XML 54 R14.htm IDEA: XBRL DOCUMENT
v2.4.0.8

INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES | 9 Months Ended
--- | ---
Sep. 30, 2014
Equity Method Investments and Joint Ventures [Abstract] |
Investments in and Advances to Unconsolidated Affiliates | INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES Core Portfolio The Company owns a 49% interest in a 311,000 square foot shopping center located in White Plains, New York ("Crossroads"), a 50% interest in an approximately 28,000 square foot retail portfolio located in Georgetown, Washington D.C. (the "Georgetown Portfolio") and a 22.22% interest in an approximately 20,000 square foot retail property located in Wilmington, Delaware ("Route 202 Shopping Center"). As the Company does not maintain financial or operational control, these investments are accounted for under the equity method. Funds RCP Venture The Funds, together with two unaffiliated partners formed an investment group, the RCP Venture, for the purpose of making investments in surplus or underutilized properties owned by retailers and, in some instances, the retailers' operating company. The RCP Venture is neither a single entity nor a specific investment and the Company has no control or rights with respect to the formation and operation of these investments. The Company has made these investments through its subsidiaries, Mervyns I, Mervyns II and Fund II, (together the "Acadia Investors"), all on a non-recourse basis. Through September 30, 2014, the Acadia Investors have made investments in Mervyns Department Stores ("Mervyns") and Albertsons including additional investments in locations that are separate from these original investments ("Add-On Investments"). Additionally, they have invested in Shopko, Marsh and Rex Stores Corporation (collectively "Other RCP Investments"). The Company accounts for its investments in Mervyns and Albertsons on the equity method as it has the ability to exercise significant influence, but does not have any rights with respect to financial or operating control. The Company accounts for its investments in its Add-On Investments and Other RCP Investments on the cost method as it does not have any influence over such entities' operating and financial policies nor any rights with respect to the control and operation of these entities. During the nine months ended September 30, 2014, the Company received distributions from Rex Stores of $1.2 million, Mervyns I of $0.7 million and Mervyns II of $0.8 million, of which the Operating Partnership's aggregate share was $0.5 million. The following table summarizes activity related to the RCP Venture investments from inception through September 30, 2014:
(dollars in thousands) |  | Investment Group Share |  | Operating Partnership Share
Investment | Year Acquired | Invested Capital and Advances |  | Distributions |  | Invested Capital and Advances |  | Distributions
Mervyns | 2004 | $ | 26,058 |  |  | $ | 48,547 |  |  | $ | 4,901 |  |  | $ | 11,801 |
Mervyns Add-On investments | 2005/2008 | 7,547 |  |  | 5,789 |  |  | 1,252 |  |  | 1,284 |
Albertsons | 2006 | 20,717 |  |  | 81,594 |  |  | 4,239 |  |  | 16,318 |
Albertsons Add-On investments | 2006/2007 | 2,416 |  |  | 4,864 |  |  | 388 |  |  | 972 |
Shopko | 2006 | 1,110 |  |  | 2,460 |  |  | 222 |  |  | 492 |
Marsh and Add-On investments | 2006/2008 | 2,667 |  |  | 2,639 |  |  | 533 |  |  | 528 |
Rex Stores | 2007 | 2,701 |  |  | 1,956 |  |  | 535 |  |  | 392 |
|  | $ | 63,216 |  |  | $ | 147,849 |  |  | $ | 12,070 |  |  | $ | 31,787 |
5. INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES (continued) Other Fund Investments During 2014, Fund IV, entered into a joint venture (the "Broughton Street Portfolio") with an unaffiliated entity, to acquire and operate properties located in Savannah, Georgia. Fund IV invested $7.8 million of equity and made a loan commitment of up to $69.0 million of which $25.9 million was funded to the joint venture as of September 30, 2014. As of September 30, 2014, the joint venture had acquired 24 properties for an aggregate purchase price of $33.9 million. In addition, Fund IV, through a joint venture with an unaffiliated entity, purchased a shopping center in Bear, Delaware for $25.4 million. During the third quarter of 2014, an unconsolidated joint venture between Fund III and an unaffiliated entity sold three properties located on Lincoln Road in Miami, Florida for an aggregate sales price of $141.8 million. In addition, an unconsolidated joint venture between Fund IV and an unaffiliated entity sold three properties located on Lincoln Road in Miami, Florida for an aggregate sales price of $200.2 million during the third quarter of 2014. The sales of the Fund III and Fund IV Lincoln Road portfolios resulted in gains of $86.7 million and $54.6 million, respectively. The unaffiliated partners in Fund II's investment in Albee Tower I Owners, Fund III's investments in Parkway Crossing, Arundel Plaza and the White City Shopping Center as well as Fund IV's investments in 1701 Belmont Avenue, 2819 Kennedy Boulevard, Promenade at Manassas, Eden Square and the Broughton Street Portfolio, maintain control over these entities. The Company accounts for these investments under the equity method as it has the ability to exercise significant influence, but does not have any rights with respect to financial or operating control. Self-Storage Management, a Fund III investment, was determined to be a variable interest entity. Management has evaluated the applicability of ASC Topic 810 to this joint venture and determined that the Company is not the primary beneficiary and, therefore, consolidation of this venture is not required. The Company accounts for this investment using the equity method of accounting. Summary of Investments in Unconsolidated Affiliates The following Combined and Condensed Balance Sheets and Statements of Income summarize the financial information of the Company’s investments in unconsolidated affiliates:
(dollars in thousands) | September 30, 2014 |  | December 31, 2013
Combined and Condensed Balance Sheets |  |  |
Assets |  |  |
Rental property, net | $ | 235,949 |  |  | $ | 380,268 |
Real estate under development | 49,866 |  |  | 5,573 |
Investment in unconsolidated affiliates | 11,154 |  |  | 63,745 |
Other assets | 41,107 |  |  | 66,895 |
Total assets | $ | 338,076 |  |  | $ | 516,481 |
Liabilities and partners’ equity |  |  |  |  |
Mortgage notes payable | $ | 208,326 |  |  | $ | 265,982 |
Other liabilities | 51,611 |  |  | 43,733 |
Partners’ equity | 78,139 |  |  | 206,766 |
Total liabilities and partners’ equity | $ | 338,076 |  |  | $ | 516,481 |
Company’s investment in and advances to unconsolidated affiliates | $ | 123,693 |  |  | $ | 181,322 |
Company's share of distributions in excess of income from, and investments in, unconsolidated affiliates | $ | (8,416 | ) |  | $ | (8,701 | )
5. INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES (continued)
| Three Months Ended |  | Nine Months Ended
| September 30, |  | September 30,
(dollars in thousands) | 2014 |  | 2013 |  | 2014 |  | 2013
Combined and Condensed Statements of Income |  |  |  |  |  |  |
Total revenues | $ | 10,280 |  |  | $ | 13,731 |  |  | $ | 34,632 |  |  | $ | 35,577 |
Operating and other expenses | (3,840 | ) |  | (4,139 | ) |  | (13,158 | ) |  | (13,117 | )
Interest and other finance expense | (1,808 | ) |  | (2,359 | ) |  | (7,308 | ) |  | (6,446 | )
Equity in earnings (losses) of unconsolidated affiliates | — |  |  | 1,284 |  |  | (328 | ) |  | 7,154 |
Depreciation and amortization | (2,275 | ) |  | (3,200 | ) |  | (8,456 | ) |  | (7,888 | )
Loss on debt extinguishment | — |  |  | — |  |  | (187 | ) |  | — |
Gain on disposition of property | 142,377 |  |  | — |  |  | 142,615 |  |  | — |
Net income | $ | 144,734 |  |  | $ | 5,317 |  |  | $ | 147,810 |  |  | $ | 15,280 |
Company’s share of net income | $ | 105,876 |  |  | $ | 4,307 |  |  | $ | 110,531 |  |  | $ | 7,568 |
Amortization of excess investment | (98 | ) |  | (98 | ) |  | (294 | ) |  | (294 | )
Company’s equity in earnings of unconsolidated affiliates | $ | 105,778 |  |  | $ | 4,209 |  |  | $ | 110,237 |  |  | $ | 7,274 |

X
- Details
Name: | us-gaap_EquityMethodInvestmentsAndJointVenturesAbstract
Namespace Prefix: | us-gaap_
Data Type: | xbrli:stringItemType
Balance Type: | na
Period Type: | duration

X
- Definition The entire disclosure for the information summarizing investments in and advances to majority-owned subsidiaries, other controlled companies, and other affiliates. It reflects specified information about ownership, financial results from, and financial position in such entities. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 946 -SubTopic 320 -Section S99 -Paragraph 6 -Subparagraph (SX 210.12-14) -URI http://asc.fasb.org/extlink&oid=34726532&loc=d3e611322-123010 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 14 -Article 12 + Details
Name: | us-gaap_InvestmentsInAndAdvancesToAffiliatesScheduleOfInvestmentsTextBlock
Namespace Prefix: | us-gaap_
Data Type: | nonnum:textBlockItemType
Balance Type: | na
Period Type: | duration