SEC Form 4

FORM 4		UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 STATEMENT OF CHANGES IN BENEFICIAL OWNERSHIP Filed pursuant to Section 16(a) of the Securities Exchange Act of 1934 or Section 30(h) of the Investment Company Act of 1940	OMB APPROVAL OMB Number: 3235-0287 Estimated average burden hours per response: 0.5
	Check this box if no longer subject to Section 16. Form 4 or Form 5 obligations may continue. See Instruction 1(b).

1. Name and Address of Reporting Person* LUKE DOUGLAS S (Last) (First) (Middle) HL CAPITAL, INC. 405 LEXINGTON AVENUE (Street) NEW YORK NY 10174 (City) (State) (Zip)	2. Issuer Name and Ticker or Trading Symbol REGENCY CENTERS CORP [ REG ]	5. Relationship of Reporting Person(s) to Issuer (Check all applicable) X Director 10% Owner Officer (give title below) Other (specify below)
	3. Date of Earliest Transaction (Month/Day/Year) 02/06/2004
	4. If Amendment, Date of Original Filed (Month/Day/Year)	6. Individual or Joint/Group Filing (Check Applicable Line) X Form filed by One Reporting Person Form filed by More than One Reporting Person

Table I - Non-Derivative Securities Acquired, Disposed of, or Beneficially Owned
1. Title of Security (Instr. 3)	2. Transaction Date (Month/Day/Year)	2A. Deemed Execution Date, if any (Month/Day/Year)	3. Transaction Code (Instr. 8)		4. Securities Acquired (A) or Disposed Of (D) (Instr. 3, 4 and 5)			5. Amount of Securities Beneficially Owned Following Reported Transaction(s) (Instr. 3 and 4)	6. Ownership Form: Direct (D) or Indirect (I) (Instr. 4)	7. Nature of Indirect Beneficial Ownership (Instr. 4)
			Code	V	Amount	(A) or (D)	Price
Common Stock	02/06/2004		M		1,000	A	$27.6875	28,992	D
Common Stock	02/06/2004		M		9,127	A	$31	38,119	D
Common Stock	02/06/2004		M		1,250	A	$21.875	39,369	D
Common Stock	02/06/2004		M		1,250	A	$22.0625	40,619	D
Common Stock	02/06/2004		M		1,250	A	$24.6	41,869	D
Common Stock	02/06/2004		M		1,250	A	$29.9	43,119	D
Common Stock	02/06/2004		F		10,465	D	$41.44	32,654	D

Table II - Derivative Securities Acquired, Disposed of, or Beneficially Owned (e.g., puts, calls, warrants, options, convertible securities)
1. Title of Derivative Security (Instr. 3)	2. Conversion or Exercise Price of Derivative Security	3. Transaction Date (Month/Day/Year)	3A. Deemed Execution Date, if any (Month/Day/Year)	4. Transaction Code (Instr. 8)		5. Number of Derivative Securities Acquired (A) or Disposed of (D) (Instr. 3, 4 and 5)		6. Date Exercisable and Expiration Date (Month/Day/Year)		7. Title and Amount of Securities Underlying Derivative Security (Instr. 3 and 4)		8. Price of Derivative Security (Instr. 5)	9. Number of derivative Securities Beneficially Owned Following Reported Transaction(s) (Instr. 4)	10. Ownership Form: Direct (D) or Indirect (I) (Instr. 4)	11. Nature of Indirect Beneficial Ownership (Instr. 4)
				Code	V	(A)	(D)	Date Exercisable	Expiration Date	Title	Amount or Number of Shares
Director Stock Option (right to buy)	$27.6875	02/06/2004		M			1,000	12/31/1998	12/31/2007	Common Stock	1,000	$0	0	D
Director Stock Option (right to buy)	$31	02/06/2004		M			2,992	09/10/2002	10/28/2008	Common Stock	2,992	$0	0	D
Director Stock Option (right to buy)	$31	02/06/2004		M			718	09/10/2002	12/30/2008	Common Stock	718	$0	0	D
Director Stock Option (right to buy)	$31	02/06/2004		M			2,646	09/10/2002	05/05/2009	Common Stock	2,646	$0	0	D
Director Stock Option (right to buy)	$21.875	02/06/2004		M			1,250	05/06/2000	05/05/2009	Common Stock	1,250	$0	0	D
Director Stock Option (right to buy)	$31	02/06/2004		M			1,779	09/10/2002	05/03/2010	Common Stock	1,779	$0	0	D
Director Stock Option (right to buy)	$22.0625	02/06/2004		M			1,250	05/03/2001	05/03/2010	Common Stock	1,250	$0	0	D
Director Stock Option (right to buy)	$31	02/06/2004		M			992	09/10/2002	05/01/2011	Common Stock	992	$0	0	D
Director Stock Option (right to buy)	$24.6	02/06/2004		M			1,250	05/01/2002	05/01/2011	Common Stock	1,250	$0	0	D
Director Stock Option (right to buy)	$29.9	02/06/2004		M			1,250	05/07/2003	05/06/2012	Common Stock	1,250	$0	0	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		668		02/06/2004	12/31/2007	Common Stock	668	$0	668	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		2,238		02/06/2004	10/28/2008	Common Stock	2,238	$0	2,238	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		537		02/06/2004	12/30/2008	Common Stock	537	$0	537	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		2,640		02/06/2004	05/05/2009	Common Stock	2,640	$0	2,640	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		1,996		02/06/2004	05/03/2010	Common Stock	1,996	$0	1,996	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		1,484		02/06/2004	05/01/2011	Common Stock	1,484	$0	1,484	D
Director Stock Option (right to buy)	$41.44	02/06/2004		A		902		02/06/2004	05/06/2012	Common Stock	902	$0	902	D

Explanation of Responses:

	/s/ Linda Y. Kelso, Attorney-in-Fact for Douglas S. Luke	02/09/2004
	** Signature of Reporting Person	Date
Reminder: Report on a separate line for each class of securities beneficially owned directly or indirectly.
* If the form is filed by more than one reporting person, see Instruction 4 (b)(v).
** Intentional misstatements or omissions of facts constitute Federal Criminal Violations See 18 U.S.C. 1001 and 15 U.S.C. 78ff(a).
Note: File three copies of this Form, one of which must be manually signed. If space is insufficient, see Instruction 6 for procedure.
Persons who respond to the collection of information contained in this form are not required to respond unless the form displays a currently valid OMB Number.