Leases

3 Months Ended

Mar. 27, 2019

Lessee and Lessor Disclosure [Text Block]

Leases

Lessee

We lease certain land, buildings and equipment for our restaurants and support facilities. At contract inception, we determine whether a contract is, or contains, a lease by determining whether it conveys the right to control the use of the identified asset for a period of time. If the contract provides us the right to substantially all of the economic benefits from the use of the identified asset and the right to direct the use of the identified asset, we consider it to be, or contain, a lease. We recognize a lease liability and an ROU asset at the lease commencement date.

For operating leases, the lease liability is initially and subsequently measured at the present value of the unpaid lease payments at the lease commencement date. For finance leases, the lease liability is initially measured in the same manner and date as for operating leases, and is subsequently measured at amortized cost using the effective interest method.

For operating leases, the ROU asset is initially and subsequently measured throughout the lease term at the carrying amount of the lease liability, plus initial direct costs, plus any prepaid lease payments, less any accrued lease payments and unamortized lease incentives received, if any. Lease expense for lease payments is recognized on a straight-line basis over the lease term. For finance leases, the ROU asset is initially measured at cost and subsequently amortized using the straight-line method generally from the lease commencement date to the earlier of the end of its useful life or the end of the lease term. ROU assets for operating and finance leases are assessed for impairment using the long-lived assets impairment guidance.

The new lease guidance provides practical expedients and accounting elections for our ongoing accounting after adoption. We elected the practical expedient that allows us to not separate nonlease components from lease components in regards to all leases. Therefore, we do not separate nonlease components, such as common area maintenance, from lease components in these leases. We also elected the portfolio approach in applying the discount rate to our leases.

Key estimates and judgments include how we determine (1) lease payments, (2) lease term and (3) the discount rate used to discount the unpaid lease payments to present value.

We have certain lease agreements structured with both a fixed base rent and a contingent rent based on a percentage of sales over contractual levels, others with only contingent rent based on a percentage of sales and some with a fixed base rent adjusted periodically for inflation or changes in fair market value of the underlying real estate. Contingent rent is recognized as sales occur. Our lease agreements do not contain any material residual value guarantees or material restrictive covenants.

The exercise of lease renewal options is at our sole discretion, except in certain sublease situations in which we have determined that it is reasonably certain that one or more options will be exercised, including where the exercise of a sublease option compels us to exercise the renewal option of the underlying master lease. Renewal option periods are included in the measurement of lease ROU asset and lease liability where the exercise is reasonably certain to occur. Initial terms of land and restaurant building leases generally range from 10 to 20 years, exclusive of options to renew, which are typically for five year periods. Leases of equipment consist primarily of restaurant equipment, computer equipment and vehicles. Initial terms of equipment leases generally range from three to five years.

The discount rate used to determine the present value of the lease payments is our estimated collateralized incremental borrowing rate, based on the yield curve for the respective lease terms, as we generally cannot determine the interest rate implicit in the lease.

Lessor

We lease or sublease certain restaurant properties to our franchisees and occasionally to third parties. The lease descriptions, terms, variable lease payments and renewal options are the same as the lessee leases described above. Similar to our lessee accounting, we elected the lessor practical expedient that allow us to not separate nonlease components from lease components in regards to all leases.

The components of lease expense were as follows:



		Quarter Ended
	Classification	March 27, 2019
		(In thousands)
Lease costs
Finance lease costs:
Amortization of right-of-use assets	Depreciation and amortization	$	996
Interest on lease liabilities	Interest expense, net	1,516
Operating lease costs:
Operating lease costs - company	Occupancy	2,503
Operating lease costs - franchise	Costs of franchise and license revenue	3,465
Operating lease costs - general and administrative	General and administrative expenses	26
Variable lease costs:
Variable lease costs - company	Occupancy	1,783
Variable lease costs - franchise	Costs of franchise and license revenue	1,374
Variable lease costs - closed stores	Restructuring charges and exit costs	55
Total lease costs		$	11,718

Lease terms and discount rates were as follows:



	Quarter Ended
	March 27, 2019
Weighted-average remaining lease term (in years)
Finance leases	8.4
Operating leases	8.3
Weighted-average discount rate
Finance leases	24.3	%
Operating leases	6.7	%

The components of lease income were as follows:



		Quarter Ended
	Classification	March 27, 2019
		(In thousands)
Lease income
Operating lease income - franchise	Franchise and license revenue	$	5,425
Operating lease income - closed stores	Restructuring and exist costs	66
Variable lease income	Franchise and license revenue	2,120
Total lease income		$	7,611

Cash and supplemental noncash amounts were as follows:



	Quarter Ended
	March 27, 2019
	(In thousands)
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows from finance leases	$	1,516
Operating cash flows from operating leases	6,311
Financing cash flows from finance leases	795
Right-of-use assets obtained in exchange for new finance lease liabilities	—
Right-of-use assets obtained in exchange for new operating lease liabilities	5,050

Maturities of lease liabilities and receipts in accordance with Topic 842 as of March 27, 2019 are as follows:



	Lease Liabilities				Lease Receipts
	Finance		Operating		Operating
	(In thousands)
Remainder of 2019	$	6,821	$	17,481	$	16,107
2020	8,481		20,106		19,257
2021	7,838		16,948		17,351
2022	7,129		14,293		15,685
2023	6,239		11,210		13,466
Thereafter	31,693		54,010		73,083
Total undiscounted cash flows	68,201		134,048		$	154,949
Less: interest	39,275		32,824
Present value of lease liabilities	28,926		101,224
Less: current lease liabilities	3,487		17,004
Long-term lease liabilities	$	25,439	$	84,220

Maturities of lease liabilities in accordance with Topic 840 as of December 26, 2018 are as follows:



	Commitments
	Capital		Operating
	(In thousands)
2019	$	9,271	$	23,504
2020	8,664		20,161
2021	8,010		17,316
2022	7,320		14,646
2023	6,451		11,881
Thereafter	33,670		49,004
Total	73,386		$	136,512
Less imputed interest	42,795
Present value of capital lease obligations	$	30,591