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Note 6 - Variable Interest Entities ("VIE") | 3 Months Ended
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Mar. 31, 2017
Notes to Financial Statements |
Organization, Consolidation and Presentation of Financial Statements Disclosure [Text Block] | 6. Variable Interest Entities (“VIE”) Consolidated VIEs Included within the Company’s consolidated operating properties at March 31, 2017, are 23 consolidated entities that are VIEs, for which the Company is the primary beneficiary. These entities have been established to own and operate real estate property. The Company’s involvement with these entities is through its majority ownership and management of the properties. The entities were deemed VIEs primarily based on the fact that the unrelated investors do not have substantial kick-out rights to remove the general or managing partner by a vote of a simple majority or less and they do not have participating rights. The Company determined that it was the primary beneficiary of these VIEs as a result of its controlling financial interest. At March 31, 2017, total assets of these VIEs were $911.5 million and total liabilities were $173.7 million. The majority of the operations of these VIEs are funded with cash flows generated from the properties. The Company has not provided financial support to any of these VIEs that it was not previously contractually required to provide, which consists primarily of funding any capital expenditures, including tenant improvements, which are deemed necessary to continue to operate the entity and any operating cash shortfalls that the entity may experience. Additionally, included within the Company’s real estate development projects at March 31, 2017, are three consolidated entities that are VIEs, for which the Company is the primary beneficiary. These entities have been established to develop real estate properties to hold as long-term investments. The Company’s involvement with these entities is through its majority ownership and management of the properties. These entities were deemed VIEs primarily based on the fact that the equity investments at risk are 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 the primary beneficiary of these VIEs as a result of its controlling financial interest. At March 31, 2017, total assets of these real estate development VIEs were $228.3 million and total liabilities were $7.7 million. Substantially all the projected development costs to be funded for these real estate development projects, aggregating $196.5 million, will be funded with capital contributions from the Company, when contractually obligated. The Company has not provided financial support to these VIEs that it was not previously contractually required to provide. All liabilities of these VIEs are non-recourse to the Company (“VIE Liabilities”). Of the 26 total VIEs, 22 are unencumbered and the assets of these VIEs are not restricted for use to settle only the obligations of these VIEs. The remaining four VIEs are encumbered by third party non-recourse mortgage debt. The assets associated with these four VIEs (“Restricted Assets”) are collateral under the respective mortgages and are therefore restricted and can only be used to settle the corresponding liabilities of the VIE. The classification of the Restricted Assets and VIE Liabilities on the Company’s Condensed Consolidated Balance Sheets are as follows (in millions):
|  | As of March 31, 2017 |  |  | As of December 31, 2016 |
Restricted Assets: |  |  |  |  |  |  |  |
Real estate, net |  | $ | 323.1 |  |  | $ | 326.9 |
Cash and cash equivalents |  |  | 3.5 |  |  |  | 3.8 |
Accounts and notes receivable, net |  |  | 1.9 |  |  |  | 1.6 |
Other assets |  |  | 1.9 |  |  |  | 1.4 |
Total Restricted Assets |  | $ | 330.4 |  |  | $ | 333.7 |
VIE Liabilities: |  |  |  |  |  |  |  |
Mortgages payable, net |  | $ | 138.0 |  |  | $ | 138.6 |
Other liabilities |  |  | 43.4 |  |  |  | 37.6 |
Total VIE Liabilities |  | $ | 181.4 |  |  | $ | 176.2 |
Unconsolidated Redevelopment Investment Included in the Company’s joint venture investments at March 31, 2017, is an unconsolidated joint venture, which is a VIE for which the Company is not the primary beneficiary. This joint venture was primarily established to develop real estate property for long-term investment and was deemed a VIE primarily based on the fact that the equity investment at risk was not sufficient to permit the entity to finance its activities without additional financial support. The initial equity contributed to this entity 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 this VIE based on the fact that the Company has shared control of this entity along with the entity’s partners and therefore does not have a controlling financial interest. As of March 31, 2017, the Company’s investment in this VIE was a negative $7.4 million, due to the fact that the Company had a remaining capital commitment obligation, which is included in Other liabilities in the Company’s Condensed Consolidated Balance Sheets. The Company’s maximum exposure to loss as a result of its involvement with this VIE is estimated to be $7.4 million, which is the remaining capital commitment obligation. The Company has not provided financial support to this VIE that it was not previously contractually required to provide. All future costs of development will be funded with capital contributions from the Company and the outside partner in accordance with their respective ownership percentages.

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