________________________________________________________________________________
________________________________________________________________________________
SECURITIES AND EXCHANGE COMMISSION
UNITED STATES
Washington, DC 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported) May 6, 2003
-----------
REGENCY CENTERS CORPORATION
---------------------------
(Exact name of registrant as specified in its charter)
Florida 001-12298 59-3191743
(State or other jurisdiction Commission (IRS Employer
of incorporation) File Number) Identification No.)
121 West Forsyth Street, Suite 200 32202
Jacksonville, Florida -----
---------------------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number including area code: (904) 598-7000
Not Applicable
(Former name or former address, if changed since last report)
________________________________________________________________________________
________________________________________________________________________________
Item 7. Financial Statements and Exhibits
(c) Exhibits
Exhibit 99.1 Earnings release issued May 6, 2003, by
Regency Centers Corporation for the three
months ended March 31, 2003.
Exhibit 99.2 Supplemental Information.
Item 12. Disclosure of Results of Operations and Financial Condition
On May 6, 2003, Regency issued an earnings release for the three months ended
March 31, 2003, which is attached as Exhibit 99.1. The release reports Funds
From Operations (FFO) as a supplemental earnings measure. Regency considers FFO
to be an accurate benchmark to its peer group and the most meaningful
performance measurement for the company because it excludes various items in net
income that do not relate to or are not indicative of the operating performance
of the ownership, management and development of real estate. FFO is defined by
the National Association of Real Estate Investment Trusts generally as net
earnings (computed in accordance with GAAP), (1) excluding real estate
depreciation and amortization, gains and losses from sales of properties (except
those gains and losses sold by Regency's taxable REIT subsidiary), after
adjustment for unconsolidated partnerships and joint ventures and (2) excluding
items classified by GAAP as extraordinary or unusual, along with significant
non-recurring events. Regency also adjusts for the payment of preferred stock
dividends.
On May 6, 2003, Regency posted on its website at www.regencycenters.com the
supplemental information attached as Exhibit 99.2 relating to the three months
ended March 31, 2003.
2
Pursuant to the requirements of the Securities and Exchange Act of
1934, the registrant has duly caused this report to be signed on its behalf by
the undersigned hereunto duly authorized.
REGENCY CENTERS CORPORATION
(registrant)
May 12, 2003 By: /s/ J. Christian Leavitt
--------------------------------------
J. Christian Leavitt, Senior Vice
President and Chief Accounting
Officer
3