Leases

3 Months Ended

Nov. 23, 2019

Leases [Abstract]

Leases

Note L – Leases

The Company adopted ASU 2016-02, Leases (Topic 842), beginning with its first quarter ended November 23, 2019 which requires leases to be recognized on the balance sheet. Leases with an original term of twelve months or less are not recognized in the Company’s Condensed Consolidated Balance Sheet, and the lease expense related to these short-term leases is recognized over the lease term. The Company elected the practical expedient to not separate lease components from the non-lease components, which includes fixed common-area maintenance costs at its retail store locations, for all classes of leased assets, except vehicles. Our vehicle leases typically include variable non-lease components, such as maintenance and fuel charges, which contain observable standalone prices. We have elected to exclude these variable non-lease components from vehicle lease payments for the purpose of calculating the right-of-use assets and liabilities. These variable lease payments are expensed as incurred.

The Company’s leases primarily relate to its retail stores, distribution centers and vehicles under various non-callable leases. Leases are categorized at their commencement date, which is the date the Company takes possession or control of the underlying asset. Most of the Company’s leases are operating leases; however, certain land and vehicles are leased under finance leases. The leases have varying terms and expire at various dates through 2040. Retail leases typically have initial terms of between one and 20 years, with one to six optional renewal periods of one to five years each. Finance leases for vehicles typically have original terms between one and five years and finance leases for real estate leases typically have terms of 20 or more years. The exercise of lease renewal options is at our sole discretion. The Company evaluates renewal options at lease commencement and on an ongoing basis and includes options that are reasonably certain to exercise in its expected lease terms when classifying leases and measuring lease liabilities. The Company subleases certain properties that are not used in its operations. Sublease income was not significant for the periods presented. Certain lease agreements require variable payments based upon actual costs of common-area maintenance, real estate taxes and insurance. Our lease agreements do not contain any material residual value guarantees or material restrictive covenants.

Our finance leases for vehicles have a stated borrowing rate which we use in determining the present value of the lease payments over the lease term. Substantially all our operating leases and finance leases for real estate do not provide a stated borrowing rate. Accordingly, we use the Company’s incremental borrowing rate at commencement or modification date in determining the present value of lease payments over the lease term. For operating leases that commenced prior to the date of adoption of the new standard, the Company used the incremental borrowing rate that corresponded to the remaining lease term as of the date of adoption.

Lease-related assets and liabilities recorded on the Condensed Consolidated Balance Sheet are as follows:

(in thousands)	Classification	November 23, 2019
Assets:
Operating lease assets	Operating lease right-of-use assets	$	2,585,105
Finance lease assets(1)	Property and equipment, less accumulated depreciation and amortization		284,383
Total lease assets		$	2,869,488
Liabilities:
Current:
Operating	Current portion of operating lease liabilities	$	232,549
Finance	Accrued expenses and other		57,808
Noncurrent:
Operating	Operating lease liabilities, less current portion		2,506,829
Finance	Other long-term liabilities		137,856
Total lease liabilities		$	2,935,042

(1) Finance lease assets are net of accumulated amortization of $85,107.

Lease costs for finance and operating leases for the twelve-week period ended November ​​​​​​​23, 2019 are as follows:

(in thousands)	Statement of Income Location	Twelve Weeks Ended   November 23, 2019
Finance lease cost:
Amortization of lease assets	Depreciation and amortization		$	12,656
Interest on lease liabilities	Interest expense, net			1,385
Operating lease cost(1)	Selling, general and administrative expenses			81,799
Total lease cost			$	95,840

(1) Includes short-term leases, variable lease costs and sublease income, which are immaterial.

The future rental payments, inclusive of renewal options that have been included in defining the expected lease term, of our operating and finance lease obligations as of November 23, 2019 having initial or remaining lease terms in excess of one year are as follows:

(in thousands)	Finance         Leases				Operating         Leases				Total
2020		$	44,456			$	238,345			$	282,801
2021			55,841				318,198				374,039
2022			43,890				304,855				348,745
2023			30,643				285,161				315,804
2024			9,512				261,818				271,330
Thereafter			25,914				2,201,994				2,227,908
Total lease payments			210,256				3,610,371				3,820,627
Less: Interest			(14,592	)			(870,993	)			(885,585	)
Present value of lease liabilities		$	195,664			$	2,739,378			$	2,935,042

Prior Period Disclosures

As a result of the adoption of ASU 2016-02, Leases (Topic 842), on September 1, 2019, the Company is required to present future minimum lease payments for operating leases and capitalized lease obligations having initial or remaining non-cancelable lease terms in excess of one year. These future minimum lease payments were previously disclosed in our 2019 Annual Report on Form 10-K and accounted for under previous lease guidance. Future minimum annual rental commitments under non-cancelable operating leases and capital leases were as follows as of August 31, 2019:

(in thousands)	Operating         Leases			Capital         Leases
2020		$	315,424		$	56,246
2021			302,056			51,679
2022			281,287			39,094
2023			252,868			28,401
2024			221,213			7,300
Thereafter			824,244			–
Total minimum payments required		$	2,197,092			182,720
Less: Interest						(2,815	)
Present value of minimum capital lease payments					$	179,905

The following table summarizes the Company’s lease term and discount rate assumptions:

	Twelve Weeks Ended    November 23, 2019
Weighted-average remaining lease term in years, inclusive of renewal options that are reasonably certain to be   exercised
Finance leases – real estate		29
Finance leases – vehicles		4
Operating leases		15
Weighted-average discount rate:
Finance leases – real estate		3.20%
Finance leases – vehicles		2.70%
Operating leases		3.56%

The following table summarizes the other information related to the Company’s lease liabilities:

(in thousands)	Twelve Weeks Ended   November 23, 2019
Cash paid for amounts included in the measurement of lease liabilities – operating cash flows from operating leases	$	50,526
Leased assets obtained in exchange for new finance lease liabilities		18,297
Leased assets obtained in exchange for new operating lease liabilities		19,656

As of November 23, 2019, the Company has entered into additional leases which have not yet commenced and are therefore not part of the right-of-use asset and liability. These leases are generally for real estate and have undiscounted future payments of approximately $30.6 million and will commence when the Company obtains possession of the underlying leased asset. Commencement dates are expected to be from fiscal 2020 to fiscal 2022.