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Investments in Unconsolidated Joint Ventures | 9 Months Ended
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Sep. 30, 2018
Investments In Unconsolidated Joint Ventures [Abstract] |
Investments In Unconsolidated Joint Ventures | 4. Investments in Unconsolidated Joint Ventures The investments in unconsolidated joint ventures consist of the following at September 30, 2018 and December 31, 2017:
|  |  |  | Nominal % Ownership |  | Carrying Value of Investment (1)
Entity |  | Properties |  |  | September 30, 2018 |  | December 31, 2017
|  |  |  |  |  | (in thousands)
Square 407 Limited Partnership |  | Market Square North |  | 50.0 | % |  | $ | (6,870 | ) |  | $ | (8,258 | )
The Metropolitan Square Associates LLC |  | Metropolitan Square |  | 20.0 | % |  | 1,220 |  |  | 3,339 |
BP/CRF 901 New York Avenue LLC |  | 901 New York Avenue |  | 25.0 | % | (2) | (12,454 | ) |  | (13,811 | )
WP Project Developer LLC |  | Wisconsin Place Land and Infrastructure |  | 33.3 | % | (3) | 38,667 |  |  | 39,710 |
Annapolis Junction NFM LLC |  | Annapolis Junction |  | 50.0 | % | (4) | 17,309 |  |  | 18,381 |
540 Madison Venture LLC |  | 540 Madison Avenue |  | 60.0 | % |  | 66,492 |  |  | 66,179 |
500 North Capitol Venture LLC |  | 500 North Capitol Street, NW |  | 30.0 | % |  | (4,699 | ) |  | (3,876 | )
501 K Street LLC |  | 1001 6th Street |  | 50.0 | % | (5) | 42,584 |  |  | 42,657 |
Podium Developer LLC |  | The Hub on Causeway - Podium |  | 50.0 | % |  | 68,919 |  |  | 67,120 |
Residential Tower Developer LLC |  | The Hub on Causeway - Residential |  | 50.0 | % |  | 46,655 |  |  | 28,212 |
Hotel Tower Developer LLC |  | The Hub on Causeway - Hotel Air Rights |  | 50.0 | % |  | 2,738 |  |  | 1,690 |
Office Tower Developer LLC |  | 100 Causeway Street |  | 50.0 | % | (6) | 12,232 |  |  | — |
1265 Main Office JV LLC |  | 1265 Main Street |  | 50.0 | % |  | 4,313 |  |  | 4,641 |
BNY Tower Holdings LLC |  | Dock 72 |  | 50.0 | % |  | 72,100 |  |  | 72,104 |
CA-Colorado Center Limited Partnership |  | Colorado Center |  | 50.0 | % |  | 253,334 |  |  | 254,440 |
7750 Wisconsin Avenue LLC |  | 7750 Wisconsin Avenue |  | 50.0 | % | (6) | 69,007 |  |  | 21,452 |
BP-M 3HB Venture LLC |  | 3 Hudson Boulevard |  | 25.0 | % |  | 46,240 |  |  | — |
SMBP Venture LP |  | Santa Monica Business Park |  | 55.0 | % |  | 183,621 |  |  | — |
|  |  |  |  |  | $ | 901,408 |  |  | $ | 593,980 |
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(1) | Investments with deficit balances aggregating approximately $24.0 million and $25.9 million at September 30, 2018 and December 31, 2017, respectively, have been reflected within Other Liabilities in the Company’s Consolidated Balance Sheets.
(2) | The Company’s economic ownership has increased based on the achievement of certain return thresholds.
(3) | The Company’s wholly-owned subsidiary that owns Wisconsin Place Office also owns a 33.3% interest in the joint venture entity that owns the land, parking garage and infrastructure of the project.
(4) | The joint venture owns four in-service buildings and two undeveloped land parcels.
(5) | Under the joint venture agreement for this land parcel, the partner will be entitled to up to two additional payments from the venture based on increases in total entitled square footage of the project above 520,000 square feet and achieving certain project returns at stabilization.
(6) | This entity is a VIE (See Note 2 to the Consolidated Financial Statements).
Certain of the Company’s unconsolidated joint venture agreements include provisions whereby, at certain specified times, each partner has the right to initiate a purchase or sale of its interest in the joint ventures. With limited exceptions, under these provisions, the Company is not compelled to purchase the interest of its outside joint venture partners. Under certain of the Company’s joint venture agreements, if certain return thresholds are achieved, the partners will be entitled to an additional promoted interest or payments. The combined summarized balance sheets of the Company’s unconsolidated joint ventures are as follows:
| September 30, 2018 |  | December 31, 2017
| (in thousands)
ASSETS |  |  |
Real estate and development in process, net | $ | 3,475,909 |  |  | $ | 1,768,996 |
Other assets | 523,177 |  |  | 367,743 |
Total assets | $ | 3,999,086 |  |  | $ | 2,136,739 |
LIABILITIES AND MEMBERS’/PARTNERS’ EQUITY |  |  |
Mortgage and notes payable, net | $ | 1,975,260 |  |  | $ | 1,437,440 |
Other liabilities | 589,394 |  |  | 99,215 |
Members’/Partners’ equity | 1,434,432 |  |  | 600,084 |
Total liabilities and members’/partners’ equity | $ | 3,999,086 |  |  | $ | 2,136,739 |
Company’s share of equity | $ | 593,427 |  |  | $ | 286,495 |
Basis differentials (1) | 307,981 |  |  | 307,485 |
Carrying value of the Company’s investments in unconsolidated joint ventures (2) | $ | 901,408 |  |  | $ | 593,980 |
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(1) | This amount represents the aggregate difference between the Company’s historical cost basis and the basis reflected at the joint venture level, which is typically amortized over the life of the related assets and liabilities. Basis differentials result from impairments of investments, acquisitions through joint ventures with no change in control and upon the transfer of assets that were previously owned by the Company into a joint venture. In addition, certain acquisition, transaction and other costs may not be reflected in the net assets at the joint venture level. At September 30, 2018 and December 31, 2017, there was an aggregate basis differential of approximately $318.2 million and $322.5 million, respectively, between the carrying value of the Company’s investment in the joint venture that owns Colorado Center and the joint venture’s basis in the assets and liabilities, which differential (excluding land) shall be amortized over the remaining lives of the related assets and liabilities.
(2) | Investments with deficit balances aggregating approximately $24.0 million and $25.9 million at September 30, 2018 and December 31, 2017, respectively, have been reflected within Other Liabilities in the Company’s Consolidated Balance Sheets.
The combined summarized statements of operations of the Company’s unconsolidated joint ventures are as follows:
| Three months ended September 30, |  | Nine months ended September 30,
| 2018 |  | 2017 |  | 2018 |  | 2017
| (in thousands)
Total revenue (1) | $ | 76,177 |  |  | $ | 55,516 |  |  | $ | 189,759 |  |  | $ | 166,139 |
Expenses |  |  |  |  |  |  |
Operating | 29,522 |  |  | 23,128 |  |  | 75,239 |  |  | 67,310 |
Depreciation and amortization (2) | 44,993 |  |  | 16,440 |  |  | 74,245 |  |  | 44,973 |
Total expenses | 74,515 |  |  | 39,568 |  |  | 149,484 |  |  | 112,283 |
Operating income | 1,662 |  |  | 15,948 |  |  | 40,275 |  |  | 53,856 |
Other expense |  |  |  |  |  |  |
Interest expense | 19,861 |  |  | 13,088 |  |  | 48,993 |  |  | 31,815 |
Net income (loss) | $ | (18,199 | ) |  | $ | 2,860 |  |  | $ | (8,718 | ) |  | $ | 22,041 |
Company’s share of net income (loss) | $ | (2,858 | ) |  | $ | 2,909 |  |  | $ | 1,073 |  |  | $ | 11,576 |
Basis differential (3) | (1,455 | ) |  | (2,066 | ) |  | (4,156 | ) |  | (4,541 | )
Income (loss) from unconsolidated joint ventures (2) | $ | (4,313 | ) |  | $ | 843 |  |  | $ | (3,083 | ) |  | $ | 7,035 |
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(1) | Includes straight-line rent adjustments of approximately $4.8 million and $5.1 million for the three months ended September 30, 2018 and 2017, respectively, and $9.8 million and $16.4 million for the nine months ended September 30, 2018 and 2017, respectively.
(2) | During the three months ended September 30, 2018, the joint venture that owns Metropolitan Square, in Washington, DC, commenced a renovation project and recorded accelerated depreciation of approximately $22.4 million related to the remaining book value of the asset to be replaced. The Company's share of the accelerated depreciation totaled approximately $4.5 million.
(3) | Includes straight-line rent adjustments of approximately $0.5 million and $0.7 million for the three months ended September 30, 2018 and 2017, respectively, and $1.9 million and $2.2 million for the nine months ended September 30, 2018 and 2017, respectively. Also includes net above-/below-market rent adjustments of approximately $0.4 million and $0.4 million for the three months ended September 30, 2018 and 2017, respectively, and $1.2 million and $1.3 million for the nine months ended September 30, 2018 and 2017, respectively.
On April 19, 2018, a joint venture in which the Company has a 50% interest obtained construction financing with a total commitment of $180.0 million collateralized by its Hub on Causeway - Residential development project. The construction financing bears interest at a variable rate equal to LIBOR plus 2.00% per annum and matures on April 19, 2022, with two, one-year extension options, subject to certain conditions. As of September 30, 2018, approximately $8.2 million had been drawn under the loan. The Hub on Causeway - Residential is an approximately 320,000 square foot project comprised of 440 residential units located in Boston, Massachusetts. On April 27, 2018, a joint venture in which the Company has a 60% interest refinanced the mortgage loan collateralized by its 540 Madison Avenue property located in New York City totaling $120.0 million. The mortgage loan bears interest at a variable rate equal to LIBOR plus 1.10% per annum and matures on June 5, 2023. The previous mortgage loan bore interest at a variable rate equal to LIBOR plus 1.50% per annum and was scheduled to mature on June 5, 2018. 540 Madison Avenue is an approximately 284,000 net rentable square foot Class A office property. On July 13, 2018, the Company entered into a joint venture with a third party to acquire a development site at 3 Hudson Boulevard that, upon the future acquisition of additional available development rights, can accommodate a Class A office tower with up to 2.0 million net rentable square feet located on the entire square block between 11th Avenue and Hudson Boulevard Park from West 34th Street to West 35th Street in New York City. The Company owns a 25% interest in and is the managing member of the joint venture. The acquisition includes improvements consisting of excavation work and foundation elements that are currently being constructed on the site. The Company contributed cash totaling approximately $45.6 million at closing and will contribute approximately $62.2 million in the future for its initial capital contribution, a portion of which will fund the remaining costs to complete the foundation elements to grade for the future office building. In addition, the Company has provided $80.0 million of mortgage financing to the joint venture which bears interest at a variable rate equal to LIBOR plus 3.50% per annum and matures on July 13, 2023, with extension options, subject to certain conditions. The loan has been reflected as a Related Party Note Receivable on the Company’s Consolidated Balance Sheets. The Company's policy is to record notes receivable at their unamortized cost, net of any unamortized deferred fees or costs, premiums or discounts and an allowance for loan losses. Loan fees and direct costs associated with loans originated by the Company are deferred and amortized over the term of the note as interest income. On July 19, 2018, the Company entered into a joint venture to acquire Santa Monica Business Park in the Ocean Park neighborhood of Santa Monica, California for a net purchase price of approximately $626.7 million, including $11.5 million of seller funded leasing costs after the effective date of the purchase and sale agreement. Santa Monica Business Park is a 47-acre office park consisting of 21 buildings totaling approximately 1.2 million net rentable square feet. Approximately 70% of the rentable square footage is subject to a ground lease with 80 years remaining, including renewal periods. The ground lease provides the joint venture with the right to purchase the land underlying the properties in 2028 with subsequent purchase rights every 15 years. Canada Pension Plan Investment Board invested approximately $147.0 million for a 45% ownership interest in the joint venture. The Company is providing customary operating, property management and leasing services to, and invested approximately $179.7 million, in the joint venture. The acquisition was completed with $300.0 million of financing. The mortgage financing bears interest at a variable rate equal to LIBOR plus 1.28% per annum and matures on July 19, 2025. At closing, the borrower under the loan, which is a subsidiary of the joint venture, entered into interest rate swap contracts with notional amounts aggregating $300.0 million through April 1, 2025, resulting in a fixed rate of approximately 4.063% per annum through the expiration of the interest rate swap contracts. At September 30, 2018, the unconsolidated joint venture has recorded the changes in fair value of the interest rate swap contracts aggregating approximately $2.4 million as an asset and accumulated other comprehensive income on its balance sheet. At September 30, 2018, the Company has recognized its share of the fair value totaling approximately $1.3 million as an increase to its Investments in Unconsolidated Joint Ventures and Accumulated Other Comprehensive Loss on the Company's Consolidated Balance Sheets. The following table summarizes the allocation of the joint venture's aggregate purchase price for Santa Monica Business Park at the date of acquisition (in thousands).
Land and improvements | $ | 100,525 |
Leasehold interest in land | 248,944 |
Site improvements | 13,381 |
Building and improvements | 593,759 |
Tenant improvements | 31,338 |
In-place lease intangibles | 47,783 |
Above-market lease intangible | 4,495 |
Below-market lease intangible | (17,504 | )
Capital lease obligation | (396,008 | )
Net assets acquired | $ | 626,713 |
On July 27, 2018, the Company entered into a joint venture with its partner at The Hub on Causeway mixed-use development in Boston, Massachusetts to acquire the air rights for the development of an approximately 627,000 net rentable square foot Class A office tower at the site to be known as 100 Causeway Street. The joint venture entered into a lease agreement with an affiliate of Verizon Communications, Inc., under which Verizon will lease approximately 70% of the office tower for a term of 20 years. With the execution of the lease, the joint venture commenced development of the project. The Company will serve as the co-development manager for the project. The joint venture partner contributed an air rights parcel and improvements, with a fair value of approximately $41.3 million, for its initial 50% interest in the joint venture. The Company contributed improvements totaling approximately $3.9 million and will contribute cash totaling approximately $37.4 million for its initial 50% interest.

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- Definition Investments In Unconsolidated Joint Ventures [Abstract] + References No definition available. + Details
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- Definition The entire disclosure for equity method investments and joint ventures. Equity method investments are investments that give the investor the ability to exercise significant influence over the operating and financial policies of an investee. Joint ventures are entities owned and operated by a small group of businesses as a separate and specific business or project for the mutual benefit of the members of the group. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 323 -URI http://asc.fasb.org/topic&trid=2196965 + Details
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