Quarterly report pursuant to Section 13 or 15(d)

Investments In Unconsolidated Joint Ventures

v2.4.1.9
Investments In Unconsolidated Joint Ventures
3 Months Ended
Mar. 31, 2015
Investments In Unconsolidated Joint Ventures [Abstract]  
Investments In Unconsolidated Joint Ventures

4.    INVESTMENTS IN UNCONSOLIDATED JOINT VENTURES

 

As of March 31, 2015, the Company had an aggregate investment of approximately $262.1 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 March 31, 2015, the unconsolidated joint ventures owned: 36 office and two retail properties aggregating approximately 5.7 million square feet, 14 multi-family properties totaling 4,560 apartments, a 350-room hotel, development projects for up to approximately 1,354 apartments; and interests and/or rights to developable land parcels able to accommodate up to 2,853 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 March 31, 2015, such debt had a total facility amount of $477 million of which the Company agreed to guarantee up to $82.8 million.  As of March 31, 2015, the outstanding balance of such debt totaled $250.7 million of which $51.9 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 $1.6 million and $504,000 for such services in the three months ended March 31, 2015 and 2014, respectivelyThe Company had $1.2 million and $1.0 million in accounts receivable due from its unconsolidated joint ventures as of March 31, 2015 and December 31, 2014

 

Included in the Company’s investments in unconsolidated joint ventures as of March 31, 2015 are nine 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 $129.8 million as of March 31, 2015.  The Company’s maximum exposure to loss as a result of its involvement with these VIEs is estimated to be approximately $206.4 million, which includes the Company’s current investment and estimated future funding commitments/guarantees of approximately $76.6 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 March 31, 2015 and December 31, 2014: (dollars in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property Debt

 

 

Number of

Company's

 

 

Carrying Amount

 

 

As of March 31, 2015

 

 

Apartment Units

Effective

 

 

March 31,

 

 

December 31,

 

 

 

Maturity

Interest

 

Entity / Property Name

or Square Feet (sf)

Ownership % (a)

 

 

2015 

 

 

2014 

 

 

Balance

Date

Rate

 

Multi-family

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marbella RoseGarden, L.L.C./ Marbella  (b)

412 

units

24.27 

%

 

$

15,839 

 

$

15,779 

 

$

95,000 

05/01/18

4.99 

%

 

RoseGarden Monaco Holdings, L.L.C./ Monaco   (b)

523 

units

15.00 

%

 

 

1,845 

 

 

2,161 

 

 

165,000 

02/01/21

4.19 

%

 

Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station  (b)

217 

units

25.00 

%

 

 

 -

 

 

62 

 

 

38,478 

07/01/15

4.00 

%

 

PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (b)

236 

units

50.00 

%

 

 

 -

 

 

 -

 

 

57,500 

09/01/20

4.32 

%

 

Rosewood Morristown, L.L.C. / Metropolitan at 40 Park  (c) (d)

130 

units

12.50 

%

 

 

5,920 

 

 

6,029 

 

 

46,217 

(e)

(e)

 

 

Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge  (b)

251 

units

50.00 

%

 

 

 -

 

 

 -

 

 

69,420 

(f)

(f)

 

 

Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge  (b)

371 

units

50.00 

%

 

 

2,304 

 

 

2,524 

 

 

51,447 

12/26/15

L+2.50

%

(g)

PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial   (b)

316 

units

25.00 

%

 

 

701 

 

 

955 

 

 

79,154 

07/15/21

6.00 

%

(h)

Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (b)

355 

units

7.50 

%

 

 

 -

 

 

 -

 

 

128,100 

03/01/30

4.00 

%

(i)

Crystal House Apartments Investors LLC / Crystal House  (j)

828 

units

25.00 

%

 

 

27,340 

 

 

27,051 

 

 

165,000 

04/01/20

3.17 

%

 

Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7  (b)

176 

units

38.25 

%

 

 

1,017 

 

 

1,747 

 

 

38,990 

12/04/15

L+2.50

%

(k)

PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial  (b)

280 

units

20.00 

%

 

 

815 

 

 

1,087 

 

 

56,999 

06/27/16

L+2.15

%

(l)

Roseland/Port Imperial Partners, L.P./ Riverwalk C  (b) (m)

363 

units

20.00 

%

 

 

1,755 

 

 

1,800 

 

 

 -

-

-

 

 

RoseGarden Marbella South, L.L.C./ Marbella II 

311 

units

24.27 

%

 

 

12,920 

 

 

11,282 

 

 

43,090 

03/30/17

L+2.25

%

(n)

Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)  (b)

227 

units

7.50 

%

 

 

 -

 

 

 -

 

 

81,900 

03/01/30

4.00 

%

(o)

Riverpark at Harrison I, L.L.C./ Riverpark at Harrison 

141 

units

36.00 

%

 

 

4,571 

 

 

4,744 

 

 

23,095 

06/27/16

L+2.35

%

(p)

Capitol Place Mezz LLC / Station Townhouses

377 

units

50.00 

%

 

 

49,873 

 

 

49,327 

 

 

73,971 

07/01/33

4.82 

%

(q)

Harborside Unit A Urban Renewal, L.L.C. / URL Harborside

763 

units

85.00 

%

 

 

52,263 

 

 

34,954 

 

 

 -

08/01/29

5.197 

%

(r)

RoseGarden Monaco, L.L.C./ San Remo Land

300 

potential units

41.67 

%

 

 

1,283 

 

 

1,283 

 

 

 -

-

-

 

 

Grand Jersey Waterfront URA, L.L.C./ Liberty Landing

1,000 

potential units

50.00 

%

 

 

337 

 

 

337 

 

 

 -

-

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Red Bank Corporate Plaza, L.L.C./ Red Bank

92,878 

sf

50.00 

%

 

 

4,081 

 

 

3,963 

 

 

15,682 

05/17/16

L+3.00

%

(s)

12 Vreeland Associates, L.L.C./ 12 Vreeland Road

139,750 

sf

50.00 

%

 

 

5,606 

 

 

5,620 

 

 

13,679 

07/01/23

2.87 

%

 

BNES Associates III / Offices at Crystal Lake

106,345 

sf

31.25 

%

 

 

2,061 

 

 

1,993 

 

 

6,603 

11/01/23

4.76 

%

 

Hillsborough 206 Holdings, L.L.C./ Hillsborough 206

160,000 

sf

50.00 

%

 

 

1,962 

 

 

1,962 

 

 

 -

-

-

 

 

KPG-P 100 IMW JV, LLC / 100 Independence Mall West

339,615 

sf

33.33 

%

 

 

416 

 

 

 -

 

 

61,500 

09/09/16

L+7.00

%

(t)

Keystone-Penn

1,842,820 

sf

(u)

 

 

 

 -

 

 

 -

 

 

205,946 

(v)

(v)

 

 

Keystone-TriState

1,266,384 

sf

(w)

 

 

 

4,792 

 

 

6,140 

 

 

205,112 

(x)

(x)

 

 

KPG-MCG Curtis JV, L.L.C./ Curtis Center  (y)

885,000 

sf

50.00 

%

 

 

58,341 

 

 

59,911 

 

 

(z)

(z)

(z)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)

1,225,000 

sf

50.00 

%

 

 

3,796 

 

 

4,022 

 

 

 -

-

-

 

 

Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial  (b)

30,745 

sf

20.00 

%

 

 

1,810 

 

 

1,828 

 

 

 -

-

-

 

 

South Pier at Harborside / Hyatt Regency Jersey City on the Hudson

350 

rooms

50.00 

%

 

 

(aa)

 

 

(aa)

 

 

65,308 

(ab)

(ab)

 

 

Stamford SM LLC / Senior Mezzanine Loan  (ac)

n/a

n/a

80.00 

%

 

 

 -

 

 

 -

 

 

 -

-

-

 

 

Other (ad)

 

 

 

 

 

 

404 

 

 

907 

 

 

 -

-

-

 

 

Totals:

 

 

 

 

 

$

262,052 

 

$

247,468 

 

$

1,787,191 

 

 

 

 

 

 

 

 

 

 

(a)      

Company's effective ownership % represents the Company's entitlement to residual distributions after payments of priority returns, where applicable.

(b)      

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.

(c)      

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"). 

(d)      

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 March 31, 2015), and is not expected to meaningfully participate in the venture's cash flows in the near term.

(e)      

Property debt balance consists of: (i) a loan, collateralized by the Metropolitan at 40 Park, with a balance of $38,600 at March 31, 2015, 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 March 31, 2015, 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.

(f)      

Property debt balance consists of: (i) the senior loan, collateralized by the Quarrystone property, with a balance of $52,420 at March 31, 2015, 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.

(g)      

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.

(h)       

The permanent loan has a maximum borrowing amount of $80,249.

(i)       

The construction loan with a maximum borrowing amount of $91,000 converted to a permanent loan on February 27, 2015.  

(j)      

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.

(k)       

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.

(l)     

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.

(m)      

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.

(n)      

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.

(o)      

The construction loan with a maximum borrowing amount of $57,000 converted to a permanent loan on February 27, 2015.

(p)      

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.

(q)       

The construction/permanent loan has a maximum borrowing amount of $100,700 with amortization starting in August 2017.

(r)    

The construction/permanent loan has a maximum borrowing amount of $192,000.

(s)      

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.

(t)       

The mortgage loan has two one-year extension options, subject to certain conditions, and includes a $25 million construction escrow with a balance of $13.6 million to be drawn at March 31, 2015.

(u)      

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.

(v)      

Principal balance of $127,600 bears interest at 5.114 percent and matures in August 27, 2023; principal balance of $67,921 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.

(w)     

Includes the Company’s pari-passu interests of $4.8 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.

(x)      

Principal balance of $41,240 bears interest at 4.95 percent and matures on July 1, 2017; principal balance of $71,172 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.

(y)

Includes undivided interests in the same manner as investments in noncontrolling partnership, pursuant to ASC 970-323-25-12. 

(z)

See Note 9: Mortgages, Loans Payable and Other Obligations for debt secured by interests in these assets.

(aa)

The negative carrying amount for this venture of $1,937 and $1,854 as of March 31, 2015 and December 31, 2014, respectively, were included in accounts payable, accrued expenses and other liabilities.

(ab)      

Balance includes: (i) mortgage loan, collateralized by the hotel property, with a balance of $61,184, 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.

(ac)      

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.

(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. 

 

 

 

 

 

 

 

The following is a summary of the Company’s equity in earnings (loss) of unconsolidated joint ventures for the three months ended March 31, 2015 and 2014: (dollars in thousands)

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

Entity / Property Name

 

2015 

 

 

2014

Multi-family

 

 

 

 

 

Marbella RoseGarden, L.L.C./ Marbella 

$

61 

 

$

(6)

RoseGarden Monaco Holdings, L.L.C./ Monaco

 

(317)

 

 

(277)

Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station

 

(62)

 

 

(216)

PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial

 

 -

 

 

 -

Rosewood Morristown, L.L.C. / Metropolitan at 40 Park

 

(94)

 

 

(98)

Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge

 

 -

 

 

 -

Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge

 

(220)

 

 

62 

PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial 

 

(254)

 

 

(538)

Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C)

 

 -

 

 

(112)

Crystal House Apartments Investors LLC / Crystal House

 

(10)

 

 

(327)

Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7

 

(719)

 

 

(213)

PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial 

 

(225)

 

 

(206)

Roseland/Port Imperial Partners, L.P./ Riverwalk C

 

(184)

 

 

(164)

RoseGarden Marbella South, L.L.C./ Marbella II

 

 -

 

 

 -

Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)

 

 -

 

 

(15)

Riverpark at Harrison I, L.L.C./ Riverpark at Harrison 

 

(173)

 

 

 -

Capitol Place Mezz LLC / Station Townhouses

 

75 

 

 

 -

Harborside Unit A Urban Renewal, L.L.C. / URL Harborside

 

 -

 

 

 -

RoseGarden Monaco, L.L.C./ San Remo Land

 

 -

 

 

 -

Grand Jersey Waterfront URA, L.L.C./ Liberty Landing

 

(19)

 

 

(37)

Office

 

 

 

 

 

Red Bank Corporate Plaza, L.L.C./ Red Bank

 

110 

 

 

99 

12 Vreeland Associates, L.L.C./ 12 Vreeland Road

 

(14)

 

 

89 

BNES Associates III / Offices at Crystal Lake

 

68 

 

 

36 

Hillsborough 206 Holdings, L.L.C./ Hillsborough 206

 

 -

 

 

(5)

KPG-P 100 IMW JV, LLC / 100 Independence Mall West

 

(384)

 

 

(653)

Keystone-Penn

 

 -

 

 

 -

Keystone-TriState

 

(1,348)

 

 

 -

KPG-MCG Curtis JV, L.L.C./ Curtis Center

 

196 

 

 

 -

Other

 

 

 

 

 

Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)

 

86 

 

 

102 

Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial

 

(18)

 

 

(24)

South Pier at Harborside / Hyatt Regency Jersey City on the Hudson

 

(84)

 

 

398 

Stamford SM LLC / Senior Mezzanine Loan

 

 -

 

 

916 

Other

 

 -

 

 

(46)

Company's equity in earnings (loss) of unconsolidated joint ventures

$

(3,529)

 

$

(1,235)

 

The following is a summary of the financial position of the unconsolidated joint ventures in which the Company had investment interests as of March 31, 2015 and December 31, 2014: (dollars in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

March 31,

 

 

December 31,

 

 

 

2015 

 

 

2014 

Assets:

 

 

 

 

 

 

  Rental property, net

 

$

1,546,589 

 

$

1,534,812 

  Other assets

 

 

410,410 

 

 

398,222 

  Total assets

 

$

1,956,999 

 

$

1,933,034 

Liabilities and partners'/

 

 

 

 

 

 

members' capital:

 

 

 

 

 

 

  Mortgages and loans payable

 

$

1,162,732 

 

$

1,060,020 

  Other liabilities

 

 

214,572 

 

 

211,340 

  Partners'/members' capital

 

 

579,695 

 

 

661,674 

  Total liabilities and

 

 

 

 

 

 

  partners'/members' capital

 

$

1,956,999 

 

$

1,933,034 

 

 

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 months ended March 31, 2015 and 2014:  (dollars in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

 

March 31,

 

 

2015

 

 

2014

Total revenues

$

74,477 

 

$

30,993 

Operating and other expenses

 

(57,356)

 

 

(18,353)

Depreciation and amortization

 

(16,993)

 

 

(8,368)

Interest expense

 

(11,334)

 

 

(6,341)

Net loss

$

(11,206)

 

$

(2,069)