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Share Name | Share Symbol | Market | Type |
---|---|---|---|
Chesapeake Lodging Trust | NYSE:CHSP | NYSE | Common Stock |
Price Change | % Change | Share Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
---|---|---|---|---|---|---|---|---|
0.00 | 0.00% | 27.17 | 0 | 01:00:00 |
ý
|
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|
¨
|
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|
MARYLAND
|
|
27-0372343
|
(State or other jurisdiction of
incorporation or organization)
|
|
(I.R.S. Employer
Identification No.)
|
1997 Annapolis Exchange Parkway, Suite 410 Annapolis, Maryland
|
|
21401
|
(Address of principal executive offices)
|
|
(Zip Code)
|
Large accelerated filer
|
|
ý
|
|
Accelerated filer
|
|
o
|
Non-accelerated filer
|
|
o
(Do not check if a smaller reporting company)
|
|
Smaller reporting company
|
|
o
|
|
|
Page
|
PART I
|
||
|
|
|
PART II
|
||
|
|
|
Item 1.
|
Financial Statements
|
|
|
March 31, 2016
|
|
December 31, 2015
|
||||
|
|
(unaudited)
|
|
|
||||
ASSETS
|
|
|
|
|
||||
Property and equipment, net
|
|
$
|
1,912,310
|
|
|
$
|
1,926,944
|
|
Intangible assets, net
|
|
36,269
|
|
|
36,414
|
|
||
Cash and cash equivalents
|
|
46,955
|
|
|
50,544
|
|
||
Restricted cash
|
|
43,129
|
|
|
40,361
|
|
||
Accounts receivable, net of allowance for doubtful accounts of $148 and $172, respectively
|
|
21,587
|
|
|
15,603
|
|
||
Prepaid expenses and other assets
|
|
23,662
|
|
|
17,900
|
|
||
Total assets
|
|
$
|
2,083,912
|
|
|
$
|
2,087,766
|
|
|
|
|
|
|
||||
LIABILITIES AND SHAREHOLDERS’ EQUITY
|
|
|
|
|
||||
Long-term debt
|
|
$
|
777,512
|
|
|
$
|
769,748
|
|
Accounts payable and accrued expenses
|
|
65,409
|
|
|
62,683
|
|
||
Other liabilities
|
|
45,794
|
|
|
45,778
|
|
||
Total liabilities
|
|
888,715
|
|
|
878,209
|
|
||
Commitments and contingencies (Note 11)
|
|
|
|
|
||||
Preferred shares, $.01 par value; 100,000,000 shares authorized; Series A Cumulative Redeemable Preferred Shares; 5,000,000 shares issued and outstanding, respectively ($127,422 liquidation preference)
|
|
50
|
|
|
50
|
|
||
Common shares, $.01 par value; 400,000,000 shares authorized; 60,083,747 shares and 59,659,522 shares issued and outstanding, respectively
|
|
601
|
|
|
597
|
|
||
Additional paid-in capital
|
|
1,300,053
|
|
|
1,297,877
|
|
||
Cumulative dividends in excess of net income
|
|
(105,060
|
)
|
|
(88,675
|
)
|
||
Accumulated other comprehensive loss
|
|
(447
|
)
|
|
(292
|
)
|
||
Total shareholders’ equity
|
|
1,195,197
|
|
|
1,209,557
|
|
||
Total liabilities and shareholders’ equity
|
|
$
|
2,083,912
|
|
|
$
|
2,087,766
|
|
|
|
Three Months Ended March 31,
|
||||||
|
|
2016
|
|
2015
|
||||
REVENUE
|
|
|
|
|
||||
Rooms
|
|
$
|
103,772
|
|
|
$
|
81,594
|
|
Food and beverage
|
|
30,555
|
|
|
23,398
|
|
||
Other
|
|
6,284
|
|
|
4,298
|
|
||
Total revenue
|
|
140,611
|
|
|
109,290
|
|
||
|
|
|
|
|
||||
EXPENSES
|
|
|
|
|
||||
Hotel operating expenses:
|
|
|
|
|
||||
Rooms
|
|
25,501
|
|
|
21,100
|
|
||
Food and beverage
|
|
22,766
|
|
|
18,466
|
|
||
Other direct
|
|
1,558
|
|
|
1,333
|
|
||
Indirect
|
|
50,580
|
|
|
43,005
|
|
||
Total hotel operating expenses
|
|
100,405
|
|
|
83,904
|
|
||
Depreciation and amortization
|
|
18,484
|
|
|
14,927
|
|
||
Air rights contract amortization
|
|
130
|
|
|
130
|
|
||
Corporate general and administrative
|
|
5,266
|
|
|
4,577
|
|
||
Hotel acquisition costs
|
|
—
|
|
|
369
|
|
||
Total operating expenses
|
|
124,285
|
|
|
103,907
|
|
||
Operating income
|
|
16,326
|
|
|
5,383
|
|
||
Interest expense
|
|
(8,210
|
)
|
|
(7,179
|
)
|
||
Income (loss) before income taxes
|
|
8,116
|
|
|
(1,796
|
)
|
||
Income tax benefit
|
|
1,954
|
|
|
3,348
|
|
||
Net income
|
|
10,070
|
|
|
1,552
|
|
||
Preferred share dividends
|
|
(2,422
|
)
|
|
(2,422
|
)
|
||
Net income (loss) available to common shareholders
|
|
$
|
7,648
|
|
|
$
|
(870
|
)
|
|
|
|
|
|
||||
Net income (loss) available per common share–basic and diluted
|
|
$
|
0.13
|
|
|
$
|
(0.02
|
)
|
|
|
Three Months Ended March 31,
|
||||||
|
|
2016
|
|
2015
|
||||
Net income
|
|
$
|
10,070
|
|
|
$
|
1,552
|
|
Other comprehensive loss:
|
|
|
|
|
||||
Unrealized losses on cash flow hedge instruments
|
|
(318
|
)
|
|
(747
|
)
|
||
Reclassification of unrealized losses on cash flow hedge
instruments to interest expense
|
|
163
|
|
|
61
|
|
||
Comprehensive income
|
|
$
|
9,915
|
|
|
$
|
866
|
|
|
|
Preferred Shares
|
|
Common Shares
|
|
Additional Paid-In Capital
|
|
Cumulative
Dividends in
Excess of Net Income
|
|
Accumulated
Other
Comprehensive Loss
|
|
|
||||||||||||||||||
|
|
Shares
|
|
Amount
|
|
Shares
|
|
Amount
|
|
|
|
|
Total
|
|||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
||||||||||||||
Balances at December 31, 2015
|
|
5,000,000
|
|
|
$
|
50
|
|
|
59,659,522
|
|
|
$
|
597
|
|
|
$
|
1,297,877
|
|
|
$
|
(88,675
|
)
|
|
$
|
(292
|
)
|
|
$
|
1,209,557
|
|
Repurchase of common shares
|
|
—
|
|
|
—
|
|
|
(7,854
|
)
|
|
—
|
|
|
(194
|
)
|
|
—
|
|
|
—
|
|
|
(194
|
)
|
||||||
Issuance of restricted common shares
|
|
—
|
|
|
—
|
|
|
431,276
|
|
|
4
|
|
|
(4
|
)
|
|
—
|
|
|
—
|
|
|
—
|
|
||||||
Issuance of unrestricted common shares
|
|
—
|
|
|
—
|
|
|
803
|
|
|
—
|
|
|
21
|
|
|
—
|
|
|
—
|
|
|
21
|
|
||||||
Amortization of deferred compensation
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
2,353
|
|
|
—
|
|
|
—
|
|
|
2,353
|
|
||||||
Declaration of dividends on common shares
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
(24,033
|
)
|
|
—
|
|
|
(24,033
|
)
|
||||||
Declaration of dividends on preferred shares
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
(2,422
|
)
|
|
—
|
|
|
(2,422
|
)
|
||||||
Net income
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
10,070
|
|
|
—
|
|
|
10,070
|
|
||||||
Other comprehensive loss
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|
(155
|
)
|
|
(155
|
)
|
||||||
Balances at March 31, 2016
|
|
5,000,000
|
|
|
$
|
50
|
|
|
60,083,747
|
|
|
$
|
601
|
|
|
$
|
1,300,053
|
|
|
$
|
(105,060
|
)
|
|
$
|
(447
|
)
|
|
$
|
1,195,197
|
|
|
|
Three Months Ended March 31,
|
||||||
|
|
2016
|
|
2015
|
||||
Cash flows from operating activities:
|
|
|
|
|
||||
Net income
|
|
$
|
10,070
|
|
|
$
|
1,552
|
|
Adjustments to reconcile net income to net cash provided by operating activities:
|
|
|
|
|
||||
Depreciation and amortization
|
|
18,484
|
|
|
14,927
|
|
||
Air rights contract amortization
|
|
130
|
|
|
130
|
|
||
Deferred financing costs amortization
|
|
466
|
|
|
474
|
|
||
Share-based compensation
|
|
2,374
|
|
|
1,792
|
|
||
Other
|
|
(221
|
)
|
|
(146
|
)
|
||
Changes in assets and liabilities:
|
|
|
|
|
||||
Accounts receivable, net
|
|
(5,984
|
)
|
|
(3,711
|
)
|
||
Prepaid expenses and other assets
|
|
(2,562
|
)
|
|
(5,973
|
)
|
||
Accounts payable and accrued expenses
|
|
2,323
|
|
|
(2,531
|
)
|
||
Other liabilities
|
|
(11
|
)
|
|
(10
|
)
|
||
Net cash provided by operating activities
|
|
25,069
|
|
|
6,504
|
|
||
Cash flows from investing activities:
|
|
|
|
|
||||
Acquisition of hotel, net of cash acquired
|
|
—
|
|
|
(153,592
|
)
|
||
Deposit on hotel acquisition
|
|
—
|
|
|
(6,150
|
)
|
||
Improvements and additions to hotels
|
|
(3,850
|
)
|
|
(12,917
|
)
|
||
Change in restricted cash
|
|
(2,768
|
)
|
|
2,631
|
|
||
Net cash used in investing activities
|
|
(6,618
|
)
|
|
(170,028
|
)
|
||
Cash flows from financing activities:
|
|
|
|
|
||||
Proceeds from sale of common shares, net of underwriting fees
|
|
—
|
|
|
153,962
|
|
||
Payment of offering costs related to sale of common shares
|
|
—
|
|
|
(184
|
)
|
||
Borrowings under revolving credit facility
|
|
25,000
|
|
|
190,000
|
|
||
Repayments under revolving credit facility
|
|
(15,000
|
)
|
|
(155,000
|
)
|
||
Scheduled principal payments on mortgage debt
|
|
(2,649
|
)
|
|
(2,584
|
)
|
||
Payment of deferred financing costs
|
|
—
|
|
|
(2,321
|
)
|
||
Deposit on loan application
|
|
(3,200
|
)
|
|
—
|
|
||
Payment of dividends to common shareholders
|
|
(23,575
|
)
|
|
(16,281
|
)
|
||
Payment of dividends to preferred shareholders
|
|
(2,422
|
)
|
|
(2,422
|
)
|
||
Repurchase of common shares
|
|
(194
|
)
|
|
(1,690
|
)
|
||
Net cash provided by (used in) financing activities
|
|
(22,040
|
)
|
|
163,480
|
|
||
Net decrease in cash
|
|
(3,589
|
)
|
|
(44
|
)
|
||
Cash and cash equivalents, beginning of period
|
|
50,544
|
|
|
29,326
|
|
||
Cash and cash equivalents, end of period
|
|
$
|
46,955
|
|
|
$
|
29,282
|
|
Supplemental disclosure of cash flow information:
|
|
|
|
|
||||
Cash paid for interest
|
|
$
|
7,755
|
|
|
$
|
6,327
|
|
Cash paid for income taxes
|
|
$
|
91
|
|
|
$
|
17
|
|
Assumption of mortgage debt related to hotel acquisition
|
|
$
|
—
|
|
|
$
|
125,000
|
|
Hotel
|
|
Location
|
|
Rooms
|
|
Net Assets
Acquired
|
|
Acquisition Date
|
|||
Royal Palm South Beach Miami, a Tribute Portfolio Resort
(1)
|
|
Miami Beach, FL
|
|
393
|
|
|
$
|
153,662
|
|
|
March 9, 2015
|
Ace Hotel and Theater Downtown Los Angeles
|
|
Los Angeles, CA
|
|
182
|
|
|
101,687
|
|
|
April 30, 2015
|
|
|
|
|
|
575
|
|
|
$
|
255,349
|
|
|
|
(1)
|
As part of the acquisition, the Trust assumed a
$125.0 million
term loan with a carrying value that approximated its fair value at the date of acquisition. See Note 6, "Long-Term Debt," for additional information related to the term loan.
|
|
|
2015 Acquisitions
|
||
Land and land improvements
|
|
$
|
64,462
|
|
Buildings
|
|
294,498
|
|
|
Furniture, fixtures and equipment
|
|
20,518
|
|
|
Cash
|
|
100
|
|
|
Accounts receivable, net
|
|
1,823
|
|
|
Prepaid expenses and other assets
|
|
3,162
|
|
|
Accounts payable and accrued expenses
|
|
(4,089
|
)
|
|
Other liabilities
|
|
(125
|
)
|
|
Mortgage loan
|
|
(125,000
|
)
|
|
Net assets acquired
|
|
$
|
255,349
|
|
|
|
March 31, 2016
|
|
December 31, 2015
|
||||
Land and land improvements
|
|
$
|
319,755
|
|
|
$
|
319,702
|
|
Buildings and leasehold improvements
|
|
1,629,003
|
|
|
1,628,124
|
|
||
Furniture, fixtures and equipment
|
|
192,528
|
|
|
191,092
|
|
||
Construction-in-progress
|
|
4,758
|
|
|
3,276
|
|
||
|
|
2,146,044
|
|
|
2,142,194
|
|
||
Less: accumulated depreciation and amortization
|
|
(233,734
|
)
|
|
(215,250
|
)
|
||
Property and equipment, net
|
|
$
|
1,912,310
|
|
|
$
|
1,926,944
|
|
|
|
March 31, 2016
|
|
December 31, 2015
|
||||
Intangible assets:
|
|
|
|
|
||||
Air rights contract
(1)
|
|
$
|
36,105
|
|
|
$
|
36,105
|
|
Favorable ground leases
(2)
|
|
3,568
|
|
|
3,568
|
|
||
|
|
39,673
|
|
|
39,673
|
|
||
Less: accumulated amortization
|
|
(3,404
|
)
|
|
(3,259
|
)
|
||
Intangible assets, net
|
|
$
|
36,269
|
|
|
$
|
36,414
|
|
|
|
|
|
|
||||
Intangible liability:
|
|
|
|
|
||||
Unfavorable contract liability
(2)
|
|
$
|
14,236
|
|
|
$
|
14,236
|
|
Less: accumulated amortization
|
|
(1,766
|
)
|
|
(1,668
|
)
|
||
Intangible liability, net (included within other liabilities)
|
|
$
|
12,470
|
|
|
$
|
12,568
|
|
(1)
|
In conjunction with the acquisition of the Hyatt Regency Boston on March 18, 2010, the Trust acquired an air rights contract which expires in
September 2079
and that requires no payments through maturity. The Trust recorded the fair value of the air rights contract of
$36.1 million
as an intangible asset and is amortizing the value over the term of the contract.
|
(2)
|
In conjunction with the acquisition of the Denver Marriott City Center on October 3, 2011, the Trust assumed
three
lease agreements for land parcels underlying a portion of the hotel with initial terms ending
July 2068
,
February 2072
and
April 2072
. The Trust concluded that the terms of
two
of
|
|
Origination
|
|
Original Principal Amount
|
|
|
|
Interest Rate
|
|
Principal Amortization Period
|
|
March 31,
|
|
December 31,
|
||||
|
|
|
Maturity
|
|
|
|
2016
|
|
2015
|
||||||||
Revolving credit facility
(1)
|
July 2010
|
|
n/a
|
|
March 2019
|
|
Floating
|
|
n/a
|
|
$
|
120,000
|
|
|
$
|
110,000
|
|
Term loan:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
||||
Royal Palm South Beach Miami, a Tribute Portfolio Resort
(2)
|
March 2015
|
|
$125,000
|
|
March 2017
|
|
Floating
|
|
n/a
|
|
125,000
|
|
|
125,000
|
|
||
Other mortgage loans:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
||||
Hyatt Regency Boston
|
June 2011
|
|
$95,000
|
|
July 2016
|
|
5.01%
|
|
30
|
|
88,190
|
|
|
88,601
|
|
||
Courtyard Washington Capitol Hill/Navy Yard
(3)
|
June 2011
|
|
$37,497
|
|
November 2016
|
|
5.90%
|
|
30
|
|
34,294
|
|
|
34,491
|
|
||
Boston Marriott Newton
|
May 2013
|
|
$60,000
|
|
June 2020
|
|
3.63%
|
|
25
|
|
55,822
|
|
|
56,221
|
|
||
Le Meridien San Francisco
|
July 2013
|
|
$92,500
|
|
August 2020
|
|
3.50%
|
|
25
|
|
86,357
|
|
|
86,979
|
|
||
Denver Marriott City Center
(4)
|
July 2012
|
|
$70,000
|
|
August 2022
|
|
4.90%
|
|
30
|
|
65,982
|
|
|
66,285
|
|
||
Hilton Checkers Los Angeles
|
February 2013
|
|
$32,000
|
|
March 2023
|
|
4.11%
|
|
30
|
|
30,331
|
|
|
30,480
|
|
||
W Chicago – City Center
|
July 2013
|
|
$93,000
|
|
August 2023
|
|
4.25%
|
|
25
|
|
87,440
|
|
|
88,008
|
|
||
Hyatt Herald Square New York/Hyatt Place New York Midtown South
(5)
|
July 2014
|
|
$90,000
|
|
July 2024
|
|
4.30%
|
|
30
|
|
90,000
|
|
|
90,000
|
|
||
|
|
|
|
|
|
|
|
|
|
|
783,416
|
|
|
776,065
|
|
||
Unamortized premium
(3)
|
|
|
|
|
|
|
|
|
|
|
123
|
|
|
176
|
|
||
Unamortized deferred financing costs
|
|
|
|
|
|
|
|
|
|
(6,027
|
)
|
|
(6,493
|
)
|
|||
Long-term debt
|
|
|
|
|
|
|
|
|
|
|
$
|
777,512
|
|
|
$
|
769,748
|
|
(1)
|
The Trust may exercise an option to extend the maturity by
one
year, subject to certain customary conditions. As of
March 31, 2016
, the interest rate in effect was
2.00%
. See below for additional information related to the revolving credit facility.
|
(2)
|
On March 9, 2015, in connection with the acquisition of the Royal Palm South Beach Miami, a Tribute Portfolio Resort, the Trust assumed an existing loan agreement with an outstanding principal balance of
$125.0 million
. The term loan was amended and restated at the time of assumption and provides for a new
two
-year term and, subject to certain customary conditions, an option to extend the maturity by
one
year. The term loan bears interest equal to one-month LIBOR plus
2.40%
. Contemporaneous with the assumption of the term loan, the Trust entered into an interest rate swap to effectively fix the interest rate on the term loan for the new
two
-year term at
3.34%
per annum. Under the terms of this interest rate swap, the Trust pays fixed interest of
0.94%
per annum on a notional amount of
$125.0 million
and receives floating rate interest equal to one-month LIBOR. The effective date of this interest rate swap is
March 9, 2015
and it matures on
March 9, 2017
.
|
(3)
|
On June 30, 2011, in connection with the acquisition of the Courtyard Washington Capitol Hill/Navy Yard, the Trust assumed an existing loan agreement with an outstanding principal balance of
$37.5 million
. Based on interest rates on similar types of debt instruments at the time of assumption, the Trust recorded the loan at its estimated fair value of
$38.6 million
, which included a premium on mortgage loan of
$1.1 million
. Amortization of premium on mortgage loan is computed using a method that approximates the effective interest method over the term of the loan agreement and is included in interest expense in the interim consolidated statements of operations.
|
(4)
|
The loan has a term of
30
years, but is callable by the lender after
10
years, and the Trust expects the lender to call the loan at that time. The indicated maturity is based on the date the loan is callable by the lender.
|
(5)
|
The loan requires interest-only payments for the first
two
years and principal and interest payments thereafter.
|
Year
|
|
Amounts
|
||
2016
|
|
$
|
129,260
|
|
2017
|
|
135,074
|
|
|
2018
|
|
10,493
|
|
|
2019
|
|
130,930
|
|
|
2020
|
|
132,393
|
|
|
Thereafter
|
|
245,266
|
|
|
|
|
$
|
783,416
|
|
|
|
Three Months Ended March 31,
|
||||||
|
|
2016
|
|
2015
|
||||
Numerator:
|
|
|
|
|
||||
Net income (loss) available to common shareholders
|
|
$
|
7,648
|
|
|
$
|
(870
|
)
|
Less: Dividends declared on unvested time-based awards
|
|
(144
|
)
|
|
(137
|
)
|
||
Less: Undistributed earnings allocated to unvested time-based awards
|
|
—
|
|
|
—
|
|
||
Net income (loss) available to common shareholders, excluding amounts attributable to unvested time-based awards
|
|
$
|
7,504
|
|
|
$
|
(1,007
|
)
|
|
|
|
|
|
||||
Denominator:
|
|
|
|
|
||||
Weighted-average number of common shares outstanding–basic
|
|
58,681,525
|
|
|
54,178,494
|
|
||
Effect of dilutive unvested performance-based awards
|
|
565,694
|
|
|
—
|
|
||
Weighted-average number of common shares outstanding–diluted
|
|
59,247,219
|
|
|
54,178,494
|
|
||
|
|
|
|
|
||||
Net income (loss) available per common share–basic and diluted
|
|
$
|
0.13
|
|
|
$
|
(0.02
|
)
|
|
|
Record Date
|
|
Payment Date
|
|
Dividend Per Common Share
|
||
Fourth Quarter 2015
|
|
December 31, 2015
|
|
January 15, 2016
|
|
$
|
0.40
|
|
First Quarter 2016
|
|
March 31, 2016
|
|
April 15, 2016
|
|
$
|
0.40
|
|
|
|
Record Date
|
|
Payment Date
|
|
Dividend Per Series A Cumulative Redeemable Preferred Share
|
||
Fourth Quarter 2015
|
|
December 31, 2015
|
|
January 15, 2016
|
|
$
|
0.484375
|
|
First Quarter 2016
|
|
March 31, 2016
|
|
April 15, 2016
|
|
$
|
0.484375
|
|
Trust TSR as % of
Index Total Return
|
|
Payout
(% of Maximum)
|
<67%
|
|
0%
|
67%
|
|
25%
|
100%
|
|
50%
|
≥133%
|
|
100%
|
|
|
Number of
Shares
|
|
Weighted-Average
Grant-Date
Fair Value
|
|||
Restricted common shares as of December 31, 2015
|
|
1,057,270
|
|
|
$
|
17.40
|
|
Granted
|
|
431,276
|
|
|
$
|
15.26
|
|
Vested
|
|
(120,711
|
)
|
|
$
|
27.12
|
|
Forfeited
|
|
—
|
|
|
$
|
—
|
|
Restricted common shares as of March 31, 2016
|
|
1,367,835
|
|
|
$
|
15.87
|
|
|
|
Fair Value at March 31, 2016
|
||||||||||||||
Total
|
|
Level 1
|
|
Level 2
|
|
Level 3
|
||||||||||
Liabilities:
|
|
|
|
|
|
|
|
|
||||||||
Interest rate swap (included within other liabilities)
|
|
$
|
447
|
|
|
$
|
—
|
|
|
$
|
447
|
|
|
$
|
—
|
|
|
|
$
|
447
|
|
|
$
|
—
|
|
|
$
|
447
|
|
|
$
|
—
|
|
Item 2.
|
Management’s Discussion and Analysis of Financial Condition and Results of Operations
|
•
|
U.S. economic conditions generally and the real estate market and the lodging industry specifically;
|
•
|
management and performance of our hotels;
|
•
|
our plans for renovation of our hotels;
|
•
|
our financing plans and the terms on which capital is available to us;
|
•
|
supply and demand for hotel rooms in our current and proposed market areas;
|
•
|
our ability to acquire additional hotels and the risk that potential acquisitions may not be completed or perform in accordance with expectations;
|
•
|
legislative/regulatory changes, including changes to laws governing taxation of real estate investment trusts; and
|
•
|
our competition.
|
Hotel
|
|
Location
|
|
Rooms
|
|
|
Acquisition Date
|
||
1
|
|
Hyatt Regency Boston
|
|
Boston, MA
|
|
502
|
|
|
March 18, 2010
|
2
|
|
Hilton Checkers Los Angeles
|
|
Los Angeles, CA
|
|
193
|
|
|
June 1, 2010
|
3
|
|
Boston Marriott Newton
|
|
Newton, MA
|
|
430
|
|
|
July 30, 2010
|
4
|
|
Le Meridien San Francisco
|
|
San Francisco, CA
|
|
360
|
|
|
December 15, 2010
|
5
|
|
Homewood Suites Seattle Convention Center
|
|
Seattle, WA
|
|
195
|
|
|
May 2, 2011
|
6
|
|
W Chicago – City Center
|
|
Chicago, IL
|
|
403
|
|
|
May 10, 2011
|
7
|
|
Hotel Indigo San Diego Gaslamp Quarter
|
|
San Diego, CA
|
|
210
|
|
|
June 17, 2011
|
8
|
|
Courtyard Washington Capitol Hill/Navy Yard
|
|
Washington, DC
|
|
204
|
|
|
June 30, 2011
|
9
|
|
Hotel Adagio San Francisco, Autograph Collection
|
|
San Francisco, CA
|
|
171
|
|
|
July 8, 2011
|
10
|
|
Denver Marriott City Center
|
|
Denver, CO
|
|
613
|
|
|
October 3, 2011
|
11
|
|
Hyatt Herald Square New York
|
|
New York, NY
|
|
122
|
|
|
December 22, 2011
|
12
|
|
W Chicago – Lakeshore
|
|
Chicago, IL
|
|
520
|
|
|
August 21, 2012
|
13
|
|
Hyatt Regency Mission Bay Spa and Marina
|
|
San Diego, CA
|
|
429
|
|
|
September 7, 2012
|
14
|
|
The Hotel Minneapolis, Autograph Collection
|
|
Minneapolis, MN
|
|
222
|
|
|
October 30, 2012
|
15
|
|
Hyatt Place New York Midtown South
|
|
New York, NY
|
|
185
|
|
|
March 14, 2013
|
16
|
|
W New Orleans – French Quarter
|
|
New Orleans, LA
|
|
97
|
|
|
March 28, 2013
|
17
|
|
Le Meridien New Orleans
|
|
New Orleans, LA
|
|
410
|
|
|
April 25, 2013
|
18
|
|
Hyatt Centric Fisherman's Wharf
|
|
San Francisco, CA
|
|
316
|
|
|
May 31, 2013
|
19
|
|
Hyatt Centric Santa Barbara
|
|
Santa Barbara, CA
|
|
200
|
|
|
June 27, 2013
|
20
|
|
JW Marriott San Francisco Union Square
|
|
San Francisco, CA
|
|
337
|
|
|
October 1, 2014
|
21
|
|
Royal Palm South Beach Miami, a Tribute Portfolio Resort
|
|
Miami Beach, FL
|
|
393
|
|
|
March 9, 2015
|
22
|
|
Ace Hotel and Theater Downtown Los Angeles
|
|
Los Angeles, CA
|
|
182
|
|
|
April 30, 2015
|
|
|
|
|
|
|
6,694
|
|
|
|
|
Three Months Ended March 31,
|
||||||
|
2016
|
|
2015
(1)
|
|
Change
|
||
Occupancy
|
78.8
|
%
|
|
72.0
|
%
|
|
680 bps
|
ADR
|
$216.28
|
|
$214.86
|
|
0.7%
|
||
RevPAR
|
$170.35
|
|
$154.78
|
|
10.1%
|
||
|
|
|
|
|
|
||
Adjusted Hotel EBITDA
|
$40,051
|
|
$31,668
|
|
26.5%
|
||
Adjusted Hotel EBITDA Margin
|
28.5
|
%
|
|
24.9
|
%
|
|
360 bps
|
(1)
|
Includes results of operations for certain hotels prior to our acquisition.
|
|
|
Three Months Ended March 31,
|
||||||
|
|
2016
|
|
2015
|
||||
Net income
|
|
$
|
10,070
|
|
|
$
|
1,552
|
|
Add: Interest expense
|
|
8,210
|
|
|
7,179
|
|
||
Depreciation and amortization
|
|
18,484
|
|
|
14,927
|
|
||
Air rights contract amortization
|
|
130
|
|
|
130
|
|
||
Corporate general and administrative
|
|
5,266
|
|
|
4,577
|
|
||
Hotel acquisition costs
|
|
—
|
|
|
369
|
|
||
Less: Income tax benefit
|
|
(1,954
|
)
|
|
(3,348
|
)
|
||
Hotel EBITDA
|
|
40,206
|
|
|
25,386
|
|
||
Less: Non-cash amortization
(1)
|
|
(155
|
)
|
|
(81
|
)
|
||
Adjusted Hotel EBITDA
|
|
40,051
|
|
|
25,305
|
|
||
Add: Prior owner Hotel EBITDA
(2)
|
|
—
|
|
|
6,363
|
|
||
Pro forma Adjusted Hotel EBITDA
|
|
$
|
40,051
|
|
|
$
|
31,668
|
|
|
|
|
|
|
||||
Total revenue
|
|
$
|
140,611
|
|
|
$
|
109,290
|
|
Add: Prior owner total revenue
(2)
|
|
—
|
|
|
18,044
|
|
||
Pro forma total revenue
|
|
$
|
140,611
|
|
|
$
|
127,334
|
|
|
|
|
|
|
||||
Pro forma Adjusted Hotel EBITDA Margin
|
|
28.5
|
%
|
|
24.9
|
%
|
(1)
|
Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, and unfavorable contract liability.
|
(2)
|
Reflects results of operations for certain hotels prior to our acquisition.
|
|
Three Months Ended March 31,
|
||||||
|
2016
|
|
2015
|
||||
Net income
|
$
|
10,070
|
|
|
$
|
1,552
|
|
Add: Interest expense
|
8,210
|
|
|
7,179
|
|
||
Depreciation and amortization
|
18,484
|
|
|
14,927
|
|
||
Less: Income tax benefit
|
(1,954
|
)
|
|
(3,348
|
)
|
||
Corporate EBITDA
|
34,810
|
|
|
20,310
|
|
||
Add: Hotel acquisition costs
|
—
|
|
|
369
|
|
||
Less: Non-cash amortization
(1)
|
(25
|
)
|
|
49
|
|
||
Adjusted Corporate EBITDA
|
$
|
34,785
|
|
|
$
|
20,728
|
|
(1)
|
Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, unfavorable contract liability, and air rights contract.
|
|
Three Months Ended March 31,
|
||||||
|
2016
|
|
2015
|
||||
Net income
|
$
|
10,070
|
|
|
$
|
1,552
|
|
Add: Depreciation and amortization
|
18,484
|
|
|
14,927
|
|
||
FFO
|
28,554
|
|
|
16,479
|
|
||
Less: Preferred share dividends
|
(2,422
|
)
|
|
(2,422
|
)
|
||
Dividends declared on unvested time-based awards
|
(144
|
)
|
|
(137
|
)
|
||
Undistributed earnings allocated to unvested time-based awards
|
—
|
|
|
—
|
|
||
FFO available to common shareholders
|
25,988
|
|
|
13,920
|
|
||
Add: Hotel acquisition costs
|
—
|
|
|
369
|
|
||
Less: Non-cash amortization
(1)
|
(25
|
)
|
|
49
|
|
||
AFFO available to common shareholders
|
$
|
25,963
|
|
|
$
|
14,338
|
|
|
|
|
|
||||
FFO available per common share–basic and diluted
|
$
|
0.44
|
|
|
$
|
0.26
|
|
|
|
|
|
||||
AFFO available per common share–basic and diluted
|
$
|
0.44
|
|
|
$
|
0.26
|
|
(1)
|
Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, unfavorable contract liability, and air rights contract.
|
|
|
Payments Due by Period
|
||||||||||||||||||
Contractual Obligations
|
|
Total
|
|
Less Than
One Year
|
|
One to
Three Years
|
|
Three to
Five Years
|
|
More Than
Five Years
|
||||||||||
Revolving credit facility, including interest
(1)
|
|
$
|
127,327
|
|
|
$
|
2,433
|
|
|
$
|
4,867
|
|
|
$
|
120,027
|
|
|
$
|
—
|
|
Term loan, including interest
(1)
|
|
129,337
|
|
|
129,337
|
|
|
—
|
|
|
—
|
|
|
—
|
|
|||||
Other mortgage loans, including interest
|
|
645,228
|
|
|
151,792
|
|
|
53,834
|
|
|
170,808
|
|
|
268,794
|
|
|||||
Corporate office lease
|
|
354
|
|
|
235
|
|
|
119
|
|
|
—
|
|
|
—
|
|
|||||
Ground leases
(2)
|
|
212,664
|
|
|
4,101
|
|
|
8,201
|
|
|
8,201
|
|
|
192,161
|
|
|||||
|
|
$
|
1,114,910
|
|
|
$
|
287,898
|
|
|
$
|
67,021
|
|
|
$
|
299,036
|
|
|
$
|
460,955
|
|
(1)
|
Assumes no additional borrowings and interest payments are based on the interest rate in effect at
March 31, 2016
. Also assumes that no extension options are exercised. See the notes to our interim consolidated financial statements for additional information relating to our revolving credit facility and term loan.
|
(2)
|
The ground leases for the Hyatt Regency Mission Bay Spa and Marina and the JW Marriott San Francisco Union Square provide for the greater of base or percentage rent, subject to potential increases over the term of the leases. Amounts assume only base rent for all periods presented and do not assume any adjustments for potential increases.
|
Item 3.
|
Quantitative and Qualitative Disclosures About Market Risk
|
Item 4.
|
Controls and Procedures
|
Item 1.
|
Legal Proceedings
|
Item 1A.
|
Risk Factors
|
Item 2.
|
Unregistered Sales of Equity Securities and Use of Proceeds
|
Period
|
|
Total Number of Shares Purchased
(1)
|
|
Average Price Paid Per Share
|
|
Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs
(2)
|
|
Approximate Dollar Value of Shares that May Yet Be Purchased Under the Plans or Programs
(2)
|
||||||
January 1, 2016–January 31, 2016
|
|
7,854
|
|
|
$
|
24.67
|
|
|
—
|
|
|
$
|
100,000
|
|
February 1, 2016–February 29, 2016
|
|
—
|
|
|
$
|
—
|
|
|
—
|
|
|
$
|
100,000
|
|
March 1, 2016–March 31, 2016
|
|
—
|
|
|
$
|
—
|
|
|
—
|
|
|
$
|
100,000
|
|
|
|
7,854
|
|
|
$
|
24.67
|
|
|
—
|
|
|
|
(1)
|
We provide employees, who have been issued restricted common shares, the option of selling shares to us to satisfy the minimum statutory tax withholding requirements on the date their shares vest. The common shares repurchased during the three months ended March 31, 2016 related to such repurchases.
|
(2)
|
On September 29, 2015, our board of trustees authorized a share repurchase program pursuant to which we may acquire up to $100.0 million of our common shares. The repurchase program expires in September 2018, but may be suspended or discontinued at any time, and does not obligate us to acquire any particular amount of our shares. As of March 31, 2016, we have not repurchased any common shares under the share repurchase program.
|
Item 3.
|
Defaults Upon Senior Securities
|
Item 4.
|
Mine Safety Disclosures
|
Item 5.
|
Other Information
|
Item 6.
|
Exhibits
|
Exhibit
Number
|
|
Description of Exhibit
|
|
|
|
31.1
|
|
Rule 13a-14(a)/15d-14(a) Certification of President and Chief Executive Officer
|
|
|
|
31.2
|
|
Rule 13a-14(a)/15d-14(a) Certification of Executive Vice President and Chief Financial Officer
|
|
|
|
32.1
|
|
Section 1350 Certification of President and Chief Executive Officer
|
|
|
|
32.2
|
|
Section 1350 Certification of Executive Vice President and Chief Financial Officer
|
|
|
|
101.INS XBRL
|
|
Instance Document
|
|
|
|
101.SCH XBRL
|
|
Taxonomy Extension Schema Document
|
|
|
|
101.CAL XBRL
|
|
Taxonomy Extension Calculation Linkbase Document
|
|
|
|
101.DEF XBRL
|
|
Taxonomy Extension Definition Linkbase Document
|
|
|
|
101.LAB XBRL
|
|
Taxonomy Extension Label Linkbase Document
|
|
|
|
101.PRE XBRL
|
|
Taxonomy Extension Presentation Linkbase Document
|
|
CHESAPEAKE LODGING TRUST
|
||
|
|
|
|
Date: April 28, 2016
|
By:
|
|
/
S
/ D
OUGLAS
W. V
ICARI
|
|
|
|
Douglas W. Vicari
|
|
|
|
Executive Vice President and Chief Financial Officer
(Principal Financial Officer)
|
|
|
|
|
|
|
|
/
S
/ G
RAHAM
J. W
OOTTEN
|
|
|
|
Graham J. Wootten
|
|
|
|
Senior Vice President and Chief Accounting Officer (Principal Accounting Officer)
|
1 Year Chesapeake Lodging Chart |
1 Month Chesapeake Lodging Chart |
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