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Investments In and Advances To Affiliates | 12 Months Ended
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Dec. 31, 2012
Schedule of Equity Method Investments [Line Items] |
Investments In and Advances To Affiliates | Investments in and Advances to Affiliates Unconsolidated Affiliates We have equity interests of up to 50.0% in various joint ventures with unrelated third parties that are accounted for using the equity method of accounting because we have the ability to exercise significant influence over their operating and financing policies. As a result, the assets and liabilities of these joint ventures are not included in our Consolidated Financial Statements. The following table sets forth our ownership in unconsolidated affiliates at December 31, 2012:
Joint Venture |  | Location of Properties |  | Ownership Interest
Concourse Center Associates, LLC |  | Greensboro, NC |  | 50.0%
Plaza Colonnade, LLC |  | Kansas City, MO |  | 50.0%
Lofts at Weston, LLC |  | Raleigh, NC |  | 50.0%
Board of Trade Investment Company |  | Kansas City, MO |  | 49.0%
Highwoods DLF 97/26 DLF 99/32, LP |  | Atlanta, GA; Greensboro, NC; Orlando, FL |  | 42.9%
Highwoods KC Glenridge Office, LLC |  | Atlanta, GA |  | 40.0%
Highwoods KC Glenridge Land, LLC |  | Atlanta, GA |  | 39.9%
HIW-KC Orlando, LLC |  | Orlando, FL |  | 40.0%
Kessinger/Hunter, LLC |  | Kansas City, MO |  | 26.5%
Highwoods DLF Forum, LLC |  | Raleigh, NC |  | 25.0%
Highwoods DLF 98/29, LLC |  | Atlanta, GA; Charlotte, NC; Greensboro, NC; Raleigh, NC; Orlando, FL |  | 22.8%
4600 Madison Associates, LP |  | Kansas City, MO |  | 12.5%
The following table sets forth combined summarized financial information for our unconsolidated affiliates:
| December 31,
| 2012 |  | 2011
Balance Sheets: |  |  |
Assets: |  |  |
Real estate assets, net | $ | 491,180 |  |  | $ | 536,088 |
All other assets, net | 113,734 |  |  | 96,944 |
Total Assets | $ | 604,914 |  |  | $ | 633,032 |
Liabilities and Partners’ or Shareholders’ Equity: |  |  |
Mortgages and notes payable (1) | $ | 370,393 |  |  | $ | 406,875 |
All other liabilities | 24,507 |  |  | 21,808 |
Partners’ or shareholders’ equity | 210,014 |  |  | 204,349 |
Total Liabilities and Partners’ or Shareholders’ Equity | $ | 604,914 |  |  | $ | 633,032 |
Our share of historical partners’ or shareholders’ equity | $ | 63,847 |  |  | $ | 59,584 |
Advances to unconsolidated affiliate | — |  |  | 38,323 |
Net excess of cost of investments over the net book value of underlying net assets (2) | 2,953 |  |  | 2,460 |
Carrying value of investments in and advances to unconsolidated affiliates | $ | 66,800 |  |  | $ | 100,367 |
Our share of unconsolidated non-recourse mortgage debt (1) | $ | 137,261 |  |  | $ | 146,926 |
__________ 4. Investments in and Advances to Affiliates – Continued
(1) | Our share of scheduled future principal payments, including amortization, due on mortgages and notes payable at December 31, 2012 is as follows:
2013 | $ | 23,458 |
2014 | 57,163 |
2015 | 21,821 |
2016 | 1,054 |
2017 | 26,452 |
Thereafter | 7,313 |
| $ | 137,261 |
All of this joint venture debt is non-recourse to us except in the case of customary exceptions pertaining to such matters as misuse of funds, environmental conditions and material misrepresentations.
(2) | This amount represents the aggregate difference between our historical cost basis and the basis reflected at the joint venture level, which is typically depreciated over the life of the related asset.
| Year Ended December 31,
| 2012 |  | 2011 |  | 2010
Income Statements: |  |  |  |  |
Rental and other revenues | $ | 101,233 |  |  | $ | 100,958 |  |  | $ | 119,868 |
Expenses: |  |  |  |  |
Rental property and other expenses | 47,762 |  |  | 44,584 |  |  | 56,868 |
Depreciation and amortization | 25,253 |  |  | 26,430 |  |  | 31,401 |
Impairments of real estate assets | 7,180 |  |  | — |  |  | — |
Interest expense | 20,953 |  |  | 23,762 |  |  | 27,956 |
Total expenses | 101,148 |  |  | 94,776 |  |  | 116,225 |
Income before disposition of properties | 85 |  |  | 6,182 |  |  | 3,643 |
Gains on disposition of properties | 11,184 |  |  | — |  |  | — |
Net income | $ | 11,269 |  |  | $ | 6,182 |  |  | $ | 3,643 |
Our share of: |  |  |  |  |
Depreciation and amortization | $ | 7,736 |  |  | $ | 8,388 |  |  | $ | 10,471 |
Impairments of real estate assets | $ | 1,002 |  |  | $ | — |  |  | $ | — |
Interest expense | $ | 7,368 |  |  | $ | 8,163 |  |  | $ | 10,545 |
Gains on disposition of properties | $ | 1,120 |  |  | $ | — |  |  | $ | — |
Net income | $ | 3,304 |  |  | $ | 2,429 |  |  | $ | 1,466 |
Our share of net income | $ | 3,304 |  |  | $ | 2,429 |  |  | $ | 1,466 |
Adjustment for management and other fees | 1,731 |  |  | 2,449 |  |  | 2,355 |
Equity in earnings of unconsolidated affiliates | $ | 5,035 |  |  | $ | 4,878 |  |  | $ | 3,821 |
4. Investments in and Advances to Affiliates – Continued The following summarizes additional information related to certain of our unconsolidated affiliates: - Lofts at Weston, LLC During 2011, we and Ravin Partners, LLC (“Ravin”) formed Lofts at Weston, LLC, in which we have a 50.0% ownership interest. We contributed 15.0 acres of land at an agreed upon value of $2.4 million to this joint venture, and Ravin contributed $1.2 million in cash and agreed to guarantee the joint venture's development loan. The joint venture then distributed $1.2 million to us and we recorded a gain of $0.3 million on this transaction. Ravin manages and operates this joint venture, which is constructing 215 rental residential units at a total cost of $25.9 million, of which $15.2 million had been incurred as of December 31, 2012. Ravin is the developer, manager and leasing agent and will receive customary fees from the joint venture. - Highwoods DLF 97/26 DLF 99/32, L.P. (“DLF II”) During 2012, DLF II obtained a $50.0 million, three-year secured mortgage loan from a third party lender, bearing a fixed interest rate of 3.5% on $39.1 million of the loan and a floating interest rate of LIBOR plus 250 basis points on $10.9 million of the loan, which was used by the joint venture to repay a secured loan at maturity to a third party lender. - Kessinger/Hunter, LLC Kessinger/Hunter, LLC, which is managed by our joint venture partner, provides leasing services to certain of our Wholly Owned Properties in Kansas City, MO in exchange for customary fees from us. Kessinger/Hunter, LLC received $1.1 million, $2.1 million and $0.8 million from us for these services in 2012, 2011 and 2010, respectively. - Highwoods DLF 98/29, LLC (“DLF I”) At the formation of this joint venture in 1999, our partner contributed excess cash to the venture that was distributed to us under the joint venture agreements. We are required to repay this excess cash to our partner over time, as discussed in Note 9. During 2012, DLF I sold two office properties to third parties for $15.5 million and recorded gains on disposition of property of $4.9 million. We recorded $1.1 million as our proportionate share of these gains through equity in earnings of unconsolidated affiliates. During 2012, we recorded $1.0 million as our share of impairments of real estate assets on two office properties in our DLF I joint venture, due to a decline in projected occupancy and a change in the assumed holding period of those assets, which reduced the expected future cash flows from the properties. During 2011, we provided a $38.3 million interest-only secured loan to DLF I that was initially scheduled to mature in March 2012. During 2012, the outstanding balance of the loan was repaid as a result of our acquisition of an office property from the joint venture and through application of the net proceeds from the joint venture's sale of two office properties to third parties as noted above. We recorded $0.9 million and $1.3 million of interest income from this loan in interest and other income during the years ended December 31, 2012 and 2011, respectively. - Des Moines, IA Joint Ventures During 2010, we sold our equity interests in a series of unconsolidated joint ventures relating to properties in Des Moines, IA. The assets in the joint ventures included 1.7 million square feet of office, 788,000 square feet of industrial and 45,000 square feet of retail properties, as well as 418 apartment units. In connection with the closing, we received $15.0 million in cash. We had a negative book basis in certain of the joint ventures, primarily as a result of prior cash distributions to the partners. As a result, we recorded gain on disposition of investment in unconsolidated affiliates of $25.3 million. 4. Investments in and Advances to Affiliates – Continued - HIW Development B, LLC During 2011, our joint venture partner exercised its option to acquire our 10.0% equity interest in the HIW Development B, LLC joint venture, which had recently completed construction of a build-to-suit office property in Charlotte, NC. As a result, we received gross proceeds of $4.8 million and recorded a gain on disposition of investment in unconsolidated affiliate related to this merchant build project of $2.3 million. - Other Activities We receive development, management and leasing fees for services provided to certain of our joint ventures. These fees are recognized in income to the extent of our respective joint venture partner's interest. During the years ended December 31, 2012, 2011 and 2010, we recognized $2.4 million, $3.1 million and $2.7 million, respectively, of development, management and leasing fees from our unconsolidated joint ventures. At December 31, 2012 and 2011, we had receivables of $0.9 million and $1.0 million, respectively, related to these fees in accounts receivable. Consolidated Affiliates The following summarizes our consolidated affiliates: - Highwoods-Markel Associates, LLC (“Markel”) We have a 50.0% ownership interest in Markel. We are the manager and leasing agent for Markel's properties located in Richmond, VA and receive customary management and leasing fees. We consolidate Markel since we are the general partner and control the major operating and financial policies of the joint venture. As controlling partner, we have an obligation to cause this property-owning entity to distribute proceeds of liquidation to the noncontrolling interest partner in these partially owned properties only if the net proceeds received by the entity from the sale of our assets warrant a distribution as determined by the agreement. We estimate the value of noncontrolling interest distributions would have been $15.6 million had the entity been liquidated at December 31, 2012. This estimated settlement value is based on the fair value of the underlying properties which is based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for customers, changes in market rental rates and costs to operate each property. If the entity's underlying assets are worth less than the underlying liabilities on the date of such liquidation, we would have no obligation to remit any consideration to the noncontrolling interest holder. - SF-HIW Harborview Plaza, LP (“Harborview”) We have a 20.0% interest in Harborview. We are the manager and leasing agent for Harborview's property located in Tampa, FL and receive customary management and leasing fees. As further described in Note 8, we account for this joint venture as a financing obligation since our partner has the right to put its interest back to us in the future. During 2012, we provided a three-year, $20.8 million interest-only secured loan to Harborview that is scheduled to mature in September 2015, which the joint venture used to repay a secured loan at maturity to a third party lender. This new loan bears interest at LIBOR plus 500 basis points, subject to a LIBOR floor of 0.5%. Because Harborview is a consolidated joint venture, this loan and related interest income and expense are eliminated in consolidation. - Plaza Residential, LLC (“Plaza Residential”) In 2007, our taxable REIT subsidiary formed the Plaza Residential joint venture with an unrelated party to develop and sell 139 for-sale residential condominiums constructed above a wholly owned office property in Raleigh, NC. We initially had a 93.0% interest in Plaza Residential. In 2010, we acquired our partner's 7.0% ownership interest for $0.5 million. During the years ended December 31, 2012, 2011 and 2010, we received $5.5 million, $3.2 million and $5.3 million, respectively, in gross proceeds and recorded $5.1 million, $3.5 million and $5.0 million, respectively, of cost of assets sold from condominium sales, including impairment charges, if any. As of December 31, 2012, all of the for-sale residential condominiums have been sold.
Highwoods Realty Limited Partnership [Member] |
Schedule of Equity Method Investments [Line Items] |
Investments In and Advances To Affiliates | Investments in and Advances to Affiliates Unconsolidated Affiliates We have equity interests of up to 50.0% in various joint ventures with unrelated third parties that are accounted for using the equity method of accounting because we have the ability to exercise significant influence over their operating and financing policies. As a result, the assets and liabilities of these joint ventures are not included in our Consolidated Financial Statements. The following table sets forth our ownership in unconsolidated affiliates at December 31, 2012:
Joint Venture |  | Location of Properties |  | Ownership Interest
Concourse Center Associates, LLC |  | Greensboro, NC |  | 50.0%
Plaza Colonnade, LLC |  | Kansas City, MO |  | 50.0%
Lofts at Weston, LLC |  | Raleigh, NC |  | 50.0%
Board of Trade Investment Company |  | Kansas City, MO |  | 49.0%
Highwoods DLF 97/26 DLF 99/32, LP |  | Atlanta, GA; Greensboro, NC; Orlando, FL |  | 42.9%
Highwoods KC Glenridge Office, LLC |  | Atlanta, GA |  | 40.0%
Highwoods KC Glenridge Land, LLC |  | Atlanta, GA |  | 39.9%
HIW-KC Orlando, LLC |  | Orlando, FL |  | 40.0%
Kessinger/Hunter, LLC |  | Kansas City, MO |  | 26.5%
Highwoods DLF Forum, LLC |  | Raleigh, NC |  | 25.0%
Highwoods DLF 98/29, LLC |  | Atlanta, GA; Charlotte, NC; Greensboro, NC; Raleigh, NC; Orlando, FL |  | 22.8%
The following table sets forth combined summarized financial information for our unconsolidated affiliates:
| December 31,
| 2012 |  | 2011
Balance Sheets: |  |  |
Assets: |  |  |
Real estate assets, net | $ | 480,245 |  |  | $ | 523,992 |
All other assets, net | 112,295 |  |  | 95,504 |
Total Assets | $ | 592,540 |  |  | $ | 619,496 |
Liabilities and Partners’ or Shareholders’ Equity: |  |  |
Mortgages and notes payable (1) | $ | 360,944 |  |  | $ | 396,977 |
All other liabilities | 23,983 |  |  | 21,121 |
Partners’ or shareholders’ equity | 207,613 |  |  | 201,398 |
Total Liabilities and Partners’ or Shareholders’ Equity | $ | 592,540 |  |  | $ | 619,496 |
Our share of historical partners’ or shareholders’ equity | $ | 63,546 |  |  | $ | 59,215 |
Advances to unconsolidated affiliate | — |  |  | 38,323 |
Net excess of cost of investments over the net book value of underlying net assets (2) | $ | 2,267 |  |  | $ | 1,758 |
Carrying value of investments in and advances to unconsolidated affiliates | $ | 65,813 |  |  | $ | 99,296 |
Our share of unconsolidated non-recourse mortgage debt (1) | $ | 136,080 |  |  | $ | 145,689 |
__________ 4. Investments in and Advances to Affiliates – Continued
(1) | Our share of scheduled future principal payments, including amortization, due on mortgages and notes payable at December 31, 2012 is as follows:
2013 | $ | 23,427 |
2014 | 57,130 |
2015 | 21,786 |
2016 | 1,017 |
2017 | 26,412 |
Thereafter | 6,308 |
| $ | 136,080 |
All of this joint venture debt is non-recourse to us except in the case of customary exceptions pertaining to such matters as misuse of funds, environmental conditions and material misrepresentations.
(2) | This amount represents the aggregate difference between our historical cost basis and the basis reflected at the joint venture level, which is typically depreciated over the life of the related asset.
| Year Ended December 31,
| 2012 |  | 2011 |  | 2010
Income Statements: |  |  |  |  |
Rental and other revenues | $ | 97,225 |  |  | $ | 96,771 |  |  | $ | 115,826 |
Expenses: |  |  |  |  |
Rental property and other expenses | 45,391 |  |  | 42,052 |  |  | 54,695 |
Depreciation and amortization | 24,007 |  |  | 25,184 |  |  | 29,945 |
Impairments of real estate assets | 7,180 |  |  | — |  |  | — |
Interest expense | 20,296 |  |  | 23,062 |  |  | 27,187 |
Total expenses | 96,874 |  |  | 90,298 |  |  | 111,827 |
Income before disposition of properties | 351 |  |  | 6,473 |  |  | 3,999 |
Gains on disposition of properties | 11,184 |  |  | — |  |  | — |
Net income | $ | 11,535 |  |  | $ | 6,473 |  |  | $ | 3,999 |
Our share of: |  |  |  |  |
Depreciation and amortization | $ | 7,580 |  |  | $ | 8,232 |  |  | $ | 10,318 |
Impairments of real estate assets | $ | 12,924 |  |  | $ | — |  |  | $ | — |
Interest expense | $ | 7,286 |  |  | $ | 8,075 |  |  | $ | 10,449 |
Gains on disposition of properties | $ | 1,120 |  |  | $ | — |  |  | $ | — |
Net income | $ | 3,337 |  |  | $ | 2,585 |  |  | $ | 1,483 |
Our share of net income | $ | 3,337 |  |  | $ | 2,585 |  |  | $ | 1,483 |
Adjustment for management and other fees | 1,758 |  |  | 2,354 |  |  | 2,311 |
Equity in earnings of unconsolidated affiliates | $ | 5,095 |  |  | $ | 4,939 |  |  | $ | 3,794 |
4. Investments in and Advances to Affiliates– Continued The following summarizes additional information related to certain of our unconsolidated affiliates: - Lofts at Weston, LLC During 2011, we and Ravin Partners, LLC (“Ravin”) formed Lofts at Weston, LLC, in which we have a 50.0% ownership interest. We contributed 15.0 acres of land at an agreed upon value of $2.4 million to this joint venture, and Ravin contributed $1.2 million in cash and agreed to guarantee the joint venture's development loan. The joint venture then distributed $1.2 million to us and we recorded a gain of $0.3 million on this transaction. Ravin manages and operates this joint venture, which is constructing 215 rental residential units at a total cost of $25.9 million, of which $15.2 million had been incurred as of December 31, 2012. Ravin is the developer, manager and leasing agent and will receive customary fees from the joint venture. - Highwoods DLF 97/26 DLF 99/32, L.P. (“DLF II”) During 2012, DLF II obtained a $50.0 million, three-year secured mortgage loan from a third party lender, bearing a fixed interest rate of 3.5% on $39.1 million of the loan and a floating interest rate of LIBOR plus 250 basis points on $10.9 million of the loan, which was used by the joint venture to repay a secured loan at maturity to a third party lender. - Kessinger/Hunter, LLC Kessinger/Hunter, LLC, which is managed by our joint venture partner, provides leasing services to certain of our Wholly Owned Properties in Kansas City, MO in exchange for customary fees from us. Kessinger/Hunter, LLC received $1.1 million, $2.1 million and $0.8 million from us for these services in 2012, 2011 and 2010, respectively. - Highwoods DLF 98/29, LLC (“DLF I”) At the formation of this joint venture in 1999, our partner contributed excess cash to the venture that was distributed to us under the joint venture agreements. We are required to repay this excess cash to our partner over time, as discussed in Note 9. During 2012, DLF I sold two office properties to third parties for $15.5 million and recorded gains on disposition of property of $4.9 million. We recorded $1.1 million as our proportionate share of these gains through equity in earnings of unconsolidated affiliates. During 2012, we recorded $1.0 million as our share of impairments of real estate assets on two office properties in our DLF I joint venture, due to a decline in projected occupancy and a change in the assumed holding period of those assets, which reduced the expected future cash flows from the properties. During 2011, we provided a $38.3 million interest-only secured loan to DLF I that was initially scheduled to mature in March 2012. During 2012, the outstanding balance of the loan was repaid as a result of our acquisition of an office property from the joint venture and through application of the net proceeds from the joint venture's sale of two office properties to third parties as noted above. We recorded $0.9 million and $1.3 million of interest income from this loan in interest and other income during the years ended December 31, 2012 and 2011, respectively. - Des Moines, IA Joint Ventures During 2010, we sold our equity interests in a series of unconsolidated joint ventures relating to properties in Des Moines, IA. The assets in the joint ventures included 1.7 million square feet of office, 788,000 square feet of industrial and 45,000 square feet of retail properties, as well as 418 apartment units. In connection with the closing, we received $15.0 million in cash. We had a negative book basis in certain of the joint ventures, primarily as a result of prior cash distributions to the partners. As a result, we recorded gain on disposition of investment in unconsolidated affiliates of $25.3 million. 4. Investments in and Advances to Affiliates – Continued - HIW Development B, LLC During 2011, our joint venture partner exercised its option to acquire our 10.0% equity interest in the HIW Development B, LLC joint venture, which had recently completed construction of a build-to-suit office property in Charlotte, NC. As a result, we received gross proceeds of $4.8 million and recorded a gain on disposition of investment in unconsolidated affiliate related to this merchant build project of $2.3 million. - Other Activities We receive development, management and leasing fees for services provided to certain of our joint ventures. These fees are recognized in income to the extent of our respective joint venture partner's interest. During the years ended December 31, 2012, 2011 and 2010, we recognized $2.4 million, $3.1 million and $2.7 million, respectively, of development, management and leasing fees from our unconsolidated joint ventures. At December 31, 2012 and 2011, we had receivables of $0.9 million and $1.0 million, respectively, related to these fees in accounts receivable. Consolidated Affiliates The following summarizes our consolidated affiliates: - Highwoods-Markel Associates, LLC (“Markel”) We have a 50.0% ownership interest in Markel. We are the manager and leasing agent for Markel's properties located in Richmond, VA and receive customary management and leasing fees. We consolidate Markel since we are the general partner and control the major operating and financial policies of the joint venture. As controlling partner, we have an obligation to cause this property-owning entity to distribute proceeds of liquidation to the noncontrolling interest partner in these partially owned properties only if the net proceeds received by the entity from the sale of our assets warrant a distribution as determined by the agreement. We estimate the value of noncontrolling interest distributions would have been $15.6 million had the entity been liquidated at December 31, 2012. This estimated settlement value is based on the fair value of the underlying properties which is based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for customers, changes in market rental rates and costs to operate each property. If the entity's underlying assets are worth less than the underlying liabilities on the date of such liquidation, we would have no obligation to remit any consideration to the noncontrolling interest holder. - SF-HIW Harborview Plaza, LP (“Harborview”) We have a 20.0% interest in Harborview. We are the manager and leasing agent for Harborview's property located in Tampa, FL and receive customary management and leasing fees. As further described in Note 8, we account for this joint venture as a financing obligation since our partner has the right to put its interest back to us in the future. During 2012, we provided a three-year, $20.8 million interest-only secured loan to Harborview that is scheduled to mature in September 2015, which the joint venture used to repay a secured loan at maturity to a third party lender. This new loan bears interest at LIBOR plus 500 basis points, subject to a LIBOR floor of 0.5%. Because Harborview is a consolidated joint venture, this loan and related interest income and expense are eliminated in consolidation. - Plaza Residential, LLC (“Plaza Residential”) In 2007, our taxable REIT subsidiary formed the Plaza Residential joint venture with an unrelated party to develop and sell 139 for-sale residential condominiums constructed above a wholly owned office property in Raleigh, NC. We initially had a 93.0% interest in Plaza Residential. In 2010, we acquired our partner's 7.0% ownership interest for $0.5 million. During the years ended December 31, 2012, 2011 and 2010, we received $5.5 million, $3.2 million and $5.3 million, respectively, in gross proceeds and recorded $5.1 million, $3.5 million and $5.0 million, respectively, of cost of assets sold from condominium sales, including impairment charges, if any. As of December 31, 2012, all of the for-sale residential condominiums have been sold.

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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 -SubTopic 10 -Section 35 -Paragraph 32 -URI http://asc.fasb.org/extlink&oid=7658923&loc=d3e32787-111569 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher AICPA -Name Accounting Principles Board Opinion (APB) -Number 18 -Paragraph 20 -LegacyDoc This reference is SUPERSEDED by the Accounting Standards Codification effective for interim and annual periods ending after September 15, 2009. This reference is included to help users transition from the previous accounting hierarchy and will be removed from future versions of this taxonomy. Reference 3: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 210 -SubTopic 10 -Section S99 -Paragraph 1 -Subparagraph (SX 210.5-02.12) -URI http://asc.fasb.org/extlink&oid=6877327&loc=d3e13212-122682 Reference 4: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 323 -SubTopic 10 -Section 50 -Paragraph 3 -URI http://asc.fasb.org/extlink&oid=6382943&loc=d3e33918-111571 Reference 5: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 323 -SubTopic 10 -Section 35 -Paragraph 35 -URI http://asc.fasb.org/extlink&oid=7658923&loc=d3e32847-111569 + Details
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