Regency Centers Corporation (Regency) is a qualified real estate investment trust (REIT), focused on owning, operating and developing community and neighborhood shopping centers that are tenanted by grocers, anchors, specialty retailers and restaurants located in areas with above average household incomes and population densities. All of the Company's operating, investing and financing activities are performed through its operating partnership, Regency Centers, L.P. (RCLP or Partnership), RCLP’s wholly owned subsidiaries, and through its investments in real estate partnerships with third parties (also referred to as co-investment partnerships or joint ventures). As of December 31, 2008, Regency owned 99% of the outstanding operating partnership units of RCLP.