,978	749		2,970	6,727	9,697	3,295	6,402	—
Buckwalter Place Shopping Ctr	6,563		6,590	264		6,592	6,825	13,417	2,620	10,797	—
Caligo Crossing	2,459		4,897	124		2,546	4,934	7,480	1,775	5,705	—
Cambridge Square	774		4,347	687		774	5,034	5,808	2,578	3,230	—
Carmel Commons	2,466		12,548	4,412		3,422	16,004	19,426	6,896	12,530	—
Carriage Gate	833		4,974	2,424		1,302	6,928	8,230	4,297	3,933	—
Centerplace of Greeley III	6,661		11,502	1,423		5,690	13,896	19,586	3,550	16,036	—
Chasewood Plaza	4,612		20,829	(400	)	4,688	20,353	25,041	12,296	12,745	—
Cherry Grove	3,533		15,862	1,949		3,533	17,810	21,343	7,625	13,718	—



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost				Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land	Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Clayton Valley Shopping Center	24,189	35,422	2,187		24,538	37,260	61,798	16,662	45,136	—
Clybourn Commons	15,056	5,594	40		15,056	5,634	20,690	161	20,529	—
Cochran's Crossing	13,154	12,315	739		13,154	13,054	26,208	7,540	18,668	—
Corkscrew Village	8,407	8,004	118		8,407	8,122	16,529	2,401	14,128	7,923
Cornerstone Square	1,772	6,944	1,054		1,772	7,998	9,770	4,250	5,520	—
Corvallis Market Center	6,674	12,244	357		6,696	12,580	19,276	3,566	15,710	—
Costa Verde Center	12,740	26,868	1,236		12,798	28,046	40,844	13,044	27,800	—
Courtyard Landcom	5,867	4	3		5,867	7	5,874	1	5,873	—
Culpeper Colonnade	15,944	10,601	4,772		16,258	15,184	31,442	5,853	25,589	—
Dardenne Crossing	4,194	4,005	482		4,583	4,098	8,681	840	7,841	—
Delk Spectrum	2,985	12,001	1,327		3,000	13,313	16,313	5,867	10,446	—
Diablo Plaza	5,300	8,181	1,079		5,300	9,260	14,560	3,922	10,638	—
Dunwoody Village	3,342	15,934	3,232		3,342	19,166	22,508	10,600	11,908	—
East Pointe	1,730	7,189	1,726		1,771	8,874	10,645	3,917	6,728	—
East Washington Place	15,993	40,151	677		15,509	41,311	56,820	2,987	53,833	—
El Camino Shopping Center	7,600	11,538	1,258		7,600	12,796	20,396	4,983	15,413	—
El Cerrito Plaza	11,025	27,371	679		11,025	28,050	39,075	6,192	32,883	38,694
El Norte Parkway Plaza	2,834	7,370	3,243		3,263	10,185	13,448	3,693	9,755	—
Encina Grande	5,040	11,572	(25	)	5,040	11,547	16,587	6,343	10,244	—
Fairfax Shopping Center	15,239	11,367	(5,548	)	13,175	7,882	21,057	1,766	19,291	—
Fairfield	6,731	29,420	128		6,731	29,548	36,279	809	35,470	20,250
Falcon	1,340	4,168	157		1,350	4,315	5,665	1,401	4,264	—
Fellsway Plaza	30,712	7,327	2,347		32,736	7,650	40,386	861	39,525	29,839
Fenton Marketplace	2,298	8,510	(8,326	)	512	1,971	2,483	281	2,202	—
Fleming Island	3,077	11,587	2,686		3,111	14,239	17,350	5,371	11,979	—
French Valley Village Center	11,924	16,856	33		11,822	16,992	28,814	8,210	20,604	—
Friars Mission Center	6,660	28,021	970		6,660	28,991	35,651	11,642	24,009	141
Gardens Square	2,136	8,273	399		2,136	8,672	10,808	3,973	6,835	—
Gateway 101	24,971	9,113	24		24,971	9,137	34,108	2,684	31,424	—
Gateway Shopping Center	52,665	7,134	1,883		52,671	9,011	61,682	9,648	52,034	—
Gelson's Westlake Market Plaza	3,157	11,153	372		3,157	11,525	14,682	4,506	10,176	—



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost				Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land	Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Glen Gate	13,241	11,968	2,717		13,241	14,685	27,926	71	27,855	—
Glen Oak Plaza	4,103	12,951	327		4,103	13,278	17,381	2,036	15,345	—
Glenwood Village	1,194	5,381	220		1,194	5,601	6,795	3,505	3,290	—
Golden Hills Plaza	12,699	18,482	3,375		12,693	21,863	34,556	4,765	29,791	—
Grand Ridge Plaza	24,208	61,033	2,643		24,843	63,041	87,884	4,525	83,359	11,309
Hancock	8,232	28,260	1,148		8,232	29,408	37,640	13,091	24,549	—
Harpeth Village Fieldstone	2,284	9,443	166		2,284	9,609	11,893	4,129	7,764	—
Harris Crossing	7,199	3,677	8		7,162	3,722	10,884	1,454	9,430	—
Heritage Land	12,390	—	(453	)	11,937	—	11,937	—	11,937	—
Heritage Plaza	—	26,097	13,366		278	39,185	39,463	13,048	26,415	—
Hershey	7	808	6		7	815	822	293	529	—
Hibernia Pavilion	4,929	5,065	(1	)	4,929	5,064	9,993	1,800	8,193	—
Hibernia Plaza	267	230	(8	)	267	222	489	51	438	—
Hickory Creek Plaza	5,629	4,564	275		5,629	4,839	10,468	2,552	7,916	—
Hillcrest Village	1,600	1,909	51		1,600	1,960	3,560	795	2,765	—
Hilltop Village	2,995	4,581	907		3,089	5,394	8,483	619	7,864	7,500
Hinsdale	5,734	16,709	1,812		5,734	18,521	24,255	8,198	16,057	—
Holly Park	8,975	23,799	(181	)	8,828	23,765	32,593	962	31,631	—
Howell Mill Village	5,157	14,279	1,983		5,157	16,261	21,418	3,358	18,060	—
Hyde Park	9,809	39,905	2,032		9,809	41,937	51,746	19,836	31,910	—
Indian Springs	24,974	25,903	—		24,958	25,919	50,877	81	50,796	—
Indio Towne Center	17,946	31,985	28		17,317	32,642	49,959	9,611	40,348	—
Inglewood Plaza	1,300	2,159	226		1,300	2,385	3,685	1,029	2,656	—
Jefferson Square	5,167	6,445	(7,340	)	1,775	2,497	4,272	254	4,018	—
Juanita Tate Marketplace	3,886	11,315	3,263		4,563	13,903	18,466	425	18,041	—
Keller Town Center	2,294	12,841	298		2,404	13,030	15,434	5,255	10,179	—
Kent Place	4,855	3,544	793		5,228	3,964	9,192	299	8,893	8,250
Kirkwood Commons	6,772	16,224	478		6,802	16,672	23,474	2,211	21,263	11,038
Kroger New Albany Center	3,844	6,599	593		3,844	7,192	11,036	4,530	6,506	—
Kulpsville	5,518	3,756	152		5,600	3,826	9,426	1,246	8,180	—
Lake Pine Plaza	2,008	7,632	448		2,029	8,058	10,087	3,431	6,656	—



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost				Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land	Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Lebanon/Legacy Center	3,913	7,874	90		3,913	7,964	11,877	4,597	7,280	—
Littleton Square	2,030	8,859	(4,950	)	1,949	3,990	5,939	1,299	4,640	—
Lloyd King	1,779	10,060	1,070		1,779	11,130	12,909	4,747	8,162	—
Loehmanns Plaza California	5,420	9,450	696		5,420	10,146	15,566	4,462	11,104	—
Lower Nazareth Commons	15,992	12,964	3,248		16,343	15,861	32,204	5,257	26,947	—
Market at Colonnade Center	6,455	9,839	(18	)	6,160	10,115	16,275	1,812	14,463	—
Market at Preston Forest	4,400	11,445	995		4,400	12,440	16,840	5,241	11,599	—
Market at Round Rock	2,000	9,676	5,699		2,000	15,375	17,375	6,172	11,203	—
Marketplace Shopping Center	1,287	5,509	5,036		1,330	10,502	11,832	4,362	7,470	—
Marketplace at Briargate	1,706	4,885	48		1,727	4,912	6,639	1,884	4,755	—
Millhopper Shopping Center	1,073	5,358	4,890		1,796	9,524	11,320	5,742	5,578	—
Mockingbird Commons	3,000	10,728	665		3,000	11,393	14,393	5,043	9,350	10,300
Monument Jackson Creek	2,999	6,765	660		2,999	7,425	10,424	4,634	5,790	—
Morningside Plaza	4,300	13,951	547		4,300	14,498	18,798	6,251	12,547	—
Murryhill Marketplace	2,670	18,401	1,729		2,670	20,130	22,800	8,360	14,440	—
Naples Walk	18,173	13,554	387		18,173	13,941	32,114	3,914	28,200	15,022
Newberry Square	2,412	10,150	238		2,412	10,388	12,800	6,942	5,858	—
Newland Center	12,500	10,697	684		12,500	11,381	23,881	5,387	18,494	—
Nocatee Town Center	10,124	8,691	(1,505	)	8,386	8,924	17,310	2,256	15,054	—
North Hills	4,900	19,774	1,056		4,900	20,830	25,730	8,765	16,965	—
Northgate Marketplace	5,668	13,727	1,104		6,232	14,267	20,499	1,861	18,638	—
Northgate Plaza (Maxtown Road)	1,769	6,652	196		1,769	6,849	8,618	3,218	5,400	—
Northgate Square	5,011	8,692	389		5,011	9,081	14,092	2,538	11,554	—
Northlake Village	2,662	11,284	1,202		2,686	12,462	15,148	4,932	10,216	—
Oak Shade Town Center	6,591	28,966	391		6,591	29,357	35,948	3,573	32,375	9,692
Oakbrook Plaza	4,000	6,668	306		4,000	6,974	10,974	3,023	7,951	—
Oakleaf Commons	3,503	11,671	288		3,510	11,952	15,462	3,804	11,658	—
Ocala Corners	1,816	10,515	206		1,816	10,721	12,537	1,679	10,858	5,025
Old St Augustine Plaza	2,368	11,405	201		2,368	11,606	13,974	5,649	8,325	—
Paces Ferry Plaza	2,812	12,639	334		2,812	12,974	15,786	7,562	8,224	—
Panther Creek	14,414	14,748	2,872		15,212	16,822	32,034	9,370	22,664	—



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost				Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land	Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Peartree Village	5,197	19,746	796		5,197	20,542	25,739	9,761	15,978	7,465
Pike Creek	5,153	20,652	1,583		5,251	22,137	27,388	9,772	17,616	—
Pima Crossing	5,800	28,143	1,197		5,800	29,340	35,140	12,957	22,183	—
Pine Lake Village	6,300	10,991	717		6,300	11,708	18,008	5,058	12,950	—
Pine Tree Plaza	668	6,220	364		668	6,584	7,252	2,849	4,403	—
Plaza Hermosa	4,200	10,109	2,434		4,202	12,541	16,743	4,331	12,412	13,800
Powell Street Plaza	8,248	30,716	1,821		8,248	32,537	40,785	11,408	29,377	—
Powers Ferry Square	3,687	17,965	6,118		5,289	22,481	27,770	11,597	16,173	—
Powers Ferry Village	1,191	4,672	438		1,191	5,110	6,301	2,971	3,330	—
Prairie City Crossing	4,164	13,032	393		4,164	13,425	17,589	4,782	12,807	—
Prestonbrook	7,069	8,622	232		7,069	8,854	15,923	5,712	10,211	6,800
Preston Oaks	763	30,438	129		763	30,567	31,330	1,504	29,826	—
Red Bank	10,336	9,505	(115	)	10,110	9,616	19,726	1,635	18,091	—
Regency Commons	3,917	3,616	210		3,917	3,826	7,743	1,790	5,953	—
Regency Solar (Saugus)	—	—	758		6	752	758	59	699	—
Regency Square	4,770	25,191	4,391		5,060	29,292	34,352	19,735	14,617	—
Rona Plaza	1,500	4,917	217		1,500	5,134	6,634	2,476	4,158	—
Russell Ridge	2,234	6,903	920		2,234	7,823	10,057	3,912	6,145	—
Sammamish-Highlands	9,300	8,075	7,777		9,592	15,560	25,152	4,412	20,740	—
San Leandro Plaza	1,300	8,226	472		1,300	8,698	9,998	3,519	6,479	—
Sandy Springs	6,889	28,056	1,195		6,889	29,251	36,140	2,176	33,964	16,079
Saugus	19,201	17,984	(1,120	)	18,805	17,260	36,065	5,552	30,513	—
Seminole Shoppes	8,593	7,523	94		8,629	7,581	16,210	1,561	14,649	9,958
Sequoia Station	9,100	18,356	1,394		9,100	19,750	28,850	7,949	20,901	21,100
Sherwood II	2,731	6,360	492		2,731	6,852	9,583	2,183	7,400	—
Shoppes @ 104	11,193	—	574		6,652	5,115	11,767	1,256	10,511	—
Shoppes at Fairhope Village	6,920	11,198	276		6,920	11,473	18,393	3,019	15,374	—
Shoppes of Grande Oak	5,091	5,985	218		5,091	6,203	11,294	3,944	7,350	—
Shops at Arizona	3,063	3,243	153		3,063	3,396	6,459	1,794	4,665	—
Shops at County Center	9,957	11,269	740		10,209	11,757	21,966	5,455	16,511	—
Shops at Erwin Mill	236	131	15,087		9,171	6,283	15,454	378	15,076	10,000



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost				Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land	Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Shops at Johns Creek	1,863	2,014	(349	)	1,501	2,028	3,529	938	2,591	—
Shops at Mira Vista	11,691	9,026	6		11,691	9,032	20,723	345	20,378	257
Shops at Quail Creek	1,487	7,717	438		1,499	8,143	9,642	2,061	7,581	—
Shops on Main	15,211	23,030	1,203		15,211	25,589	40,800	1,548	39,252	—
Signature Plaza	2,396	3,898	(13	)	2,396	3,885	6,281	2,025	4,256	—
South Bay Village	11,714	15,580	1,385		11,776	16,903	28,679	1,567	27,112	—
South Lowry Square	3,434	10,445	789		3,434	11,234	14,668	4,781	9,887	—
Southcenter	1,300	12,750	848		1,300	13,598	14,898	5,559	9,339	—
Southpark at Cinco Ranch	18,395	11,306	702		18,685	11,718	30,403	1,325	29,078	—
SouthPoint Crossing	4,412	12,235	657		4,412	12,892	17,304	5,034	12,270	—
Starke	71	1,683	4		71	1,686	1,757	599	1,158	—
State Street Crossing	1,283	1,970	107		1,283	2,077	3,360	473	2,887	—
Sterling Ridge	12,846	12,162	490		12,846	12,652	25,498	7,431	18,067	13,900
Stonewall	27,511	22,123	6,886		28,429	28,091	56,520	10,146	46,374	—
Strawflower Village	4,060	8,084	394		4,060	8,478	12,538	3,767	8,771	—
Stroh Ranch	4,280	8,189	503		4,280	8,692	12,972	5,246	7,726	—
Suncoast Crossing	4,057	5,545	10,253		9,030	10,825	19,855	3,575	16,280	—
Tanasbourne Market	3,269	10,861	(296	)	3,269	10,565	13,834	3,142	10,692	—
Tassajara Crossing	8,560	15,464	781		8,560	16,245	24,805	6,747	18,058	19,800
Tech Ridge Center	12,945	37,169	375		12,945	37,544	50,489	5,244	45,245	9,644
The Hub Hillcrest Market	18,773	61,906	2,789		19,355	64,114	83,469	3,744	79,725	—
Town Square	883	8,132	356		883	8,488	9,371	4,050	5,321	—
Twin City Plaza	17,245	44,225	1,379		17,263	45,586	62,849	11,606	51,243	39,745
Twin Peaks	5,200	25,827	695		5,200	26,522	31,722	10,823	20,899	—
Valencia Crossroads	17,921	17,659	559		17,921	18,219	36,140	12,972	23,168	—
Village at Lee Airpark	11,099	12,955	2,292		11,352	15,320	26,672	4,126	22,546	—
Village Center	3,885	14,131	6,847		4,829	20,159	24,988	6,463	18,525	—
Walker Center	3,840	7,232	3,170		3,878	10,364	14,242	4,081	10,161	—
Welleby Plaza	1,496	7,787	806		1,496	8,593	10,089	5,802	4,287	—
Wellington Town Square	2,041	12,131	307		2,041	12,438	14,479	5,627	8,852	12,800
West Park Plaza	5,840	5,759	1,170		5,840	6,929	12,769	2,969	9,800	—



REGENCY CENTERS CORPORATION AND REGENCY CENTERS, L.P. Schedule III - Consolidated Real Estate and Accumulated Depreciation December 31, 2014 (in thousands)

	Initial Cost					Total Cost				Net Cost
Shopping Centers ⁽¹⁾	Land		Building & Improvements	Cost Capitalized Subsequent to Acquisition ⁽²⁾		Land	Building & Improvements	Total	Accumulated Depreciation	Net of Accumulated Depreciation	Mortgages
Westchase	5,302		8,273	244		5,302	8,517	13,819	2,294	11,525	7,242
Westchester Commons	3,366		11,751	9,452		4,655	20,815	25,470	3,911	21,559	—
Westchester Plaza	1,857		7,572	269		1,857	7,841	9,698	4,421	5,277	—
Westlake Plaza and Center	7,043		27,195	1,491		7,043	28,687	35,730	12,432	23,298	—
Westwood Village	19,933		25,301	(1,196	)	19,553	24,485	44,038	8,586	35,452	—
Willow Festival	1,954		56,501	436		1,954	56,937	58,891	7,373	51,518	39,505
Windmiller Plaza Phase I	2,638		13,241	158		2,638	13,399	16,037	6,161	9,876	—
Woodcroft Shopping Center	1,419		6,284	523		1,421	6,805	8,226	3,463	4,763	—
Woodman Van Nuy	5,500		7,195	197		5,500	7,392	12,892	3,127	9,765	—
Woodmen and Rangewood	7,621		11,018	477		7,617	11,493	19,110	9,125	9,985	—
Woodside Central	3,500		9,288	548		3,500	9,836	13,336	4,008	9,328	—

Total Corporate Assets	—		—	1,547		—	1,547	1,547	1,085	462	—

Properties in Development	—		—	239,538		24,243	215,295	239,538	472	239,066	—
	$	1,370,286	2,572,774	463,537		1,404,454	3,005,432	4,409,886	933,708	3,476,178	541,605

⁽¹⁾ See Item 2, Properties for geographic location and year each operating property was acquired.

⁽²⁾ The negative balance for costs capitalized subsequent to acquisition could include out-parcels sold, provision for loss recorded and development transfers subsequent to the initial costs.

See accompanying report of independent registered public accounting firm.

Depreciation and amortization of the Company's investment in buildings and improvements reflected in the statements of operations is calculated over the estimated useful lives of the assets, which are up to 40 years. The aggregate cost for federal income tax purposes was approximately $4.6 billion at December 31, 2014.

The changes in total real estate assets for the years ended December 31, 2014, 2013, and 2012 are as follows (in thousands):



	2014			2013		2012
Beginning balance	$	4,026,531		3,909,912		4,101,912
Acquired properties	274,091			143,992		220,340
Developments and improvements	191,250			180,374		141,807
Sale of properties	(81,811		)	(200,393	)	(491,438	)
Provision for impairment	(175		)	(7,354	)	(62,709	)
Ending balance	$	4,409,886		4,026,531		3,909,912

The changes in accumulated depreciation for the years ended December 31, 2014, 2013, and 2012 are as follows (in thousands):



	2014			2013		2012
Beginning balance	$	844,873		782,749		791,619
Depreciation expense	108,692			99,883		104,087
Sale of properties	(19,857		)	(36,405	)	(104,748	)
Provision for impairment	—			(1,354	)	(8,209	)
Ending balance	$	933,708		844,873		782,749

Summary of Significant Accounting Policies (Policies)

12 Months Ended

Dec. 31, 2014

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Marketable Securities, Trading Securities, Policy [Policy Text Block]

(e) Securities

Estimates, Risks and Uncertainties

Estimates, Risks, and Uncertainties

Consolidation

Ownership of the Parent Company

Ownership of the Operating Partnership

Investments in Real Estate Partnerships

Noncontrolling Interests

Noncontrolling Interests of the Parent Company

Noncontrolling Interests of the Operating Partnership

Revenues

Revenues and Accounts Receivable

Leasing Revenue and Receivables

The Company recorded the following provisions for doubtful accounts (in thousands):



	Year ended December 31,
	2014		2013	2012
Gross provision for doubtful accounts	$	2,192	1,841	3,006
Amount included in discontinued operations	—		53	58

The following table represents the components of accounts receivable, net of allowance for doubtful accounts, in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014			2013
Billed tenant receivables	$	10,583		6,550
Accrued CAM, insurance and tax reimbursements	15,369			16,280
Other receivables	9,570			7,411
Less: allowance for doubtful accounts	(4,523		)	(3,922	)
Total accounts receivable, net	$	30,999		26,319

Real Estate Sales

Management Services

Real Estate Investments

Capitalization and Depreciation

Development Costs

The following table represents the components of properties in development in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014		2013
Construction in process	$	213,526	158,002
Land held for future development	24,243		24,953
Pre-development costs	1,769		3,495
Total properties in development	$	239,538	186,450

Land held for future development represents projects not in construction, but identified and available for future development when the market demand for a new shopping center exists.

Acquisitions

Held for Sale

Discontinued Operations

Impairment

The Company established the following provisions for impairment (in thousands):



	Year ended December 31,
	2014		2013	2012
Consolidated properties:
Gross provision for impairment	$	1,257	6,000	74,816
Amount included in discontinued operations	—		—	54,500

Tax Basis

Cash and Cash Equivalents

Deferred Costs



	December 31,
	2014		2013
Deferred leasing costs, net	$	60,889	59,027
Deferred loan costs, net ⁽¹⁾	10,613		10,936
Total deferred costs, net	$	71,502	69,963

⁽¹⁾ Consist of initial direct and incremental costs associated with financing activities.

Derivative Financial Instruments

The cash receipts or payments to settle interest rate swaps are presented in cash flows provided by operating activities in the accompanying Consolidated Statements of Cash Flows.

Income Taxes

Earnings per Share and Unit

Stock-Based Compensation

Segment Reporting

(l) Business Concentration

No single tenant accounts for 5% or more of revenue and none of the shopping centers are located outside the United States.

Assets and Liabilities Measured at Fair Value

Fair Value of Assets and Liabilities


•	Level 1 - Quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access.


•	Level 2 - Inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly.


•	Level 3 - Unobservable inputs for the asset or liability, which are typically based on the Company's own assumptions, as there is little, if any, related market activity.

The Company also remeasures nonfinancial assets and nonfinancial liabilities, initially measured at fair value in a business combination or other new basis event, at fair value in subsequent periods.

Recent Accounting Pronouncements

Summary of Significant Accounting Policies (Tables)

12 Months Ended

Dec. 31, 2014

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Deferred Charges [Table Text Block]



	December 31,
	2014		2013
Deferred leasing costs, net	$	60,889	59,027
Deferred loan costs, net ⁽¹⁾	10,613		10,936
Total deferred costs, net	$	71,502	69,963

Provisions for Impairments [Table Text Block]

The Company established the following provisions for impairment (in thousands):



	Year ended December 31,
	2014		2013	2012
Consolidated properties:
Gross provision for impairment	$	1,257	6,000	74,816
Amount included in discontinued operations	—		—	54,500

Provisions for Doubtful Accounts [Table Text Block]

The Company recorded the following provisions for doubtful accounts (in thousands):



	Year ended December 31,
	2014		2013	2012
Gross provision for doubtful accounts	$	2,192	1,841	3,006
Amount included in discontinued operations	—		53	58

Receivables, Trade and Other Accounts Receivable, Allowance for Doubtful Accounts, Policy [Policy Text Block]

Revenues and Accounts Receivable

Leasing Revenue and Receivables

The Company recorded the following provisions for doubtful accounts (in thousands):



	Year ended December 31,
	2014		2013	2012
Gross provision for doubtful accounts	$	2,192	1,841	3,006
Amount included in discontinued operations	—		53	58

The following table represents the components of accounts receivable, net of allowance for doubtful accounts, in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014			2013
Billed tenant receivables	$	10,583		6,550
Accrued CAM, insurance and tax reimbursements	15,369			16,280
Other receivables	9,570			7,411
Less: allowance for doubtful accounts	(4,523		)	(3,922	)
Total accounts receivable, net	$	30,999		26,319

Schedule of Accounts, Notes, Loans and Financing Receivable



	December 31,
	2014			2013
Billed tenant receivables	$	10,583		6,550
Accrued CAM, insurance and tax reimbursements	15,369			16,280
Other receivables	9,570			7,411
Less: allowance for doubtful accounts	(4,523		)	(3,922	)
Total accounts receivable, net	$	30,999		26,319

Property, Plant and Equipment

The following table represents the components of properties in development in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014		2013
Construction in process	$	213,526	158,002
Land held for future development	24,243		24,953
Pre-development costs	1,769		3,495
Total properties in development	$	239,538	186,450

Real Estate Investments (Tables) (Wholly Owned Properties [Member])

12 Months Ended

Dec. 31, 2014

Wholly Owned Properties [Member]

Business Acquisition [Line Items]

Schedule of Business Acquisitions, by Acquisition [Table Text Block]



Year ended December 31, 2014
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/31/2014	Persimmon Place	Dublin, CA	Development	$	14,200	—	—	—
2/14/2014	Shops at Mira Vista	Austin, TX	Operating	22,500		319	2,329	291
3/7/2014	Fairfield Portfolio ⁽¹⁾	Fairfield, CT	Operating	149,344		77,730	12,650	5,601
6/2/2014	Willow Oaks Crossing	Concord, NC	Development	3,342		—	—	—
7/15/2014	Clybourn Commons	Chicago, IL	Operating	19,000		—	1,686	3,298
9/10/2014	Belmont Chase	Ashburn, VA	Development	4,300		—	—	—
9/19/2014	CityLine Market	Dallas, TX	Development	4,913		—	—	—
10/24/2014	East San Marco ⁽²⁾	Jacksonville, FL	Development	5,223		—	—	—
12/4/2014	The Village at La Floresta	Brea, CA	Development	6,750		—	—	—
12/16/2014	Indian Springs ⁽³⁾	Houston, TX	Operating	53,156		25,138	3,867	1,612
Total property acquisitions				$	282,728	103,187	20,532	10,802



Year ended December 31, 2013
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums	Intangible Assets	Intangible Liabilities
1/16/2013	Shops on Main	Schererville, IN	Development	$	85	—	—	—
5/16/2013	Juanita Tate Marketplace	Los Angeles, CA	Development	1,100		—	—	—
5/30/2013	Preston Oaks	Dallas, TX	Operating	27,000		—	3,396	7,597
7/22/2013	Fontainebleau Square	Miami, FL	Development	17,092		—	—	—
10/7/2013	Glen Gate	Glenview, IL	Development	14,950		—	—	—
10/16/2013	Fellsway Plaza	Medford, MA	Operating	42,500		—	5,139	963
10/24/2013	Shoppes on Riverside	Jacksonville, FL	Development	3,500		—	—	—
12/27/2013	Holly Park	Raleigh, NC	Operating	33,900		—	3,146	1,526
Total property acquisitions				$	140,127	—	11,681	10,086

Dispositions (Tables)

12 Months Ended

Dec. 31, 2014

Discontinued Operations and Disposal Groups [Abstract]

Schedule of Disposal Groups, Including Discontinued Operations, Income Statement, Balance Sheet and Additional Disclosures [Table Text Block]

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



	Year ended December 31,
	2014		2013		2012
Proceeds from sale of real estate investments	$	118,787	212,632	⁽¹⁾	352,707
Gain on sale of real estate, net of tax	$	55,077	59,656		24,013
Number of operating properties sold	11		12		20	⁽²⁾
Number of land out-parcels sold	6		10		7

⁽¹⁾One of the properties sold during 2013 was financed by the Company issuing a note receivable for the entire purchase price, which was subsequently collected during 2013.



	Year ended December 31,
	2013		2012
Revenues	$	14,924	26,413
Operating expenses	7,592		15,514
Provision for impairment	—		54,500
Income tax expense (benefit) ⁽¹⁾	—		(18	)
Operating income (loss) from discontinued operations	$	7,332	(43,583	)

- 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

Investments in Real Estate Partnerships (Tables)

12 Months Ended

Dec. 31, 2014

Dec. 31, 2013

Schedule of Equity Method Investments [Line Items]

Schedule of Equity Method Investments [Table Text Block]

consist of the following (in thousands):



	December 31, 2014
	Ownership	Number of Properties	Total Investment		Total Assets of the Partnership	Net Income of the Partnership	The Company's Share of Net Income of the Partnership
GRI - Regency, LLC (GRIR) ⁽¹⁾	40.00%	74	$	247,175	1,829,116	33,032	13,727
Columbia Regency Retail Partners, LLC (Columbia I) ⁽¹⁾	20.00%	10	15,916		199,427	7,173	1,431
Columbia Regency Partners II, LLC (Columbia II) ⁽¹⁾	20.00%	14	9,343		300,028	1,211	233
Cameron Village, LLC (Cameron)	30.00%	1	12,114		100,625	3,393	1,008
RegCal, LLC (RegCal) ⁽¹⁾	25.00%	7	13,354		149,457	4,012	966
Regency Retail Partners, LP (the Fund) ⁽²⁾	20.00%	—	—		—	171	27
US Regency Retail I, LLC (USAA) ⁽¹⁾	20.01%	8	806		115,660	2,872	567
Other investments in real estate partnerships	50.00%	6	34,459		113,189	27,602	13,311
Total investments in real estate partnerships		120	$	333,167	2,807,502	79,466	31,270



	December 31, 2013
	Ownership	Number of Properties	Total Investment		Total Assets of the Partnership	Net Income of the Partnership	The Company's Share of Net Income of the Partnership
GRI - Regency, LLC (GRIR) ⁽¹⁾	40.00%	75	$	250,118	1,870,660	31,705	12,789
Macquarie CountryWide-Regency III, LLC (MCWR III) ⁽¹⁾⁽²⁾	—%	—	—		—	213	53
Columbia Regency Retail Partners, LLC (Columbia I) ⁽¹⁾	20.00%	10	16,735		204,759	8,605	1,727
Columbia Regency Partners II, LLC (Columbia II) ⁽¹⁾	20.00%	15	8,797		295,829	6,290	1,274
Cameron Village, LLC (Cameron)	30.00%	1	16,678		103,805	2,198	662
RegCal, LLC (RegCal) ⁽¹⁾	25.00%	8	15,576		159,255	1,300	332
Regency Retail Partners, LP (the Fund) ⁽³⁾	20.00%	—	1,793		9,325	9,234	7,749
US Regency Retail I, LLC (USAA) ⁽¹⁾	20.00%	8	1,391		118,865	2,387	487
BRE Throne Holdings, LLC (BRET) ⁽⁴⁾	—%	—	—		—	4,499	4,499
Other investments in real estate partnerships	50.00%	9	47,761		177,101	4,619	2,146
Total investments in real estate partnerships		126	$	358,849	2,939,599	71,050	31,718

⁽¹⁾This partnership agreement has a unilateral right for election to dissolve the partnership and receive a DIK upon liquidation; therefore, the Company has applied the Restricted Gain Method to determine the amount of gain recognized on property sales to this partnership. During 2013, the Company did not sell any properties to this real estate partnership.

⁽²⁾ As of December 31, 2012, our ownership interest in MCWR III was 24.95%. The liquidation of MCWR III was complete effective March 20, 2013.

The summarized balance sheet information for the investments in real estate partnerships, on a combined basis, is as follows (in thousands):



	December 31,
	2014		2013

Investments in real estate, net	$	2,620,583	2,742,591
Acquired lease intangible assets, net	50,763		52,350
Other assets	136,156		144,658
Total assets	$	2,807,502	2,939,599

Notes payable	$	1,462,790	1,519,943
Acquired lease intangible liabilities, net	28,991		31,148
Other liabilities	67,093		66,829
Capital - Regency	442,050		468,099
Capital - Third parties	806,578		853,580
Total liabilities and capital	$	2,807,502	2,939,599

The following table reconciles the Company's capital in unconsolidated partnerships to the Company's investments in real estate partnerships (in thousands):



	December 31,
	2014			2013
Capital - Regency	$	442,050		468,099
add: Investment in Indian Springs at Woodlands, Ltd. ⁽¹⁾	—			4,094
less: Impairment	(1,300		)	(5,880	)
less: Ownership percentage or Restricted Gain Method deferral	(29,380		)	(29,261	)
less: Net book equity in excess of purchase price	(78,203		)	(78,203	)
Investments in real estate partnerships	$	333,167		358,849

The revenues and expenses for the investments in real estate partnerships, on a combined basis, are summarized as follows (in thousands):



	Year ended December 31,
	2014			2013		2012
Total revenues	$	361,103		378,670		387,908
Operating expenses:
Depreciation and amortization	117,780			125,363		128,946
Operating and maintenance	55,216			55,423		55,394
General and administrative	5,503			7,385		7,549
Real estate taxes	42,380			45,451		46,395
Other operating expenses	2,234			1,725		3,521
Total operating expenses	223,113			235,347		241,805
Other expense (income):
Interest expense, net	84,155			95,505		104,694
Gain on sale of real estate	(28,856		)	(15,695	)	(40,437	)
Provision for impairment	2,123			—		3,775
Early extinguishment of debt	114			(1,780	)	967
Preferred return on equity investment	—			(4,499	)	(2,211	)
Other expense (income)	988			(1,258	)	51
Total other expense (income)	58,524			72,273		66,839
Net income of the Partnership	$	79,466		71,050		79,264
The Company's share of net income of the Partnership	$	31,270		31,718		23,807

Notes Payable

As of December 31, 2014, scheduled principal repayments on notes payable of the investments in real estate partnerships were as follows (in thousands):



Scheduled Principal Payments by Year:	Scheduled Principal Payments		Mortgage Loan Maturities		Unsecured Maturities	Total		Regency’s Pro-Rata Share
2015	$	19,685	59,803		—	79,488		24,292
2016	17,135		305,076		—	322,211		113,155
2017	17,517		77,385		21,460	116,362		26,214
2018	18,696		67,021		—	85,717		27,655
2019	17,934		65,939		—	83,873		21,618
Beyond 5 Years	34,827		741,622		—	776,449		294,463
Unamortized debt premiums (discounts), net	—		(1,310	)	—	(1,310	)	(617	)
Total notes payable	$	125,794	1,315,536		21,460	1,462,790		506,780

Business dispositions unconsolidated co-investment partnership [Table Text Block]

Dispositions



	2014		2013	2012
Proceeds from sale of real estate investments	$	88,106	145,295	119,275
Gain on sale of real estate	$	28,856	15,695	40,437
The Company's share of gain on sale of real estate	$	13,615	3,847	8,962
Number of operating properties sold	6		15	7
Number of land out-parcels sold	2		3	1

Corporate Joint Venture [Member]

Schedule of Equity Method Investments [Line Items]

Schedule of Business Acquisitions, by Acquisition [Table Text Block]

The following table provides a summary of shopping centers and land parcels acquired through our unconsolidated co-investment partnerships (in thousands):

Year ended December 31, 2014

Date Purchased

Property Name

City/State

Property Type

Co-investment Partner

Ownership %

Purchase Price

Debt Assumed, Net of Premiums

Intangible Assets

Intangible Liabilities

12/30/2014

Broadway

Seattle, WA

Operating

Columbia II

20.00%

43,000

—

7,604

3,487

Total property acquisitions

43,000

—

7,604

3,487

Year ended December 31, 2013

Date Purchased

Property Name

City/State

Property Type

Co-investment Partner

Ownership %

Purchase Price

Debt Assumed, Net of Premiums

Intangible Assets

Intangible Liabilities

7/23/2013

Shoppes of Burnt Mills

Silver Spring, MD

Operating

Columbia II

20.00%

13,600

7,496

8,438

332

Total property acquisitions

13,600

7,496

8,438

332

Acquired Lease Intangibles (Tables)

12 Months Ended

Dec. 31, 2014

Goodwill and Intangible Assets Disclosure [Abstract]

Schedule of Net Accumulated Amortization and Accretion

The Company had the following acquired lease intangibles, net of accumulated amortization and accretion (in thousands):



	December 31,
	2014		2013
In-place leases, net	$	40,145	33,049
Above-market leases, net	10,549		10,074
Above-market ground leases, net	1,671		1,682
Acquired lease intangible assets, net	$	52,365	44,805

Acquired lease intangible liabilities, net	$	32,143	26,729

The following table provides a summary of amortization and net accretion amounts from acquired lease intangibles (dollar amounts in thousands):



	Year ended December 31,
	2014		2013	2012	Remaining Weighted Average Amortization/Accretion Period
					(in years)
In-place lease amortization	$	10,365	7,441	4,307	5.9
Above-market lease amortization ⁽¹⁾	1,795		1,246	739	7.4
Above-market ground lease amortization ⁽³⁾	23		22	23	82.2
Acquired lease intangible asset amortization	$	12,183	8,709	5,069

Acquired lease intangible liability accretion ⁽²⁾⁽³⁾	$	4,590	3,726	1,950	12.5

⁽¹⁾ Amounts are recorded as a reduction to minimum rent.

⁽²⁾ Amounts are recorded as an increase to minimum rent.

Schedule of Future Amortization Expense and Minimum Rent

The estimated aggregate amortization and net accretion amounts from acquired lease intangibles for the next five years are as follows (in thousands):



Year Ending December 31,	Amortization Expense		Net Accretion
2015	$	10,603	3,888
2016	8,569		3,393
2017	6,589		3,088
2018	5,354		2,609
2019	4,374		2,417

Income Taxes (Tables)

12 Months Ended

Dec. 31, 2014

Income Tax Disclosure [Abstract]

Schedule of Tax Status of Dividends

The following table summarizes the tax status of dividends paid on our common shares:



	Year ended December 31,
	2014		2013	2012
Dividend per share	$	1.88	1.85	1.85
Ordinary income	70%		70%	71%
Capital gain	16%		6%	1%
Return of capital	14%		—%	28%
Qualified dividend income	—%		24%	—%

Components of Income Tax Expense (Benefit)

Income tax expense consists of the following (in thousands):



	Year ended December 31,
	2014			2013	2012
Income tax expense (benefit):
Current	$	1,152	⁽¹⁾	—	97
Deferred	—			—	13,727
Total income tax expense (benefit)	$	1,152		—	13,824
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

Schedule of Income Tax Expense (Benefit), Intraperiod Tax Allocation



	Year ended December 31,
	2014			2013	2012
Income tax expense (benefit) from:
Continuing operations	$	1,152	⁽¹⁾	—	13,224
Discontinued operations	—			—	600
Total income tax expense (benefit)	$	1,152		—	13,824
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

Schedule of Effective Income Tax Rate Reconciliation

Income tax expense (benefit) differed from the amounts computed by applying the U.S. Federal income tax rate of 34% to pretax income of RRG as follows (in thousands):



	Year ended December 31,
	2014				2013		2012
Computed expected tax expense (benefit)	$	5,140			1,677		(2,099	)
Increase (decrease) in income tax resulting from state taxes	(629		)		98		(122	)
Valuation allowance	(3,301		)		(1,511	)	15,635
All other items	(58		)		(264	)	410
Total income tax expense	1,152				—		13,824
Amounts attributable to discontinued operations	—				—		600
Amounts attributable to continuing operations	$	1,152		⁽¹⁾	—		13,224
⁽¹⁾ Includes $2.2 million of tax expense presented with Gain on sale of real estate, net of tax on the Consolidated Statements of Operations.

Schedule of Deferred Tax Assets and Liabilities

The following table represents the Company's net deferred tax assets recorded in accounts payable and other liabilities in the accompanying Consolidated Balance Sheets (in thousands):



	December 31,
	2014			2013
Deferred tax assets
Investments in real estate partnerships	$	8,427		8,314
Provision for impairment	3,299			3,273
Deferred interest expense	2,538			4,295
Capitalized costs under Section 263A	1,832			2,184
Net operating loss carryforward	—			2,019
Employee benefits	385			488
Other	1,370			887
Deferred tax assets	17,851			21,460
Valuation allowance	(17,302		)	(20,603	)
Deferred tax assets, net	549			857
Deferred tax liabilities
Straight line rent	549			537
Depreciation	—			320
Deferred tax liabilities	549			857
Net deferred tax assets	$	—		—

Notes Payable and Unsecured Credit Facilities (Tables)

12 Months Ended

Dec. 31, 2014

Debt Instrument [Line Items]

Schedule of Debt [Table Text Block]



	2014		2013
Notes payable:
Fixed rate mortgage loans	$	518,993	444,245
Variable rate mortgage loans ⁽¹⁾	29,839		37,100
Fixed rate unsecured loans	1,397,525		1,298,352
Total notes payable	1,946,357		1,779,697
Unsecured credit facilities:
Line	—		—
Term Loan	75,000		75,000
Total unsecured credit facilities	75,000		75,000
Total debt outstanding	$	2,021,357	1,854,697

Schedule of Line of Credit Facilities [Table Text Block]

As of December 31, 2014, the key terms of the Line and Term Loan are as follows (dollars in thousands):

Total Capacity

Remaining Capacity

Maturity

Variable Interest Rate ⁽⁶⁾

Fee

Line

800,000

⁽¹⁾

794,096

⁽²⁾

9/4/2016

⁽³⁾

LIBOR plus 117.5 basis points

0.225%

⁽⁴⁾

Term Loan

165,000

⁽⁵⁾

90,000

6/27/2019

LIBOR plus 115 basis points

0.200%

⁽⁷⁾

Schedule of Maturities of Long-term Debt [Table Text Block]

As of December 31, 2014, scheduled principal payments and maturities on notes payable and unsecured credit facilities were as follows (in thousands):



Scheduled Principal Payments and Maturities by Year:	Scheduled Principal Payments		Mortgage Loan Maturities	Unsecured Maturities ⁽¹⁾		Total
2015	$	6,587	75,896	350,000		432,483
2016	6,135		41,442	—		47,577
2017	5,399		116,207	400,000		521,606
2018	4,452		57,358	—		61,810
2019	3,443		106,000	75,000		184,443
Beyond 5 Years	22,647		96,039	650,000		768,686
Unamortized debt premiums (discounts), net	—		7,227	(2,475	)	4,752
Total notes payable	$	48,663	500,169	1,472,525		2,021,357

Fixed Rate Mortgage Loans [Member]

Debt Instrument [Line Items]

Schedule of Long-term Debt Instruments [Table Text Block]

As of December 31, 2014, the key terms of the Company's fixed rate notes payable are as follows:



		Fixed Interest Rates
	Maturing Through	Minimum	Maximum	Weighted Average
Secured mortgage loans	2032	3.30%	8.40%	5.57%
Unsecured public debt	2024	3.75%	6.00%	5.17%

Variable Rate [Domain]

Debt Instrument [Line Items]

Schedule of Long-term Debt Instruments [Table Text Block]

- 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

-Publisher FASB

-Name Accounting Standards Codification

-Topic 835

-SubTopic 30

-Section 45

-Paragraph 2

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

Reference 4: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 835

-SubTopic 30

-Section 45

-Paragraph 1A

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

Reference 5: http://www.xbrl.org/2003/role/presentationRef

-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

-URI http://asc.fasb.org/extlink&oid=6928386&loc=d3e21506-112644

Reference 9: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 505

-SubTopic 10

-Section 50

-Paragraph 7

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

Reference 10: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 505

-SubTopic 10

-Section 50

-Paragraph 8

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

Reference 11: http://www.xbrl.org/2003/role/presentationRef

-Publisher FASB

-Name Accounting Standards Codification

-Topic 942

-SubTopic 470

-Section 50

-Paragraph 3

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

+ Details

Derivative Financial Instruments (Tables)

12 Months Ended

Dec. 31, 2014

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Derivative Instruments in Statement of Financial Position, Fair Value [Table Text Block]

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 (dollars in thousands):



								Fair Value at December 31,
								Assets ⁽³⁾			Liabilities ⁽³⁾
Effective Date	Maturity Date	Mandatory Settlement Date ⁽¹⁾		Notional Amount		Bank Pays Variable Rate of	Regency Pays Fixed Rate of	2014		2013	2014			2013
10/1/11	9/1/14	N/A		$	9,000	1 Month LIBOR	0.760%	$	—	—	$	—		(34	)
10/16/13	10/16/20	N/A		28,100		1 Month LIBOR	2.196%	—		82	(764		)	—
4/15/14	4/15/24	10/15/14	⁽²⁾	75,000		3 Month LIBOR	2.087%	—		7,476	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	50,000		3 Month LIBOR	2.088%	—		4,978	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	35,000		3 Month LIBOR	2.873%	—		1,036	—			—
4/15/14	4/15/24	10/15/14	⁽²⁾	60,000		3 Month LIBOR	2.864%	—		1,821	—			—
8/1/15	8/1/25	2/1/16		75,000		3 Month LIBOR	2.479%	—		8,516	(289		)	—
8/1/15	8/1/25	2/1/16		50,000		3 Month LIBOR	2.479%	—		5,670	(193		)	—
8/1/15	8/1/25	2/1/16		50,000		3 Month LIBOR	2.479%	—		5,658	(193		)	—
8/1/15	8/1/25	2/1/16		45,000		3 Month LIBOR	3.412%	—		—	(3,964		)	—
6/15/17	6/15/27	12/15/17		20,000		3 Month LIBOR	3.488%	—		—	(1,227		)	—
6/15/17	6/15/27	12/15/17		100,000		3 Month LIBOR	3.480%	—		—	(6,080		)	—
6/15/17	6/15/27	12/15/17		100,000		3 Month LIBOR	3.480%	—		—	(6,084		)	—
Total derivative financial instruments								$	—	35,237	(18,794		)	(34	)

Schedule of Derivative Instruments, Gain (Loss) in Statement of Financial Performance [Table Text Block]

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 Other Comprehensive Loss on Derivative (Effective Portion)					Location of Gain (Loss) Reclassified from AOCI into Income (Effective Portion)	Amount of Gain (Loss) Reclassified from AOCI into Income (Effective Portion)							Location of Gain or (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)	Amount of Gain or (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing)
	Year ended December 31,						Year ended December 31,								Year ended December 31,
	2014			2013	2012		2014			2013		2012			2014		2013	2012
Interest rate swaps	$	(49,968	)	30,985	4,220	Interest expense	$	(9,353	)	(9,433	)	(9,491	)	Other expenses	$	—	—	—

Fair Value Measurements (Tables)

12 Months Ended

Dec. 31, 2014

Fair Value Disclosures [Abstract]

Fair Value, by Balance Sheet Grouping [Table Text Block]



	December 31,
	2014			2013
	Carrying Amount		Fair Value	Carrying Amount		Fair Value
Financial assets:
Notes receivable	$	12,132	11,980	$	11,960	11,600
Financial liabilities:
Notes payable	$	1,946,357	2,116,000	$	1,779,697	1,936,400
Unsecured credit facilities	$	75,000	75,000	$	75,000	75,400

Fair Value, Interest rate ranges [Table Text Block]

he following interest rates were used by the Company to estimate the fair value of its financial instruments:



	December 31,
	2014		2013
	Low	High	Low	High
Notes receivable	7.4%	7.4%	7.8%	7.8%
Notes payable	0.9%	3.4%	3.0%	3.5%
Unsecured credit facilities	1.3%	1.3%	1.4%	1.4%

Fair Value, Assets Measured on Recurring Basis [Table Text Block]

The following table presents 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 December 31, 2014
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
	Balance			(Level 1)	(Level 2)		(Level 3)
Assets:
Trading securities held in trust	$	28,134		28,134	—		—
Interest rate derivatives	—			—	—		—
Total	$	28,134		28,134	—		—

Liabilities:
Interest rate derivatives	$	(18,794	)	—	(18,794	)	—



	Fair Value Measurements as of December 31, 2013
				Quoted Prices in Active Markets for Identical Assets	Significant Other Observable Inputs		Significant Unobservable Inputs
	Balance			(Level 1)	(Level 2)		(Level 3)
Assets:
Trading securities held in trust	$	26,681		26,681	—		—
Interest rate derivatives	35,237			—	35,237		—
Total	61,918			26,681	35,237		—

Liabilities:
Interest rate derivatives	$	(34	)	—	(34	)	—

Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Table Text Block]

Fair Value Measurements during the

year ended December 31, 2014

Quoted Prices in Active Markets for Identical Assets

Significant Other Observable Inputs

Significant Unobservable Inputs

Total Gains (Losses)

Assets:

Balance

(Level 1)

(Level 2)

(Level 3)

Long-lived asset held and used

Land

397

—

397

(175

)

Fair Value Measurements during the

year ended December 31, 2013

Quoted Prices in Active Markets for Identical Assets

Significant Other Observable Inputs

Significant Unobservable Inputs

Total Gains (Losses)

Assets:

Balance

(Level 1)

(Level 2)

(Level 3)

Long-lived asset held and used

Operating and development properties

4,686

—

4,686

(6,000

)

Fair Value Inputs, Assets, Quantitative Information [Table Text Block]



		2013
Overall cap rates		8.0%
Rental growth rates		0.0%
Discount rates		9.0%
Terminal cap rates		8.5%

- Definition

Tabular disclosure of financial instruments measured at fair value, including those classified in shareholders' equity measured on a recurring or nonrecurring basis. Disclosures include, but are not limited to, fair value measurements recorded and the reasons for the measurements, level within the fair value hierarchy in which the fair value measurements are categorized and transfers between levels 1 and 2. Nonrecurring fair value measurements are those that are required or permitted in the statement of financial position in particular circumstances.

+ References+ Details

- 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)

12 Months Ended

Dec. 31, 2014

Terms and Conditions of Preferred Stock (details) [Abstract]

Schedule of Market Equity Distributions [Table Text Block]

he following shares were issued under the ATM equity program (in thousands, except share data):



	Year ended December 31,
	2014		2013
Shares issued	1,730		1,899
Weighted average price per share	$	60.00	53.35
Gross proceeds	$	103,821	101,342
Commissions	$	1,369	1,521
Issuance costs	$	—	68

Schedule of Capital Units [Table Text Block]

he Parent Company, as general partner, owned the following Partnership Units outstanding (in thousands):



	December 31,
	2014	2013
Partnership units owned by the general partner	94,108	92,333
Total partnership units outstanding	94,262	92,499
Percentage of partnership units owned by the general partner	99.8%	99.8%

Preferred Stock



	Preferred Stock Outstanding as of December 31, 2014 and 2013
	Date of Issuance	Shares Issued and Outstanding	Liquidation Preference		Distribution Rate	Callable By Company
Series 6	2/16/2012	10,000,000	$	250,000,000	6.625%	2/16/2017
Series 7	8/23/2012	3,000,000	75,000,000		6.000%	8/23/2017
		13,000,000	$	325,000,000

Schedule of Accumulated Other Comprehensive Income (Loss)

The following table presents changes in the balances of each component of AOCI (in thousands):



	Controlling Interest							Noncontrolling Interest						Total
	Cash Flow Hedges			Available-For-Sale Securities		AOCI		Cash Flow Hedges		Available-For-Sale Securities		AOCI		AOCI
Balance as of December 31, 2011	$	(71,429	)	—		(71,429	)	(583	)	—		(583	)	(72,012	)
Other comprehensive income before reclassifications	4,254			—		4,254		(34	)	—		(34	)	4,220
Amounts reclassified from accumulated other comprehensive income	9,460			—		9,460		31		—		31		9,491
Current period other comprehensive income, net	13,714			—		13,714		(3	)	—		(3	)	13,711
Balance as of December 31, 2012	$	(57,715	)	—		(57,715	)	(586	)	—		(586	)	(58,301	)
Other comprehensive income before reclassifications	30,879			—		30,879		106		—		106		30,985
Amounts reclassified from accumulated other comprehensive income	9,432			—		9,432		1		—		1		9,433
Current period other comprehensive income, net	40,311			—		40,311		107		—		107		40,418
Balance as of December 31, 2013	$	(17,404	)	—		(17,404	)	(479	)	—		(479	)	(17,883	)
Other comprehensive income before reclassifications	(49,524		)	7,752		(41,772	)	(444	)	13		(431	)	(42,203	)
Amounts reclassified from accumulated other comprehensive income	9,180			(7,752	)	1,428		173		(13	)	160		1,588
Current period other comprehensive income, net	(40,344		)	—		(40,344	)	(271	)	—		(271	)	(40,615	)
Balance as of December 31, 2014	$	(57,748	)	—		(57,748	)	(750	)	—		(750	)	(58,498	)

Reclassification out of Accumulated Other Comprehensive Income [Table Text Block]

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
	Year ended December 31,
	2014			2013	2012
Interest rate swaps	$	9,353		9,433	9,491	Interest expense
Realized gains on sale of available-for-sale securities	(7,765		)	—	—	Net investment (income) loss

Stock-Based Compensation (Tables)

12 Months Ended

Dec. 31, 2014

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

Schedule of Share-based Payment Award, Stock Options, Valuation Assumptions [Table Text Block]

Disclosure of Share-based Compensation Arrangements by Share-based Payment Award



	Year ended December 31,
	2014			2013		2012
Restricted stock ⁽¹⁾	$	12,161		14,141		11,526
Directors' fees paid in common stock ⁽¹⁾	208			238		259
Capitalized stock-based compensation ⁽²⁾	(2,707		)	(2,188	)	(1,979	)
Stock-based compensation, net of capitalization	$	9,662		12,191		9,806

Schedule of Share-based Compensation, Stock Options, Activity

The following table summarizes stock option activity during the year ended December 31, 2014:



	Number of Options	Weighted Average Exercise Price		Weighted Average Remaining Contractual Term (in years)	Aggregate Intrinsic Value (in thousands)
Outstanding as of December 31, 2013	295,924	$	52.46	1.1	$	(1,822	)
Less: Exercised ⁽¹⁾	287,183	51.36
Less: Forfeited	—	—
Less: Expired	—	—
Outstanding of of December 31, 2014	8,741	$	88.45	2.1	$	(216	)
Vested and expected to vest as of December 31, 2014	8,741	$	88.45	2.1	$	(216	)
Exercisable as of December 31, 2014	8,741	$	88.45	2.1	$	(216	)

Schedule of Nonvested Share Activity

The following table summarizes non-vested restricted stock activity during the year ended December 31, 2014:



	Number of Shares	Intrinsic Value (in thousands)	Weighted Average Grant Price
Non-vested as of December 31, 2013	685,697
Add: Time-based awards granted^{(1) (4)}	143,055		$47.62
Add: Performance-based awards granted ^{(2) (4)}	12,828		$46.77
Add: Market-based awards granted ^{(3) (4)}	103,058		$49.14
Less: Vested and Distributed ⁽⁵⁾	255,962		$48.38
Less: Forfeited	12,310		$46.50
Non-vested as of December 31, 2014 ⁽⁶⁾	676,366	$43,139

- 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)

12 Months Ended

Dec. 31, 2014

Parent Company [Member]

Schedule of Earnings Per Share, Basic and Diluted

Parent Company Earnings per Share

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



	Year ended December 31,
	2014		2013	2012
Numerator:
Continuing Operations
Income from continuing operations	$	133,770	84,297	45,779
Gain on sale of real estate, net of tax	55,077		1,703	2,158
Less: income attributable to noncontrolling interests	1,457		1,360	385
Income from continuing operations attributable to the Company	187,390		84,640	47,552
Less: preferred stock dividends	21,062		21,062	32,531
Less: dividends paid on unvested restricted stock	453		448	572
Income from continuing operations attributable to common stockholders - basic	165,875		63,130	14,449
Add: dividends paid on Treasury Method restricted stock	63		45	71
Income from continuing operations attributable to common stockholders - diluted	165,938		63,175	14,520
Discontinued Operations
Income (loss) from discontinued operations	—		65,285	(21,728	)
Less: income from discontinued operations attributable to noncontrolling interests	—		121	(43	)
Income from discontinued operations attributable to the Company	—		65,164	(21,685	)
Net Income
Net income attributable to common stockholders - basic	165,875		128,294	(7,236	)
Net income attributable to common stockholders - diluted	$	165,938	128,339	(7,165	)
Denominator:
Weighted average common shares outstanding for basic EPS	92,370		91,383	89,630
Incremental shares to be issued under common stock options	—		2	—
Incremental shares to be issued under unvested restricted stock	34		24	39
Weighted average common shares outstanding for diluted EPS	92,404		91,409	89,669
Income per common share – basic
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common stockholders	$	1.80	1.40	(0.08	)
Income per common share – diluted
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common stockholders	$	1.80	1.40	(0.08	)

Partnership Interest [Member]

Schedule of Earnings Per Share, Basic and Diluted

Operating Partnership Earnings per Unit

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



	Year ended December 31,
	2014		2013	2012
Numerator:
Continuing Operations
Income from continuing operations	$	133,770	84,297	45,779
Gain on sale of real estate, net of tax	55,077		1,703	2,158
Less: income attributable to noncontrolling interests	1,138		1,084	908
Income from continuing operations attributable to the Partnership	187,709		84,916	47,029
Less: preferred unit distributions	21,062		21,062	31,902
Less: dividends paid on unvested restricted units	453		448	572
Income from continuing operations attributable to common unit holders - basic	166,194		63,406	14,555
Add: dividends paid on Treasury Method restricted units	63		45	71
Income from continuing operations attributable to common unit holders - diluted	166,257		63,451	14,626
Discontinued Operations
Income (loss) from discontinued operations	—		65,285	(21,728	)
Less: income from discontinued operations attributable to noncontrolling interests	—		121	(43	)
Income from discontinued operations attributable to the Partnership	—		65,164	(21,685	)
Net Income
Net income attributable to common unit holders - basic	166,194		128,570	(7,130	)
Net income attributable to common unit holders - diluted	$	166,257	128,615	(7,059	)
Denominator:
Weighted average common units outstanding for basic EPU	92,528		91,555	89,808
Incremental units to be issued under common stock options	—		2	—
Incremental units to be issued under unvested restricted stock	34		24	39
Weighted average common units outstanding for diluted EPU	92,562		91,581	89,847
Income (loss) per common unit – basic
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common unit holders	$	1.80	1.40	(0.08	)
Income (loss) per common unit – diluted
Continuing operations	$	1.80	0.69	0.16
Discontinued operations	—		0.71	(0.24	)
Net income (loss) attributable to common unit holders	$	1.80	1.40	(0.08	)

Operating Leases (Tables)

12 Months Ended

Dec. 31, 2014

Operating Leased Assets [Line Items]

Schedule of Future Minimum Rental Payments to be Received for Operating Leases

Future minimum rents under non-cancelable operating leases as of December 31, 2014, excluding both tenant reimbursements of operating expenses and additional percentage rent based on tenants' sales volume, are as follows (in thousands):



Year Ending December 31,	Future Minimum Rents
2015	$	384,955
2016	354,968
2017	310,255
2018	262,123
2019	217,686
Thereafter	1,077,629
Total	$	2,607,616

Schedule of Future Minimum Rental Payments for Operating Leases

The following table summarizes the future obligations under non-cancelable operating leases as of December 31, 2014 (in thousands):



Year Ending December 31,	Future Obligations
2015	$	8,234
2016	7,793
2017	6,074
2018	5,006
2019	4,754
Thereafter	194,992
Total	$	226,853

Fixed Rate Mortgage Loans [Member]

Operating Leased Assets [Line Items]

Schedule of Long-term Debt Instruments [Table Text Block]

As of December 31, 2014, the key terms of the Company's fixed rate notes payable are as follows:



		Fixed Interest Rates
	Maturing Through	Minimum	Maximum	Weighted Average
Secured mortgage loans	2032	3.30%	8.40%	5.57%
Unsecured public debt	2024	3.75%	6.00%	5.17%

- Definition

+ References

+ Details

Summary of Quarterly Financial Data (Tables)

12 Months Ended

Dec. 31, 2014

Quarterly Financial Information Disclosure [Abstract]

Schedule of Quarterly Financial Information [Table Text Block]



	First Quarter			Second Quarter		Third Quarter		Fourth Quarter
Year ended December 31, 2014

Operating Data:
Revenue	$	133,280		134,892		133,559		136,167

Net income attributable to common stockholders	$	19,389		25,482		47,942		73,515
Net income attributable to exchangeable operating partnership units	42			53		90		134
Net income attributable to common unit holders	$	19,431		25,535		48,032		73,649

Net income attributable to common stock and unit holders per share and unit:
Basic	$	0.21		0.28		0.52		0.79
Diluted	$	0.21		0.28		0.52		0.79

Year ended December 31, 2013

Operating Data:
Revenues as originally reported	$	126,088		125,842		122,110		126,005
Reclassified to discontinued operations	(5,710		)	(3,535	)	(1,793	)	—
Adjusted Revenues	$	120,378		122,307		120,317		126,005

Net income attributable to common stockholders	$	15,554		31,864		34,998		46,326
Net income attributable to exchangeable operating partnership units	39			70		73		94
Net income attributable to common unit holders	$	15,593		31,934		35,071		46,420

Net income attributable to common stock and unit holders per share and unit:
Basic	$	0.17		0.35		0.38		0.50
Diluted	$	0.17		0.35		0.38		0.50

Summary of Significant Accounting Policies - Organization and Principles of Consolidation (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Operations Commenced Date	Dec. 31, 1993
General Partners' Capital Account, Units Outstanding	94,108,061	92,333,000
Partners' Capital Account, Units	94,262,231	92,499,000
Number Of Joint Ventures That Grant Each Partner A Right To Dissolve The Real Estate Partnership	5
Maximum Period Of TIme In Which Company Capitalizes Interest Costs	12 months
Tax Basis of Investments, Unrealized Appreciation (Depreciation), Net	$ 129,700,000	$ 156,800,000
Parent Company [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Parent Company, Ownership Percentage of Outstanding Common Partnership Units of Operating Partnership	99.80%	99.80%
Restricted Cash and Cash Equivalents	$ 8,013,000	$ 9,520,000
Wholly Owned Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of Real Estate Properties	202
Unconsolidated Properties [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Number of Real Estate Properties	120
Minimum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	10 years
Maximum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Equity Method Investment, Accretion Period	40 years
Building and Improvements [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Property, Plant and Equipment, Useful Life	40 years
Tenant Improvements [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Property, Plant and Equipment, Useful Life	10 years
Furniture and Fixtures [Member] \| Minimum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Property, Plant and Equipment, Useful Life	3 years
Furniture and Fixtures [Member] \| Maximum [Member]
Consolidation, Less than Wholly Owned Subsidiary, Parent Ownership Interest, Effects of Changes, Net [Line Items]
Property, Plant and Equipment, Useful Life	7 years

Summary of Significant Accounting Policies - Revenues - Accounts Receivables (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014 joint_venture	Dec. 31, 2013	Dec. 31, 2012
Accounts, Notes, Loans and Financing Receivable [Line Items]
Tenant Receivables	$ 10,583	$ 6,550
Document Fiscal Year Focus	2014
Current Fiscal Year End Date	--12-31
Number of Joint Ventures, Unilateral Dissolution Right	5
Provision for doubtful accounts	2,192	1,841	3,006
Accrued CAM, insurance and tax reimbursements receivables	15,369	16,280
Other receivables	9,570	7,411
Less: allowance for doubtful accounts	(4,523)	(3,922)
Accounts Receivable, Net	30,999	26,319
Percentage Of Revenue By Customer	5.00%
Maximum [Member]
Accounts, Notes, Loans and Financing Receivable [Line Items]
Percentage Of Revenue By Customer	5.00%
Discontinued operations
Accounts, Notes, Loans and Financing Receivable [Line Items]
Provision for doubtful accounts	$ 0	$ 53	$ 58

Summary of Significant Accounting Policies - Properties in Development (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Property, Plant and Equipment [Line Items]
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2014
Development in Process	$ 239,538,000	$ 186,450,000
Real Estate and Accumulated Depreciation, Costs Capitalized Subsequent to Acquisition, Carrying Costs	463,537,000
Other Cost and Expense, Operating	2,300,000	528,000	1,500,000
Impairment of Real Estate	1,257,000	6,000,000	74,816,000
Impairment Losses Related to Real Estate Partnerships	(1,300,000)	(5,880,000)
Deferred Costs, Leasing, Net	60,889,000	59,027,000
Deferred Finance Costs, Net	10,613,000	10,936,000
Deferred costs, less accumulated amortization of $73,231 and $69,224 at December 31, 2013 and 2012, respectively	71,502,000	69,963,000
Discontinued operations
Property, Plant and Equipment [Line Items]
Impairment of Real Estate	0	0	54,500,000
Properties in Development [Member]
Property, Plant and Equipment [Line Items]
Real Estate and Accumulated Depreciation, Costs Capitalized Subsequent to Acquisition, Carrying Costs	1,769,000	3,495,000
Refundable deposits - development
Property, Plant and Equipment [Line Items]
Real Estate and Accumulated Depreciation, Costs Capitalized Subsequent to Acquisition, Carrying Costs	375,000	680,000
Construction in Progress
Property, Plant and Equipment [Line Items]
Development in Process	213,526,000	158,002,000
Land Held for Future Development
Property, Plant and Equipment [Line Items]
Development in Process	$ 24,243,000	$ 24,953,000
Minimum [Member] \| Construction in Progress
Property, Plant and Equipment [Line Items]
Property, Plant and Equipment, Development in Process, Percentage Leased	90.00%
Time Period In Which Anchor Has Been Open But Still Considered Construction In Process	1 year
Maximum [Member] \| Construction in Progress
Property, Plant and Equipment [Line Items]
Percentage Of Expected Costs	90.00%
Property, Plant and Equipment, Development in Process, Percentage Leased	95.00%
Time Period In Which Anchor Has Been Open But Still Considered Construction In Process	2 years
Property, Plant and Equipment, Development in Process, Period Since Start of Construction	3 years

Real Estate Investments (Details) (USD $)				12 Months Ended																							0 Months Ended	12 Months Ended
Real Estate Investments (Details) (USD $)	Dec. 31, 2013 Macquarie Country Wide - Regency III, LLC [Member]	Mar. 20, 2013 Macquarie Country Wide - Regency III, LLC [Member]	Dec. 31, 2012 Macquarie Country Wide - Regency III, LLC [Member]	Dec. 31, 2014 Fairfield Portfolio [Member] property	Dec. 31, 2014 East San Marco [Member]	Dec. 31, 2014 Indian Springs [Member]	Dec. 31, 2014 Wholly Owned Properties [Member]	Dec. 31, 2013 Wholly Owned Properties [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Shops on Main [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Persimmon Place [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Shops at Mira Vista [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Fairfield Portfolio [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Willow Oaks Crossing [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Clybourn Commons [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Belmont Chase [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] City Line Market [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] East San Marco [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Grand Ridge Plaza [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Balboa Mesa Shopping Center [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Sandy Springs [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Uptown District [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] South Bay Village [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Shops at Erwin Mill [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] The Village at La Floresta [Member]	Dec. 31, 2013 Wholly Owned Properties [Member] Southpark at Cinco Ranch [Member]	Dec. 31, 2014 Wholly Owned Properties [Member] Indian Springs [Member]	Mar. 20, 2013 Consolidated Entities [Member] Hilltop Village [Member]	Dec. 31, 2013 Consolidated Entities [Member] Hilltop Village [Member]	Dec. 31, 2013 Fixed Rate Mortgage Loans [Member] Consolidated Entities [Member] Hilltop Village [Member]
Business Acquisition [Line Items]
Number of real estate properties acquired				3
Business Acquisition, Effective Date of Acquisition									Jan. 16, 2013	Jan. 31, 2014	Feb. 14, 2014	Mar. 07, 2014	Jun. 02, 2014	Jul. 15, 2014	Sep. 10, 2014	Sep. 19, 2014	Oct. 24, 2014	Jul. 22, 2013	Oct. 07, 2013	Oct. 16, 2013	Oct. 24, 2013	May 16, 2013	May 30, 2013	Dec. 04, 2014	Dec. 27, 2013	Dec. 16, 2014
Business Acquisition, Name of Acquired Entity									Shops on Main	Persimmon Place	Shops at Mira Vista	Fairfield Portfolio (1)	Willow Oaks Crossing	Clybourn Commons	Belmont Chase	CityLine Market	East San Marco (2)	Fontainebleau Square	Glen Gate	Fellsway Plaza	Shoppes on Riverside	Juanita Tate Marketplace	Preston Oaks	The Village at La Floresta	Holly Park	Indian Springs (3)
Business Acquisition Location, City and State									Schererville, IN	Dublin, CA	Austin, TX	Fairfield, CT	Concord, NC	Chicago, IL	Ashburn, VA	Dallas, TX	Jacksonville, FL	Miami, FL	Glenview, IL	Medford, MA	Jacksonville, FL	Los Angeles, CA	Dallas, TX	Brea, CA	Raleigh, NC	Houston, TX
Business Acquisition, Property type									Development	Development	Operating	Operating	Development	Operating	Development	Development	Development	Development	Development	Operating	Development	Development	Operating	Development	Operating	Operating
Payments to Acquire Businesses, Gross							$ 282,728,000	$ 140,127,000	$ 85,000	$ 14,200,000	$ 22,500,000	$ 149,344,000	$ 3,342,000	$ 19,000,000	$ 4,300,000	$ 4,913,000	$ 5,223,000	$ 17,092,000	$ 14,950,000	$ 42,500,000	$ 3,500,000	$ 1,100,000	$ 27,000,000	$ 6,750,000	$ 33,900,000	$ 53,156,000
Business Combination, Recognized Identifiable Assets Acquired and Liabilities Assumed, Debt Assumed, Net of Premiums							103,187,000	0	0	0	319,000	77,730,000	0	0	0	0	0	0	0	0	0	0	0	0	0	25,138,000
Acquired Finite-lived Intangible Asset, Amount							20,532,000	11,681,000	0	0	2,329,000	12,650,000	0	1,686,000	0	0	0	0	0	5,139,000	0	0	3,396,000	0	3,146,000	3,867,000
Acquired Finite Lived Intangible Liability Amount							10,802,000	10,086,000	0	0	291,000	5,601,000	0	3,298,000	0	0	0	0	0	963,000	0	0	7,597,000	0	1,526,000	1,612,000
Equity Method Investment, Ownership Percentage	0.00%	24.95%	0.00%	80.00%	50.00%	50.00%
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain						18,300,000
Business Combination, Step Acquisition, Equity Interest in Acquiree, Fair Value						14,100,000
Payment to acquire business					5,200,000
Business Combination, Acquisition of Less than 100 Percent, Noncontrolling Interest, Fair Value				15,400,000
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Ownership Interest																											100.00%
Equity Method Investment Sold, Carrying Amount																												7,600,000
Fair Value Inputs, Cap Rate						6.07%
Fair Value Inputs, Long-term Revenue Growth Rate						3.00%
Fair Value Inputs, Discount Rate						7.00%
Mortgage loans assumed for the acquisition of real estate																													$ 7,500,000

Dispositions (Details) (USD $)	3 Months Ended					12 Months Ended
Dispositions (Details) (USD $)	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Current Fiscal Year End Date						--12-31
Investments in real estate partnerships (note 4)		$ 358,849,000				$ 333,167,000	$ 358,849,000
Proceeds from sale of real estate investments						118,787,000	212,632,000	352,707,000
Provision for impairment						1,257,000	6,000,000	74,816,000
Gain (Loss) on Sale of Properties						55,077,000	59,656,000	24,013,000
Revenues included in Discontinued Operations	133,280,000	126,005,000	120,317,000	122,307,000	120,378,000
Discontinued Operation, Tax Effect of Discontinued Operation						0	0	600,000
Discontinued operations
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Provision for impairment							0	54,500,000
Revenues included in Discontinued Operations							14,924,000	26,413,000
Operating Expenses							7,592,000	15,514,000
Discontinued Operation, Tax Effect of Discontinued Operation							0	(18,000)
Parent Company [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Investments in real estate partnerships (note 4)		358,849,000				333,167,000	358,849,000
Proceeds from sale of real estate investments						118,787,000	212,632,000	352,707,000
Provision for impairment						1,257,000	6,000,000	20,316,000
Gain (Loss) on Sale of Properties						55,077,000	1,703,000	2,158,000
Revenues included in Discontinued Operations						537,898,000	489,007,000	473,929,000
Operating Expenses						353,348,000	324,687,000	307,493,000
Operating income (loss)						0	7,332,000	(43,583,000)
Operating Segments [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold						11	12	20
Operating Segments [Member] \| Discontinued operations
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold								5
Operating Segments [Member] \| Continuing operations
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold								15
Land [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of Real Estate Properties Sold						6	10	7
BRE Throne Holdings LLC (BRET) [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Investments in real estate partnerships (note 4)		0					0
Proceeds from Sale of Real Estate							321,000,000
Provision for impairment							$ 18,100,000

Investments in Real Estate Partnerships - Schedule of Investments in Real Estate Partnerships (Details) (USD $)	12 Months Ended								12 Months Ended																			12 Months Ended
	Dec. 31, 2014 property	Dec. 31, 2013 property	Dec. 31, 2012	Dec. 31, 2014 GRI - Regency, LLC [Member] property	Dec. 31, 2013 GRI - Regency, LLC [Member] property	Dec. 31, 2013 Macquarie Country Wide - Regency III, LLC [Member] property	Mar. 20, 2013 Macquarie Country Wide - Regency III, LLC [Member]	Dec. 31, 2012 Macquarie Country Wide - Regency III, LLC [Member]	Dec. 31, 2014 Columbia Regency Retail Partners, LLC [Member] property	Dec. 31, 2013 Columbia Regency Retail Partners, LLC [Member] property	Dec. 31, 2014 Columbia Regency Partners II, LLC [Member] property	Dec. 31, 2013 Columbia Regency Partners II, LLC [Member] property	Dec. 31, 2014 Cameron Village, LLC [Member] property	Dec. 31, 2013 Cameron Village, LLC [Member] property	Dec. 31, 2014 RegCal, LLC [Member] property	Dec. 31, 2013 RegCal, LLC [Member] property	Dec. 31, 2014 Regency Retail Partners, LP [Member] property	Dec. 31, 2013 Regency Retail Partners, LP [Member] property	Dec. 31, 2014 US Regency Retail I, LLC [Member] property	Dec. 31, 2013 US Regency Retail I, LLC [Member] property	Dec. 31, 2014 BRE Throne Holdings LLC (BRET) [Member]	Dec. 31, 2013 BRE Throne Holdings LLC (BRET) [Member] property	Dec. 31, 2014 Other Investments in Real Estate Partnerships [Member]	Dec. 31, 2013 Other Investments in Real Estate Partnerships [Member]	Dec. 31, 2014 Other Investments in Real Estate Partnership [Member] property	Dec. 31, 2013 Other Investments in Real Estate Partnership [Member] property	Dec. 31, 2014 Equity Method Investments [Member]	Dec. 31, 2014 Corporate Joint Venture [Member]	Dec. 31, 2013 Corporate Joint Venture [Member]
Schedule of Equity Method Investments [Line Items]
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2014
Proceeds from Sale of Real Estate																						$ 321,000,000
Provision for impairment	1,257,000	6,000,000	74,816,000																			18,100,000
Ownership Percentage				0.00%	0.00%	0.00%	24.95%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%		0.00%	0.00%	0.00%
Real Estate Partnerships, Number of Properties	120	126		74	75	0			10	10	14	15	1	1	7	8	0	0	8	8		0			6	9
Proceeds from Limited Partnership Investments																					47,500,000
Investments in real estate partnerships	333,167,000	358,849,000		247,175,000	250,118,000	0			15,916,000	16,735,000	9,343,000	8,797,000	12,114,000	16,678,000	13,354,000	15,576,000	0	1,793,000	806,000	1,391,000		0	34,459,000	47,761,000
Revenue from Related Parties	23,000,000	24,200,000	25,400,000
Total Assets of the Partnership	2,807,502,000	2,939,599,000		1,829,116,000	1,870,660,000	0			199,427,000	204,759,000	300,028,000	295,829,000	100,625,000	103,805,000	149,457,000	159,255,000	0	9,325,000	115,660,000	118,865,000		0	113,189,000	177,101,000
Net Income (Loss) of the Partnership	79,466,000	71,050,000	79,264,000	33,032,000	31,705,000	213,000			7,173,000	8,605,000	1,211,000	6,290,000	3,393,000	2,198,000	4,012,000	1,300,000	171,000	9,234,000	2,872,000	2,387,000		4,499,000	27,602,000	4,619,000
Income (Loss) from Equity Method Investments	31,270,000	31,718,000	23,807,000	13,727,000	12,789,000	53,000			1,431,000	1,727,000	233,000	1,274,000	1,008,000	662,000	966,000	332,000	27,000	7,749,000	567,000	487,000		4,499,000	13,311,000	2,146,000
Notes payable (note 9)																											506,800,000
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds																												43,000,000	13,600,000
Mortgage loans assumed for the acquisition of real estate																												0	7,496,000
Finite-lived Intangible Assets Acquired																												7,604,000	8,438,000
Acquired Finite Lived Intangible Liability Amount																												$ 3,487,000	$ 332,000

Investments in Real Estate Partnerships - Balance Sheet Summarized Financial Information (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Schedule of Equity Method Investments [Line Items]
Document Fiscal Year Focus	2014
Investment in real estate, net	$ 2,620,583	$ 2,742,591
Acquired lease intangible assets, net	50,763	52,350
Other assets	136,156	144,658
Total assets	2,807,502	2,939,599
Notes payable	1,462,790	1,519,943
Acquired lease intangible liabilities, net	28,991	31,148
Other liabilities	67,093	66,829
Capital - Regency	442,050	468,099
Capital - Third parties	806,578	853,580
Total liabilities and capital	2,807,502	2,939,599
Impairment Losses Related to Real Estate Partnerships	(1,300)	(5,880)
Equity Method Investment, Difference Between Carrying Amount and Underlying Equity	(29,380)	(29,261)
Equity Method Summarized Financial Information, Net Book Equity in Excess of Purchase Price	(78,203)	(78,203)
Investments in real estate partnerships (note 4)	333,167	358,849
BRE Throne Holdings LLC (BRET) [Member]
Schedule of Equity Method Investments [Line Items]
Total assets		0
Investments in real estate partnerships (note 4)		0
Indian Springs at Woodlands, Ltd. [Member]
Schedule of Equity Method Investments [Line Items]
Investments in real estate partnerships (note 4)	$ 0	$ 4,094

Investments in Real Estate Partnerships - Investment Reconciliation (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Schedule of Equity Method Investments [Line Items]
Document Fiscal Year Focus	2014
Capital - Regency	$ 442,050	$ 468,099
less: Impairment	1,300	5,880
less: Ownership percentage or Restricted Gain Method deferral	29,380	29,261
less: Net book equity in excess of purchase price	78,203	78,203
Investments in real estate partnerships	333,167	358,849
BRE Throne Holdings LLC (BRET) [Member]
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Ownership Percentage		0.00%
Investments in real estate partnerships		0
Indian Springs [Member]
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Ownership Percentage	50.00%
Business Combination, Step Acquisition, Equity Interest in Acquiree, Remeasurement Gain	$ 18,300

- Definition

Amount of equity attributable to noncontrolling interests of an equity method investment of the entity.

+ References+ Details

Investments in Real Estate Partnerships - Schedule of Acquisitions by Real Estate Partnerships (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Business Acquisition [Line Items]
Proceeds from sale of real estate investments	$ 118,787,000	$ 212,632,000	$ 352,707,000
Gain on sale of real estate	28,856,000	15,695,000	40,437,000
Equity in income of investments in real estate partnerships (note 4)	31,270,000	31,718,000	23,807,000
Investments in real estate partnerships (note 4)	333,167,000	358,849,000
Columbia Regency Partners II, LLC [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)	233,000	1,274,000
Equity Method Investment, Ownership Percentage	0.00%	0.00%
Investments in real estate partnerships (note 4)	9,343,000	8,797,000
BRE Throne Holdings LLC (BRET) [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)		4,499,000
Equity Method Investment, Ownership Percentage		0.00%
Proceeds from Sale of Real Estate		321,000,000
Investments in real estate partnerships (note 4)		0
GRI - Regency, LLC [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)	13,727,000	12,789,000
Equity Method Investment, Ownership Percentage	0.00%	0.00%
Investments in real estate partnerships (note 4)	247,175,000	250,118,000
Other Investments in Real Estate Partnerships [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)	13,311,000	2,146,000
Equity Method Investment, Ownership Percentage	0.00%	0.00%
Investments in real estate partnerships (note 4)	34,459,000	47,761,000
RegCal, LLC [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)	966,000	332,000
Equity Method Investment, Ownership Percentage	0.00%	0.00%
Investments in real estate partnerships (note 4)	13,354,000	15,576,000
Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Proceeds from sale of real estate investments	88,106,000	145,295,000	119,275,000
Corporate Joint Venture [Member]
Business Acquisition [Line Items]
Mortgage loans assumed for the acquisition of real estate	0	7,496,000
Acquired Finite-lived Intangible Asset, Amount	7,604,000	8,438,000
Acquired Finite Lived Intangible Liability Amount	3,487,000	332,000
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds	43,000,000	13,600,000
Corporate Joint Venture [Member] \| Shoppes of Burnt Mills [Member]
Business Acquisition [Line Items]
Business Acquisition, Effective Date of Acquisition		Jul. 23, 2013
Business Acquisition, Name of Acquired Entity		Shoppes of Burnt Mills
Business Acquisition Location, City and State		Silver Spring, MD
Business Acquisition, Property type		Operating
Equity Method Investment, Ownership Percentage		0.00%
Mortgage loans assumed for the acquisition of real estate		7,496,000
Acquired Finite-lived Intangible Asset, Amount		8,438,000
Acquired Finite Lived Intangible Liability Amount		332,000
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds		13,600,000
Corporate Joint Venture [Member] \| Broadway [Member]
Business Acquisition [Line Items]
Business Acquisition, Effective Date of Acquisition	Dec. 30, 2014
Business Acquisition, Name of Acquired Entity	Broadway
Business Acquisition Location, City and State	Seattle, WA
Business Acquisition, Property type	Operating
Equity Method Investment, Ownership Percentage	0.00%
Mortgage loans assumed for the acquisition of real estate	0
Acquired Finite-lived Intangible Asset, Amount	7,604,000
Acquired Finite Lived Intangible Liability Amount	3,487,000
Significant Acquisitions and Disposals, Acquisition Costs or Sale Proceeds	43,000,000
Corporate Joint Venture [Member] \| Columbia Regency Partners II, LLC [Member] \| Shoppes of Burnt Mills [Member]
Business Acquisition [Line Items]
Business Acquisition, Description of Acquired Entity		Columbia II
Corporate Joint Venture [Member] \| GRI - Regency, LLC [Member] \| Broadway [Member]
Business Acquisition [Line Items]
Business Acquisition, Description of Acquired Entity	Columbia II
Partnership Interest [Member]
Business Acquisition [Line Items]
Proceeds from sale of real estate investments	118,787,000	212,632,000	352,707,000
Equity in income of investments in real estate partnerships (note 4)	31,270,000	31,718,000	23,807,000
Mortgage loans assumed for the acquisition of real estate	103,187,000	0	30,467,000
Investments in real estate partnerships (note 4)	333,167,000	358,849,000
Gain on sale of real estate investments [Member]
Business Acquisition [Line Items]
Equity in income of investments in real estate partnerships (note 4)	$ 13,615,000	$ 3,847,000	$ 8,962,000
Operating Segments [Member]
Business Acquisition [Line Items]
Number of Real Estate Properties Sold	11	12	20
Operating Segments [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Number of Real Estate Properties Sold	6	15	7
Land [Member]
Business Acquisition [Line Items]
Number of Real Estate Properties Sold	6	10	7
Land [Member] \| Unconsolidated Properties [Member]
Business Acquisition [Line Items]
Number of Real Estate Properties Sold	2	3	1

Investments in Real Estate Partnerships - Scheduled Principal Payments (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	$ 79,488
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Two	322,211
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Three	116,362
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Four	85,717
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Five	83,873
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal After Year Five	776,449
Unamortized debt premiums, net	(1,310)
Equity Method Investment, Summarized Financial Information, Notes Payable	1,462,790	1,519,943
2013	432,483
2014	47,577
2015	521,606
2016	61,810
2017	184,443
Beyond 5 Years	768,686
Unamortized debt discounts (premiums)	4,752
Long-term Debt	2,021,357	1,854,697
Scheduled Principal Payments [Member]
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	19,685
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Two	17,135
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Three	17,517
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Four	18,696
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Five	17,934
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal After Year Five	34,827
Unamortized debt premiums, net	0
Equity Method Investment, Summarized Financial Information, Notes Payable	125,794
2013	6,587
2014	6,135
2015	5,399
2016	4,452
2017	3,443
Beyond 5 Years	22,647
Unamortized debt discounts (premiums)	0
Long-term Debt	48,663
Mortgage Loan Maturities [Member]
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	59,803
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Two	305,076
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Three	77,385
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Four	67,021
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Five	65,939
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal After Year Five	741,622
Unamortized debt premiums, net	(1,310)
Equity Method Investment, Summarized Financial Information, Notes Payable	1,315,536
2013	75,896
2014	41,442
2015	116,207
2016	57,358
2017	106,000
Beyond 5 Years	96,039
Unamortized debt discounts (premiums)	7,227
Long-term Debt	500,169
Unsecured Maturities [Member]
Schedule of Equity Method Investments [Line Items]
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	0
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Two	0
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Three	21,460
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Four	0
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal in Year Five	0
Equity Method Investment, Summarized Financial Information, Long-term Debt, Maturities, Repayments of Principal After Year Five	0
Unamortized debt premiums, net	0
Equity Method Investment, Summarized Financial Information, Notes Payable	21,460
2013	350,000
2014	0
2015	400,000
2016	0
2017	75,000
Beyond 5 Years	650,000
Unamortized debt discounts (premiums)	(2,475)
Long-term Debt	1,472,525
Equity Method Investments [Member]
Schedule of Equity Method Investments [Line Items]
Notes payable (note 9)	506,800
2013	24,292
2014	113,155
2015	26,214
2016	27,655
2017	21,618
Beyond 5 Years	294,463
Unamortized debt discounts (premiums)	(617)
Long-term Debt	$ 506,780

Investments in Real Estate Partnerships - Income Statment Summarized Financial Information (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Schedule of Equity Method Investments [Line Items]
Document Fiscal Year Focus	2014
Proceeds from sale of real estate investments	$ 118,787	$ 212,632	$ 352,707
Revenues and expenses for the investments in real estate partnerships on a combined basis
Total revenues	361,103	378,670	387,908
Operating expenses:
Depreciation and amortization	117,780	125,363	128,946
Operating and maintenance	55,216	55,423	55,394
General and administrative	5,503	7,385	7,549
Real estate taxes	42,380	45,451	46,395
Other expenses	2,234	1,725	3,521
Total operating expenses	223,113	235,347	241,805
Other expense (income):
Interest expense, net	84,155	95,505	104,694
Gain on sale of real estate	28,856	15,695	40,437
Loss (gain) on extinguishment of debt	114	(1,780)	967
Provision for impairment	2,123	0	3,775
Preferred return on equity investment	0	(4,499)	(2,211)
Other expense (income)	988	(1,258)	51
Total other expense	58,524	72,273	66,839
Net income (loss)	79,466	71,050	79,264
Income (Loss) from Equity Method Investments	31,270	31,718	23,807
Unconsolidated Properties [Member]
Schedule of Equity Method Investments [Line Items]
Proceeds from sale of real estate investments	88,106	145,295	119,275
Gain on sale of real estate investments [Member]
Other expense (income):
Income (Loss) from Equity Method Investments	$ 13,615	$ 3,847	$ 8,962
Operating Segments [Member]
Other expense (income):
Number of Real Estate Properties Sold	11	12	20
Operating Segments [Member] \| Unconsolidated Properties [Member]
Other expense (income):
Number of Real Estate Properties Sold	6	15	7
Land [Member]
Other expense (income):
Number of Real Estate Properties Sold	6	10	7
Land [Member] \| Unconsolidated Properties [Member]
Other expense (income):
Number of Real Estate Properties Sold	2	3	1

Acquired Leases Intangibles (Details) (USD $)
In Thousands, unless otherwise specified

12 Months Ended

Dec. 31, 2014

Dec. 31, 2013

Dec. 31, 2012

Finite-Lived Intangible Assets [Line Items]

Acquired lease intangible assets, net of amortization

$ 52,365

$ 44,805

Finite-Lived Intangible Assets, Amortization Expense

12,183

8,709

5,069

Weighted Average Accretion Period of Intangible Liabilities (in years)

12 years 6 months

Acquired lease intangible liability accretion

4,590

3,726

1,950

In-place leases, net

Finite-Lived Intangible Assets [Line Items]

Acquired lease intangible assets, net of amortization

40,145

33,049

Acquired Finite-lived Intangible Asset, Weighted Average Useful Life (in years)

5 years 10 months 24 days

Finite-Lived Intangible Assets, Amortization Expense

10,365

7,441

4,307

Above-market leases, net

Finite-Lived Intangible Assets [Line Items]

Acquired lease intangible assets, net of amortization

10,549

10,074

Acquired Finite-lived Intangible Asset, Weighted Average Useful Life (in years)

7 years 4 months 24 days

^[1]

Finite-Lived Intangible Assets, Amortization Expense

1,795

^[1]

1,246

^[1]

739

^[1]

Above-market ground leases, net

Finite-Lived Intangible Assets [Line Items]

Acquired lease intangible assets, net of amortization

1,671

1,682

Acquired Finite-lived Intangible Asset, Weighted Average Useful Life (in years)

82 years 2 months 12 days

^[1]

Finite-Lived Intangible Assets, Amortization Expense

$ 23

^[1]

$ 22

^[1]

$ 23

^[1]

[1]	Amounts are recorded as a reduction to minimum rent.

Acquired Leases Intangibles - Future Amorization and Minimum Rent, net (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014
Amortization Expense [Abstract]
2013	$ 10,603
2014	8,569
2015	6,589
2016	5,354
2017	4,374
Net Accretion [Abstract]
2013	3,888
2014	3,393
2015	3,088
2016	2,609
2017	$ 2,417

Income Taxes - Textuals (Details) (USD $)	12 Months Ended
Income Taxes - Textuals (Details) (USD $)	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Income Tax Contingency [Line Items]
Amounts attributable to discontinued operations	$ 0	$ 0	$ 600,000
Total income tax expense (benefit)	1,152,000	0	13,824,000
Effective Income Tax Rate Reconciliation, at Federal Statutory Income Tax Rate	34.00%
Net change in total valuation allowancee	$ (3,300,000)	$ (1,500,000)

- Definition

Tax effect allocated to a disposal group that is classified as a component of the entity reported as a separate component of income before extraordinary items. Includes the tax effects of the following: income (loss) from operations during the phase-out period, gain (loss) on disposal, provision (or any reversals of earlier provisions) for loss on disposal, and adjustments of a prior period gain (loss) on disposal.

+ References+ Details

Income Taxes - Tax Status of Dividends (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Income Tax Disclosure [Abstract]
Document Fiscal Year Focus	2014
Dividend per share	$ 1.88	$ 1.85	$ 1.85
Ordinary income	70.00%	70.00%	71.00%
Capital gain	16.00%	6.00%	1.00%
Return of capital	14.00%	0.00%	28.00%
Allocation of Dividends, Qualified Dividend Income	0.00%	24.00%	0.00%

Income Taxes - Current and Deferred Tax (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Document Fiscal Year Focus	2014
Effective Income Tax Rate Reconciliation, at Federal Statutory Income Tax Rate	34.00%
Current	$ 1,152	$ 0	$ 97
Deferred	0	0	13,727
Total income tax expense (benefit)	$ 1,152	$ 0	$ 13,824

- Definition

Amount of current income tax expense (benefit) pertaining to taxable income (loss) from continuing operations.

+ References+ Details

- Definition

Amount of deferred income tax expense (benefit) pertaining to income (loss) from continuing operations.

+ References+ Details

Income Taxes - Continuing and Discontinuing Tax (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Federal Income Tax Expense (Benefit), Continuing Operations	$ 1,152	$ 0	$ 13,224
Amounts attributable to discontinued operations	0	0	600
Total income tax expense (benefit)	1,152	0	13,824
Discontinued operations
Amounts attributable to discontinued operations		$ 0	$ (18)

- Definition

+ References+ Details

Income Taxes - Tax Reconciliation (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Document Fiscal Year Focus	2014
Federal Income Tax Expense (Benefit), Continuing Operations	$ 1,152	$ 0	$ 13,224
Effective Income Tax Rate Reconciliation, at Federal Statutory Income Tax Rate	34.00%
Computed expected tax expense (benefit)	5,140	1,677	(2,099)
Increase (decrease) in income tax resulting from state taxes	(629)	98	(122)
Valuation allowance	(3,301)	(1,511)	15,635
All other items	(58)	(264)	410
Total income tax expense (benefit)	1,152	0	13,824
Amounts attributable to discontinued operations	$ 0	$ 0	$ 600

- Definition

+ References+ Details

Income Taxes - Deferred Taxes (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Income Tax Disclosure [Abstract]
Document Fiscal Year Focus	2014
Deferred Tax Assets, Net [Abstract]
Investments in real estate partnerships	$ 8,427	$ 8,314
Provision for impairment	3,299	3,273
Deferred interest expense	2,538	4,295
Capitalized costs under Section 263A	1,832	2,184
Net operating loss carryforward	0	2,019
Employee benefits	385	488
Other	1,370	887
Deferred tax assets	17,851	21,460
Valuation allowance	(17,302)	(20,603)
Deferred tax assets, net	549	857
Deferred Tax Liabilities, Net [Abstract]
Straight line rent	549	537
Depreciation	0	320
Deferred tax liabilities	549	857
Net deferred tax assets	$ 0	$ 0

Notes Payable and Unsecured Credit Facilities (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Debt Instrument [Line Items]
Document Fiscal Year Focus	2014
Long-term Debt	$ 2,021,357,000	$ 1,854,697,000
Maturities of Long-term Debt [Abstract]
2013	432,483,000
2014	47,577,000
2015	521,606,000
2016	61,810,000
2017	184,443,000
Beyond 5 Years	768,686,000
Unamortized debt discounts (premiums)	4,752,000
Scheduled Principal Payments [Member]
Debt Instrument [Line Items]
Long-term Debt	48,663,000
Maturities of Long-term Debt [Abstract]
2013	6,587,000
2014	6,135,000
2015	5,399,000
2016	4,452,000
2017	3,443,000
Beyond 5 Years	22,647,000
Unamortized debt discounts (premiums)	0
Mortgage Loan Maturities [Member]
Debt Instrument [Line Items]
Long-term Debt	500,169,000
Maturities of Long-term Debt [Abstract]
2013	75,896,000
2014	41,442,000
2015	116,207,000
2016	57,358,000
2017	106,000,000
Beyond 5 Years	96,039,000
Unamortized debt discounts (premiums)	7,227,000
Unsecured Maturities [Member]
Debt Instrument [Line Items]
Long-term Debt	1,472,525,000
Maturities of Long-term Debt [Abstract]
2013	350,000,000
2014	0
2015	400,000,000
2016	0
2017	75,000,000
Beyond 5 Years	650,000,000
Unamortized debt discounts (premiums)	(2,475,000)
Partnership Interest [Member]
Debt Instrument [Line Items]
Notes Payable	1,946,357,000	1,779,697,000
Mortgage loans assumed for the acquisition of real estate	103,187,000	0	30,467,000
Proceeds from unsecured credit facilities	255,000,000	82,000,000	750,000,000
Fixed Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Long-term Debt	518,993,000	444,245,000
Fixed Rate Mortgage Loans [Member] \| Consolidated Entities [Member] \| Hilltop Village [Member]
Debt Instrument [Line Items]
Mortgage loans assumed for the acquisition of real estate		7,500,000
Notes Payable to Banks [Member]
Debt Instrument [Line Items]
Long-term Debt	1,946,357,000	1,779,697,000
Variable Rate Mortgage Loans [Member]
Debt Instrument [Line Items]
Long-term Debt	29,839,000	37,100,000
Fixed Rate Unsecured Loans [Member]
Debt Instrument [Line Items]
Long-term Debt	1,397,525,000	1,298,352,000
Unsecured Credit Facilities [Member]
Debt Instrument [Line Items]
Long-term Debt	75,000,000	75,000,000
Secured Debt [Member]
Debt Instrument [Line Items]
Debt Instrument, Maturity Date Range, End	Jan. 01, 2032
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Minimum	3.30%
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Maximum	8.40%
Debt, Weighted Average Interest Rate	5.57%
Secured Debt [Member] \| Partnership Interest [Member]
Debt Instrument [Line Items]
Secured Debt, Percent Guaranteed by Parent Company	15.50%
Line of Credit [Member]
Debt Instrument [Line Items]
Line of Credit Facility, Maximum Borrowing Capacity	800,000,000
Debt Instrument, Maturity Date	Sep. 04, 2016
Long-term Debt	0	0
Maturities of Long-term Debt [Abstract]
Line of Credit Facility, Remaining Borrowing Capacity	794,096,000
Line of Credit Facility, Annual Fee Description	.00225
Line of Credit [Member] \| Line of Credit Facility - Unsecured [Member]
Debt Instrument [Line Items]
Debt Instrument, Basis Spread on Variable Rate	1.175%
Line of Credit Facility, Commitment Fee Percentage	0.225%
Line of Credit Facility, Maximum Increase Allowed to Borrowing Capacity	1,000,000,000
Variable Income Interest Rate [Member] \| Construction Loans [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate Terms	1 month LIBOR plus 150 basis points
Debt Instrument, Basis Spread on Variable Rate	1.50%
Term Loan - Unsecured [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate Terms	LIBOR plus 115 basis points
Debt Instrument, Maturity Date	Jun. 27, 2019
Long-term Debt	75,000,000	75,000,000
Maturities of Long-term Debt [Abstract]
Unsecured credit facilities - maximum borrowing capacity	165,000,000
Debt Instrument, Unused Borrowing Capacity, Amount	90,000,000
Line of Credit Facility, Annual Fee Description	0.002
Unsecured Debt [Member]
Debt Instrument [Line Items]
Debt Instrument, Maturity Date Range, End	Jan. 01, 2024
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Minimum	3.75%
Debt Instrument, Interest Rate, Stated Percentage Rate Range, Maximum	6.00%
Debt, Weighted Average Interest Rate	5.17%
Unsecured Debt [Member] \| Construction Loans [Member]
Debt Instrument [Line Items]
Mortgage Loans on Real Estate, Carrying Amount of Mortgages	29,839,000
Debt Instrument, Maturity Date	Oct. 16, 2020
Unsecured Debt [Member] \| General Loan [Member]
Debt Instrument [Line Items]
Debt Instrument, Interest Rate Terms
Debt Instrument, Basis Spread on Variable Rate	3.80%
Unsecured Debt [Member] \| Term Loan - Unsecured [Member]
Debt Instrument [Line Items]
Debt Instrument, Basis Spread on Variable Rate	1.15%
Debt Instrument, maximum increase allowed to borrowing capacity	90,000,000
Equity Method Investments [Member]
Debt Instrument [Line Items]
Notes Payable	506,800,000
Long-term Debt	506,780,000
Maturities of Long-term Debt [Abstract]
2013	24,292,000
2014	113,155,000
2015	26,214,000
2016	27,655,000
2017	21,618,000
Beyond 5 Years	294,463,000
Unamortized debt discounts (premiums)	$ (617,000)

Notes Payable and Unsecured Credit Facilities Notes Payable Phantom (Details)	12 Months Ended
	Dec. 31, 2014
Variable Income Interest Rate [Member] \| Construction Loans [Member]
Debt Instrument, Interest Rate Terms	1 month LIBOR plus 150 basis points
Debt Instrument, Basis Spread on Variable Rate	1.50%
Unsecured Debt [Member] \| General Loan [Member]
Debt Instrument, Interest Rate Terms
Debt Instrument, Basis Spread on Variable Rate	3.80%
Unsecured Debt [Member] \| Term Loan - Unsecured [Member]
Debt Instrument, Basis Spread on Variable Rate	1.15%
Line of Credit [Member]
Line of Credit Facility, Unsecured, Interest Rate Description	LIBOR plus 117.5 basis points
Line of Credit Facility, Unsecured, Annual Facility Fee	.00225
Line of Credit [Member] \| Line of Credit Facility - Unsecured [Member]
Debt Instrument, Basis Spread on Variable Rate	1.175%
Line of Credit Facility, Commitment Fee Percentage	0.225%
Term Loan - Unsecured [Member]
Debt Instrument, Interest Rate Terms	LIBOR plus 115 basis points
Line of Credit Facility, Unsecured, Annual Facility Fee	0.002

Derivative Financial Instruments - Fair Value of Derivatives (Details) (USD $)	12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended		12 Months Ended
	Dec. 31, 2014	Dec. 31, 2014 Assets [Member]	Dec. 31, 2014 Derivative @ 2.087% 75K [Member]	Dec. 31, 2013 Derivative @ 2.087% 75K [Member]	Dec. 31, 2014 Derivative @ 2.088% 50K [Member]	Dec. 31, 2013 Derivative @ 2.088% 50K [Member]	Dec. 31, 2014 Derivative @ 2.873% 35K [Member]	Dec. 31, 2013 Derivative @ 2.873% 35K [Member]	Dec. 31, 2014 Derivative @ 2.864% 60K [Member]	Dec. 31, 2013 Derivative @ 2.864% 60K [Member]	Dec. 31, 2014 Derivative @ 2.479% 75K [Member]	Dec. 31, 2013 Derivative @ 2.479% 75K [Member]	Dec. 31, 2014 Derivative A @ 2.479% 50K [Member]	Dec. 31, 2013 Derivative A @ 2.479% 50K [Member]	Dec. 31, 2014 Derivative B @ 2.479% 50K [Member]	Dec. 31, 2013 Derivative B @ 2.479% 50K [Member]	Dec. 31, 2014 Derivative @ 2.196% 28.1K [Member]	Dec. 31, 2013 Derivative @ 2.196% 28.1K [Member]	Dec. 31, 2014 Derivative @ 3.41% 45K [Member] [Member]	Dec. 31, 2013 Derivative @ 3.41% 45K [Member] [Member]	Dec. 31, 2014 .76% Derivative [Member]	Dec. 31, 2013 .76% Derivative [Member]	Dec. 31, 2014 Derivative @ 3.488% 20K [Member]	Dec. 31, 2013 Derivative @ 3.488% 20K [Member]	Dec. 31, 2014 Derivative @ 3.48% 100K [Member]	Dec. 31, 2013 Derivative @ 3.48% 100K [Member]	Dec. 31, 2014 Derivative @ 3.48% 100K 2 [Member]	Dec. 31, 2013 Derivative @ 3.48% 100K 2 [Member]	Dec. 31, 2014 Unsecured Maturities [Member]	Dec. 31, 2014 Fair Value, Inputs, Level 2 [Member] Fair Value, Measurements, Recurring [Member]	Dec. 31, 2013 Fair Value, Inputs, Level 2 [Member] Fair Value, Measurements, Recurring [Member]	May 26, 2014 3.75% unsecured maturing 6/15/24 [Member] Unsecured Debt [Member]
Derivatives, Fair Value [Line Items]
Debt Instrument, Interest Rate, Stated Percentage																																3.75%
Net cash proceeds from settlement of derivatives																																$ 4,600,000
Debt Instrument, Interest Rate, Effective Percentage																																0.00%
Document Fiscal Year Focus	2014
Current Fiscal Year End Date	--12-31
Debt Instrument, Face Amount																																250,000,000
Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	432,483,000																												350,000,000
Long-term Debt, Maturities, Repayments of Principal in Year Two	47,577,000																												0
Long-term Debt, Maturities, Repayments of Principal in Year Three	521,606,000																												400,000,000
Derivative, Inception Date			Apr. 15, 2014		Apr. 15, 2014		Apr. 15, 2014		Apr. 15, 2014		Aug. 01, 2015		Aug. 01, 2015		Aug. 01, 2015		Oct. 16, 2013		Aug. 01, 2015		Oct. 01, 2011		Jun. 15, 2017		Jun. 15, 2017		Jun. 15, 2017
Derivative, Maturity Date			Apr. 15, 2024		Apr. 15, 2024		Apr. 15, 2024		Apr. 15, 2024		Aug. 01, 2025		Aug. 01, 2025		Aug. 01, 2025		Oct. 16, 2020		Aug. 01, 2025		Sep. 01, 2014		Jun. 15, 2027		Jun. 15, 2027		Jun. 15, 2027
Derivative, Early Termination Date			Oct. 15, 2014		Oct. 15, 2014		Oct. 15, 2014		Oct. 15, 2014		Feb. 01, 2016		Feb. 01, 2016		Feb. 01, 2016				Feb. 01, 2016				Dec. 15, 2017		Dec. 15, 2017		Dec. 15, 2017
Derivative, Notional Amount		220,000,000	75,000,000		50,000,000		35,000,000		60,000,000		75,000,000		50,000,000		50,000,000		28,100,000		45,000,000		9,000,000		20,000,000		100,000,000		100,000,000
Derivative, Underlying Basis			3 Month LIBOR		3 Month LIBOR		3 Month LIBOR		3 Month LIBOR		3 Month LIBOR		3 Month LIBOR		3 Month LIBOR		1 Month LIBOR		3 Month LIBOR		1 Month LIBOR		3 Month LIBOR		3 Month LIBOR		3 Month LIBOR
Derivative, Fixed Interest Rate			2.087%		2.088%		2.8725%		2.864%		2.479%		2.479%		2.479%		2.196%		3.4115%		0.76%		3.4875%		3.48%		3.48%
Derivative Asset, Fair Value, Gross Asset			0	7,476,000	0	4,978,000	0	(1,036,000)	0	(1,821,000)	0	8,516,000	0	5,670,000	0	5,658,000	0	82,000	0	0	0	0	0	0	0	0	0	0		0	35,237,000
Derivative Liability, Fair Value, Gross Liability			$ 0	$ 0	$ 0	$ 0	$ 0	$ 0	$ 0	$ 0	$ (289,000)	$ 0	$ (193,000)	$ 0	$ (193,000)	$ 0	$ (764,000)	$ 0	$ (3,964,000)	$ 0	$ 0	$ 34,000	$ (1,227,000)	$ 0	$ (6,080,000)	$ 0	$ (6,084,000)	$ 0		$ 18,794,000	$ 34,000

Derivative Financial Instruments - Derivative Gains (Losses) (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Derivative Instruments, Gain (Loss) [Line Items]
Document Fiscal Year Focus	2014
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 8,700,000
Derivative Instruments, Gain (Loss) Recognized in Other Comprehensive Income (Loss), Effective Portion, Net	(49,968,000)	30,985,000	4,220,000
Derivative Instruments, Gain (Loss) Reclassified from Accumulated OCI into Income, Effective Portion, Net	(9,353,000)	(9,433,000)	(9,491,000)
Derivative Instruments, Gain (Loss) Recognized in Income, Ineffective Portion and Amount Excluded from Effectiveness Testing, Net	0	0	0
Swap [Member]
Derivative Instruments, Gain (Loss) [Line Items]
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 8,000,000

Derivative Financial Instruments - Additional Information (Details) (USD $)	12 Months Ended
	Dec. 31, 2014
Derivative [Line Items]
Current Fiscal Year End Date	--12-31
Cash Flow Hedge Gain (Loss) to be Reclassified within Twelve Months	$ 8,700,000
Assets [Member]
Derivative [Line Items]
Derivative, Notional Amount	$ 220,000,000
2015 Debt Issuance [Member] \| Derivative [Member]
Derivative [Line Items]
Derivative, weighted average fixed interest rate	2.67%
2017 Debt issuance [Member] \| Derivative [Member]
Derivative [Line Items]
Derivative, weighted average fixed interest rate	3.48%

Fair Value Measurements - Fair Value of Financial Instruments (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Document Fiscal Year Focus	2014
Unsecured Credit Facilities [Member] \| Minimum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	1.30%	1.40%
Unsecured Credit Facilities [Member] \| Maximum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	1.30%	1.40%
Notes Receivable [Member] \| Minimum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	7.38%	7.75%
Notes Receivable [Member] \| Maximum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	7.38%	7.75%
Notes Payable to Banks [Member] \| Minimum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	0.90%	3.00%
Notes Payable to Banks [Member] \| Maximum [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Fair Value Assumptions, Risk Free Interest Rate	3.40%	3.50%
Fair Value, Inputs, Level 3 [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Notes Receivable, Fair Value	$ 11,980	$ 11,600
Fair Value, Inputs, Level 2 [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Notes Payable, Fair Value	2,116,000	1,936,400
Fair Value, Inputs, Level 2 [Member] \| Unsecured Credit Facilities [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Debt Instrument, Fair Value Disclosure	$ 75,000	$ 75,400

Fair Value Measurements - Recurring and Nonrecurring Basis (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Document Fiscal Year Focus	2014
Current Fiscal Year End Date	--12-31
Investments in real estate partnerships	$ 333,167	$ 358,849
Provision for impairment	1,257	6,000	74,816
Fair Value, Measurements, Recurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Total	28,134	61,918
Fair Value, Measurements, Recurring [Member] \| Fair Value, Inputs, Level 1 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities, Fair Value Disclosure	28,134	26,681
Interest Rate Derivative Assets, at Fair Value	0	0
Total	28,134	26,681
Derivative Liabilities	0	0
Fair Value, Measurements, Recurring [Member] \| Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities, Fair Value Disclosure	0	0
Interest Rate Derivative Assets, at Fair Value	0	35,237
Total	0	35,237
Derivative Liabilities	18,794	34
Derivative Liability, Fair Value, Gross Liability	(18,794)	(34)
Fair Value, Measurements, Recurring [Member] \| Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Trading Securities, Fair Value Disclosure	0	0
Interest Rate Derivative Assets, at Fair Value	0	0
Total	0	0
Derivative Liabilities	0	0
Fair Value, Measurements, Nonrecurring [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-Lived Assets	397	4,686
Fair Value, Measurements, Nonrecurring [Member] \| Long Lived Assets Held And Used [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value, Option, Changes in Fair Value, Gain (Loss)	(175)	(6,000)
Fair Value, Measurements, Nonrecurring [Member] \| Fair Value, Inputs, Level 1 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-Lived Assets	0	0
Fair Value, Measurements, Nonrecurring [Member] \| Fair Value, Inputs, Level 2 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-Lived Assets	0	0
Fair Value, Measurements, Nonrecurring [Member] \| Fair Value, Inputs, Level 3 [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-Lived Assets	$ 397	$ 4,686
Minimum [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value Inputs, Long-term Revenue Growth Rate		0.00%
Fair Value Inputs, Discount Rate		9.00%
Minimum [Member] \| Overall Cap Rate [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value Inputs, Cap Rate		8.00%
Minimum [Member] \| Terminal Cap Rate [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value Inputs, Cap Rate		8.50%
Land [Member]
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Number of impaired land parcels	2

Fair Value Measurements - Level 3 Inputs (Details) (Minimum [Member])	12 Months Ended
	Dec. 31, 2013
Fair Value Inputs, Assets, Quantitative Information [Line Items]
Fair Value Inputs, Long-term Revenue Growth Rate	0.00%
Fair Value Inputs, Discount Rate	9.00%
Overall Cap Rate [Member]
Fair Value Inputs, Assets, Quantitative Information [Line Items]
Fair Value Inputs, Cap Rate	8.00%
Terminal Cap Rate [Member]
Fair Value Inputs, Assets, Quantitative Information [Line Items]
Fair Value Inputs, Cap Rate	8.50%

Equity and Capital - Terms and Conditions of Preferred and Common Stock (Details) (USD $)	12 Months Ended													12 Months Ended	3 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012	Dec. 31, 2014 Series 6 and Series 7	Dec. 31, 2014 Parent Company [Member]	Dec. 31, 2013 Parent Company [Member]	Dec. 31, 2012 Parent Company [Member]	Dec. 31, 2014 Parent Company [Member] Series 6	Dec. 31, 2013 Parent Company [Member] Series 6	Dec. 31, 2014 Parent Company [Member] Series 7	Dec. 31, 2013 Parent Company [Member] Series 7	Dec. 31, 2014 Maximum [Member]	Aug. 10, 2013 Maximum [Member]	Dec. 31, 2014 Maximum [Member] Parent Company [Member]	Mar. 31, 2015 Equity Offering [Member]	Jan. 15, 2015 Equity Offering [Member]
Class of Stock [Line Items]
Document Fiscal Year Focus	2014
Current Fiscal Year End Date	--12-31
Weighted Average Limited Partnership Units Outstanding, Basic	157,950	171,886	177,164
General Partners' Capital Account, Units Outstanding	94,108,061	92,333,000
Partners' Capital Account, Units	94,262,231	92,499,000
Parent Company, Ownership Percentage of Outstanding Common Partnership Units of Operating Partnership					99.80%	99.80%
Preferred Stock, Dividend Rate, Percentage								6.625%	6.625%	6.00%	6.00%
Preferred Stock, Callable Date								Feb. 16, 2017	Feb. 16, 2017	Aug. 23, 2017	Aug. 23, 2017
Preferred Stock, Shares Issued					13,000,000			10,000,000		3,000,000
Net proceeds from issuance of preferred stock					$ 0	$ 0	$ 313,900,000
Amount avaiable for issuance	96,000,000	198,400,000										200,000,000	200,000,000
Net proceeds from common stock issuance	103,821,000	101,342,000
Payments for Commissions	1,369,000	1,521,000
Payments of stock issuance costs	0	68,000
Liquidation preference	325,000,000	325,000,000						250,000,000	250,000,000	75,000,000	75,000,000
Award vesting period				5 years										5 years
Equity Offering, Common Shares available for issue																2,875,000
Sale of Stock, Price Per Share																$ 67.40
Equity Offering, Net Proceeds															$ 193,800,000
Weighted Average Price Per Share	$ 60.00	$ 53.35
Limited Partners' Capital Account, Units Outstanding	154,170	165,796

Equity and Capital - Noncontrolling Interest of Limited Partners (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013
Limited Partners' Capital Account [Line Items]
Stock Issued During Period, Shares, New Issues	1,730,000	1,899,000
Preferred Stock, Liquidation Preference, Value	$ 325,000,000	$ 325,000,000
Limited Partners' Capital Account, Units Outstanding	154,170	165,796
Partners' Capital Account, Units	94,262,231	92,499,000
General Partners' Capital Account, Units Outstanding	94,108,061	92,333,000
Noncontrolling Interest in Operating Partnerships	31,800,000	19,200,000
Parent Company [Member]
Limited Partners' Capital Account [Line Items]
Stock Issued During Period, Shares, New Issues		13,000,000
Parent Company, Ownership Percentage of Outstanding Common Partnership Units of Operating Partnership	99.80%	99.80%
Series 7 \| Parent Company [Member]
Limited Partners' Capital Account [Line Items]
Stock Issued During Period, Shares, New Issues		3,000,000
Preferred Stock, Liquidation Preference, Value	75,000,000	75,000,000
Preferred Stock, Dividend Rate, Percentage	6.00%	6.00%
Preferred Stock, Callable Date	Aug. 23, 2017	Aug. 23, 2017
Series 6 \| Parent Company [Member]
Limited Partners' Capital Account [Line Items]
Stock Issued During Period, Shares, New Issues		10,000,000
Preferred Stock, Liquidation Preference, Value	$ 250,000,000	$ 250,000,000
Preferred Stock, Dividend Rate, Percentage	6.625%	6.625%
Preferred Stock, Callable Date	Feb. 16, 2017	Feb. 16, 2017

Equity and Capital - Accumulated Other Comprehensive Income (Loss) (Details) (USD $) In Thousands, except Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Accumulated Other Comprehensive Income (Loss) [Line Items]
Document Fiscal Year Focus	2014
Derivative Instruments, Gain (Loss) Reclassified from Accumulated OCI into Income, Effective Portion, Net	$ 9,353	$ 9,433	$ 9,491
Weighted Average Limited Partnership Units Outstanding, Basic	157,950	171,886	177,164
Accumulated Net Gain (Loss) from Designated or Qualifying Cash Flow Hedges [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	9,353	9,433	9,491
Accumulated Net Realized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	(7,765)	0	0
Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, before Tax	(42,203)	30,985	4,220
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	1,588	9,433	9,491
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(17,883)	(58,301)	(72,012)
Current period other comprehensive income, net	(40,615)	40,418	13,711
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	(58,498)	(17,883)	(58,301)
Parent Company [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), Reclassification Adjustment from AOCI for Sale of Securities, Net of Tax	7,765	0	0
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(17,404)
Current period other comprehensive income, net	(40,615)	40,418	13,711
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	(57,748)	(17,404)
Parent Company [Member] \| Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Current period other comprehensive income, net	(40,344)	40,311	13,714
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, before Tax	(444)	106	(34)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	173	1	31
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(479)	(586)	(583)
Current period other comprehensive income, net	(271)	107	(3)
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	(750)	(479)	(586)
Noncontrolling Interest [Member] \| Accumulated Net Unrealized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, before Tax	13	0	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	(13)	0	0
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	0	0	0
Current period other comprehensive income, net	0	0	0
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	0	0	0
Noncontrolling Interest [Member] \| Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, before Tax	(431)	106	(34)
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	160	1	31
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(479)	(586)	(583)
Current period other comprehensive income, net	(271)	107	(3)
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	(750)	(479)	(586)
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, before Tax	(49,524)	30,879	4,254
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	9,180	9,432	9,460
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(17,404)	(57,715)	(71,429)
Current period other comprehensive income, net	(40,344)	40,311	13,714
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	(57,748)	(17,404)	(57,715)
Controlling [Member] \| Accumulated Net Unrealized Investment Gain (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, before Tax	7,752	0	0
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	(7,752)	0	0
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	0	0	0
Current period other comprehensive income, net	0	0	0
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	0	0	0
Controlling [Member] \| Accumulated Other Comprehensive Income (Loss) [Member]
Accumulated Other Comprehensive Income (Loss) [Line Items]
Other Comprehensive Income (Loss), before Reclassifications, before Tax	(41,772)	30,879	4,254
Reclassification from Accumulated Other Comprehensive Income, Current Period, Net of Tax	1,428	9,432	9,460
Accumulated Other Comprehensive Income (Loss) [Roll Forward]
Accumulated Other Comprehensive Income (Loss), Net of Tax, Beginning of Period	(17,404)	(57,715)	(71,429)
Current period other comprehensive income, net	(40,344)	40,311	13,714
Accumulated Other Comprehensive Income (Loss), Net of Tax, End of Period	$ (57,748)	$ (17,404)	$ (57,715)

Stock-Based Compensation (Details) (USD $)	12 Months Ended
Stock-Based Compensation (Details) (USD $)	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Current Fiscal Year End Date	--12-31
Share-based Compensation Arrangement by Share-based Payment Award, Award Vesting Rights, Percentage	25.00%
Share-based Compensation Arrangement by Share-based Payment Award, Options, Grants in Period, Net of Forfeitures	0	0	0
Less: Amount capitalized	$ (2,707,000)	$ (2,188,000)	$ (1,979,000)
Number of shares authorized	4,100,000
Share-based Compensation Arrangement by Share-based Payment Award, Options, Outstanding [Roll Forward]
Stock Options, Outstanding, Beginning Balance	295,924
Stock Options, Exercised	287,183
Stock Options, Forfeited	0
Stock Options, Expired	0
Stock Options, Outstanding, Ending Balance	8,741	295,924
Stock Options, Vested and Expected to Vest	8,741
Stock Options, Exercisable	8,741
Share-based Compensation Arrangement by Share-based Payment Award, Options, Outstanding, Weighted Average Exercise Price [Roll Forward]
Stock Options, Outstanding, Weighted Average Exercise Price, Beginning Balance	$ 52.46
Stock Options, Exercised, Weighted Average Exercise Price	$ 51.36
Stock Options, Forfeited, Weighted Average Exercise Price	$ 0.00
Stock Options, Expired, Weighted Average Exercise Price	$ 0.00
Stock Options, Outstanding, Weighted Average Exercise Price, Ending Balance	$ 88.45	$ 52.46
Stock Options, Vested and Expected to Vest, Weighted Average Exercise Price	$ 88.45
Stock Options, Exercisable, Weighted Average Exercise Price	$ 88.45
Share-based Compensation Arrangement by Share-based Payment Award, Options, Additional Disclosures [Abstract]
Stock Options, Outstanding, Weighted Average Remaining Contractual Term in Years, Beginning Balance	2 years 1 month 6 days	1 year 1 month 6 days
Stock Options, Outstanding, Weighted Average Remaining Contractual Term in Years, Ending Balance	2 years 1 month 6 days	1 year 1 month 6 days
Stock Options, Vested and Expected to Vest, Weighted Average Remaining Contractual Term in Years	2 years 1 month 6 days
Stock Options, Exercisable, Weighted Average Remaining Contractual Term in Years	2 years 1 month 6 days
Stock Options, Outstanding, Aggregate Intrinsic Value, Beginning Balance	(1,822,000)
Stock Options, Outstanding, Aggregate Intrinsic Value, Ending Balance	(216,000)	(1,822,000)
Stock Options, Vested and Expected to Vest, Aggregate Intrinsic Value	(216,000)
Stock Options, Exercisable, Aggregate Intrinsic Value	(216,000)
Share-based Compensation Arrangement by Share-based Payment Award, Options, Exercises in Period, Total Intrinsic Value	1,300,000	141,000	92,000
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Number of shares available for grant	2,800,000
Share-based Compensation Arrangement by Share-based Payment Award, Fair Value Assumptions, Expected Volatility Rate	24.60%	27.80%	48.80%
Share-based Compensation Arrangement by Share-based Payment Award, Fair Value Assumptions, Risk Free Interest Rate	0.64%	0.42%	0.32%
Restricted Stock [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Allocated Share-based Compensation Expense	12,161,000	14,141,000	11,526,000
Share-based Compensation Arrangement by Share-based Payment Award, Options, Additional Disclosures [Abstract]
Stock Options, Vested and Expected to Vest, Aggregate Intrinsic Value	12,400,000	11,500,000	6,600,000
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Restricted Stock, Non-Vested, Shares Outstanding, Beginning Balance	685,697
Restricted Stock, Shares Vested and Distributed	255,962
Restricted Stock, Shares Forfeited	12,310
Restricted Stock, Non-Vested, Shares Outstanding, Ending Balance	676,366	685,697
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Non-Vested, Intrinsic Value	43,139,000
Restricted Stock, Shares Vested and Distributed, Weighted Average Grant Price	$ 48.38
Restricted Stock, Shares Forfeited, Weighted Average Grant Price	$ 46.50
Restricted Stock, Shares Granted, Total Weighted Average Grant Price	$ 48.18	$ 52.80	$ 39.44
Time Based Awards Granted
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Restricted Stock, Shares Granted	143,055
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price	$ 47.62
Performance Based Awards Granted
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Restricted Stock, Shares Granted	12,828
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price	$ 46.77
Market Based Awards Granted
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Restricted Stock, Shares Granted	103,058
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Shares Granted, Weighted Average Grant Price	$ 49.14
Award vesting period	3 years
Parent Company [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Total Stock-Based Compensation	9,662,000	12,191,000	9,806,000
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Restricted Stock, Non-Vested, Unrecognized Compensation Cost	11,500,000
Awards granted, lives	10 years
Period for recognition for compensation costs	3 years
Partnership Interest [Member]
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Total Stock-Based Compensation	9,662,000	12,191,000	9,806,000
Director
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Allocated Share-based Compensation Expense	$ 208,000	$ 238,000	$ 259,000
Minimum [Member] \| Parent Company [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Award vesting period	1 year
Maximum [Member] \| Parent Company [Member]
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Additional Disclosures [Abstract]
Award vesting period	5 years

Saving and Retirement Plans - 401(K) Plan (Details) (USD $)	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Defined Benefit Plan Disclosure [Line Items]
Defined Contribution Plan, Maximum Annual Contribution Per Employee, Amount	$ 5,000
Current Fiscal Year End Date	--12-31
Profit Sharing Contribution, Vesting Period	3 years
Profit Sharing Contributions, Cost Recognized	1,300,000	1,200,000	1,100,000
Defined Contribution Plan, Cost Recognized	$ 1,500,000	$ 1,500,000	$ 1,400,000

Earnings per Share and Unit (Details) (USD $) In Thousands, except Share data, unless otherwise specified	3 Months Ended								12 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Earnings Per Share, Basic, by Common Class, Including Two Class Method [Line Items]
Document Fiscal Year Focus									2014
Current Fiscal Year End Date									--12-31
Weighted Average Limited Partnership Units Outstanding, Basic									157,950	171,886	177,164
Numerator [Abstract]
Net income (loss) attributable to common stockholders	$ 73,515	$ 47,942	$ 25,482	$ 19,389	$ 46,326	$ 34,998	$ 31,864	$ 15,554
Income (loss) per common share - basic (note 15):
Net income attributable to common stockholders (in dollars per share)	$ 0.79	$ 0.52	$ 0.28	$ 0.21	$ 0.50	$ 0.38	$ 0.35	$ 0.17
Income (loss) per common share - diluted (note 15):
Net income (loss) attributable to common stockholders (in dollars per share)	$ 0.79	$ 0.52	$ 0.28	$ 0.21	$ 0.50	$ 0.38	$ 0.35	$ 0.17
Parent Company [Member]
Numerator [Abstract]
Income (Loss) from Discontinued Operations, Net of Tax, Attributable to Noncontrolling Interest									0	121	(43)
Income (Loss) from Discontinued Operations, Net of Tax, Attributable to Parent									0	65,164	(21,685)
Income (Loss) from Continuing Operations Attributable to Noncontrolling Interest									1,457	1,360	385
Income (Loss) from Continuing Operations Attributable to Parent									187,390	84,640	47,552
Less: preferred stock dividends									21,062	21,062	32,531
Net income attributable to noncontrolling interests									1,457	1,481	342
Net income (loss) attributable to common stockholders									165,875	128,294	(7,236)
Less: dividends paid on unvested restricted stock									453	448	572
Add: dividends paid on Treasury Method restricted stock									63	45	71
Net (loss) income for common stockholders - diluted									165,938	128,339	(7,165)
Denominator [Abstract]
Weighted average common shares/units outstanding for basic EPS/EPU									92,370,000	91,383,000	89,630,000
Incremental Common Shares Attributable to Dilutive Effect of Call Options and Warrants									0	2,000	0
Incremental shares to be issued under unvested restricted stock									34,000	24,000	39,000
Weighted average common shares/units outstanding for diluted EPS/EPU									92,404,000	91,409,000	89,669,000
Income (loss) per common share - basic (note 15):
Continuing operations (in dollars per share)									$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)									$ 0.00	$ 0.71	$ (0.24)
Net income attributable to common stockholders (in dollars per share)									$ 1.80	$ 1.40	$ (0.08)
Income (loss) per common share - diluted (note 15):
Continuing operations (in dollars per share)									$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)									$ 0.00	$ 0.71	$ (0.24)
Net income (loss) attributable to common stockholders (in dollars per share)									$ 1.80	$ 1.40	$ (0.08)
Earnings Per Common Unit - Diluted [Abstract]
Income from continuing operations									133,770	84,297	45,779
Partnership Interest [Member]
Numerator [Abstract]
Income (Loss) from Discontinued Operations, Net of Tax, Attributable to Noncontrolling Interest									0	121	(43)
Income (Loss) from Discontinued Operations, Net of Tax, Attributable to Parent									0	65,164	(21,685)
Income (Loss) from Continuing Operations Attributable to Parent									187,709	84,916	47,029
Less: preferred unit distributions									21,062	21,062	31,902
Net income attributable to noncontrolling interests									1,138	1,205	865
Net income (loss) attributable to common stockholders									166,194	128,570	(7,130)
Net (loss) income attributable to common unit holders									166,647	129,018	(6,558)
Less: dividends paid on unvested restricted stock									453	448	572
Add: dividends paid on Treasury Method restricted stock									63	45	71
Net (loss) income for common stockholders - diluted									166,257	128,615	(7,059)
Denominator [Abstract]
Weighted average common shares/units outstanding for basic EPS/EPU									92,528,000	91,555,000	89,808,000
Incremental Common Shares Attributable to Dilutive Effect of Call Options and Warrants									0	2,000	0
Incremental shares to be issued under unvested restricted stock									34,000	24,000	39,000
Weighted average common shares/units outstanding for diluted EPS/EPU									92,562,000	91,581,000	89,847,000
Earnings Per Common Unit, Basic [Abstract]
Continuing operations (in dollars per share)									$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)									$ 0.00	$ 0.71	$ (0.24)
Net income attributable to common unit holders (in dollars per share)									$ 1.80	$ 1.40	$ (0.08)
Earnings Per Common Unit - Diluted [Abstract]
Continuing operations (in dollars per share)									$ 1.80	$ 0.69	$ 0.16
Discontinued operations (in dollars per share)									$ 0.00	$ 0.71	$ (0.24)
Net Income (Loss), Net of Tax, Per Outstanding Limited Partnership Unit, Diluted									$ 1.80	$ 1.40	$ (0.08)
Income from continuing operations									133,770	84,297	45,779
Continuing operations \| Parent Company [Member]
Numerator [Abstract]
Net income (loss) attributable to common stockholders									165,875	63,130	14,449
Net (loss) income for common stockholders - diluted									165,938	63,175	14,520
Continuing operations \| Partnership Interest [Member]
Numerator [Abstract]
Income (Loss) from Continuing Operations Attributable to Noncontrolling Interest									1,138	1,084	908
Net income (loss) attributable to common stockholders									166,194	63,406	14,555
Net (loss) income for common stockholders - diluted									$ 166,257	$ 63,451	$ 14,626

Operating Leases - Lessor (Details) (USD $)	12 Months Ended
Operating Leases - Lessor (Details) (USD $)	Dec. 31, 2014 employees
Operating Leased Assets [Line Items]
Current Fiscal Year End Date	--12-31
Operating Leases, Future Minimum Payments Receivable [Abstract]
2015	$ 384,955
2016	354,968
2017	310,255
2018	262,123
2019	217,686
Thereafter	1,077,629
Total	$ 2,607,616
Customer Concentration Risk - Number	0
Concentration Risk, Percentage	5.00%
Under 5,000 sqft [Member]
Operating Leased Assets [Line Items]
Operating leases, tenant space terms	5,000
Minimum [Member]
Operating Leased Assets [Line Items]
Operating leases, lease year range	3 years
Operating leases, lease year range for tenant space greater than 10,000 sq ft	5 years
Maximum [Member]
Operating Leased Assets [Line Items]
Operating leases, lease year range	5 years
Operating Leases, Future Minimum Payments Receivable [Abstract]
Concentration Risk, Percentage	5.00%
Leases greater then 10,000sqft [Member]
Operating Leased Assets [Line Items]
Operating leases, tenant space terms	10,000

Operating Leases - Lessee (Details) (USD $)	12 Months Ended
Operating Leases - Lessee (Details) (USD $)	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Leases [Abstract]
Deferred Compensation Liability, Current and Noncurrent	$ 27,600,000	$ 26,100,000
Operating leases expenses	8,900,000	8,500,000	9,100,000
Operating Leases, Future Minimum Payments Due [Abstract]
2015	8,234
2016	7,793
2017	6,074
2018	5,006
2019	4,754
Thereafter	194,992
Total	$ 226,853

Commitments and Contingencies (Details) (USD $)	Dec. 31, 2014	Dec. 31, 2013
Line of Credit Facility [Line Items]
Letters of Credit Outstanding, Amount	$ 5,900,000	$ 19,300,000
Letter of Credit [Member]
Line of Credit Facility [Line Items]
Line of Credit Facility, Maximum Borrowing Capacity	$ 80,000,000

Summary of Quarterly Financial Data (Details) (USD $) In Thousands, except Per Share data, unless otherwise specified	3 Months Ended
	Dec. 31, 2014	Sep. 30, 2014	Jun. 30, 2014	Mar. 31, 2014	Dec. 31, 2013	Sep. 30, 2013	Jun. 30, 2013	Mar. 31, 2013
Revenues included in Discontinued Operations				$ 133,280	$ 126,005	$ 120,317	$ 122,307	$ 120,378
Net income (loss) attributable to common stockholders	73,515	47,942	25,482	19,389	46,326	34,998	31,864	15,554
Noncontrolling Interest in Net Income (Loss) Operating Partnerships, Nonredeemable	134	90	53	42	94	73	70	39
Net Income (Loss) Attributable to Common Unit Holders	73,649	48,032	25,535	19,431	46,420	35,071	31,934	15,593
Earnings Per Share, Basic	$ 0.79	$ 0.52	$ 0.28	$ 0.21	$ 0.50	$ 0.38	$ 0.35	$ 0.17
Earnings Per Share, Diluted	$ 0.79	$ 0.52	$ 0.28	$ 0.21	$ 0.50	$ 0.38	$ 0.35	$ 0.17
Scenario, Previously Reported [Member]
Revenues included in Discontinued Operations	136,167	133,559	134,892		126,005	122,110	125,842	126,088
Restatement Adjustment [Member]
Revenues included in Discontinued Operations					$ 0	$ (1,793)	$ (3,535)	$ (5,710)

- Definition

The amount of net income (loss) for the period per each share of common stock or unit outstanding during the reporting period.

+ References+ Details

- Definition

The amount of net income (loss) for the period available to each share of common stock or common unit outstanding during the reporting period and to each share or unit that would have been outstanding assuming the issuance of common shares or units for all dilutive potential common shares or units outstanding during the reporting period.

+ References+ Details

Available-for-Sale Securities (Details) (USD $) In Millions, unless otherwise specified	12 Months Ended
	Dec. 31, 2014
Schedule of Available-for-sale Securities [Line Items]
Current Fiscal Year End Date	--12-31
available-for-sale securities, cost basis	$ 14.3
Proceeds from Sale of Available-for-sale Securities	22.1
Partnership Interest [Member]
Schedule of Available-for-sale Securities [Line Items]
Available-for-sale securities, pursuit costs	$ 1.8

Consolidated Statements of Operations (Parenthetical) (Partnership Interest [Member], USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2014	Dec. 31, 2013	Dec. 31, 2012
Partnership Interest [Member]
Interest Income	$ 1,210	$ 1,643	$ 1,675
Unrealized Gain on Securities	$ 1,058	$ (2,231)	$ (888)

Notes Receivable (Details)	12 Months Ended
Notes Receivable (Details)	Dec. 31, 2014
Accounts, Notes, Loans and Financing Receivable [Line Items]
Current Fiscal Year End Date	--12-31
Fixed interest rates on notes receivable	7.00%

Saving and Retirement Plans - Non-Qualified Deferred Compensation Plan (Details) (USD $) In Millions, unless otherwise specified	Dec. 31, 2014	Dec. 31, 2013
Compensation and Retirement Disclosure [Abstract]
Deferred Compensation Liability, Current and Noncurrent	$ 27.6	$ 26.1

Earnings per Share and Unit EPS and Unit Phantom (Details)	Dec. 31, 2014	Dec. 31, 2013
Earnings Per Share [Abstract]
Limited Partners' Capital Account, Units Outstanding	154,170	165,796

Variable Interest Rate

1 month LIBOR plus 150 basis points