| Investments In Unconsolidated Joint Ventures |
4. INVESTMENTS IN UNCONSOLIDATED JOINT VENTURES
As of September 30, 2014, the Company had an aggregate investment of approximately $239.8 million in its equity method joint ventures. The Company formed these ventures with unaffiliated third parties, or acquired interests in them, to develop or manage primarily office and multi-family rental properties, or to acquire land in anticipation of possible development of office and multi-family rental properties. As of September 30, 2014, the unconsolidated joint ventures owned: 36 office and two retail properties aggregating approximately 5.7 million square feet, 10 multi-family properties totaling 3,639 apartments, a 350-room hotel, development projects for up to approximately 2,275 apartments; and interests and/or rights to developable land parcels able to accommodate up to 2,994 apartments and 1.4 million square feet of office space. The Company’s unconsolidated interests range from 7.5 percent to 85 percent subject to specified priority allocations in certain of the joint ventures.
On October 23, 2012, the Company acquired the real estate development and management businesses (the “Roseland Business”) of Roseland Partners, L.L.C. (“Roseland Partners”), a premier multi-family rental community developer and manager based in Short Hills, New Jersey, and the Roseland Partners’ interests (the “Roseland Transaction”), principally through unconsolidated joint venture interests in various entities which, directly or indirectly, own or have rights with respect to various residential and/or commercial properties or vacant land (collectively, the “Roseland Assets”). The locations of the properties extend from New Jersey to Massachusetts, with the majority of the properties located in New Jersey. Certain of the entities which own the Roseland Assets are controlled by the Company upon acquisition and are therefore consolidated. However, many of the entities are not controlled by the Company and, therefore, are accounted for under the equity method as investments in unconsolidated joint ventures.
The amounts reflected in the following tables (except for the Company’s share of equity in earnings) are based on the historical financial information of the individual joint ventures. The Company does not record losses of the joint ventures in excess of its investment balances unless the Company is liable for the obligations of the joint venture or is otherwise committed to provide financial support to the joint venture. The outside basis portion of the Company’s investments in joint ventures is amortized over the anticipated useful lives of the underlying ventures’ tangible and intangible assets acquired and liabilities assumed. Unless otherwise noted below, the debt of the Company’s unconsolidated joint ventures generally is non-recourse to the Company, except for customary exceptions pertaining to such matters as intentional misuse of funds, environmental conditions, and material misrepresentations.
The Company has agreed to guarantee repayment of a portion of the debt of its unconsolidated joint ventures. As of September 30, 2014, such debt had a total facility amount of $287.9 million of which the Company agreed to guarantee up to $71.5 million. As of September 30, 2014, the outstanding balance of such debt totaled $215.5 million of which $62.6 million was guaranteed by the Company. The Company also posted a $4.1 million letter of credit in support of the South Pier at Harborside joint venture, half of which is indemnified by Hyatt Corporation, the Company’s joint venture partner. The Company performed management, leasing, development and other services for the properties owned by the unconsolidated joint ventures and recognized $1.9 million and $1.7 million for such services in the three months ended September 30, 2014 and 2013, respectively, and $5.1 million and $4.2 million for the nine months ended September 30, 2014 and 2013, respectively. The Company had $899,000 and $523,000 in accounts receivable due from its unconsolidated joint ventures as of September 30, 2014 and December 31, 2013.
Included in the Company’s investments in unconsolidated joint ventures as of September 30, 2014 are eight unconsolidated development joint ventures, which are VIEs for which the Company is not the primary beneficiary. These joint ventures are primarily established to develop real estate property for long-term investment and were deemed VIEs primarily based on the fact that the equity investment at risk was not sufficient to permit the entities to finance their activities without additional financial support. The initial equity contributed to these entities was not sufficient to fully finance the real estate construction as development costs are funded by the partners throughout the construction period. The Company determined that it was not the primary beneficiary of these VIEs based on the fact that the Company has shared control of these entities along with the entity’s partners and therefore does not have controlling financial interests in these VIEs. The Company’s aggregate investment in these VIEs was approximately $96.7 million as of September 30, 2014. The Company’s maximum exposure to loss as a result of its involvement with these VIEs is estimated to be approximately $207.4 million, which includes the Company’s current investment and estimated future funding commitments/guarantees of approximately $110.7 million. The Company has not provided financial support to these VIEs that it was not previously contractually required to provide. In general, future costs of development not financed through third party will be funded with capital contributions from the Company and its outside partners in accordance with their respective ownership percentages.
The following is a summary of the Company's unconsolidated joint ventures as of September 30, 2014: (dollars in thousands)
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Number of
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Company's
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Company's
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Property Debt
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Apartment Units
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Effective
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Carrying
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Maturity
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Interest
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Entity / Property Name
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or Square Feet (sf)
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Ownership % (a)
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Amount
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Balance
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Date
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Rate
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Multi-family
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Marbella RoseGarden, L.L.C./ Marbella (b)
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412
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units
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24.27
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%
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$
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15,784
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$
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95,000
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05/01/18
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4.99
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%
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RoseGarden Monaco Holdings, L.L.C./ Monaco (North and South) (b)
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523
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units
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15.00
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%
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2,438
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165,000
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02/01/21
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4.19
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%
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Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (b)
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217
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units
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25.00
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%
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275
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38,846
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07/01/15
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4.00
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%
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PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (b)
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236
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units
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50.00
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%
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-
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57,500
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09/01/20
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4.32
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%
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Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (c) (d)
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130
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units
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12.50
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%
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6,127
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46,217
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(e)
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(e)
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Overlook Ridge JV, L.L.C./ Quarrystone (b) (f)
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251
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units
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50.00
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%
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-
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69,580
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(g)
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(g)
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Overlook Ridge JV 2C/3B, L.L.C./Overlook Ridge 2C & 3B (b) (f)
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371
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units
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50.00
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%
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2,753
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47,872
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12/26/15
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L+2.50
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%
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(h)
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PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (b)
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316
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units
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25.00
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%
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1,332
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79,053
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07/15/21
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6.00
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%
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(i)
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Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (b)
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355
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units
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7.50
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%
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-
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79,266
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06/27/16
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L+2.10
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%
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(j)
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Crystal House Apartments Investors LLC / Crystal House (k)
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828
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units
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25.00
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%
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26,602
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165,000
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04/01/20
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3.17
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%
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Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (b)
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176
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units
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38.25
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%
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2,306
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32,693
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12/04/15
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L+2.50
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%
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(l)
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PruRose Port Imperial South 13, LLC / Port Imperial Bldg 13 (b)
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280
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units
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20.00
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%
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1,402
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37,355
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06/27/16
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L+2.15
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%
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(m)
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Roseland/Port Imperial Partners, L.P./ Riverwalk C (b) (n)
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363
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units
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20.00
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%
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1,849
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-
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-
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-
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RoseGarden Marbella South, L.L.C./ Marbella II
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311
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units
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24.27
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%
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9,612
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19,626
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03/30/17
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L+2.25
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%
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(o)
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Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (b)
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227
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units
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7.50
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%
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-
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30,830
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01/25/17
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L+2.10
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%
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(p)
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Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
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141
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units
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36.00
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%
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4,556
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17,446
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06/27/16
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L+2.35
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%
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(q)
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Capitol Place Mezz LLC / Station Townhouses
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377
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units
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50.00
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%
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48,682
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55,414
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07/01/33
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4.82
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%
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(r)
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Harborside Unit A Urban Renewal, L.L.C. / URL Harborside (ab)
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763
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units
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85.00
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%
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28,080
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-
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08/01/29
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5.197
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%
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(aa)
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RoseGarden Monaco, L.L.C./ San Remo Land
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300
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potential units
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41.67
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%
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1,269
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-
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-
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-
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Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
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1,000
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potential units
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50.00
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%
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337
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-
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-
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-
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Office
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Red Bank Corporate Plaza, L.L.C./ Red Bank
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92,878
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sf
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50.00
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%
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3,880
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16,054
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05/17/16
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L+3.00
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%
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(s)
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12 Vreeland Associates, L.L.C./ 12 Vreeland Road
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139,750
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sf
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50.00
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%
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5,680
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14,124
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07/01/23
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2.87
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%
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BNES Associates III / Offices at Crystal Lake
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106,345
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sf
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31.25
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%
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2,026
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6,907
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11/01/23
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4.76
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%
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Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
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160,000
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sf
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50.00
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%
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1,962
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-
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-
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-
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KPG-P 100 IMW JV, LLC / 100 Independence Mall West
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339,615
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sf
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33.33
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%
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339
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61,500
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09/09/16
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L+7.00
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%
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(t)
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Keystone-Penn
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1,842,820
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sf
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(u)
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-
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201,606
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(v)
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(v)
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Keystone-TriState
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1,266,384
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sf
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(w)
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5,725
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204,548
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(x)
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(x)
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KPG-MCG Curtis JV, L.L.C./ Curtis Center (ac)
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885,000
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sf
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50.00
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%
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60,440
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(ae)
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(ae)
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(ae)
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Other
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Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
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1,225,000
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sf
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50.00
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%
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3,922
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-
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-
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-
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Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (b)
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30,745
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sf
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20.00
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%
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1,849
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-
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-
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-
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South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
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350
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rooms
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50.00
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%
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-
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65,974
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(y)
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(y)
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Stamford SM LLC / Senior Mezzanine Loan (z)
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n/a
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n/a
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80.00
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%
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-
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-
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-
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-
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Other (ad)
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540
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-
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-
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-
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Totals:
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$
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239,767
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$
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1,607,411
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(a)
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Company's effective ownership % represents the Company's entitlement to residual distributions after payments of priority returns, where applicable.
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(b)
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The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.
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(c)
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Through the joint venture, the Company also owns a 12.5 percent interest in a 50,973 square feet retail building ("Shops at 40 Park") and a 25 percent interest in a to-be-built 59-unit, five story multi-family rental development property ("Lofts at 40 Park").
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(d)
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The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the payment of the outstanding balance remaining on a note ($975 as of September 30, 2014), and is not expected to meaningfully participate in the venture's cash flows in the near term.
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(e)
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Property debt balance consists of: (i) a loan, collateralized by the Metropolitan at 40 Park, with a balance of $38,600 at September 30, 2014, bears interest at 3.25 percent, matures in September 2020 and is interest only through September 2015; (ii) a loan, collateralized by the Shops at 40 Park, with a balance of $6,500 at September 30, 2014, bears interest at 3.63 percent, matures in August 2018 and is interest-only through July 2015; and (iii) a loan, collateralized by the Lofts at 40 Park, with a balance of $1,117, bears interest at LIBOR plus 250 basis points and matures in September 2015. The Shops at 40 Park mortgage loan also provides for additional borrowing proceeds of $1 million based on certain preferred thresholds being achieved.
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(f)
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On August 15, 2014, the Company acquired the equity interests of its joint venture partner in Overlook Ridge JV 2C/3B, L.L.C. for $2.97 million and LR Overlook Phase II, L.L.C., the property-owning entity owned by Overlook Ridge JV, L.L.C., which increased its ownership to 50 percent in two operating multi-family properties. The Company also acquired the equity interests of its joint venture partner in LR Overlook Phase III, L.L.C. and Overlook Ridge, L.L.C. for $0.6 million and $12.99 million respectively, which increased its ownership to 100 percent in developable land (See Note 3: Real Estate Transactions – Acquisitions).
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(g)
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Property debt balance consists of: (i) the senior loan, collateralized by the Quarrystone property, with a balance of $52,580 at September 30, 2014, bears interest at LIBOR plus 200 basis, matures in March 2016 and (ii) the junior loan, with a balance of $17,000, bears interest at LIBOR plus 90 basis points, matures in March 2016 and is collateralized by a $17,000 letter of credit provided by an affiliate of the partner.
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(h)
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The construction loan has a maximum borrowing amount of $55,500 and provides, subject to certain conditions, two one-year extension options with a fee of 25 basis points each. The joint venture has a swap agreement that fixes the all-in rate to 3.0875 percent per annum on an initial notional amount of $1,840, increasing to $52,000, for the period from September 3, 2013 to November 2, 2015.
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(i)
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The construction loan has a maximum borrowing amount of $83,113.
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(j)
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The construction loan has a maximum borrowing amount of $91,000 and provides, subject to certain conditions, a one-year extension option with a fee of 25 basis points.
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(k)
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The Company also owns a 50 percent interest in a vacant land to accommodate the development of approximately 295 additional units of which 252 are currently approved.
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(l)
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The construction loan has a maximum borrowing amount of $42,500 and provides, subject to certain conditions, two two-year extension options with a fee of 12.5 basis points for the first two-year extension and 25 basis points for the second two-year extension.
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(m)
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The construction loan has a maximum borrowing amount of $73,350 and provides, subject to certain conditions, one-year extension option followed by a six-month extension option with a fee of 25 basis points each. The joint venture has a swap agreement that fixes the all-in rate to 2.79 percent per annum on an initial notional amount of $1,620, increasing to $69,500 for the period from July 1, 2013 to January 1, 2016.
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(n)
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The Company also owns a 20 percent residual interest in undeveloped land parcels: parcels 6, I, and J ("Port Imperial North Land") that can accommodate the development of 836 apartment units.
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(o)
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The construction loan has a maximum borrowing amount of $77,400 and provides, subject to certain conditions, two one-year extension options with a fee of 25 basis points for each year.
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(p)
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The construction loan has a maximum borrowing amount of $57,000 and provides, subject to certain conditions, a one-year extension option with a fee of 25 basis points.
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(q)
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The construction loan has a maximum borrowing amount of $23,400 and provides, subject to certain conditions, two one-year extension options with a fee of 20 basis points for each year.
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(r)
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The construction/permanent loan has a maximum borrowing amount of $100,700 with amortization starting in August 2017.
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(s)
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The joint venture has a swap agreement that fixes the all-in rate to 3.99375 percent per annum on an initial notional amount of $13,650 and then adjusting in accordance with an amortization schedule, which is effective from October 17, 2011 through loan maturity.
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(t)
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The mortgage loan has two one-year extension options, subject to certain conditions, and includes a $25 million construction reserve with a balance of $16.8 million at September 30, 2014.
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(u)
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The Company’s equity interests in the joint ventures will be subordinated to Keystone Entities receiving a 15 percent internal rate of return (“IRR”) after which the Company will receive a 10 percent IRR on its subordinate equity and then all profit will be split equally.
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(v)
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Principal balance of $127,600 bears interest at 5.114 percent and matures in August 27, 2023; principal balance of $63,581 bears interest at rates ranging from LIBOR+5.0 percent to LIBOR+5.75 percent and matures in August 27, 2016; principal balance of $10,425 bears interest at LIBOR+6.0 percent matures in August 27, 2015.
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(w)
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Includes the Company’s pari-passu interests of $6.5 million in five properties and Company’s subordinated equity interests to Keystone Entities receiving a 15 percent internal rate of return (“IRR”) after which the Company will receive a 10 percent IRR on its subordinate equity and then all profit will be split equally (See Note 3: Real Estate Transactions – Sales).
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(x)
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Principal balance of $41,240 bears interest at 4.95 percent and matures on July 1, 2017; principal balance of $70,608 bears interest at rates ranging from 5.65 percent to 6.75 percent and matures on September 9, 2017; principal balance of $14,250 bears interest at 4.88 percent and matures on July 6, 2024; principal balance of $63,400 bears interest at 4.93 percent and matures on July 6, 2044; principal balance of $15,050 bears interest at 4.71 percent and matures on August 6, 2044.
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(y)
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Balance includes: (i) mortgage loan, collateralized by the hotel property, with a balance of $61,850, bears interest at 6.15 percent and matures in November 2016, and (ii) loan with a balance of $4.1 million, bears interest at fixed rates ranging from 6.09 percent to 6.62 percent and matures in August 1, 2020. The Company posted a $4.1 million letter of credit in support of this loan, half of which is indemnified by the partner.
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(z)
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The joint venture collected net proceeds of $47.2 million at maturity, of which the Company received its share of $37.8 million on August 6, 2014.
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(aa)
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The construction/permanent loan has a maximum borrowing amount of $192,000.
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(ab)See discussion in Recent Transactions following in this footnote.
(ac)Includes undivided interests in the same manner as investments in noncontrolling partnership, pursuant to ASC 970-323-25-12. See discussion in Recent Transactions following in this footnote.
(ad)The Company owns other interests in various unconsolidated joint ventures, including interests in assets previously owned and interest in ventures whose businesses are related to its core operations. These ventures are not expected to significantly impact the Company's operations in the near term.
(ae)See Note 10: Mortgages, Loans Payable and Other Obligations for debt secured by interests in these assets.
The following is a summary of the financial position of the unconsolidated joint ventures in which the Company had investment interests as of September 30, 2014 and December 31, 2013: (dollars in thousands)
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September 30,
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December 31,
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|
|
2014
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2013
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Assets:
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Rental property, net
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$
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1,404,929
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$
|
755,049
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Loan receivable
|
|
|
-
|
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45,050
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Other assets
|
|
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445,127
|
|
|
582,990
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Total assets
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|
$
|
1,850,056
|
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$
|
1,383,089
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Liabilities and partners'/
|
|
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|
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members' capital:
|
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|
|
|
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|
|
Mortgages and loans payable
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$
|
992,434
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$
|
637,709
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Other liabilities
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|
|
221,414
|
|
|
87,231
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Partners'/members' capital
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|
|
636,208
|
|
|
658,149
|
|
Total liabilities and
|
|
|
|
|
|
|
|
partners'/members' capital
|
|
$
|
1,850,056
|
|
$
|
1,383,089
|
The following is a summary of the Company’s investments in unconsolidated joint ventures as of September 30, 2014 and December 31, 2013: (dollars in thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
September 30,
|
|
|
December 31,
|
|
Entity / Property Name
|
|
2014
|
|
|
2013
|
|
Multi-family
|
|
|
|
|
|
|
Marbella RoseGarden, L.L.C./ Marbella
|
$
|
15,784
|
|
$
|
15,797
|
|
RoseGarden Monaco Holdings, L.L.C./ Monaco (North and South)
|
|
2,438
|
|
|
3,201
|
|
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station
|
|
275
|
|
|
857
|
|
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial
|
|
-
|
|
|
-
|
|
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park
|
|
6,127
|
|
|
6,455
|
|
Overlook Ridge JV, L.L.C./ Quarrystone
|
|
-
|
|
|
-
|
|
Overlook Ridge JV 2C/3B, L.L.C./Overlook Ridge 2C & 3B
|
|
2,753
|
|
|
-
|
|
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial
|
|
1,332
|
|
|
3,117
|
|
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C)
|
|
-
|
|
|
203
|
|
Crystal House Apartments Investors LLC / Crystal House
|
|
26,602
|
|
|
26,838
|
|
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7
|
|
2,306
|
|
|
3,207
|
|
PruRose Port Imperial South 13, LLC / Port Imperial Bldg 13
|
|
1,402
|
|
|
2,206
|
|
Roseland/Port Imperial Partners, L.P./ Riverwalk C
|
|
1,849
|
|
|
2,068
|
|
RoseGarden Marbella South, L.L.C./ Marbella II
|
|
9,612
|
|
|
7,567
|
|
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)
|
|
-
|
|
|
24
|
|
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
|
|
4,556
|
|
|
3,655
|
|
Capitol Place Mezz LLC / Station Townhouses
|
|
48,682
|
|
|
46,628
|
|
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
|
|
28,080
|
|
|
-
|
|
RoseGarden Monaco, L.L.C./ San Remo Land
|
|
1,269
|
|
|
1,224
|
|
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
|
|
337
|
|
|
337
|
|
Office
|
|
|
|
|
|
|
Red Bank Corporate Plaza, L.L.C./ Red Bank
|
|
3,880
|
|
|
4,046
|
|
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
|
|
5,680
|
|
|
5,514
|
|
BNES Associates III / Offices at Crystal Lake
|
|
2,026
|
|
|
1,753
|
|
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
|
|
1,962
|
|
|
1,962
|
|
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
|
|
339
|
|
|
1,887
|
|
Keystone-Penn
|
|
-
|
|
|
-
|
|
Keystone-TriState
|
|
5,725
|
|
|
-
|
|
KPG-MCG Curtis JV, L.L.C. / Curtis Center
|
|
60,440
|
|
|
-
|
|
Other
|
|
|
|
|
|
|
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
|
|
3,922
|
|
|
3,702
|
|
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial
|
|
1,849
|
|
|
1,930
|
|
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson (a)
|
|
-
|
|
|
-
|
|
Stamford SM LLC / Senior Mezzanine Loan
|
|
-
|
|
|
36,258
|
|
Other
|
|
540
|
|
|
693
|
|
Company's investment in unconsolidated joint ventures
|
$
|
239,767
|
|
$
|
181,129
|
(a)The negative investment balance for this joint venture of $2,582 and $1,706 as of September 30, 2014 and December 31, 2013, respectively, were included in accounts payable, accrued expenses and other liabilities.
The following is a summary of the results from operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the three and nine months ended September 30, 2014 and 2013: (dollars in thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended
|
|
|
Nine Months Ended
|
|
|
|
September 30,
|
|
|
September 30,
|
|
|
|
2014
|
|
|
2013
|
|
|
2014
|
|
|
2013
|
|
Total revenues
|
$
|
80,711
|
|
$
|
99,117
|
|
$
|
224,822
|
|
$
|
202,810
|
|
Operating and other expenses
|
|
(58,684)
|
|
|
(48,621)
|
|
|
(173,642)
|
|
|
(137,889)
|
|
Depreciation and amortization
|
|
(15,134)
|
|
|
(11,556)
|
|
|
(31,715)
|
|
|
(24,730)
|
|
Interest expense
|
|
(11,296)
|
|
|
(3,934)
|
|
|
(26,423)
|
|
|
(9,256)
|
|
Net income (loss)
|
$
|
(4,403)
|
|
$
|
35,006
|
|
$
|
(6,958)
|
|
$
|
30,935
|
The following is a summary of the Company’s equity in earnings (loss) of unconsolidated joint ventures for the three and nine months ended September 30, 2014 and 2013: (dollars in thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended
|
|
|
Nine Months Ended
|
|
|
|
September 30,
|
|
|
September 30,
|
|
Entity / Property Name
|
|
2014
|
|
|
2013
|
|
|
2014
|
|
|
2013
|
|
Multi-family
|
|
|
|
|
|
|
|
|
|
|
|
|
Marbella RoseGarden, L.L.C./ Marbella
|
$
|
3
|
|
$
|
(170)
|
|
$
|
(13)
|
|
$
|
(446)
|
|
RoseGarden Monaco Holdings, L.L.C./ Monaco (North and South)
|
|
(249)
|
|
|
(416)
|
|
|
(764)
|
|
|
(1,238)
|
|
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station
|
|
(221)
|
|
|
(295)
|
|
|
(639)
|
|
|
(869)
|
|
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial
|
|
-
|
|
|
-
|
|
|
-
|
|
|
(606)
|
|
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park
|
|
(90)
|
|
|
(152)
|
|
|
(264)
|
|
|
(393)
|
|
Overlook Ridge JV, L.L.C./ Quarrystone
|
|
-
|
|
|
-
|
|
|
-
|
|
|
-
|
|
Overlook Ridge JV 2C/3B, L.L.C./Overlook Ridge 2C & 3B
|
|
(217)
|
|
|
53
|
|
|
(155)
|
|
|
204
|
|
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial
|
|
(615)
|
|
|
(198)
|
|
|
(1,766)
|
|
|
(576)
|
|
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C)
|
|
-
|
|
|
(87)
|
|
|
(203)
|
|
|
(255)
|
|
Crystal House Apartments Investors LLC / Crystal House
|
|
68
|
|
|
(1,149)
|
|
|
(206)
|
|
|
(2,671)
|
|
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7
|
|
(228)
|
|
|
(109)
|
|
|
(661)
|
|
|
(222)
|
|
PruRose Port Imperial South 13, LLC / Port Imperial Bldg 13
|
|
(220)
|
|
|
(181)
|
|
|
(638)
|
|
|
(459)
|
|
Roseland/Port Imperial Partners, L.P./ Riverwalk C
|
|
(173)
|
|
|
-
|
|
|
(518)
|
|
|
-
|
|
RoseGarden Marbella South, L.L.C./ Marbella II
|
|
-
|
|
|
(20)
|
|
|
-
|
|
|
(57)
|
|
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)
|
|
-
|
|
|
(44)
|
|
|
(15)
|
|
|
(107)
|
|
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
|
|
-
|
|
|
-
|
|
|
-
|
|
|
-
|
|
Capitol Place Mezz LLC / Station Townhouses
|
|
-
|
|
|
-
|
|
|
-
|
|
|
-
|
|
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
|
|
-
|
|
|
-
|
|
|
(212)
|
|
|
-
|
|
RoseGarden Monaco, L.L.C./ San Remo Land
|
|
-
|
|
|
-
|
|
|
-
|
|
|
-
|
|
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
|
|
-
|
|
|
-
|
|
|
(54)
|
|
|
-
|
|
Office
|
|
|
|
|
|
|
|
|
|
|
|
|
Red Bank Corporate Plaza, L.L.C./ Red Bank
|
|
101
|
|
|
99
|
|
|
306
|
|
|
306
|
|
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
|
|
22
|
|
|
(25)
|
|
|
165
|
|
|
(1)
|
|
BNES Associates III / Offices at Crystal Lake
|
|
127
|
|
|
(37)
|
|
|
273
|
|
|
(108)
|
|
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
|
|
-
|
|
|
-
|
|
|
(5)
|
|
|
-
|
|
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
|
|
(412)
|
|
|
-
|
|
|
(1,548)
|
|
|
-
|
|
Keystone-Penn
|
|
-
|
|
|
-
|
|
|
-
|
|
|
-
|
|
Keystone-TriState
|
|
(733)
|
|
|
-
|
|
|
(733)
|
|
|
-
|
|
KPG-MCG Curtis JV, L.L.C./ Curtis Center
|
|
113
|
|
|
-
|
|
|
364
|
|
|
-
|
|
Other
|
|
|
|
|
|
|
|
|
|
|
|
|
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
|
|
74
|
|
|
24
|
|
|
220
|
|
|
52
|
|
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial
|
|
(34)
|
|
|
(62)
|
|
|
(81)
|
|
|
(194)
|
|
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
|
|
583
|
|
|
835
|
|
|
1,874
|
|
|
1,380
|
|
Stamford SM LLC / Senior Mezzanine Loan
|
|
493
|
|
|
1,023
|
|
|
2,337
|
|
|
2,805
|
|
Other
|
|
340
|
|
|
682
|
|
|
876
|
|
|
1,396
|
|
Company's equity in earnings (loss) of unconsolidated joint ventures
|
$
|
(1,268)
|
|
$
|
(229)
|
|
$
|
(2,060)
|
|
$
|
(2,059)
|
Recent Transactions
Harborside Unit A Urban Renewal, L.L.C.
Pursuant to a developer agreement entered into in December 2011, on May 21, 2014, the Company entered into a joint venture agreement with Ironstate Harborside-A LLC (“ISA”) to form Harborside Unit A Urban Renewal, L.L.C. (“URL-Harborside”), a newly-formed joint venture that will develop, own and operate a high-rise tower of approximately 763 multi-family apartment units above a parking pedestal to be located on land contributed by the Company at its Harborside complex in Jersey City, New Jersey (the “URL Project”). The construction of the URL Project is estimated to cost a total of approximately $320 million and is projected to be ready for occupancy by the fourth quarter of 2016. The URL Project has been awarded up to $33 million in future tax credits (“URL Tax Credits”), subject to certain conditions, from the New Jersey Economic Development Authority. The venture has an agreement to sell these credits, subject to certain conditions. On August 1, 2014, the venture obtained a construction/permanent loan with a maximum borrowing amount of $192 million (with no balance currently outstanding as of September 30, 2014), which bears interest at a rate of 5.197 percent and matures in August 2029. The Company currently expects that it will fund approximately $65.6 million of the remaining development costs of the project, net of the loan financing.
The Company owns an 85 percent interest in URL-Harborside and the remaining interest owned by ISA, with shared control over major decisions such as, approval of budgets, property financings and leasing guidelines. Upon entering into the joint venture, the Company’s initial contribution was $30.6 million, which included a capital credit of $30 per approved developable square foot for its contributed land aggregating approximately $20.6 million with the balance consisting of previously incurred development costs, and ISA’s initial contribution was approximately $5.4 million. Included in the Company’s investment in the unconsolidated joint venture is its land contribution with a carrying amount of $5.5 million. The Company has funded an additional $12.6 million in development costs for the venture through September 30, 2014.
In general, the operating agreement of URL-Harborside provides that net operating cash flows are distributed first, to the members in respect of preferred return, as defined, until each member shall have received payment of the accrued and unpaid preferred return; and, thereafter, 75 percent to the Company and 25 percent to ISA.
Net cash flows from a capital event are distributed first, to the members in respect of preferred return, as defined, until each member shall have received payment of the accrued and unpaid preferred return; second, to the members pro rata based upon the ratio that their respective capital accounts bear to each other until each member shall have received their respective net capital, as defined; third, to the members at the rate of 75 percent to the Company and 25 percent to ISA until the Company shall have received distributions equal to an 18 percent internal rate of return on the Company’s capital contributions; and, thereafter, to the members, at the rate of 65 percent to the Company and 35 percent to ISA.
KPG-MCG Curtis JV, LLC / Curtis Center
On June 6, 2014, the Company and an affiliate of Keystone Property Group (“KPG”) acquired 50 percent tenants-in-common interests each for $62.5 million in Curtis Center, an 885,000 square foot commercial office property located at 601 Walnut Street in Philadelphia, Pennsylvania (the “Curtis Center Property”), which amounted to a total purchase of approximately $125.0 million for the property. In connection with the transaction, the Company provided short-term loans to KPG affiliates, as follows: a 90-day, $52.3 million loan which bore interest at an annual rate of 3.5 percent payable at maturity, which was collateralized by the KPG affiliates’ interest in the Curtis Center Property; and a 90-day, $10 million loan which also bore interest at an annual rate of 3.5 percent payable at maturity. The $10 million loan was repaid in full on September 2, 2014 and the $52.3 million loan was subsequently repaid in full on October 1, 2014. The investments were funded by the Company primarily through borrowing under its revolving credit facility. The venture plans to reposition the property into a mixed-use property by converting a portion of existing office space into multi-family rental apartments.
Simultaneous with the acquisition of the Curtis Center Property, the Company and a KPG affiliate formed a new joint venture named KPG-MCG Curtis JV, LLC (the “Curtis Center JV”), which master leased the Curtis Center Property from the acquisition entities for approximately 29 years at market-based terms. The Company and the KPG affiliate both own a 50 percent interest in the Curtis Center JV, with shared control over major decisions.
In general, the operating agreement of the Curtis Center JV provides that net cash flows from operations and capital events are distributed first, to the members, pro rata in proportion to their unreturned capital contributions, until each member’s unreturned capital contributions have been reduced to zero; and, thereafter, to each member, pro rata, in accordance with their percentage interests.
|