Topic Listing for Regency Centers

Acquired Lease Intangibles Acquisition Disposition Activity
Acquisitions Acquisitions Capital Recycling Co-investment Partnerships
Actual Performance Versus Goals Addendum 2008 Amended Restated Severance Change Control Agreement
Additional Costs Capital Adequacy Addressing Internal Revenue Code Limits
Administration Adoption 2005 Incentive Compensation Plan 101 Form 8-k
Agents Reliance Agreement Shall Governed Construed Accordance Laws State New
Allocation Policy Allocation Proceeds
Allocation Profit Loss Allocation Profits Losses
Amended Restated Joint Venture Agreement Macquarie Countrywide Amendment
Amendment Existing Credit Agreement Amendment Stock Option Agreements
Amendment Stock Rights Award Agreements Amendment Termination
Amendments Amendments Articles Incorporation Bylaws
Amendments Articles Incorporation Bylaws Change Amendments Waivers
Amount Limitations Annex
Annual Cash Incentive Annual Cash Incentive 2006 Results Plan Goals
Annual Cash Incentive 2007 Results Plan Goals Annual Cash Incentive 2008 Results Plan Goals
Annual Cash Incentive Cio Annual Cash Incentive Overview
Annual Meeting Annual Report
Appendix Applicable Only Corporate Registrants
Appointment Authorization Appraisal Compliance
Appraisal Policy Approvals Lenders
Asset Management Fees 020 Value Following Eighteenth Offsetting Assignment Llc Interest
Assumptions Concerning Funding Libor Loans Audit Committee
Audit Committee Report Background
Base Amount Base Salary
Basis Presentation Beneficial Ownership Reporting Compliance
Bid Rate Loans Board Directors
Board Directors Recommends Vote Election Each Nominees Proxies Board Directors Regency Recommends Vote Election Each Nominees
Board Directors Standing Committees Books Records
Books Records Accounting Reports Books Records Inspections
Brian Smith Bruce Johnson
Business Buyers Indemnity Inspection
Buying Home Bylaw Amendment
Calpers Washington Portfolio Acquisition Fee Schedule Calpers Washington Portfolio Acquisition Fee Schedule Updated 2005
Capital Accounts Capital Contributions
Capital Contributions Percentage Interests Capital Markets
Capital Recycling Co-investment Partnerships Capital Recycling Investment Disposition Activity
Capital Recycling Joint Ventures Carpenter
Cash Bonus Cash Flow Hedges Interest Rate Risk
Ceo Compensated Certain Relationships Related Transactions
Certain Relationships Related Transactions Director Independence Certain Transactions
Certificates Shares Transfer Change Lending Office
Changed Since Last Report Changes Annual Incentive Plan 2009
Changes Disagreements Accountants Accounting Financial Disclosure Changes Internal Controls
Changes Policies Changes Since 2005
Closing Washington Portfolio Acquisition Co-investment Partnerships
Co-investment Partnerships Account Significant Portion Revenues Net Income Combination
Commitments Contingencies Common Stock
Comparative Stock Performance Compensation
Compensation Committee Compensation Committee Report
Compensation Committee Report Executive Compensation Directors
Compensation Members Affiliates Compensation Program Objectives
Compensation Program Objectives Overview Compensation Termination Employment
Competition Completion Acquisition Disposition Assets
Compliance Applicable Law Compliance Certificate
Compliance Governmental Regulations Computations
Conclusion Regarding Effectiveness Disclosure Controls Procedures Condemnation
Conditions Conditions Covenants
Conditions Precedent Loans Conditions Precedent Loans Letters Credit
Conduct Business Conference Call
Confidentiality Consent Independent Accountants
Consent Independent Registered Public Accounting Firm Consolidated Financial Statements Supplementary Data
Consolidation Construction
Continuation Contracts Checks Deposits Special Corporate Acts
Contractual Obligations Contribution Agreement
Controls Procedures Conversion
Copy Annual Report Form 10-k 2006 Provided Without Copy Regencys Annual Report Form 10-k 2005 Provided
Costs Environmental Remediation Reduce Cash Flow Available Distribution Costs Expenses
Counterparts Covenants
Covenants Debt Agreements Restrict Operating Activities Adversely Affect Coverage Belongings
Creation Direct Financial Obligation Creation Direct Financial Obligation Off-balance Sheet Arrangement
Credit Facility Critical Accounting Policies Estimates
Current Distressed Economic Environment Current Operating Environment
Current Operating Outlook Current Report
Current Turmoil Credit Markets Limit Demand Products Real D-14 Securities Exchange Act 1934
Debt Financing Reduce Distributions Stockholders Defaulting Lenders
Defaults Deferred Compensation Plan
Defined Terms Definitions
Delaware Limited Liability Delaware Limited Partnership
Departure Directors Certain Officers Election Appointment Compensatory Depend External Sources Capital Not Available Future
Deposit Derivative Financial Instruments
Derivatives Contracts Description 2005 Incentive Compensation Plan Executive Officers
Designation Tax Matters Member Development
Development Activity Development Sales
Development Stabilizations Did Regency Perform 2005
Directors Directors Executive Officers Corporate Governance
Directors Executive Officers Registrant Discretionary Awards 2006
Discretionary Awards 2007 Disposition Activity
Dispositions Dispositions Acquisitions
Dispute Resolution Distribution Kind Examples
Distributions Dividend
Dividend Equivalent Units Dividend Increased 11- Consecutive Annual Increase
Dix Druce Documents Incorporated Reference
Douglas Luke Downturns Retailing Industry Likely Direct Adverse Impact Revenues
Duties Liability Indemnification Earnings Guidance
Earnings Operations Earnings Operations Guidance Update
Edgewater Retail Partners Llc Electronic Delivery Future Proxy Materials
Electronic Document Delivery Elements Compensation
Eligibility Eligibility Properties
Employees Encounter Difficulties Assimilating Washington Portfolio
Entire Agreement Entry Material Contract
Entry Material Definitive Agreement Environmental Matters
Equity Equity Capital Transactions
Equity Compensation Long-term Opportunity Equity Compensation Plan Information
Equity Grants Exchange Reload Rights Equity Offering
Equity Transaction Equity Transactions
Escrows Closing Estimated Development Stabilization Schedule
Estimated Property Stabilization Estimates
Estimates Risks Uncertainties Evaluation Disclosure Controls Procedures
Events Default Events Default Members Change Control
Exact Name Registrant Specified Charter Examples
Except Unit Data Exception Policy
Exchange Listing Exclusivity Agreement
Execution Copy Executive Committee
Executive Compensation Executive Management Board Directors Changes
Executive Officers Exhibits
Expenses Expenses Solicitation
Expiration Maturity Date Letters Credit Past Termination Explanatory
Extension Termination Date Face Competition Numerous Sources
Facearial Size2 Fail Qualify Reit Federal Income Tax Purposes Subject
Family Final Trip Fees
Ffo Guidance Update Ffo Per Share 080 Same Store Noi Growth
Ffo Per Share Grew 134 Dividend Increased 82- Ffo Per Share Grew Over 2003 Annual Dividend
Ffo Per Share Guideline Ffo Per Share Increased Dividend
Financial Covenants Financial Results
Financial Statement Exhibits Financial Statements Business Acquired
Financial Statements Exhibits Following Form Subsection Used Event Regency Receive Common
Following Form Subsection Used Event Regency Receive Units Forced Deleverage Business Operating Cash Flows Result Reduction
Form 10-k Form 10-q
Formation Name Place Business Purpose Term Former Name Address Changed Since Last Report
Forward Looking Statements Forward-looking Statements
Free Writing Prospectus Fuel Pad Base Rent Below Included Respective Grocers
Full 2009 Earnings Valuation Guidance Revisions Full Packing Unpacking Crating Uncrating
Fund Leverage Policy Funds Operations Reconciliation Net Income-actual Results
Funds Transfer Disbursements Further Assurances
Future Pipeline Assets General
General Information General Partner Signature Page
General Provisions General References San Francisco Time
Going Fees Governing Law
Gri Base Amount Gri Regency Selection Ratio Order
Guarantors Guidance Reconciliation
Historical Interim Information Holders Common Stock
Home Finding Trips Home Sale Program
Household Move Assistance Householding
Illegality Impairment Charges Dead Deal Costs
Impairment Long-lived Assets Important Notes 2005 Ffo Per Share Guideline
Important Notes Three-year Ffo Per Share Growth Guideline Important Notes Three-year Shareholder Return Guideline
In-process Developments In-process Developments Funding Stabilization Schedule
In-process Developments Projected Funding Incentive Plan Awards
Inception 2007 Including Regency Wholly-owned Pro-rata Share Properties Owned Joint
Income Tax Gross Assistance Increase Commitments
Increase Market Capitalization Rates Reduce Value Centers Sell Increased Interest Rates Reduce Distributions Stockholders
Increased Market Interest Rates Reduce Stock Prices Indebtedness
Indemnification Indemnification Agent
Independence Covenants Independent Audit Review
Independent Directors Independent Registered Public Accountants
Independent Registered Public Accounting Firm Index Financial Statements
Indicate Check Registrant Not Required Reports Pursuant Act Inflation
Inflation Deflation Initial Conditions Precedent
Initial Portfolio Assets Initial Schedule Fees Services
Inspection Documentation Insurance
Internet Access Electronic Delivery Future Proxy Materials Internet Delivery Proxy Materials Available
Introduction Investment Committee
Investor Relations Issuance Capital Stock Delay Prevent Change Control
Jacksonville Fla 2009 Regency Centers Corporation Announced Today Jacksonville Florida 32202
John Schweitzer Joint Venture 2005 Shopping Center Acquisitions
Joint Ventures Joint Ventures Account Significant Portion Revenues Net Income
Key Initiatives Action Key Strategic Goals
Kpmg Llp Lack Available Credit Reduce Capital New Developments Other
Land Held Future Development Sale Legal Proceedings
Lender Credit Decision Etc Letter Credit Collateral Account
Letter Intent Buyer Joint Venture Letterhead Executive Officer Director Corporation
Letters Credit Liability Members Others Indemnification
Limitation Liability Limitations Indemnification
Limited Liability Agreement Limited Partner Signature Page
Limited Release Sellers Liquidation
Liquidity Capital Resources List Exhibits
Listing Home Sale Litigation Jurisdiction Other Matters Waivers
Long Term Incentive Restricted Shares Stock Rights Awards Long Term Incentive Stock Options
Long Term Incentives 2009 Awards Long Term Incentives Performance Shares
Long-term Incentives Overview Loss Revenues Major Tenants Reduce Distributions Stockholders
Macquarie Countrywide Management Limited Macquarie Countrywide Name
Maintenance Property Majority Voting Policy
Managements Consideration Controls Over Property Sales Co-investment Partnerships Managements Report Internal Control Over Financial Reporting
Managing Director Appointment Market Registrants Common Equity Related Shareholder Matters
Market Registrants Common Equity Related Stockholder Matters Issuer Market Risk
Marketing Certain Projects Marshaling Payments Set Aside
Martin Stein Mary Lou Fiala
Material Modification Rights Security Holders Material Modifications Rights Security Holders
Material Subsidiaries Equity Ownership Thereof Mcw Llc Base Amount
Meetings Board Directors Member Representatives
Merger Consolidation Sales Assets Other Arrangements Minimum Amounts
Minority Interests Miscellaneous
Miscellaneous Expense Allowance Miscellaneous Provisions
Modifications Organizational Documents Name Person Filing Proxy Statement Other Registrant
Negative Pledge New Credit Agreement
Nominating Corporate Governance Committee Nominees
Non-designated Hedges Non-qualified Deferred Compensation 2006
Non-qualified Deferred Compensation 2007 Non-qualified Deferred Compensation 2008
Noncontrolling Interest Exchangeable Operating Partnerships Units Noncontrolling Interest Preferred Units
Noncontrolling Interests Nonliability Agent Lenders
Nonqualified Stock Option Agreement Not Applicable
Not Voting Control Over Joint Venture Investments Unable Notes
Notes Payable Notes Receivable
Notice Defaults Notice Electronic Availability Proxy Materials
Notice Employees Notices
Number 1-12298 Number Interest Periods
Objectives Strategies Obligations Respect Loan Parties
Off-balance Sheet Arrangements Officers
Offices Offsetting Expenses Income Recognition
Only Amended 901 Reported Herein Only Those Amended Reported Herein
Operating Investment Philosophy Operating Leases
Operating Property Dispositions Operating Results
Option Exercise Payment Expiration Option Exercises Stock Vested 2006
Option Exercises Stock Vested 2007 Option Exercises Stock Vested 2008
Option Grants 2005 Option Replace Lenders
Option Year-end Values Table Or-
Organization Authorization Other
Other Agreements Regency Parties Other Allocation Rules
Other Events Other Information
Other Matters Other Policies
Other Representations Warranties Outside Agreement Transaction Documents Other Share-based Awards
Outstanding Equity Awards Outstanding Syndecs Adversely Influence Market Price Common Stock
Oversight Compensation Overview Operating Philosophy
Overview Operating Strategy Ownership
Ownership Operating Partnership Part
Part Other Information Participation
Partners Partners Capital Contributions
Partners Common Units Preferred Partnership Structure Limit Flexibility Manage Assets
Pay Mix Payment Directors Fees
Payment Taxes Claims Payments
Payments Closing Pending Accounting Resolution Timing Recognition Gains Property
Performance Agent Performance Amount
Performance Awards Performance Criteria Affo Per Share Annual Cash Incentives
Performance Criteria Ffo Per Share Growth Performance Criteria Ffo Per Share Growth Annual Cash
Performance Criteria Total Shareholder Return Performance Measures
Performance Targets Omnibus Plan Performance Targets Regencys Omnibus Plan
Period Periods 2006 2005
Plans Please Specify Choices Date Sign Return Enclosed Proxy
Portfolio Results Preferred Stock
Preferred Units Preliminary 2008 Results
Prepayments Preservation Existence Similar Matters
Preservation Reit Status Press Release
Price Adjustments Principal Accountant Fees Services
Principal Accounting Fees Services Pro Rata Treatment
Procedure Shareholder Nominations Director Procedure Shareholder Recommendations Nominating Corporate Governance Committee Potential
Proceeds Projected Development Funding Stabilizations Land Held
Properties Managed Regency Not Owned Property Appraisals
Property Tax Expense Proposal Election Directors
Proposal Ratification Appointment Kpmg Llp Independent Registered Public Proxy Statement Annual Meeting Shareholders Held 2007
Proxy Voted Directed Direction Indicated Election Boards Nominees Purchase Agreement Portfolio Acquisition
Purchase Option Purchase Sale Agreement
Purpose Purpose Term
Pursuant Usc §1350 Qualifications Appraiser
Qualified Appraisers Quantitative Qualitative Disclosures Market Risk
Quarterly Financial Statements Rates Payment Interest Loans
Raymond Bank Real Estate Investments
Realized 2008 Developments Acquisitions Receive Annual Report Materials Electronically
Recent Accounting Pronouncements Recitals
Reconciliation Equity Regency Centers Unconsolidated Partnerships Investment Real Reconciliation Ffo Guidance Net Income
Reconciliation Ffo Net Income Reconciliation Ffo Recurring Guidance Net Income
Reconciliation Net Income Funds Operations Reconciliation Net Income Funds Operations Actual Results
Reconcillation Ffo Guidance Net Income Recording Neither Agreement Nor Memorandum Short Form Hereof
Redemption Conversion Reduction Availability Capital Increase Cost Higher Market Capitalization
Regency Regency Centers Affirms 2010 Earnings Guidance
Regency Centers Announces 2010 Earnings Guidance Regency Centers Announces Changes Preliminary 2008 Results
Regency Centers Announces Common Stock Offering Regency Centers Announces Completion Tender Offer
Regency Centers Announces Partial Partnership Distribution Regency Centers Announces Partnership Change Guidance Revision
Regency Centers Announces Tender Offer Series Notes Regency Centers Corporation
Regency Centers Corporation Nyse Reg Regency Centers Corporation Public Offering Common Stock
Regency Centers Exercises Option Increase Interest Mcw Partnership Regency Centers Provides Update 2009
Regency Centers Reclassifies Development Sale Regency Centers Reports Ffo Growth
Regency Centers Reports Ffo Per Share Growth Regency Centers Reports Preliminary End Results
Regency Centers Reports Results Regency Centers Reports Results Ffo Per Share
Regency Centers Reports Strong Results Regency Centers Sells 350 Ten-year Senior Unsecured Notes
Regency Retail Partners Reimbursement Agreement
Reit Status Consolidation Borrower Relating 670 Series Cumulative Redeemable Preferred Units
Relative Ftse Nareit Shopping Center Index Relative Size Key Elements Compensation Opportunity
Relative Size Key Elements Target Compensation Opportunity Release Properties
Relocation Reimbursements Remainder Page Intentionally Left Blank Signature Follows
Remedies Default Remedies Event Default
Repayment Loans Report Independent Auditors
Report Independent Registered Public Accounting Firm Reports
Representations Warranties Representations Warranties Members
Rescission Acceleration Requisite Lenders Restatement
Restricted Projects Restricted Stock Rights
Restrictions Intercompany Transfers Restrictions Ownership Capital Stock Preserve Reit Status Delay
Results Operations Retirement 401 Profit-sharing Plan
Retirement Non-qualified Deferred Compensation Plan Return Origin
Revenue Expense Recognition Revenues Cash Flow Adversely Affected Poor Market Conditions
Revolving Loans Right Offer
Rights Cumulative Risk Factors
Risk Factors Related Capital Recycling Structure Risk Factors Related Co-investment Partnerships Acquisition Structure
Risk Factors Related Federal Income Tax Laws Risk Factors Related Interest Rates Market Stock
Risk Factors Relating Ownership Regency Common Stock Risk Management Objective Using Derivatives
Ronald Blankenship Rrp Operating
Rticle Egative Ovenants Rticle Ffirmative Ovenants
Rticle Nformation Sale Mcw Partnership Interest
Sale Projects Sale Purchase Llc Interest
Schedule Seal
Secured Financings Securities Exchange Act 1934
Securities Issued Other Common Stock Securities Registered Pursuant Act
Security Ownership Certain Beneficial Owners Management Related Stockholder Sellers
Service Household Appliances Setoff
Severability Provisions Several Obligations
Shareholder Proposals Communications Board Directors Shareholders
Shareholders Held 2006 Shareholders Held 2008
Shareholders Held 2009 Shares
Sharing Payments Etc Shopping Center Acquisitions
Shopping Center Developments Acquisitions Sales Shopping Center Portfolio
Shopping Center Sales Signature Page Credit Agreement Regency Centers
Signaturepage Amendment Amended Restated Credit Agreement Dated 2005 Signatures
Signatures Follow Next Page Slide Page Reg Investor Analyst Presentation
Stamp Intangible Recording Taxes Standing Committees
Statements Account Stock Option
Stock Options Appreciation Rights Stock Ownership Policy Officers Directors
Stockholders Equity Minority Interest Storage Household Goods
Strong Date Growth Submission Matters Vote Security Holders
Successor Agent Successors Assigns
Summary Compensation Table Summary Non-qualified Deferred Compensation Plans
Summary Outstanding Joint Venture Debt Summary Preferred Stock Units
Summary Preferred Units Stock Summary Real Estate Information
Summary Unconsolidated Debt Summary Unconsolidated Debt-regencys Pro-rata Share
Supplemental Information Table Contents Survival Representations Warranties Etc
Suspension Libor Loans Swingline Loans
Table Contents Table Ntents
Tally Sheet Review Targeted Level Compensation
Taxes Temporary Housing Assistance
Tenant Lease Expirations Term Loans
Termination Before Deposit Termination Default Buyer
Termination Survival Terms Applicable Awards Granted Plan
Terry Worrell Thomas Wattles
Three-year 2005 2007 Ffo Per Share Growth Guideline Three-year 2005 2007 Relative Shareholder Return Guideline
Titled Agents Total Debt Outstanding-regencys Pro-rata Share
Total Real Estate Portfolio Including 100 Properties Owned Transactions Affiliates
Transfer Membership Interests Transport Automobile
Travel Expenses Treatment Affected Loans
Trust Index Unconsolidated Balance Sheets
Unconsolidated Balance Sheets Regencys Pro-rata Share Unconsolidated Balance Sheets Regencys Pro-rate Share
Unconsolidated Balance Sheets Regenys Pro-rata Share Unconsolidated Balance Sheets-regencys Pro-rata Share
Unconsolidated Joint Ventures 100 Unconsolidated Jvs
Unconsolidated Real Estate Partnerships Uninsured Loss Adversely Affect Distributions Stockholders
United States Unregistered Sales Equity Securities Proceeds
Unresolved Staff Comments Unsuccessful Development Activities Reduce Distributions Stockholders
Unsuccessful Development Activities Slowdown Reduce Distributions Stockholders Usa Patriot Act Notice Compliance
Usury Valuation Policy
Viii-a Anniversary Stock Grant Program Non-key Employees Viiia Anniversary Stock Grant Program Non-key Employees
Voluntary Reductions Commitment Vote Internet
Vote Person Voting Electronically Telephone
Voting Securities Waivers
Washington 20549 Website Access Sec Filings
Weighted Average Interest Rate Regencys Pro Rata Share Weighting 2008-2010 Performance Share Opportunity
Weighting Annual Cash Incentive Opportunity Wells Fargo Bank National Association Credit Agreement
Wells Fargo Lender What Annual Cash Compensation Components
What Regencys Philosophy Executive Compensation What Regencys Philosophy Long-term Incentive Compensation
Wholly Owned 100 Co-investment Partnerships Wholly Owned Regencys Pro-rata Share Co-investment Partnerships
Wholly-owned 100 Co-investment Partnerships Wholly-owned 100 Joint Ventures
Wholly-owned Pro-rata Share Properties Wholly-owned Regencys Pro-rata Share Co-investment Partnerships
Wholly-owned Regencys Pro-rata Share Joint Ventures Withdrawal Dissolution Termination
Written Statement Chief Financial Officer Written Statement Chief Operating Officer
Wwwamstockcom Wwwproxyvotecom
Wwwregencycenterscom Year-end Statements
Yield Protection Etc 
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