PROSPECTUS SUPPLEMENT
(To Prospectus dated May 1, 2001)
7,000,000 Shares
[Kimco Realty Corporation Logo]
Depositary Shares
Each Representing 1/10 of a Share of 6.65% Class F
Cumulative Redeemable Preferred Stock
(Liquidation Preference Equivalent to $25.00 Per Depositary Share)
---------------------
We are offering and selling 7,000,000 of our depositary shares, each of
which represents a 1/10 interest in a share of our Class F cumulative
redeemable preferred stock that we have deposited with The Bank of New York as
depositary. We will receive the proceeds from the sale of the depositary
shares. As a holder of a depositary share, you will be entitled to
proportional rights and preferences as if you held 1/10 of a share of our
Class F preferred stock.
Dividends on the Class F preferred stock represented by the depositary
shares will be cumulative from the date of original issue and will be payable
quarterly in arrears on January 15, April 15, July 15 and October 15 of each
year, commencing July 15, 2003, at the rate of 6.65% of the $250.00
liquidation preference per year, or $16.625 per share of our Class F preferred
stock (equal to $1.6625 per year per depositary share).
The Class F preferred stock and the depositary shares representing the Class
F preferred stock are not redeemable until June 5, 2008. On or after June 5,
2008, such shares may be redeemed for cash at our option, in whole or in part,
at a redemption price of $250.00 per share of Class F preferred stock (equal
to $25.00 per depositary share), plus any accrued and unpaid dividends to the
date of redemption. The Class F preferred stock and the depositary shares have
no maturity date and will remain outstanding indefinitely unless redeemed.
Ownership of more than 9.8% of the outstanding depositary shares or Class F
preferred stock is restricted in our Charter in order to preserve our status
as a REIT for federal income tax purposes.
Currently, no market exists for the depositary shares. We intend to file an
application to list the depositary shares on the New York Stock Exchange. If
the application is approved, trading of the depositary shares on the NYSE is
not expected to begin until 30 days after the date of initial delivery of the
depositary shares.
Investing in our depositary shares involves risks that are described in the
"Risk Factors" sections beginning on page S-7 of this prospectus supplement
and page 8 of our annual report on Form 10-K for the year ended December 31,
2002.
---------------------
Per Depositary
Share Total
----- -----
Public offering price (1) ..................................... $25.00 $175,000,000
Underwriting discount ......................................... $.7875 $5,512,500
Proceeds, before expenses, to Kimco Realty Corporation ........ $24.2125 $169,487,500
(1) Plus accrued dividends, if any, from the date of original issue
Neither the Securities and Exchange Commission nor any state securities
commission has approved or disapproved of these securities or determined if
this prospectus supplement or the accompanying prospectus is truthful or
complete. Any representation to the contrary is a criminal offense.
The depositary shares will be ready for delivery in book-entry only form
through the facilities of The Depository Trust Company on or about June 5,
2003.
---------------------
Joint Book-Running Managers
Merrill Lynch & Co. UBS Warburg
---------------------
Citigroup Wachovia Securities
Bear, Stearns & Co. Inc. Legg Mason Wood Walker McDonald Investments Inc.
Incorporated
Prudential Securities Raymond James RBC Capital Markets
---------------------
The date of this prospectus supplement is May 7, 2003.
TABLE OF CONTENTS
Prospectus Supplement
Page
----
Prospectus Supplement Summary ........................................... S-3
Risk Factors ............................................................ S-7
Use of Proceeds ......................................................... S-9
Ratios of Earnings to Fixed Charges ..................................... S-9
Capitalization .......................................................... S-10
The Company ............................................................. S-11
Recent Developments ..................................................... S-12
Description of Class F Preferred Stock and Depositary Shares ............ S-14
Certain U.S. Federal Income Tax Consequences ............................ S-22
Underwriting ............................................................ S-27
Experts ................................................................. S-29
Legal Matters ........................................................... S-29
Special Note Regarding Forward-Looking Statements ....................... S-29
Prospectus
Page
----
Where Can You Find More Information ..................................... 1
Incorporation of Certain Documents by Reference ......................... 1
The Company ............................................................. 2
Use of Proceeds ......................................................... 2
Description of Debt Securities .......................................... 2
Description of Common Stock ............................................. 15
Description of Common Stock Warrants .................................... 17
Description of Preferred Stock .......................................... 18
Description of Depositary Shares ........................................ 26
Ratios of Earnings to Fixed Charges ..................................... 29
Material Federal Income Tax Considerations to Us of Our REIT Election ... 29
Plan of Distribution .................................................... 37
Experts ................................................................. 38
Legal Matters ........................................................... 38
-----------------------
You should rely only on the information contained or incorporated by
reference in this prospectus supplement and the accompanying prospectus. We
have not, and the underwriters have not, authorized any other person to
provide you with different or additional information. If anyone provides you
with different or additional information, you should not rely on it. We are
not, and the underwriters are not, making an offer to sell the depositary
shares in any jurisdiction where the offer or sale is not permitted. You
should assume that the information appearing in this prospectus supplement and
the accompanying prospectus, including the documents incorporated therein by
reference, is accurate only as of their respective dates. Our business,
financial condition, results of operations and prospects may have changed
since those dates.
S-2
PROSPECTUS SUPPLEMENT SUMMARY
This summary may not contain all of the information that is important to
you. You should read the entire prospectus supplement and the accompanying
prospectus, as well as documents incorporated therein by reference, before
making a decision to invest in the depositary shares. When we refer to "we,"
"us," or "our" in this prospectus supplement, we mean Kimco Realty Corporation
and one or more of its subsidiaries or, as the context may require, Kimco
Realty Corporation only.
The Company
Kimco Realty Corporation, a Maryland corporation, began operations through a
predecessor in 1966, and today is one of the nation's largest publicly-traded
owners and operators of neighborhood and community shopping centers (measured
by gross leasable area, which we refer to as "GLA").
As of April 21, 2003, we owned interests in 630 properties, including:
o 558 neighborhood and community shopping centers;
o one regional mall;
o 41 retail store leases;
o 25 ground up development projects; and
o five parcels of undeveloped land.
These properties have a total of approximately 91.0 million square feet of GLA
and are located in 41 states, Canada and Mexico.
Our ownership interests in real estate consist of our consolidated
portfolio, portfolios in which we own an economic interest, such as Kimco
Income REIT, the RioCan Venture and Kimco Retail Opportunity Portfolio, and
other properties or portfolios where we also retain management. We believe our
portfolio of neighborhood and community shopping center properties is the
largest (measured by GLA) currently held by any publicly-traded real estate
investment trust.
We believe that we have operated, and we intend to continue to operate, in
such a manner to qualify as a real estate investment trust (a "REIT") under
the Internal Revenue Code of 1986, as amended (the "Code"). We are self-
administered and self-managed through present management, which has owned and
managed neighborhood and community shopping centers for more than 35 years. We
have not engaged, nor do we expect to retain, any external advisors in
connection with the operation of our properties. Our executive officers are
engaged in the day-to-day management and operation of our real estate
exclusively and we administer nearly all operating functions for our
properties, including leasing, legal, construction, data processing,
maintenance, finance and accounting. Our executive offices are located at 3333
New Hyde Park Road, New Hyde Park, New York 11042-0020 and our telephone
number is (516) 869-9000.
Business Strategy
Our investment objective has been to increase cash flow, current income and,
consequently, the value of our existing portfolio of properties, and to seek
continued growth through (i) the strategic re-tenanting, renovation and
expansion of our existing centers and (ii) the selective acquisition of
established income-producing real estate properties and properties requiring
significant re-tenanting and redevelopment, primarily in neighborhood and
community shopping centers in geographic regions in which we presently
operate. We will consider investments in other real estate sectors and in
geographic markets where we do not presently operate should suitable
opportunities arise.
In connection with the Tax Relief Extension Act of 1999 which became
effective January 1, 2001, we are now permitted to participate in activities
which we were precluded from previously in order to maintain our qualification
as a REIT, so long as these activities are conducted in entities which elect
to be treated as taxable subsidiaries under the Code, subject to certain
limitations. As such, through our taxable REIT subsidiaries, we are engaged in
various retail real estate related opportunities, including (i) merchant
building
S-3
through our wholly-owned taxable REIT subsidiary, Kimco Developers, Inc.
("KDI"), which is primarily engaged in the ground-up development of
neighborhood and community shopping centers and subsequent sale thereof upon
completion, (ii) retail real estate advisory and disposition services which
primarily focus on leasing and disposition strategies for real estate property
interests of both healthy and distressed retailers and (iii) acting as an
agent or principal in connection with tax deferred exchange transactions. We
will consider other investments through taxable REIT subsidiaries should
suitable opportunities arise.
Recent Developments
On April 29, 2003, we issued $50,000,000 in aggregate principal amount of
our 4.62% Series C medium-term notes due 2010 under our medium term notes
program. These notes are unsecured. The sale of the notes closed on May 6,
2003. We expect to use the net proceeds from the sale for general corporate
purposes.
On May 1, 2003, we announced that we will redeem all 2,000,000 outstanding
depositary shares representing our 8 1/2% Class B cumulative redeemable
preferred stock, par value $1.00 per share, at the redemption price of $25.00
per depositary share plus accrued and unpaid dividends. Our Board of Directors
has set June 2, 2003 as the redemption date on which all outstanding
depositary shares representing Class B preferred stock will be redeemed.
We will, shortly after the date of this prospectus supplement, call for
redemption all 3,000,000 of our outstanding depositary shares representing our
7 3/4% Class A cumulative redeemable preferred stock, par value $1.00 per
share, and all 4,000,000 of our outstanding depositary shares representing our
8 3/8% Class C cumulative redeemable preferred stock, par value $1.00 per
share. The redemption date for our depositary shares representing Class A
preferred stock and our depositary shares representing Class C preferred stock
is expected to be after the redemption date for our depositary shares
representing Class B preferred stock.
The Offering
Issuer............................. Kimco Realty Corporation
Securities Offered................. 7,000,000 depositary shares,
each representing 1/10 of a
share of 6.65% Class F
cumulative redeemable preferred
stock.
Ranking............................ With respect to the payment of
dividends and amounts upon
liquidation, the Class F
preferred stock represented by
the depositary shares will rank
senior to our common stock and
will rank on a parity with
respect to our Class A preferred
stock, our Class B preferred
stock and our Class C preferred
stock. Our Class A preferred
stock, our Class B preferred
stock and our Class C preferred
stock are our only outstanding
shares of preferred stock. We
intend to redeem all of our
outstanding depositary shares
representing our Class B
preferred stock on or about June
2, 2003. We expect to redeem all
of our outstanding depositary
shares representing our Class A
preferred stock and our
depositary shares representing
Class C preferred stock after
the redemption of our depositary
shares representing Class B
preferred stock.
Dividends.......................... Investors will be entitled to
receive cumulative cash
dividends on the Class F
preferred stock represented by
the depositary shares at the
rate of 6.65% of the $250.00 per
share liquidation preference per
year, or $16.625 per share of
the Class F preferred stock
(equal to $1.6625 per year per
depositary share). Beginning on
July 15, 2003, dividends on the
Class F preferred stock will be
payable quarterly in arrears on
January 15, April 15, July 15
and October 15 of each year.
S-4
Dividends on the Class F
preferred stock represented by
the depositary shares will be
cumulative from the date of
original issue of the depositary
shares, which is expected to be
June 5, 2003.
Liquidation Preference............. If we liquidate, dissolve or
wind up, holders of depositary
shares will have a right to
receive $25.00 per depositary
share, plus any accrued and
unpaid dividends to the date of
payment.
Optional Redemption/No Maturity.... Except that in certain
circumstances relating to the
preservation of our status as a
REIT, we may not redeem the
Class F preferred stock and the
depositary shares representing
the Class F preferred stock
prior to June 5, 2008. On or
after June 5, 2008, we may, at
our option, redeem the Class F
preferred stock (and the
preferred stock depositary will
redeem the number of depositary
shares representing the Class F
preferred stock redeemed) for
cash, in whole or in part, at a
redemption price of $250.00 per
share of the Class F preferred
stock (equal to $25.00 per
depositary share), plus accrued
and unpaid dividends, if any, to
the redemption date. The Class F
preferred stock and the
depositary shares have no stated
maturity date and will not be
subject to any sinking fund or
mandatory redemption (except in
connection with the preservation
of our REIT status).
Voting Rights...................... Holders of the depositary shares
representing the Class F
preferred stock generally have
no voting rights. However, if
and whenever dividends payable
on the Class F preferred stock
are in arrears for six or more
quarterly periods, whether or
not consecutive, holders of the
depositary shares representing
Class F preferred stock (voting
together as a class with holders
of the Class A preferred stock,
Class B preferred stock and
Class C preferred stock, and all
other classes or series of
preferred stock upon which like
voting rights have been
conferred and are exercisable)
will be entitled to elect two
additional directors to serve on
our Board of Directors until we
pay, or declare and set apart
for payment, all cumulative
dividends on the Class F
preferred stock.
Conversion......................... The Class F preferred stock and
the depositary shares
representing Class F preferred
stock are not convertible into
or exchangeable for any other
property or securities, except
that, in limited circumstances,
the Class F preferred stock and
the depositary shares
representing Class F preferred
stock may be automatically
converted into or exchanged for
Class F excess preferred stock
or depositary shares
representing Class F excess
preferred stock. See
"Description of Class F
Preferred Stock and Depositary
Shares--Restrictions on
Ownership."
Restrictions on Ownership.......... Ownership of more than 9.8% of
our outstanding Class F
preferred stock or the
outstanding depositary shares
representing our Class F
preferred stock is restricted in
our Charter in order to preserve
our status as a REIT for federal
income tax purposes. See
"Description of Class F
Preferred Stock and Depositary
Shares--Restrictions on
Ownership" in this prospectus
supplement as well as
"Description of Preferred
Stock--Restrictions on
Ownership" in the accompanying
prospectus.
S-5
Trading............................ We intend to file an application
to list the depositary shares on
the New York Stock Exchange. If
the application is approved,
trading of the depositary shares
on the NYSE is not expected to
commence until 30 days after the
date of initial delivery of the
depositary shares. The
underwriters have advised us
that they intend to make a
market in the depositary shares
prior to commencement of any
trading on the NYSE. However,
the underwriters will have no
obligation to do so, and no
assurance can be given that a
market for the depositary shares
will develop prior to
commencement of trading on the
NYSE or, if developed, will be
maintained.
Use of Proceeds.................... We expect to receive net
proceeds from this offering of
approximately $169.0 million
after deducting the underwriting
discount and our estimated
expenses. We intend to use the
net proceeds to (1) redeem or
replace the source of funds used
to redeem all of our depositary
shares representing Class B
preferred stock, which
redemption is expected to occur
on or about June 2, 2003 and (2)
redeem all of our depositary
shares representing Class C
preferred stock, which
redemption we will announce
shortly after the date of this
prospectus supplement and which
redemption we expect to occur
after the redemption of our
depositary shares representing
Class B preferred stock. We also
will announce, shortly after the
date of this prospectus
supplement, the redemption of
all of our depositary shares
representing Class A preferred
stock. We expect that the
redemption date for our
depositary shares representing
Class A preferred stock will be
after the redemption date for
our depositary shares
representing Class B preferred
stock and a portion of the funds
for the redemption of our
depositary shares representing
Class A preferred stock may come
from the net proceeds from this
offering.
Risk Factors....................... An investment in the depositary
shares involves various risks,
and prospective investors should
carefully consider the matters
discussed under "Risk Factors"
beginning on page S-7 of this
prospectus supplement and on
page 8 of our annual report on
Form 10-K for the year ended
December 31, 2002 before making
a decision to invest in the
depositary shares.
S-6
RISK FACTORS
In addition to the information in our annual report on Form 10-K for the
year ended December 31, 2002 and in this prospectus supplement, the
accompanying prospectus and other documents that are incorporated by reference
into this prospectus supplement and the accompanying prospectus, you should
consider carefully the following risk factors before deciding to invest in our
depositary shares.
The depositary shares are a new issue of securities and do not have an
established trading market, which may negatively affect their market value and
your ability to transfer or sell your shares.
The depositary shares, each of which represents a 1/10 fractional interest
in a share of Class F preferred stock, are a new issue of securities with no
established trading market. We will apply to list the depositary shares on the
NYSE. However, we cannot assure you that the depositary shares will be
approved for listing on the NYSE. Even if so approved, trading of the
depositary shares on the NYSE is not expected to begin until 30 days after the
date of the initial delivery of the depositary shares and, in any event, we
cannot assure you that an active trading market on the NYSE for the depositary
shares will develop or, even if one develops, will be maintained. As a result,
the ability to transfer or sell the depositary shares and any trading price of
the depositary shares could be adversely affected. We have been advised by the
underwriters that they intend to make a market in the depositary shares, but
they are not obligated to do so and may discontinue market-making at any time
without notice.
The market value of the depositary shares could be substantially affected by
various factors.
As with other publicly traded securities, the trading price of the
depositary shares will depend on many factors, which may change from time to
time, including:
o prevailing interest rates, increases in which may have an adverse effect
on the trading price of the depositary shares;
o the market for similar securities issued by REITs;
o general economic and financial market conditions; and
o our financial condition, performance and prospects.
Loss of our tax status as a real estate investment trust would have
significant adverse consequences to us and the value of our securities.
We elected to be taxed as a REIT for federal income tax purposes under the
Code commencing with our taxable year beginning January 1, 1992. We currently
intend to operate so as to qualify as a REIT and believe that our current
organization and method of operation comply with the rules and regulations
promulgated under the Code to enable us to qualify as a REIT.
Qualification as a REIT involves the application of highly technical and
complex Code provisions for which there are only limited judicial and
administrative interpretations. The determination of various factual matters
and circumstances not entirely within our control may affect our ability to
qualify as a REIT. For example, in order to qualify as a REIT, at least 95% of
our gross income in any year must be derived from qualifying sources, and we
must satisfy a number of requirements regarding the composition of our assets.
Also, we must make distributions to stockholders aggregating annually at least
90% of our net taxable income, excluding capital gains. In addition, new
legislation, regulations, administrative interpretations or court decisions
could significantly change the tax laws with respect to qualification as a
REIT, the federal income tax consequences of such qualification or the
desirability of an investment in a REIT relative to other investments.
Although we believe that we are organized and have operated in such a manner,
we can give no assurance that we have qualified or will continue to qualify as
a REIT for tax purposes.
If we lose our REIT status, we will face serious tax consequences that will
substantially reduce the funds available to make payment of principal and
interest on the debt securities we issue and to pay dividends to our
stockholders. If we fail to qualify as a REIT:
o we would not be allowed a deduction for distributions to stockholders in
computing our taxable income and would be subject to federal income tax
at regular corporate rates;
S-7
o we also could be subject to the federal alternative minimum tax and
possibly increased state and local taxes; and
o unless we are entitled to relief under statutory provisions, we could not
elect to be subject to tax as a REIT for four taxable years following the
year during which we were disqualified.
In addition, if we fail to qualify as a REIT, we would not be required to make
distributions to stockholders.
As a result of all these factors, our failure to qualify as a REIT also
could impair our ability to expand our business and raise capital, and would
adversely affect the value of our securities.
The economic performance and the value of our neighborhood and community
shopping centers are dependent on several market factors.
Real property investments are subject to varying degrees of risk. The
economic performance and values of real estate may be affected by many
factors, including changes in the national, regional and local economic
climate, local conditions such as an oversupply of space or a reduction in
demand for real estate in the area, the attractiveness of the properties to
tenants, competition from other available space, the ability of the owner to
provide adequate maintenance and insurance and increased operating costs.
A substantial portion of our cash flow and profitability is derived from
rental income from real property.
A substantial portion of our cash flow and profitability is derived from
rental income from real property. Our cash flow available for dividends and
our profitability would be adversely affected if a significant number of our
tenants were unable to meet their obligations to us or if we were unable to
lease a significant amount of space on economically favorable lease terms.
As of March 31, 2003, our ten largest tenants accounted for approximately
22% of our annualized base rental revenues across our entire portfolio. If any
of our major tenants were to default on their lease obligations due to
bankruptcy, insolvency or a general downturn in their business or if our major
tenants choose not to renew their leases when they expire or renew at lower
rental rates, it would have an adverse effect on our cash flow and
profitability. In addition, in a bankruptcy, a tenant may choose to reject its
leases. In that case, our ability to recover damages from such tenant could
be significantly limited in terms of dollar amount and the timing of such
recovery could be delayed. To the extent that a tenant rejects its leases, we
may not be able to re-let the empty stores on the same terms or find a new
tenant.
Our largest tenant, Kmart Corporation ("Kmart"), and its affiliates have
commenced bankruptcy cases under Chapter 11 of the U.S. Bankruptcy Code.
Kmart's plan of reorganization was approved by the U.S. Bankruptcy Court on
April 22, 2003 and became effective on May 6, 2003.
We may be subject to environmental regulations.
Under various federal, state and local laws, ordinances and regulations, we
may be considered an owner or operator of real property and may be responsible
for paying for the disposal or treatment of hazardous or toxic substances
released on or in our property or disposed of by us, as well as certain other
potential costs which could relate to hazardous or toxic substances (including
governmental fines and injuries to persons and property). This liability may
be imposed whether or not we knew about, or were responsible for, the presence
of hazardous or toxic substances.
Our ability to lease or develop properties is subject to competitive
pressures.
We face competition in the acquisition, development, operation and sale of
real property from individuals and businesses who own real estate, fiduciary
accounts and plans and other entities engaged in real estate investment. Some
of these competitors have greater financial resources than we do. This results
in competition for the acquisition of properties, for tenants who lease or
consider leasing space in our existing and subsequently acquired properties
and for other real estate investment opportunities.
S-8
Ownership of the Class F preferred stock and the depositary shares
representing Class F preferred stock is restricted to help preserve our REIT
status.
Ownership of the Class F preferred stock and the depositary shares
representing Class F preferred stock is restricted to help preserve our REIT
status. The provisions of the Articles Supplementary will provide that no
holder of Class F preferred stock or depositary shares representing Class F
preferred stock may own, or be deemed to own by virtue of the constructive
ownership provisions of the Code, more than 9.8% of the outstanding Class F
preferred stock or depositary shares representing Class F preferred stock. The
provisions of the Articles Supplementary will also provide that a transfer
that results in a person actually or constructively owning more than 9.8% of
the outstanding Class F preferred stock or depositary shares representing
Class F preferred stock or which would cause us to be "closely held" within
the meaning of the Code or would otherwise result in our failure to qualify as
a REIT, will be null and void as to the intended transferee, and the intended
transferee will acquire no rights or economic interest in those shares of
Class F preferred stock or depositary shares representing Class F preferred
stock. In addition, the shares of Class F preferred stock or depositary shares
representing Class F preferred stock actually or constructively owned by a
person in excess of the 9.8% limit, or which would otherwise cause us to be
"closely held" within the meaning of the Code or would otherwise result in our
failure to qualify as a REIT, will be automatically exchanged for Class F
excess preferred stock or depositary shares representing Class F excess
preferred stock, as applicable.
The Class F excess preferred stock and the depositary shares representing
Class F excess preferred stock will be transferred, by operation of law, to us
as trustee of a trust for the exclusive benefit of the tranferee or
transferees to whom the shares are ultimately transferred (without violating
the ownership limit described above). The Class F excess preferred stock and
the depositary shares representing Class F excess preferred stock will not be
entitled to any dividends or other distributions (except in the case of
distributions upon a liquidation), will not be transferable, will not be
entitled to voting rights and will be subject to certain other restrictions.
For further details on the restrictions on ownership, see "Description of
Class F Preferred Stock and Depositary Shares--Restrictions on Ownership" in
this prospectus supplement as well as "Description of Preferred Stock--
Restrictions on Ownership" in the accompanying prospectus.
USE OF PROCEEDS
We expect to receive net proceeds from this offering of approximately $169.0
million after deducting the underwriting discount and our estimated expenses.
We intend to use the net proceeds to (1) redeem or replace the source of funds
used to redeem all of our depositary shares representing Class B preferred
stock, which redemption is expected to occur on or about June 2, 2003 and (2)
redeem all of our depositary shares representing Class C preferred stock,
which redemption we will announce shortly after the date of this prospectus
supplement and which redemption we expect to occur after the redemption of our
depositary shares representing Class B preferred stock. We will announce,
shortly after the date of this prospectus supplement, the redemption of all of
our depositary shares representing Class A preferred stock. We expect that the
redemption date for our depositary shares representing Class A preferred stock
will be after the redemption date for our depositary shares representing Class
B preferred stock and a portion of the funds for the redemption of our
depositary shares representing Class A preferred stock may come from the net
proceeds from this offering.
RATIOS OF EARNINGS TO FIXED CHARGES
Our ratio of earnings to fixed charges for the years ended December 31,
2002, 2001, 2000, 1999 and 1998 was 3.2x, 3.2x, 2.8x, 2.7x and 2.7x,
respectively. Our ratio of earnings to combined fixed charges and preferred
stock dividend requirements for the years ended December 31, 2002, 2001, 2000,
1999 and 1998 was 2.6x, 2.6x, 2.3x, 2.1x and 2.0x, respectively. Our ratio of
earnings to fixed charges for the three months ended March 31, 2003 was 3.3x.
Our ratio of earnings to combined fixed charges and preferred stock dividend
requirements for the three months ended March 31, 2003 was 2.8x.
For purposes of computing these ratios, earnings have been calculated by
adding fixed charges (excluding capitalized interest) and amortization of
capitalized interest to pre-tax income from continuing operations before
adjustment for minority interests in consolidated subsidiaries or income/loss
from unconsolidated partnerships. Fixed charges consist of interest costs,
whether expensed or capitalized, the interest component of rental expenses,
and amortization of debt discounts and issue costs, whether expensed or
capitalized.
S-9
CAPITALIZATION
The following table sets forth our historical capitalization as of March 31,
2003 and our capitalization on an as adjusted basis to give effect to the
following transactions as if they occurred on March 31, 2003:
o the completion of this offering;
o the redemption of our Class A, Class B and Class C preferred stock; and
o the sale of 4.62% Series C medium-term notes due 2010 described under
"Recent Developments--Financing Transaction."
March 31, 2003
-------------------------
Historical As Adjusted
(Unaudited) (Unaudited)
---------- ----------
(In thousands,
except share data)
Debt(1):
Notes payable .................................... $1,412,250 $1,462,250
Mortgages payable ................................ 212,680 212,680
Construction loans payable ....................... 64,417 64,417
---------- ----------
1,689,347 1,739,347
---------- ----------
Stockholders' Equity:
Preferred stock, $1.00 par value, authorized
5,000,000 shares and 3,600,000, respectively
Class A preferred stock, $1.00 par value,
authorized 345,000 shares
Issued and outstanding 300,000 shares........... 300 --
Aggregate liquidation preference $75,000
Class B preferred stock, $1.00 par value,
authorized 230,000 shares
Issued and outstanding 200,000 shares........... 200 --
Aggregate liquidation preference $50,000
Class C preferred stock, $1.00 par value,
authorized 460,000 shares
Issued and outstanding 400,000 shares........... 400 --
Aggregate liquidation preference $100,000
Class F preferred stock, $1.00 par value,
authorized 700,000 shares
Issued and outstanding (As Adjusted) 700,000
shares.......................................... -- 700
Aggregate liquidation preference $175,000
Common stock, $.01 par value, authorized
200,000,000 shares
Issued and outstanding 104,940,140 and
104,601,828 shares, respectively................ 1,049 1,049
Paid-in capital .................................. 1,992,878 1,937,065
Cumulative distributions in excess of net income . (75,683) (75,683)
---------- ----------
1,919,144 1,863,131
Accumulated other comprehensive income ............ 10,892 10,892
Notes receivable from officer stockholders ........ (1,344) (1,344)
---------- ----------
1,928,692 1,872,679
---------- ----------
Total capitalization .......................... $3,618,039 $3,612,026
========== ==========
---------------
(1) See Notes 10, 11 and 12 of the Notes to Consolidated Financial Statements
(contained in our 2002 Annual Report on Form 10-K incorporated by reference
herein) for information pertaining to the notes, mortgages and construction
loans payable.
S-10
THE COMPANY
We began operations through a predecessor in 1966, and today are one of the
nation's largest publicly-traded owners and operators of neighborhood and
community shopping centers (measured by gross leasable area, which we refer to
as "GLA").
As of April 21, 2003, we owned interests in 630 properties, including:
o 558 neighborhood and community shopping centers;
o one regional mall;
o 41 retail store leases;
o 25 ground up development projects; and
o five parcels of undeveloped land.
These properties have a total of approximately 91.0 million square feet of GLA
and are located in 41 states, Canada and Mexico.
Our ownership interests in real estate consist of our consolidated
portfolio, portfolios in which we own an economic interest, such as Kimco
Income REIT, the RioCan Venture and Kimco Retail Opportunity Portfolio, and
other properties or portfolios in which we also retain management. We believe
our portfolio of neighborhood and community shopping center properties is the
largest (measured by GLA) currently held by any publicly-traded REIT.
We believe that we have operated, and we intend to continue to operate, in
such a manner to qualify as a REIT under the Code. We are self-administered
and self-managed through present management, which has owned and managed
neighborhood and community shopping centers for more than 35 years. We have
not engaged, nor do we expect to retain, any external advisors in connection
with the operation of our properties. Our executive officers are engaged in
the day-to-day management and operation of our real estate exclusively and we
administer nearly all operating functions for our properties, including
leasing, legal, construction, data processing, maintenance, finance and
accounting. Our executive offices are located at 3333 New Hyde Park Road, New
Hyde Park, New York 11042-0020 and our telephone number is (516) 869-9000.
Business Strategy
Our investment objective has been to increase cash flow, current income and,
consequently, the value of our existing portfolio of properties, and to seek
continued growth through (i) the strategic re-tenanting, renovation and
expansion of our existing centers and (ii) the selective acquisition of
established income-producing real estate properties and properties requiring
significant re-tenanting and redevelopment, primarily in neighborhood and
community shopping centers in geographic regions in which we presently
operate. We will consider investments in other real estate sectors and in
geographic markets where we do not presently operate should suitable
opportunities arise.
In connection with the Tax Relief Extension Act of 1999 which became
effective January 1, 2001, we are now permitted to participate in activities
which we were precluded from previously in order to maintain our qualification
as a REIT, so long as these activities are conducted in entities which elect
to be treated as taxable subsidiaries under the Code, subject to certain
limitations. As such, through our taxable REIT subsidiaries, we are engaged in
various retail real estate related opportunities, including (i) merchant
building through our wholly-owned taxable REIT subsidiary, KDI, which is
primarily engaged in the ground-up development of neighborhood and community
shopping centers and subsequent sale thereof upon completion, (ii) retail real
estate advisory and disposition services which primarily focus on leasing and
disposition strategies for real estate property interests of both healthy and
distressed retailers and (iii) acting as an agent or principal in connection
with tax deferred exchange transactions. We will consider other investments
through taxable REIT subsidiaries should suitable opportunities arise.
S-11
RECENT DEVELOPMENTS
Operating Property Activities
Core Acquisitions/Dispositions
During the three months ended March 31, 2003, we acquired eight shopping
center properties comprising approximately 0.7 million square feet of GLA
located in five states. These properties were acquired, in separate
transactions, for an aggregate purchase price of approximately $73.4 million.
During the three months ended March 31, 2003, we sold two operating
properties, in separate transactions. These properties, which comprised
approximately 0.1 million square feet of GLA, were sold for approximately
$5.9 million.
Tenant Concentrations
As of March 31, 2003, our ten largest tenants, including Kmart, Home Depot,
Kohl's, TJ Maxx, Walmart, Royal Ahold, Best Buy, Toys R Us, Office Max and Bed
Bath & Beyond, represented approximately 22% of our annualized base rental
revenues (including the proportionate share of base rental revenues from
properties in which we have less than a 100% economic interest). Kmart is our
largest tenant representing, as of March 31, 2003, approximately 4.3% of our
annualized base rental revenues (including the proportionate share of base
rental revenues from properties in which we have less than a 100% economic
interest) and 6.8% of our leased GLA (including the proportionate share of GLA
from properties in which we have less than a 100% economic interest).
On January 14, 2003, Kmart announced it would be closing 326 locations
relating to its January 22, 2002 filing of protection under Chapter 11 of the
U.S. Bankruptcy Code. Nine of these locations (excluding the KIR portfolio,
which includes three additional locations, and Kimsouth, which includes two
additional locations) are leased from us. The annualized base rental revenues
from these nine locations are approximately $4.3 million. Effective May 1,
2003, Kmart rejected its leases at six of these locations, representing
approximately $3.0 million of annualized base rental revenues. We are
currently negotiating leases to prospective tenants on four of these sites and
reviewing offers received to purchase two of these sites, however, no
assurances can be provided that these locations will be leased in the near
term or at comparable rents previously paid by Kmart. On April 22, 2003,
Kmart's plan of reorganization was approved by the U.S. Bankruptcy Court and
this plan became effective on May 6, 2003.
We generally will have the right to file claims in connection with rejected
leases for lost rent equal to three years of rental obligations as well as
other amounts related to obligations under the leases. Actual amounts to be
received in satisfaction of these claims are subject to Kmart's final plan of
reorganization and the availability of funds to pay creditors such as
ourselves.
Investments and Advances in Real Estate Joint Ventures
Investment in Kimco Income REIT ("KIR")
During 1998, we formed KIR for the purpose of investing in real estate that
we believe would be more appropriately financed through greater leverage than
we traditionally use. These properties include, but are not limited to, fully
developed properties with strong, stable cash flows from credit-worthy
retailers with long-term leases that have limited near-term potential for
growth through redevelopment or re-tenanting. During 1999, we entered into an
agreement whereby several institutional investors purchased a significant
interest in KIR. We currently hold a 43.3% non-controlling limited partnership
interest in KIR, manage the portfolio and account for our investment in KIR
under the equity method of accounting.
As of March 31, 2003, the KIR portfolio had over $1.6 billion in total
assets comprised of 70 shopping center properties totaling approximately
14.6 million square feet of GLA located in 21 states. During the three months
ended March 31, 2003, KIR acquired two shopping center properties comprising
approximately 0.6 million square feet of GLA located in two states. These
properties were acquired, in separate transactions, for an aggregate purchase
price of approximately $103.5 million.
S-12
Since KIR's formation, KIR has obtained capital commitments of approximately
$569.0 million, of which approximately $465.0 million has been contributed. Of
the remaining approximately $104.0 million in unfunded capital commitments, we
have committed approximately $45.1 million.
RioCan Investments
During October 2001, we formed a joint venture with RioCan Real Estate
Investment Trust ("RioCan") which we refer to as the RioCan Venture, in which
we have a 50% non-controlling interest, to acquire retail properties and
development projects in Canada. The acquisition and development projects are
to be sourced and managed by RioCan and are subject to review and approval by
a joint oversight committee consisting of RioCan management and our
management. During the three months ended March 31, 2003, the RioCan Venture
acquired one shopping center property comprising approximately 0.2 million
square feet of GLA for a purchase price of approximately $29.0 million. As of
March 31, 2003, the RioCan Venture was comprised of 29 operating properties
and four development properties, consisting of approximately 6.9 million
square feet of GLA.
Kimco / G.E. Joint Venture
During October 2001, we formed a joint venture called the Kimco Retail
Opportunity Portfolio ("KROP") with GE Capital Real Estate. We have a 20% non-
controlling interest in KROP and manage the portfolio. The purpose of KROP is
to acquire established, high-growth potential retail properties in the United
States. We are responsible for the day-to-day management, redevelopment and
leasing of the properties acquired and are paid fees for those services. In
addition, we earn fees related to the acquisition and disposition of
properties by KROP. During the three months ended March 31, 2003, KROP
acquired two shopping center properties comprising approximately 0.6 million
square feet of GLA located in two states. These properties were acquired, in
separate transactions, for an aggregate purchase price of approximately
$40.1 million. As of March 31, 2003, KROP was comprised of 17 properties
totaling approximately 2.2 million square feet of GLA.
Taxable REIT Subsidiary Activities
Kimco Developers Inc.
Effective January 1, 2001, we elected taxable REIT subsidiary status for our
wholly-owned development subsidiary, KDI. During the three months ended March
31, 2003, KDI acquired two land parcels, in separate transactions, for the
ground-up development of shopping centers and subsequent sale thereof upon
completion for an aggregate purchase price of approximately $5.4 million.
During the three months ended March 31, 2003, KDI sold five of its out-
parcels, in separate transactions, for approximately $4.0 million. These sales
provided pre-tax gains of approximately $1.2 million.
Additionally, during the three months ended March 31, 2003, KDI obtained
construction financing on one ground-up development property for an aggregate
loan amount of up to $6.2 million, of which approximately $1.8 million has
been funded to KDI as of March 31, 2003. As of March 31, 2003, KDI has 10
loans with total commitments of up to $125.9 million, of which $64.4 million
has been funded to KDI. These loans have maturities ranging from 18 to 36
months and a weighted average interest rate of 4.2% at March 31, 2003.
KDI currently has 21 ongoing ground-up development projects with total
estimated costs of approximately $475.0 million. As of March 31, 2003, KDI has
expended approximately $307.0 million related to these projects. We believe
that these projects are currently proceeding on schedule and in line with our
budgeted costs. KDI will seek to sell each property upon its substantial
completion.
Other Real Estate Investments
Kmart Venture
During July 2002, we formed a venture (the "Kmart Venture") through a
taxable REIT subsidiary, in which we have a 60% controlling participation, for
purposes of acquiring asset designation rights for 54
S-13
Kmart locations. The total commitment to Kmart by the Kmart Venture, prior to
the commencement of the profit sharing arrangement, is approximately
$43.0 million. As of March 31, 2003, the Kmart Venture has completed
transactions on 43 properties and has funded the total commitment of
approximately $43.0 million to Kmart.
Kimsouth
During November 2002, through our taxable REIT subsidiary and, together with
Prometheus Southeast Retail Trust, we completed the merger and privatization
of Konover Property Trust, which was renamed Kimsouth Realty, Inc.
("Kimsouth"). We acquired 44.5% of the common stock of Kimsouth, which
consisted primarily of 38 retail shopping center properties comprising
approximately 4.6 million square feet of GLA. Total acquisition value was
approximately $280.9 million, including approximately $216.2 million in
mortgage debt. Our investment strategy with respect to Kimsouth includes re-
tenanting, repositioning and disposition of the properties. During the three
months ended March 31, 2003, we disposed of two properties comprising
approximately 0.3 million square feet of GLA, in separate transactions, for
approximately $11.0 million.
Preferred Equity Capital
During 2002, we established a preferred equity program, which provides
capital to developers and owners of shopping centers. Since the establishment
of the preferred equity program, we have provided, in separate transactions,
an aggregate of approximately $38.9 million in investment capital to
developers and owners of 14 shopping centers.
Financing Transaction
On April 29, 2003, we issued $50,000,000 in aggregate principal amount of
our 4.62% Series C medium-term notes due 2010 under our medium term notes
program. These notes are unsecured. The sale of the notes closed on May 6,
2003. We expect to use the net proceeds from the sale for general corporate
purposes.
Redemption of Preferred Stock
On May 1, 2003, we announced that we will redeem all 2,000,000 outstanding
depositary shares representing our 8 1/2% Class B preferred stock, par value
$1.00 per share, at the redemption price of $25.00 per depositary share plus
accrued and unpaid dividends. Our Board of Directors has set June 2, 2003 as
the redemption date on which all outstanding depositary shares representing
Class B preferred stock will be redeemed.
We will, shortly after the date of this prospectus supplement, call for
redemption all 3,000,000 of our outstanding depositary shares representing
Class A preferred stock, par value $1.00 per share, and all 4,000,000
outstanding depositary shares representing Class C preferred stock, par value
$1.00 per share. The redemption date for our depositary shares representing
Class A preferred stock and our depositary shares representing Class C
preferred stock is expected to be after the redemption date for our depositary
shares representing Class B preferred stock.
DESCRIPTION OF CLASS F PREFERRED STOCK AND DEPOSITARY SHARES
Prior to the date of this prospectus supplement, we authorized the issuance
of (i) 345,000 shares of 7 3/4% Class A preferred stock and 345,000 shares of
Class A excess preferred stock, (ii) 230,000 shares of 8 1/2% Class B
preferred stock and 230,000 shares of Class B excess preferred stock, (iii)
460,000 shares of 8 3/8% Class C preferred stock and 460,000 shares of Class C
excess preferred stock, (iv) 700,000 shares of 7 1/2% Class D preferred stock
and 700,000 shares of Class D excess preferred stock, and (v) 65,000 shares of
floating rate Class E preferred stock and 65,000 shares of Class E excess
preferred stock. We are authorized to issue up to an additional 5,000,000
shares of preferred stock, in one or more classes or one or more series, with
such preferences and rights as will be stated and expressed in the resolution
or resolutions establishing the terms of such shares adopted by our Board of
Directors under the Maryland General Corporation Law. As
S-14
of the date hereof, 900,000 shares of our preferred stock are outstanding,
300,000 of which are designated as Class A preferred stock, 200,000 of which
are designated as Class B preferred stock and 400,000 of which are designated
as Class C preferred stock. Out of the 5,000,000 shares of preferred stock we
are authorized to issue, we will designate 700,000 shares as Class F preferred
stock and 700,000 shares as Class F excess preferred stock.
General
Our Board of Directors will adopt a form of Articles Supplementary to our
Charter determining the terms of the Class F preferred stock consisting of up
to 700,000 shares, designated 6.65% Class F Cumulative Redeemable Preferred
Stock, par value $1.00 per share. When issued, the Class F preferred stock
will be validly issued, fully paid and nonassessable. Unless redeemed by us,
the Class F preferred stock has a perpetual term with no stated maturity date.
The following summary of the terms and provisions of the Class F preferred
stock does not purport to be complete and is qualified in its entirety by
reference to the pertinent sections of our Charter, which includes the
Articles Supplementary designating the Class F preferred stock, which is
available from us upon request.
The registrar, transfer agent and dividends disbursing agent for the Class F
preferred stock will be The Bank of New York.
Each depositary share represents a 1/10 fractional interest in a share of
Class F preferred stock. The Class F preferred stock will be deposited with
The Bank of New York, as depositary (referred to herein as the preferred stock
depositary), under a deposit agreement between us, the preferred stock
depositary and the holders from time to time of the depositary receipts issued
by the preferred stock depositary thereunder. The depositary receipts will
evidence the depositary shares. Subject to the terms of the deposit agreement,
each holder of a depositary receipt representing a depositary share will be
entitled to all the rights and preferences of a fractional interest in a share
of Class F preferred stock (including dividends, voting, redemption and
liquidation rights and preferences). See "Description of Depositary Shares" in
the accompanying prospectus.
We intend to file an application to list the depositary shares on the NYSE.
If such application is approved, trading of the depositary shares on the NYSE
is not expected to commence until 30 days after the date of the initial
delivery of the depositary shares. While the underwriters have advised us that
they intend to make a market in the depositary shares prior to commencement of
any trading on the NYSE, they are under no obligation to do so and no
assurance can be given that a market for the depositary shares will develop
prior to commencement of trading or, if developed, will be maintained.
Ranking
With respect to the payment of dividends and distribution of our assets and
rights upon liquidation, dissolution or winding up, the Class F preferred
stock will rank (i) senior to our common stock and to all other equity
securities that, by their terms, rank junior to the Class F preferred stock,
(ii) on a parity with all equity securities issued by us the terms of which
specifically provide that such equity securities rank on a parity with the
Class F preferred stock, including the Class A preferred stock, the Class B
preferred stock and the Class C preferred stock, and (iii) junior to all
equity securities issued by us whose senior ranking is consented to by holders
of the Class F preferred stock. For these purposes, the term "equity
securities" does not included convertible debt securities. We currently have
no equity securities outstanding senior to the Class F preferred stock.
Dividends
Holders of the Class F preferred stock shall be entitled to receive, when,
as and if declared by the Board of Directors, out of assets legally available
for payment, cumulative cash dividends at the rate of 6.65% of the $250.00
liquidation preference per year (equivalent to an annual rate of $1.6625 per
depositary share). Dividends on the Class F preferred stock shall accrue and
be cumulative from the date of original issue and shall be payable quarterly
in arrears on January 15, April 15, July 15 and October 15 of each year, or,
if not a business day, the succeeding business day. The first dividend on the
Class F preferred stock will be paid on July 15, 2003. Dividends payable on
the Class F preferred stock for any partial dividend periods will be
S-15
computed on the basis of a 360-day year consisting of twelve 30-day months.
The preferred stock depositary will distribute cash dividends received in
respect of the Class F preferred stock to the record holders of the depositary
receipts as of the close of business on the applicable record date, which
shall be the first day of the calendar month in which the applicable dividend
payment date falls or such other date fixed by the Board of Directors for the
payment of dividends that is not more than 30 nor less than 10 days prior to
the dividend payment date.
No full dividends shall be authorized or paid or set apart for payment on
any class or series of equity securities ranking, as to dividends, on a parity
with or junior to our Class F preferred stock unless full cumulative dividends
have been or contemporaneously are authorized and paid or a sum sufficient for
the payment thereof set apart for that payment on the Class F preferred stock
for all past dividend periods and the then current dividend period.
When dividends are not paid in full (or a sum sufficient for their full
payment is not so set apart) on the Class F preferred stock and any other
class or series of equity securities ranking on a parity as to dividends with
the Class F preferred stock, all dividends declared upon the Class F preferred
stock and any other such equity securities shall be authorized pro rata so
that the amount of dividends authorized per share on the Class F preferred
stock and all other such equity securities shall in all cases bear to each
other the same ratio that accrued and unpaid dividends per share on the Class
F preferred stock and all other such equity securities bear to each other.
Except as provided in the immediately preceding paragraph, unless full
cumulative dividends on the Class F preferred stock have been or
contemporaneously are authorized and paid or a sum sufficient for the payment
thereof set apart for payment for all past dividend periods and the then
current period, then no dividends (other than in the form of our common stock
or any of our other equity securities ranking junior to the Class F preferred
stock as to dividends and upon our liquidation, dissolution or winding up)
shall be authorized or paid or set aside for payment or other distribution
shall be authorized or made upon our common stock, excess stock or any of our
other equity securities ranking junior to or on a parity with the Class F
preferred stock as to dividends or upon liquidation, dissolution or winding
up, nor shall any common stock, excess stock or any of our other equity
securities ranking junior to or on a parity with the Class F preferred stock
as to dividends or upon our liquidation, dissolution or winding up be
redeemed, purchased or otherwise acquired for any consideration (or any moneys
be paid to or made available for a sinking fund for the redemption of any such
equity securities) by us (except by conversion into or exchange for other of
our equity securities ranking junior to the Class F preferred stock as to
dividends and upon our liquidation, dissolution or winding up).
No dividends on the Class F preferred stock shall be authorized by our Board
of Directors or be paid or set apart for payment by us at such time as the
terms and provisions of any agreement of ours, including any agreement
relating to our indebtedness, prohibits the authorization, payment or setting
apart for payment or provides that the authorization, payment or setting apart
for payment would constitute a breach thereof or a default thereunder, or if
the authorization, payment or setting apart for payment shall be restricted or
prohibited by law.
Notwithstanding the foregoing, dividends on the Class F preferred stock will
accrue whether or not we have earnings, whether or not there are funds legally
available for the payment of the dividends and whether or not the dividends
are authorized. Accrued but unpaid dividends on the Class F preferred stock
will not bear interest and holders of the Class F preferred stock will not be
entitled to any dividends in excess of full cumulative dividends as described
above.
Any dividend payment made on the Class F preferred stock shall first be
credited against the earliest accrued but unpaid dividend due with respect to
the shares which remains payable.
Liquidation Preference
In the event of any liquidation, dissolution or winding up of our affairs,
the holders of the Class F preferred stock are entitled to be paid out of our
assets legally available for distribution to our shareholders liquidating
distributions in cash or property at its fair market value as determined by
our Board of Directors
S-16
in the amount of a liquidation preference of $250.00 per share (equivalent to
$25.00 per depositary share), plus an amount equal to any accrued and unpaid
dividends to the date of the liquidation, dissolution or winding up, before
any distribution or payment shall be made to the holders of any common stock,
excess stock or any other class or series of equity securities issued by us
ranking junior to our Class F preferred stock as to liquidation rights. After
payment of the full amount of the liquidating distributions to which they are
entitled, the holders of the Class F preferred stock will have no right or
claim to any of our remaining assets. Our consolidation or merger with or into
any other entity or the sale, lease, transfer or conveyance of all or
substantially all of our property or business shall not be deemed to
constitute a liquidation, dissolution or winding up of our affairs.
In the event that, upon any such voluntary or involuntary liquidation,
dissolution or winding up, our legally available assets are insufficient to
pay the amount of the liquidating distributions on all outstanding shares of
Class F preferred stock and the corresponding amounts payable on all other
classes or series of equity securities issued by us ranking on a parity with
the Class F preferred stock as to liquidation rights, then the holders of the
depositary shares representing the Class F preferred stock and all other
classes or series of equity securities issued by us ranking on a parity with
the Class F preferred stock as to liquidation rights, including the Class A
preferred stock, the Class B preferred stock and the Class C preferred stock,
shall share ratably in any distribution of assets in proportion to the full
liquidating distributions to which they would otherwise be respectively
entitled.
Optional Redemption
Shares of Class F preferred stock are not redeemable prior to June 5, 2008.
On or after June 5, 2008, we may redeem, at our option upon not less than 30
nor more than 60 days' written notice, the Class F preferred stock (and the
preferred stock depositary will redeem the number of depositary shares
representing the Class F preferred stock so redeemed), in whole or in part, at
any time or from time to time, for cash at a redemption price of $250.00 per
share (equivalent to $25.00 per depositary share), plus accrued and unpaid
dividends thereon, if any, to the date fixed for redemption, without interest.
If fewer than all of the outstanding shares of Class F preferred stock and
depositary shares are to be redeemed, the shares of Class F preferred stock
and depositary shares to be redeemed will be determined pro rata (as nearly as
practicable without creating fractional shares) or in such other equitable
manner prescribed by the Board of Directors that will not result in a
violation of the restrictions specified under "--Restrictions on Ownership."
In addition, we may redeem shares of Class F preferred stock in certain
circumstances relating to the maintenance of our ability to qualify as a REIT
for federal income tax purposes.
We shall give the preferred stock depositary prior written notice of
redemption of the deposited Class F preferred stock. A similar notice will be
mailed by the preferred stock depositary, postage prepaid, not less than 30
days nor more than 60 days prior to the date fixed for redemption of the Class
F preferred stock and the depositary shares, addressed to the respective
holders of depositary shares to be redeemed at their respective addresses
shown on the records of the preferred stock depositary. No failure to give
notice or any defect of the notice or in the mailing of the notice shall
affect the validity of the proceedings for the redemption of any shares of
Class F preferred stock except as to the holder to whom notice was defective
or not given. Each notice shall state:
o the date fixed for redemption of the Class F preferred stock and the
depositary shares;
o the redemption price;
o the number of shares of Class F preferred stock and the number of
depositary shares to be redeemed;
o the place or places where the Class F preferred stock and the depositary
receipts are to be surrendered for payment of the redemption price; and
o that dividends on the shares to be redeemed will cease to accrue on the
redemption date.
The notice mailed to each holder shall also specify the number of shares of
Class F preferred stock and depositary shares to be redeemed from each holder.
S-17
On or after the redemption date, each holder of Class F preferred stock to
be redeemed must present and surrender the certificates representing the Class
F preferred stock at the place designated in the redemption notice and then
the redemption price of such Class F preferred stock and any accrued and
unpaid dividends payable upon such redemption will be paid to the person who
presented and surrendered such certificates and each surrendered certificate
will be canceled. Similarly, on or after the redemption date, each holder of
depositary receipts representing depositary shares to be redeemed must present
and surrender the depositary receipts representing depositary shares at the
place designated in the redemption notice and then the redemption price of
such depositary shares and any accrued and unpaid dividends payable upon such
redemption will be paid to the person who presented and surrendered such
depositary receipts and each surrendered depositary receipt will be canceled.
In the event that fewer than all the shares of Class F preferred stock or
depositary shares represented by any certificate or depositary receipt are to
be redeemed, a new certificate or depositary receipt will be issued
representing the unredeemed shares of preferred stock or depositary shares, as
the case may be.
At our election, we may, prior to the redemption date, irrevocably deposit
the redemption price (including accrued and unpaid dividends) of the Class F
preferred stock called for redemption in trust for the holders thereof with a
bank or trust company, in which case the notice to holders of the Class F
preferred stock and depositary shares to be redeemed will:
o specify the office of such bank or trust company as the place of payment
of the redemption price; and
o call upon such holders to surrender the certificates or depositary
receipts, as the case may be, representing such shares at such place on
or about the date fixed in such redemption notice (which may not be later
than the redemption date) against payment of the redemption price
(including all accrued and unpaid dividends up to the redemption date).
Any monies deposited which remain unclaimed at the end of two years after
the redemption date will be returned to us by such bank or trust company.
The holders of depositary shares at the close of business on a record date
of any dividend will be entitled to receive the dividend payable with respect
to the Class F preferred stock represented thereby on the corresponding
payment date notwithstanding the redemption thereof between such dividend
record date and the corresponding dividend payment date. Except as provided
above, we will make no payment or allowance for unpaid dividends, whether or
not in arrears, on shares of Class F preferred stock to be redeemed.
If notice of redemption of any shares of Class F preferred stock has been
given and if the funds necessary for that redemption have been set apart by us
in trust for the benefit of the holders of any shares of Class F preferred
stock so called for redemption, then from and after the redemption date
dividends will cease to accrue on those shares of Class F preferred stock,
those shares of Class F preferred stock shall no longer be deemed outstanding
and such shares will not thereafter be transferred (except with our consent)
on our books and all rights of the holders of those shares will terminate,
except the right to receive the redemption price (including all accrued and
unpaid dividends up to the redemption date).
Notwithstanding the foregoing, unless full cumulative dividends on all
outstanding shares of Class F preferred stock have been paid or declared and a
sum sufficient for the payment set apart for payment for all past dividend
periods and the then current dividend period, no shares of Class F preferred
stock or depositary shares representing Class F preferred stock shall be
redeemed unless all outstanding shares of Class F preferred stock and
depositary shares representing Class F preferred stock are simultaneously
redeemed. However, the foregoing shall not prevent the purchase or acquisition
of shares of Class F preferred stock or depositary shares representing Class F
preferred stock pursuant to a purchase or exchange offer made on the same
terms to holders of all outstanding shares of Class F preferred stock and
depositary shares representing Class F preferred stock. Unless full cumulative
dividends on all outstanding Class F preferred stock and depositary shares
representing Class F preferred stock have been paid or declared and a sum
sufficient for the payment thereof set apart for payment for all past dividend
periods and the then current dividend period, we will not purchase or
otherwise acquire, directly or indirectly, any shares of Class F preferred
stock or depositary shares representing Class F preferred stock (except by
conversion into or exchange for equity securities ranking junior to the Class
F preferred stock as to dividend and liquidation rights).
S-18
The Class F preferred stock and the depositary shares have no stated
maturity date and will not be subject to any sinking fund or mandatory
redemption provisions (except in connection with the preservation of our REIT
status).
Voting Rights
Except as indicated below or in the accompanying prospectus, the holders of
the depositary shares representing the Class F preferred stock will have no
voting rights. On any matter on which the Class F preferred stock is entitled
to vote (as expressly provided herein or in the Articles Supplementary),
including any action by written consent, each share of Class F preferred stock
shall be entitled to ten votes. As a result, each depositary share will be
entitled to one vote.
Whenever dividends payable on the Class F preferred stock are in arrears for
six or more quarterly periods, whether or not consecutive, holders of the
depositary shares representing the Class F preferred stock (voting together as
a class with holders of the Class A preferred stock, Class B preferred stock
and Class C preferred stock and all other classes or series of preferred stock
upon which like voting rights have been conferred and are exercisable) will be
entitled to elect two additional directors to serve on our Board of Directors
until we pay all cumulative dividends on the Class F preferred stock or
declare such dividends and set apart for payment a sum sufficient for the
payment thereof.
So long as any depositary shares representing Class F preferred stock remain
outstanding, we will not, without the affirmative vote or consent of the
holders of at least two-thirds of the depositary shares representing the Class
F preferred stock outstanding at the time, given in person or by proxy, either
in writing or at a meeting (with the holders of the depositary shares
representing the Class F preferred stock voting separately as a class): (i)
authorize or create, or increase the authorized or issued amount of, any class
or series of equity securities issued by us that rank senior to Class F
preferred stock with respect to payment of dividends or the distribution of
assets upon our liquidation, dissolution or winding-up, or reclassify any of
our authorized stock into such equity securities or create, authorize or issue
any obligation or security convertible into or evidencing the right to
purchase any such equity securities; or (ii) amend, alter or repeal the
provisions of the Charter or Articles Supplementary, whether by merger,
consolidation, or otherwise, so as to materially and adversely affect any
right, preference, privilege or voting power of the holders of the depositary
shares representing Class F preferred stock; except that with respect to the
occurrence of any of the events described in (ii) above, so long as the Class
F preferred stock remains outstanding with the terms of the Class F preferred
stock materially unchanged, taking into account that, upon the occurrence of
an event described in (ii) above, we may not be the surviving entity, the
occurrence of such event will not be deemed to materially and adversely affect
the rights, preferences, privileges or voting powers of holders of the
depositary shares representing Class F preferred stock and except that (A) any
increase in amount of the authorized shares of Class F preferred stock or the
authorization or issuance of any other class or series of equity securities or
(B) any increase in the number of authorized shares of Class F preferred stock
or any other class or series of equity securities, in each case ranking on a
parity with or junior to Class F preferred stock with respect to the payment
of dividends and the distribution of assets upon our liquidation, dissolution
or winding up, shall not be deemed to materially and adversely affect such
rights, preferences, privileges or voting powers.
The foregoing voting provisions will not apply if, at or prior to the time
when the act with respect to which the vote would otherwise be required shall
be effected, all outstanding shares of Class F preferred stock shall have been
redeemed or called for redemption and sufficient funds shall have been
deposited in trust to effect the redemption.
Conversion
The Class F preferred stock and the depositary shares representing Class F
preferred stock are not convertible into or exchangeable for any other
property or securities, except that, in limited circumstances, the Class F
preferred stock and the depositary shares representing Class F preferred stock
may be automatically converted into or exchanged for Class F excess preferred
stock or depositary shares representing Class F excess preferred stock, as
applicable. See "--Restrictions on Ownership."
S-19
Stockholder Liability
Applicable Maryland law provides that no stockholder, including holders of
Class F preferred stock and holders of depositary shares representing Class F
preferred stock, shall be personally liable for our acts and obligations and
that our funds and property shall be the only recourse for such acts or
obligations.
Restrictions on Ownership
In order to assist us in maintaining our qualification as a REIT for federal
income tax purposes, no holder of Class F preferred stock or depositary shares
representing Class F preferred stock may own, or be deemed to own by virtue of
the constructive ownership provisions of the Code, more than 9.8% of the
outstanding Class F preferred stock or depositary shares representing Class F
preferred stock. The provisions of the Articles Supplementary will also
provide that a transfer of our Class F preferred stock or depositary shares
representing Class F preferred stock, as the case may be, that results in a
person actually or constructively owning more than 9.8% of the outstanding
Class F preferred stock or depositary shares representing Class F preferred
stock, as the case may be, or which would cause us to be "closely held" within
the meaning of the Code or would otherwise result in our failure to qualify as
a REIT, will be null and void as to the intended transferee, and the intended
transferee will acquire no rights or economic interest in those shares of
Class F preferred stock or depositary shares representing Class F preferred
stock, as the case may be. In addition, the shares of Class F preferred stock
or depositary shares representing Class F preferred stock actually or
constructively owned by a person in excess of the 9.8% limit, or which would
otherwise cause us to be "closely held" within the meaning of the Code or
would otherwise result in our failure to qualify as a REIT, will be
automatically exchanged for Class F excess preferred stock or depositary
shares representing Class F excess preferred stock, as applicable.
The Class F excess preferred stock and the depositary shares representing
Class F excess preferred stock will be transferred, by operation of law, to us
as trustee of a trust for the exclusive benefit of the transferee or
transferees to whom the shares are ultimately transferred (without violating
the ownership limit described above). The shares of Class F excess preferred
stock will not be entitled to any dividends or other distributions, except in
the case of distributions upon a liquidation. In addition, the shares of Class
F excess preferred stock will not be transferable, will not be entitled to
voting rights and will be subject to certain other restrictions. The shares of
Class F excess preferred stock will be registered in the form of depositary
shares with each depositary share representing a 1/10 fractional interest in a
share of Class F excess preferred stock. For further details on the
restrictions on ownership, see "Description of Preferred Stock--Restrictions
on Ownership" in the accompanying prospectus.
Book-Entry System
The depositary shares will be issued as global securities. The Depository
Trust Company, or "DTC," will be the depository with respect to the depositary
shares. The depositary shares will be issued as fully registered securities in
the name of Cede & Co., DTC's partnership nominee, and will be deposited with
DTC. DTC will keep a computerized record of its participants (for example,
your broker) whose clients have purchased the depositary shares. The
participant would then keep a record of its clients who purchased the
depositary shares. A global security may not be transferred, except that DTC,
its nominees and their successors may transfer an entire global security to
one another.
The depositary shares will be in book-entry only form, and we will not
deliver securities in certificated form to individual purchasers of the
depositary shares, and no person owning a beneficial interest in a global
security will be treated as a holder of such global security for any purpose.
Accordingly, owners of such beneficial interests must rely on the procedures
of DTC and the participant through which such person owns its interest in
order to exercise any rights of a holder under such global security.
Beneficial interests in global securities will be shown on, and transfers of
global securities will be made only through, records maintained by DTC and its
participants. The laws of some jurisdictions require that certain purchasers
of securities take physical delivery of such securities in certificated form.
Such limits and laws may impair the ability to transfer beneficial interests
in a global security.
S-20
DTC has provided us with the following information: DTC is a limited-purpose
trust company organized under the New York Banking Law, a "banking
organization" within the meaning of the New York Banking Law, a member of the
United States Federal Reserve System, a "clearing corporation" within the
meaning of the New York Uniform Commercial Code and a "clearing corporation"
registered under Section 17A of the Securities Exchange Act of 1934, as
amended. DTC holds securities that its participants ("Direct Participants")
deposit with DTC. DTC also facilitates the settlement among Direct
Participants of securities transactions, such as transfers and pledges, in
deposited securities through computerized records for Direct Participants'
accounts. This eliminates the need to exchange certificates. Direct
Participants include securities brokers and dealers, banks, trust companies,
clearing corporations and certain other organizations.
Other organizations, such as securities brokers and dealers, banks and trust
companies that work through a Direct Participant, also use DTC's book-entry
system. The rules that apply to DTC and its participants are on file with the
Securities and Exchange Commission.
A number of Direct Participants, together with the New York Stock Exchange,
Inc., The American Stock Exchange LLC and the National Association of
Securities Dealers, Inc., own DTC.
We will wire dividend and redemption payments to DTC's nominee. We will
treat DTC's nominee as the owner of the global securities for all purposes.
Accordingly, we will have no direct responsibility or liability to pay any
amounts in respect of the depositary shares to owners of beneficial interests
in the global securities.
It is DTC's current practice, when it receives any dividend or redemption
payment, to credit Direct Participants' accounts on the payment date according
to their respective holdings of beneficial interests in the global securities
as shown on DTC's records. In addition, it is DTC's current practice to assign
any consenting or voting rights to Direct Participants whose accounts are
credited with securities on a record date, by using an omnibus proxy.
Customary practices between the participants and owners of beneficial
interests, as in the case with securities held for the account of customers
registered in "street name," will govern payments by participants to owners of
beneficial interests in the global securities, and voting by participants.
However, these payments will be the responsibility of the participants and not
of DTC or us.
Depositary shares represented by a global security will be exchangeable for
depositary shares in certificated form with the same terms in authorized
denominations only if:
o DTC notifies us that it is unwilling or unable to continue as depository
or if DTC ceases to be a clearing agency registered under applicable law
and we do not appoint a successor depository within 90 days; or
o we determine at any time that all depositary shares shall no longer be
represented by a global security.
DTC's ability to perform properly its services is also dependent upon other
parties, including, but not limited to, issuers and their agents, as well as
DTC's participants, third party vendors from whom DTC licenses software and
hardware, and third party vendors on whom DTC relies for information or the
provision of services, including telecommunication and electrical utility
service providers, among others.
DTC may discontinue providing its services as securities depository with
respect to global securities at any time by giving reasonable notice to us.
Under such circumstances, in the event that a successor securities depository
is not obtained, securities in certificated form are required to be printed
and delivered.
We may decide to discontinue use of the system of book-entry transfers
through DTC (or a successor securities depository). In that event, securities
in certificated form will be printed and delivered.
The information in this section concerning DTC and DTC's system has been
obtained from sources that we believe to be reliable, but we take no
responsibility for the accuracy thereof.
S-21
CERTAIN U.S. FEDERAL INCOME TAX CONSEQUENCES
The following is a summary of certain United States federal income tax
considerations relating to the purchase, ownership and disposition of our
Class F preferred stock. For federal income tax purposes, a holder of
depositary shares will be treated as holding the Class F preferred stock
represented thereby. This summary is based upon the provisions of the Internal
Revenue Code of 1986, as amended, Treasury Regulations promulgated under the
Internal Revenue Code, administrative rulings and judicial decisions as of the
date hereof. These authorities may be changed, perhaps retroactively, so as to
result in United States federal income tax consequences different from those
set forth below. We have not sought any ruling from the Internal Revenue
Service or an opinion of counsel with respect to the statements made and the
conclusions reached in the following summary, and there can be no assurance
that the Internal Revenue Service will agree with such statements and
conclusions.
This summary assumes that the Class F preferred stock is held by holders as
a capital asset, within the meaning of section 1221 of the Internal Revenue
Code. This summary also does not address the tax considerations arising under
the laws of any foreign, state or local jurisdiction. In addition, this
discussion does not address all tax considerations that may be applicable to
holders' particular circumstances. This discussion also does not address the
tax consequences relevant to persons who receive special treatment under the
federal income tax law, except to the extent discussed under the heading
"Taxation of Tax-Exempt Shareholders" and "Taxation of Non-United States
Shareholders" or where specifically noted. Holders receiving special treatment
include, without limitation:
o holders subject to the alternative minimum tax;
o banks, insurance companies, or other financial institutions;
o tax-exempt organizations;
o dealers in securities or commodities;
o traders in securities that elect to use a mark-to-market method of
accounting for their securities holdings;
o holders whose "functional currency" is not the United States dollar;
o persons that will hold the Class F preferred stock as a position in a
hedging transaction, "straddle", "conversion transaction" or other risk
reduction transaction.
o "S" corporations;
o expatriates;
o REITs or regulated investment companies;
o holders who own at least 10% of the voting power or value of us; or
o holders who will acquire their Class F preferred stock as a result of the
exercise of an employee stock option or otherwise as compensation.
If a partnership holds the Class F preferred stock, the tax treatment of a
partner in the partnership will generally depend upon the status of the
partner and the activities of the partnership. If you are a partner of a
partnership holding our Class F preferred stock, you should consult your tax
advisor regarding the tax consequences of the ownership and disposition of the
Class F preferred stock.
This discussion does not address any aspects of United States federal income
taxation relating to us or our election to be taxed as a real estate
investment trust, except to the extent discussed under the heading "Material
Federal Income Tax Considerations to Us of Our REIT Election." A summary of
certain United States federal income tax considerations is set forth in the
accompanying prospectus, as modified by the statements below under the heading
"Material Federal Income Tax Considerations to Us of Our REIT Election." You
are urged to consult your tax advisor regarding the tax consequences to you
of:
S-22
o the acquisition, ownership and sale of our Class F preferred stock,
including the federal, state, local, foreign and other tax consequences;
o our election to be taxed as a real estate investment trust for federal
income tax purposes; and
o potential changes in the tax laws.
Material Federal Income Tax Considerations to Us of Our REIT Election
As discussed in the accompanying prospectus under the caption "Material
Federal Income Tax Considerations to Us of Our REIT Election" if we acquire
any asset from a corporation which is or has been a C corporation in a
transaction in which the basis of the assets in our hands is determined by
reference to the basis of the assets in the hands of the C corporation, and we
subsequently recognize gain on the disposition of the asset during the 10-year
period beginning on the date we acquired the asset, then we will be required
to pay tax at the highest regular corporate tax rate on this gain to the
extent of the excess of (a) the fair market value of the asset over (b) our
adjusted basis in the asset, in each case determined as of the date on which
we acquired the asset. A C corporation is generally defined as a corporation
required to pay full corporate level tax. In addition, if we recognize gain on
the disposition of any asset during the 10-year period beginning on the first
day of the first taxable year for which we qualified as a REIT and we held the
asset on the first day of this period, then we will be required to pay tax at
the highest regular corporate tax rate on this gain to the extent of the
excess of (a) the fair market value of the asset over (b) our adjusted basis
in the asset, in each case determined as of the first day of the first taxable
year for which we qualified as a REIT. Prior to January 2, 2002, in order to
obtain the results described in this paragraph with respect to the recognition
of gain, we were required to make an election under Treasury Regulation
Section 1.337(d)-5T. However, for transactions occurring on or after January
2, 2002, Treasury Regulation Section 1.337(d)-7 provides that, in order to
obtain equivalent treatment, we must refrain from making an election. We plan
to make or refrain from making an election under the applicable Treasury
Regulations to obtain the results described in this paragraph with respect to
the recognition of gain.
Material Federal Income Tax Considerations to Shareholders
Distributions Generally. Distributions out of our current or accumulated
earnings and profits, other than capital gain dividends discussed below, will
constitute dividends taxable to holders of our Class F preferred stock as
ordinary income. As long as we qualify as a real estate investment trust,
these distributions will not be eligible for the dividends-received deduction
in the case of shareholders that are corporations. The amount of our earnings
and profits at any time will depend upon our future actions and financial
performance. For purposes of determining whether distributions to holders of
Class F preferred shares are out of current or accumulated earnings and
profits, our earnings and profits will be allocated first to our outstanding
preferred stock and then to our outstanding common stock.
To the extent that we make distributions, other than capital gain dividends
discussed below, in excess of our current and accumulated earnings and
profits, the distribution will be treated as a nontaxable return of capital
and will be applied against and reduce a holder's adjusted tax basis in the
Class F preferred stock, but not below zero. The reduction in tax basis will
increase the amount of any gain, or reduce the amount of any loss, which a
holder would otherwise realize on the sale or other taxable disposition of the
Class F preferred stock. If the distribution exceeds both our current and
accumulated earnings and profits and a holder's adjusted tax basis in its
Class F preferred stock, the excess will be treated as capital gain and will
be either long-term capital gain provided the holder has held such Class F
preferred stock at the time of the distribution for more than one year.
Dividends we declare in October, November, or December of any year and
payable to a shareholder of record on a specified date in any of these months
will be treated as both paid by us and received by the shareholder on December
31 of that year, provided we actually pay the dividend on or before January 31
of the following year. Shareholders may not include in their own income tax
returns any of our net operating losses or capital losses.
S-23
Capital Gain Distributions. Distributions that we properly designate as
capital gain dividends will be taxable to our taxable shareholders as gain
from the sale or disposition of a capital asset held for more than one year,
to the extent that such gain does not exceed our actual net capital gain for
the taxable year, without regard to the period for which such non-corporate
holder has held its Class F preferred stock. Shareholders that are
corporations may, however, be required to treat up to 20% of some capital gain
dividends as ordinary income. If we properly designate any portion of a
dividend as a capital gain dividend, then a portion of the total capital gain
dividends paid or made available to holders of all classes and series of our
capital stock for the year shall be allocable to the holders of our Class F
preferred stock in proportion to the amount that our total dividends, as
determined for United States federal income tax purposes, paid or made
available to the holders of our Class F preferred stock for the year bears to
the total dividends, as determined for United States federal income tax
purposes, paid or made available to holders of all classes and series of our
capital stock for the year.
Retention of Net Long-Term Capital Gains. We may elect to retain, rather
than distribute as a capital gain dividend, our net long-term capital gains.
In addition, to the extent we designate, a shareholder generally would:
o include its proportionate share of our undistributed long-term capital
gains in computing its long-term capital gains in its return for its
taxable year in which the last day of our taxable year falls;
o be deemed to have paid the capital gains tax imposed on us on the
designated amounts included in the holder's long-term capital gains;
o receive a credit or refund for the amount of tax deemed paid by it;
o increase the adjusted basis of its Class F preferred stock by the
difference between the amount of includable gains and the tax deemed to
have been paid by it; and
o in the case of a holder that is a corporation, appropriately adjust its
earnings and profits for the retained capital gains as required by
Treasury Regulations to be prescribed by the Internal Revenue Service.
Passive Activity Losses and Investment Interest Limitations. Distributions
we make and gain arising from the sale or exchange by a holder of our shares
will not be treated as passive activity income. As a result, holders generally
will not be able to apply any "passive losses" against this income or gain.
Distributions we make, to the extent they do not constitute a return of
capital, generally will be treated as investment income for purposes of
computing the investment interest limitations. Gain arising from the sale or
other disposition of our shares, however, may not be treated as investment
income depending upon your particular situation.
Sale or Other Taxable Disposition. A holder who sells or otherwise disposes
of Class F preferred stock in a taxable transaction will recognize capital
gain or loss equal to the difference between the amount of cash and the fair
market value of property received and the holder's adjusted tax basis in the
Class F preferred stock disposed. Such gain or loss would be capital gain or
loss and would be long-term capital gain or loss if the holding period
exceeded one year. In general, if you recognize loss upon the sale or other
disposition of Class F preferred stock that you have held for six months or
less, the loss you recognize will be treated as long-term capital loss to the
extent you received distributions from us which were required to be treated as
long-term capital gains. The deductibility of capital losses is subject to
limitation.
Redemption of Class F Preferred Stock. A redemption of the Class F preferred
stock will be treated under Section 302 of the Code as a distribution that is
taxable at ordinary income tax rates as a dividend (to the extent of our
current and accumulated earnings and profits) unless the redemption satisfied
certain tests set forth in Section 302(b) of the Code enabling the redemption
to be treated as a sale or exchange of the Class F preferred stock. The
redemption will have satisfied such tests if it (i) is "substantially
disproportionate" with respect to the holder, (ii) results in a "complete
termination" of the holder's stock interest in us, or (iii) is "not
essentially equivalent to a dividend" with respect to the holder, all within
the meaning of Section 302(b) of the Code.
In determining whether any of these tests will be met, shares considered to
be owned by the holder by reason of certain constructive ownership rules set
forth in the Code, as well as shares actually owned, must
S-24
generally be taken into account. A distribution to a holder generally will be
"not essentially equivalent to a dividend" if it results in a meaningful
reduction in such holder's stock interest in us, which should be the case if
the holder's proportionate actual and constructive ownership interest is
reduced, such holder's relative stock interest in us is minimal, and the
holder exercises no control over our business affairs. Because the
determination as to whether any of the alternative tests of Section 302(b) of
the Code will be satisfied with respect to any particular holder of Class F
preferred stock depends upon the facts and circumstances at the time that the
determination must be made, prospective investors are advised to consult their
tax advisors to determine such tax treatment.
If redemption of the Class F preferred stock is not treated as a
distribution taxable as a dividend to a particular holder, it will be treated,
as to that holder, as a taxable exchange in an amount equal to the difference
between (i) the amount of cash and the fair market value of any property
received (less any portion thereof attributable to accumulated and declared
but unpaid dividends, which will be taxable as a dividend to the extent of our
current and accumulated earnings and profits), and (ii) the holder's adjusted
tax basis in the Class F preferred stock.
Information Reporting and Backup Withholding. In general, information
reporting requirements will apply to the amount of dividends paid during each
calendar year, unless a holder is an exempt recipient. A backup withholding
tax will apply to such payments if a holder fails to provide its taxpayer
identification number or certification of exempt status or has been notified
by the Internal Revenue Service that payments to it are subject to backup
withholding.
Any amounts withheld under the backup withholding rules will generally be
allowed as a refund or a credit against a holder's United States federal
income tax liability provided the required information is properly furnished
to the Internal Revenue Service on a timely basis.
Taxation of Tax-Exempt Shareholders. The Internal Revenue Service has ruled
that amounts distributed as dividends by a qualified real estate investment
trust do not constitute unrelated business taxable income when received by a
tax-exempt entity. Based on that ruling, except as described below, dividend
income from us and gain arising upon your sale of shares generally will not be
unrelated business taxable income to a tax-exempt shareholder. This income or
gain will be unrelated business taxable income, however, if the tax-exempt
shareholder holds its shares as "debt-financed property" within the meaning of
the Internal Revenue Code, or if the shares are used in a trade or business of
the tax-exempt shareholder. Generally, debt financed property is property the
acquisition or holding of which was financed through a borrowing by the tax-
exempt shareholder.
For tax-exempt shareholders which are social clubs, voluntary employee
benefit associations, supplemental unemployment benefit trusts, and qualified
group legal services plans exempt from federal income taxation under Sections
501(c)(7), (c)(9), (c)(17) and (c)(20) of the Internal Revenue Code,
respectively, income from an investment in our shares will constitute
unrelated business taxable income unless the organization is able to properly
claim a deduction for amounts set aside or placed in reserve for specific
purposes so as to offset the income generated by its investment in our shares.
These prospective investors should consult their tax advisors concerning these
"set aside" and reserve requirements.
Notwithstanding the above, however, a portion of the dividends paid by a
"pension held REIT" will be treated as unrelated business taxable income to
some trusts that hold more than 10%, by value, of the interests of a real
estate investment trust. A real estate investment trust will not be a "pension
held REIT" if it is able to satisfy the "not closely held" requirement without
relying on the "look-through" exception with respect to certain trusts. As a
result of limitations on the transfer and ownership of stock contained in our
Charter, we do not expect to be classified as a "pension-held REIT," and as a
result, the tax treatment described in this paragraph should be inapplicable
to our shareholders.
Taxation of Non-United States Shareholders. The preceding discussion does
not address the rules governing federal income taxation of the ownership and
disposition of our Class F preferred stock by persons that are non-United
States shareholders. When we use the term "non-United States shareholder," we
mean a shareholder who is not:
o a citizen or resident of the United States;
S-25
o a corporation, partnership or other entity created or organized in or
under the laws of the United States or any state or in the District of
Columbia unless, in the case of a partnership, Treasury Regulations
provide otherwise;
o an estate which is required to pay United States federal income tax
regardless of the source of its income; or
o a trust whose administration is under the primary supervision of a United
States court and which has one or more United States persons who have the
authority to control all substantial decisions of the trust.
Notwithstanding the preceding sentence, to the extent provided in the
Treasury Regulations, some trusts in existence on August 20, 1996, and
treated as United States persons prior to this date that elect to
continue to be treated as United States persons, shall not be considered
United States shareholders.
In general, non-United States shareholders may be subject to special tax
withholding requirements on distributions from us and with respect to their
sale or other disposition of our Class F preferred stock, except to the extent
reduced or eliminated by an income tax treaty between the United States and
the non-United States shareholder's country. A non-United States shareholder
who is a shareholder of record and is eligible for reduction or elimination of
withholding must file an appropriate form with us in order to claim such
treatment. Non-United States shareholders should consult their own tax
advisors concerning the federal income tax consequences to them of an
acquisition of shares of our Class F preferred stock, including the federal
income tax treatment of dispositions of interests in and the receipt of
distributions from us.
S-26
UNDERWRITING
Subject to the terms and conditions contained in the underwriting agreement,
we have agreed to sell to each of the underwriters named below, for whom
Merrill Lynch, Pierce, Fenner & Smith Incorporated and UBS Warburg LLC are
acting as representatives, and each of the underwriters has severally agreed
to purchase from us, the respective number of depositary shares set forth
after its name below. The obligations of the underwriters are subject to
certain conditions. The underwriters must purchase all of the depositary
shares if any are purchased.
Underwriter Number of
------------------- Depositary Shares
-----------------
Merrill Lynch, Pierce, Fenner & Smith
Incorporated.......................... 1,315,000
UBS Warburg LLC................................... 1,315,000
Citigroup Global Markets Inc...................... 1,315,000
Wachovia Securities, Inc.......................... 1,315,000
Bear, Stearns & Co. Inc........................... 210,000
Legg Mason Wood Walker, Incorporated.............. 210,000
McDonald Investments Inc., a KeyCorp Company...... 210,000
Prudential Securities Incorporated................ 210,000
Raymond James & Associates, Inc................... 210,000
RBC Dain Rauscher Inc............................. 210,000
Advest, Inc....................................... 30,000
BB&T Capital Markets, a division of Scott and
Stringfellow, Inc................................. 30,000
CIBC World Markets Corp........................... 30,000
D.A. Davidson & Co. .............................. 30,000
Fahnestock & Co. Inc.............................. 30,000
H&R Block Financial Advisors, Inc. ............... 30,000
HSBC Securities (USA) Inc. ....................... 30,000
J.J.B. Hilliard, W.L. Lyons, Inc. ................ 30,000
Janney Montgomery Scott LLC....................... 30,000
C.L. King & Associates, Inc. ..................... 30,000
Morgan Keegan & Company, Inc. .................... 30,000
Quick & Reilly, Inc. ............................. 30,000
Charles Schwab & Co., Inc. ....................... 30,000
Southwest Securities, Inc. ....................... 30,000
U.S. Bancorp Piper Jaffray Inc.................... 30,000
Wells Fargo Investment Services, LLC ............. 30,000
---------
Total.................................. 7,000,000
=========
The underwriters are offering the depositary shares, subject to prior sale,
when, as and if issued to and accepted by them, subject to approval of legal
matters by their counsel, including the validity of the depositary shares, and
other conditions contained in the underwriting agreement, such as the receipt
by the underwriters of officers' certificates and legal opinions. The
underwriters reserve the right to withdraw, cancel or modify offers to the
public and to reject orders in whole or in part.
The underwriters have advised us that they propose initially to offer the
depositary shares to the public at the public offering price set forth on the
cover page of this prospectus supplement. After the initial offering, the
public offering price may be changed.
S-27
The following table shows the per share and total public offering price,
underwriting discount and proceeds, before expenses, to us.
Per Depositary
Share Total
----- -----
Public offering price .......................................... $25.00 $175,000,000
Underwriting discount .......................................... $.7875 $5,512,500
Proceeds, before expenses, to Kimco Realty Corporation ......... $24.2125 $169,487,500
We estimate that we will spend approximately $500,000 for printing, legal,
accounting, transfer agent, NYSE listing and other expenses related to this
offering of the depositary shares.
Until the distribution of the depositary shares is completed, rules of the
Securities and Exchange Commission may limit the ability of the underwriters
to bid for and purchase depositary shares. As an exception to these rules, the
underwriters are permitted to engage in certain transactions that stabilize
the price of the depositary shares. Such transactions consist of bids or
purchases for the purpose of pegging, fixing or maintaining the price of the
depositary shares.
If the underwriters create a short position in the depositary shares in
connection with this offering (i.e., if they sell more depositary shares than
are set forth on the cover page of this prospectus supplement), the
underwriters may reduce that short position by purchasing shares in the open
market.
In general, purchases of a security for the purpose of stabilization or to
reduce a short position could cause the price of the security to be higher
than it might be in the absence of such purchases.
Neither we nor the underwriters make any representation or prediction as to
the direction or magnitude of any effect that the transactions described above
might have on the price of the depositary shares. In addition, neither we nor
the underwriters make any representation that the underwriters will engage in
these transactions or that these transactions, once commenced, will not be
discontinued without notice.
We intend to file an application to list the depositary shares on the NYSE.
If the application is approved, trading of the depositary shares on the NYSE
is not expected to begin until 30 days after the date of the initial delivery
of the depositary shares. The underwriters have advised us that they intend to
make a market in the depositary shares prior to the commencement of trading on
the NYSE. The underwriters will have no obligation to make a market in the
depositary shares, however, and if they begin to make a market they may cease
market-making activities at any time.
We have agreed to indemnify the underwriters against certain liabilities,
including liabilities under the Securities Act of 1933, as amended, or to
contribute to payments the underwriters may be required to make in respect
thereof.
In the ordinary course of their business, the underwriters and their
affiliates have engaged in, and may in the future engage in, commercial
banking and investment banking transactions with us.
We expect that delivery of the depositary shares will be made against
payment therefor on or about June 5, 2003, which will be the 20th business day
following the date of this prospectus supplement. Pursuant to Rule 15c6-1
under the Securities Exchange Act of 1934, as amended, trades in the secondary
market generally are required to settle within three business days, unless the
parties to any such trade expressly agree otherwise. Accordingly, purchasers
who wish to trade the depositary shares before June 2, 2003 will be required,
by virtue of the fact that any such trade would otherwise settle before June
5, 2003, to specify an alternate settlement cycle at the time of any such
trade to prevent a failed settlement, and should consult their own advisor
with respect to these matters.
S-28
EXPERTS
The financial statements incorporated in this prospectus supplement and the
accompanying prospectus by reference to our Annual Report on Form 10-K for the
year ended December 31, 2002 have been so incorporated in reliance on the
report of PricewaterhouseCoopers LLP, independent accountants, given on the
authority of said firm as experts in auditing and accounting.
LEGAL MATTERS
Latham & Watkins LLP, New York, New York, will pass upon certain matters
relating to this offering for us. Sidley Austin Brown & Wood LLP, New York,
New York, will act as counsel to the underwriters. Venable, Baetjer and
Howard, LLP, Baltimore, Maryland, will pass upon certain matters of Maryland
law. Certain members of Latham & Watkins LLP and their families own beneficial
interests in less than 1% of our common stock.
SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS
This prospectus supplement and the accompanying prospectus, as well as the
information incorporated by reference herein and therein, contain certain
forward-looking statements within the meaning of Section 27A of the Securities
Act of 1933, as amended, and Section 21E of the Securities Exchange Act of
1934, as amended. We intend such forward-looking statements to be covered by
the safe harbor provisions for forward-looking statements contained in the
Private Securities Litigation Reform Act of 1995 and are including this
statement for purposes of complying with these safe harbor provisions.
Forward-looking statements, which are based on certain assumptions and
describe our future plans, strategies and expectations, are generally
identifiable by use of the words "believe," "expect," "intend," "anticipate,"
"estimate," "project" or similar expressions. Our ability to predict results
or the actual effect of future plans or strategies is inherently uncertain.
Factors which may cause actual results to differ materially from current
expectations include, but are not limited to, (i) changes in general economic
and local real estate conditions, (ii) the inability of major tenants to
continue paying their rent obligations due to bankruptcy, insolvency or
general downturn in their business, (iii) financing risks, such as the
inability to obtain equity or debt financing on favorable terms, (iv) changes
in governmental laws and regulations (including changes to laws governing the
taxation of REITs), (v) the level and volatility of interest rates, (vi) the
availability of suitable acquisition opportunities and (vii) increases in
operation costs. Accordingly, there is no assurance that our expectations will
be realized. These risks and uncertainties should be considered in evaluating
forward-looking statements and undue reliance should not be placed on such
statements.
S-29
PROSPECTUS
KIMCO REALTY CORPORATION
$750,000,000
Debt Securities, Preferred Stock,
Depositary Shares, Common Stock and Common Stock Warrants
We may from time to time offer an aggregate public offering price of up to
$750,000,000 of the following securities on terms to be determined at the time
of the offering:
1. our unsecured senior debt securities;
2. shares or fractional shares of our preferred stock, par value $1.00
per share;
3. shares of our preferred stock represented by depositary shares;
4. shares of our common stock, par value $.01 per share; or
5. warrants to purchase our common stock.
Our debt securities, preferred stock, depositary shares, common stock and
common stock warrants may be offered separately, together or as units, in
separate classes or series, in amounts, at prices and on terms to be set forth
in a supplement to this prospectus.
The specific terms of the securities offered by this prospectus will be set
forth in each prospectus supplement and will include, where applicable:
o in the case of our debt securities, the specific title, aggregate
principal amount, currency of denomination and payment, form (which may
be registered or bearer, or certificated or global), authorized
denominations, maturity, rate (or manner of calculation thereof) and
time of payment of interest, terms for redemption at our option or
repayment at the option of the holder of the debt securities, terms for
sinking fund payments, terms for conversion into preferred stock or
common stock, and any initial public offering price;
o in the case of our preferred stock, the specific title and stated
value, any dividend, liquidation, redemption, conversion, voting and
other rights, and any initial public offering price;
o in the case of our depositary shares, the fractional share of our
preferred stock represented by each depositary share;
o in the case of our common stock, any initial public offering price; and
o in the case of our warrants to purchase our common stock, the duration,
offering price, exercise price and detachability.
In addition, the specific terms may include limitations on direct or
beneficial ownership and restrictions on transfer of the securities offered by
this prospectus, in each case as may be appropriate to preserve our status as a
real estate investment trust, or REIT, for federal income tax purposes.
Each prospectus supplement will also contain information, where applicable,
about United States federal income tax considerations, and any exchange listing
of, the securities covered by the prospectus supplement.
The securities offered by this prospectus may be offered directly, through
agents designated from time to time by us, or to or through underwriters or
dealers. If any agents or underwriters are involved in the sale of any of the
securities offered by this prospectus, their names, and any applicable purchase
price, fee, commission or discount arrangement between or among them, will be
set forth, or will be calculable from the information set forth, in the
applicable prospectus supplement. None of the securities offered by this
prospectus may be sold without delivery of the applicable prospectus supplement
describing the method and terms of the offering of those securities.
NEITHER THE SECURITIES AND EXCHANGE COMMISSION NOR ANY STATE SECURITIES
COMMISSION HAS APPROVED OR DISAPPROVED OF THESE SECURITIES OR DETERMINED IF
THIS PROSPECTUS IS TRUTHFUL OR COMPLETE AND ANY REPRESENTATION TO THE
CONTRARY IS A CRIMINAL OFFENSE.
The date of this prospectus is May 1, 2001.
TABLE OF CONTENTS
Where Can You Find More Information ....................................... 1
Incorporation of Certain Documents by Reference ........................... 1
The Company ............................................................... 2
Use of Proceeds ........................................................... 2
Description of Debt Securities ............................................ 2
Description of Common Stock ............................................... 15
Description of Common Stock Warrants ...................................... 17
Description of Preferred Stock ............................................ 18
Description of Depositary Shares .......................................... 26
Ratios of Earnings to Fixed Charges ....................................... 29
Material Federal Income Tax Considerations to Us of Our REIT Election ..... 29
Plan of Distribution ...................................................... 37
Experts ................................................................... 38
Legal Matters ............................................................. 38
WHERE CAN YOU FIND MORE INFORMATION
We file annual, quarterly and special reports, proxy statements and other
information with the Securities and Exchange Commission, or the SEC. Our SEC
filings are available to the public over the Internet at the SEC's web site at
http://www.sec.gov. You may also read and copy any document we file with the SEC
at the SEC's following public reference facilities:
Public Reference Room Chicago Regional Office
450 Fifth Street, N.W. Citicorp Center
Room 1024 500 West Madison Street
Washington, D.C. 20549 Suite 1400
Chicago, Illinois 60661-2511
You may also obtain copies of the documents at prescribed rates by writing
to the Public Reference Section of the SEC at 450 Fifth Street, N.W., Room 1024,
Washington, D.C. 20549. Please call 1-800-SEC-0330 for further information on
the operations at the public reference facilities. Our SEC filings are also
available at the offices of the New York Stock Exchange, 20 Broad Street, New
York, New York 10005.
This prospectus constitutes part of a registration statement on Form S-3
filed by us under the Securities Act. As allowed by SEC rules, this prospectus
does not contain all the information you can find in the registration statement
or the exhibits to the registration statement.
Statements contained in this prospectus as to the contents of any contract
or other document are not necessarily complete, and in each instance reference
is made to the copy of that contract or other document filed as an exhibit to
the registration statement, each such statement being qualified in all respects
by that reference and the exhibits and schedules thereto. For further
information about us and the securities offered by this prospectus, you should
refer to the registration statement and such exhibits and schedules which may be
obtained from the SEC at its principal office in Washington, D.C. upon payment
of the fees prescribed by the SEC.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The documents listed below have been filed by us under the Securities
Exchange Act of 1934, as amended, with the SEC and are incorporated by reference
in this prospectus:
o Annual Report on Form 10-K for the year ended December 31, 2000; and
o Definitive proxy statement filed on April 5, 2001.
We are also incorporating by reference into this prospectus all documents
that we have filed or will file with the SEC as prescribed by Sections 13(a),
13(c), 14 or 15(d) of the Securities Exchange Act since the date of this
prospectus and prior to the termination of the sale of the securities offered by
this prospectus.
This means that important information about us appears or will appear in
these documents and will be regarded as appearing in this prospectus. To the
extent that information appearing in a document filed later is inconsistent with
prior information, the later statement will control and the prior information,
except as modified or superseded, will no longer be a part of this prospectus.
Copies of all documents which are incorporated by reference in this
prospectus and the applicable prospectus supplement (not including the exhibits
to such information, unless such exhibits are specifically incorporated by
reference) will be provided without charge to each person, including any
beneficial owner of the securities offered by this prospectus, to whom this
prospectus or the applicable prospectus supplement is delivered, upon written or
oral request. Requests should be directed to our secretary, 3333 New Hyde Park
Road, New Hyde Park, New York 11042-0020 (telephone number: (516) 869-9000).
THE COMPANY
We began operations through a predecessor in 1966, and today are one of the
nation's largest publicly-traded owners and operators of neighborhood and
community shopping centers (measured by gross leasable area, which we refer to
as "GLA"). As of February 8, 2001, we owned interests in 496 properties,
including:
o 433 neighborhood and community shopping centers;
o two regional malls;
o 50 retail store leases;
o 10 ground up development projects; and
o one distribution center.
These properties have a total of approximately 66.0 million square feet of
GLA and are located in 41 states.
Fifty-three shopping center properties approximately comprising 9.2 million
square feet are part of the Kimco Income REIT, a joint venture arrangement with
institutional investors geared towards investing in retail properties financed
primarily through non-recourse mortgages.
We believe that we have operated, and we intend to continue to operate, in
such a manner to qualify as a REIT under the Internal Revenue Code of 1986, as
amended (the "Code"). We are self-administered and self-managed through present
management, which has owned and managed neighborhood and community shopping
centers for more than 35 years. Our executive officers are engaged in the
day-to-day management and operation of our real estate exclusively, and we
administer nearly all operating functions for our properties, including leasing,
legal, construction, data processing, maintenance, finance and accounting. Our
executive offices are located at 3333 New Hyde Park Road, New Hyde Park, New
York 11042-0020 and our telephone number is (516) 869-9000.
In order to maintain our qualification as a REIT for federal income tax
purposes, we are required to distribute at least 90% of our net taxable income,
excluding capital gains, each year. Dividends on any preferred stock issued by
us are included as distributions for this purpose. Historically, our
distributions have exceeded, and we expect that our distributions will continue
to exceed, our net taxable income each year. A portion of such distributions may
constitute a return of capital. As a result of the foregoing, our consolidated
net worth may decline. We, however, do not believe that consolidated
stockholders' equity is a meaningful reflection of net real estate values.
USE OF PROCEEDS
Unless otherwise described in the applicable prospectus supplement, we
intend to use the net proceeds from the sale of the securities offered by this
prospectus for general corporate purposes, which may include the acquisition of
neighborhood and community shopping centers as suitable opportunities arise, the
expansion and improvement of certain properties in our portfolio, and the
repayment of indebtedness outstanding at that time.
DESCRIPTION OF DEBT SECURITIES
Our unsecured senior debt securities are to be issued under an indenture,
dated as of September 1, 1993, as amended by the first supplemental indenture,
dated as of August 4, 1994, the second supplemental indenture, dated as of April
7, 1995, and as further amended or supplemented from time to time, between us
and Bank of New York (successor by merger to IBJ Schroder Bank & Trust Company),
as trustee. The indenture has been filed as an exhibit to the registration
statement of which this prospectus is a part and is available for inspection at
the corporate trust office of the trustee at 101 Barclay Street, 21st Floor, New
York, New York 10286 or as described above under "Where You Can Find More
Information." The indenture is subject to, and governed by, the Trust indenture
Act of 1939, as amended. The statements made hereunder relating to the indenture
and the debt securities to be issued thereunder are summaries of some of
2
the provisions thereof and do not purport to be complete and are subject to, and
are qualified in their entirety by reference to, all provisions of the indenture
and the debt securities. All section references appearing herein are to sections
of the indenture.
General
The debt securities will be our direct, unsecured obligations and will rank
equally with all of our other unsecured and unsubordinated indebtedness. The
indenture provides that the debt securities may be issued without limit as to
aggregate principal amount, in one or more series, in each case as established
from time to time in or pursuant to authority granted by a resolution of our
board of directors or as established in one or more indentures supplemental to
the indenture. All debt securities of one series need not be issued at the same
time and, unless otherwise provided, a series may be reopened, without the
consent of the holders of the debt securities of such series, for issuances of
additional debt securities of that series (Section 301).
The indenture provides that there may be more than one trustee thereunder,
each with respect to one or more series of debt securities. Any trustee under
the indenture may resign or be removed with respect to one or more series of
debt securities, and a successor trustee may be appointed to act with respect to
that series (Section 608). In the event that two or more persons are acting as
trustee with respect to different series of debt securities, each trustee shall
be a trustee of a trust under the indenture separate and apart from the trust
administered by any other trustee (Section 609), and, except as otherwise
indicated herein, any action described herein to be taken by the trustee may be
taken by each trustee with respect to, and only with respect to, the one or more
series of debt securities for which it is trustee under the indenture.
For a detailed description of a specific series of debt securities, you
should consult the prospectus supplement for that series. The prospectus
supplement may contain any of the following information, where applicable:
(1) the title of those debt securities;
(2) the aggregate principal amount of those debt securities and any limit
on the aggregate principal amount;
(3) if other than the principal amount thereof, the portion of the
principal amount thereof payable upon declaration of acceleration of
the maturity thereof, or (if applicable) the portion of the principal
amount of those debt securities which is convertible into our common
stock or our preferred stock, or the method by which any portion shall
be determined;
(4) if convertible, any applicable limitations on the ownership or
transferability of our common stock or our preferred stock into which
those debt securities are convertible which exist to preserve our
status as a REIT;
(5) the date or dates, or the method for determining the date or dates, on
which the principal of those debt securities will be payable;
(6) the rate or rates (which may be fixed or variable), or the method by
which the rate or rates shall be determined, at which those debt
securities will bear interest, if any;
(7) the date or dates, or the method for determining the date or dates,
from which any interest will accrue, the interest payment dates on
which that interest will be payable, the regular record dates for the
interest payment dates, or the method by which that date shall be
determined, the person to whom that interest shall be payable, and the
basis upon which interest shall be calculated if other than that of a
360-day year of twelve 30-day months;
(8) the place or places where (a) the principal of (and premium, if any)
and interest, if any, on those debt securities will be payable, (b)
those debt securities may be surrendered for conversion or
registration of transfer or exchange and (c) notices or demands to or
upon us in respect of those debt securities and the indenture may be
served;
3
(9) the period or periods within which, the price or prices at which, and
the terms and conditions upon which those debt securities may be
redeemed, as a whole or in part, at our option, if we are to have that
option;
(10) our obligation, if any, to redeem, repay or purchase those debt
securities pursuant to any sinking fund or analogous provision or at
the option of a holder of those debt securities and the period or
periods within which, the price or prices at which and the terms and
conditions upon which those debt securities will be redeemed, repaid
or purchased, as a whole or in part, pursuant to that obligation;
(11) if other than U.S. Dollars, the currency or currencies in which those
debt securities are denominated and payable, which may be units of two
or more foreign currencies or a composite currency or currencies, and
the terms and conditions relating thereto;
(12) whether the amount of payments of principal of (and premium, if any)
or interest, if any, on those debt securities may be determined with
reference to an index, formula or other method (which index, formula
or method may, but need not be, based on a currency, currencies,
currency unit or units or composite currency or currencies) and the
manner in which those amounts shall be determined;
(13) any additions to, modifications of or deletions from the terms of
those debt securities with respect to the events of default or
covenants set forth in the indenture;
(14) whether those debt securities will be issued in certificated or
book-entry form or both;
(15) whether those debt securities will be in registered or bearer form
and, if in registered form, their denominations if other than $1,000
and any integral multiple of $1,000 and, if in bearer form, their
denominations and the terms and conditions relating thereto;
(16) the applicability, if any, of the defeasance and covenant defeasance
provisions of article fourteen of the indenture;
(17) if those debt securities are to be issued upon the exercise of debt
warrants, the time, manner and place for those debt securities to be
authenticated and delivered;
(18) the terms, if any, upon which those debt securities may be convertible
into our common stock or our preferred stock and the terms and
conditions upon which that conversion will be effected, including,
without limitation, the initial conversion price or rate and the
conversion period;
(19) whether and under what circumstances we will pay additional amounts as
contemplated in the indenture on those debt securities in respect of
any tax, assessment or governmental charge and, if so, whether we will
have the option to redeem those debt securities in lieu of making such
payment; and
(20) any other terms of those debt securities not inconsistent with the
provisions of the indenture (Section 301).
The debt securities may provide for less than the entire principal amount
thereof to be payable upon declaration of acceleration of their maturity. We
refer to this type of debt securities as original issue discount securities. Any
material or applicable, special U.S. federal income tax, accounting and other
considerations applicable to original issue discount securities will be
described in the applicable prospectus supplement.
Except as described under "Certain Covenants--Limitations on Incurrence of
Debt" and under "Merger, Consolidation or Sale," the indenture does not contain
any other provisions that would limit our ability to incur indebtedness or to
substantially reduce or eliminate our assets, which may have an adverse effect
on our ability to service our indebtedness (including the debt securities) or
that would afford holders of the debt securities protection in the event of:
(1) a highly leveraged or similar transaction involving us, our
management, or any affiliate of any of those parties,
4
(2) a change of control, or
(3) a reorganization, restructuring, merger or similar transaction
involving us that may adversely affect the holders of our debt
securities.
Furthermore, subject to the limitations set forth under "Merger,
Consolidation or Sale," we may, in the future, enter into certain transactions,
such as the sale of all or substantially all of our assets or a merger or
consolidation involving us, that would increase the amount of our indebtedness
or substantially reduce or eliminate our assets, which may have an adverse
effect on our ability to service our indebtedness, including the debt
securities. In addition, restrictions on ownership and transfers of our common
stock and our preferred stock are designed to preserve our status as a REIT and,
therefore, may act to prevent or hinder a change of control. You should refer to
the applicable prospectus supplement for information with respect to any
deletions from, modifications of or additions to the events of default or our
covenants that are described below, including any addition of a covenant or
other provision providing event risk or similar protection.
A significant number of our properties are owned through our subsidiaries.
Therefore, our rights and those of our creditors, including holders of debt
securities, to participate in the assets of those subsidiaries upon the
liquidation or recapitalization of those subsidiaries or otherwise will be
subject to the prior claims of those subsidiaries' respective creditors (except
to the extent that our claims as a creditor may be recognized).
Denominations, Interest, Registration and Transfer
Unless otherwise described in the applicable prospectus supplement, the
debt securities of any series will be issuable in denominations of $1,000 and
integral multiples of $1,000 (Section 302).
Unless otherwise specified in the applicable prospectus supplement, the
principal of (and premium, if any) and interest on any series of debt securities
will be payable at the corporate trust office of the trustee, initially located
at 101 Barclay Street, 21st Floor, New York, New York 10286, provided that, at
our option, payment of interest may be made by check mailed to the address of
the person entitled thereto as it appears in the security register or by wire
transfer of funds to that person at an account maintained within the United
States (Sections 301, 305, 306, 307 and 1002).
Any interest not punctually paid or duly provided for on any interest
payment date with respect to a debt security will forthwith cease to be payable
to the holder of that debt security on the applicable regular record date and
may either be paid to the person in whose name that debt security is registered
at the close of business on a special record date for the payment of the
interest not punctually paid or duly provided for to be fixed by the trustee,
notice whereof shall be given to the holder of that debt security not less than
10 days prior to the special record date, or may be paid at any time in any
other lawful manner, all as more completely described in the indenture.
Subject to certain limitations imposed upon debt securities issued in
book-entry form, the debt securities of any series will be exchangeable for
other debt securities of the same series and of a like aggregate principal
amount and tenor of different authorized denominations upon surrender of those
debt securities at the corporate trust office of the trustee. In addition,
subject to certain limitations imposed upon debt securities issued in book-entry
form, the debt securities of any series may be surrendered for conversion or
registration of transfer or exchange thereof at the corporate trust office of
the trustee. Every debt security surrendered for conversion, registration of
transfer or exchange shall be duly endorsed or accompanied by a written
instrument of transfer. No service charge will be imposed for any registration
of transfer or exchange of any debt securities, but we may require payment of a
sum sufficient to cover any tax or other governmental charge payable in
connection with the registration of transfer or exchange of debt securities
(Section 305). If the applicable prospectus supplement refers to any transfer
agent (in addition to the trustee) initially designated by us with respect to
any series of debt securities, we may at any time rescind the designation of
that transfer agent or approve a change in the location through which that
transfer agent acts, except that we will be required to maintain a transfer
agent in each place of payment for that series. We may at any time designate
additional transfer agents with respect to any series of debt securities
(Section 1002).
5
Neither we nor any trustee shall be required to:
(1) issue, register the transfer of or exchange debt securities of any
series during a period beginning at the opening of business 15 days
before any selection of debt securities of that series to be redeemed
and ending at the close of business on the day of mailing of the
relevant notice of redemption;
(2) register the transfer of or exchange any debt security, or portion
thereof, called for redemption, except the unredeemed portion of any
debt security being redeemed in part; or
(3) issue, register the transfer of or exchange any debt security which
has been surrendered for repayment at the option of the holder of that
debt security, except the portion, if any, of that debt security not
to be so repaid (Section 305).
Merger, Consolidation or Sale
We may consolidate with, or sell, lease or convey all or substantially all
of our assets to, or merge with or into, any other corporation, provided that:
(1) either we shall be the continuing corporation, or the successor
corporation (if other than us) formed by or resulting from that
consolidation or merger or which shall have received the transfer of
our assets, shall expressly assume payment of the principal of (and
premium, if any) and interest on all of the debt securities and the
due and punctual performance and observance of all of the covenants
and conditions contained in the indenture;
(2) immediately after giving effect to that transaction and treating any
indebtedness which becomes an obligation of ours or of any of our
subsidiaries as a result thereof as having been incurred by us or that
subsidiary at the time of that transaction, no event of default under
the indenture, and no event which, after notice or the lapse of time,
or both, would become an event of default, shall have occurred and be
continuing; and
(3) an officer's certificate and legal opinion covering the above
conditions shall be delivered to the trustee (Sections 801 and 803).
Certain Covenants
Limitations on Incurrence of Debt. We will not, and will not permit any of
our subsidiaries to, incur any Debt (as defined below) if, immediately after
giving effect to the incurrence of that additional Debt, the aggregate principal
amount of all outstanding Debt of ours and of our subsidiaries on a consolidated
basis determined in accordance with generally accepted accounting principles is
greater than 65% of the sum of:
(1) our Undepreciated Real Estate Assets (as defined below) as of the end
of the calendar quarter covered in our annual report on Form 10-K or
quarterly report on Form 10-Q, as the case may be, most recently filed
with the SEC (or, if that filing is not permitted under the Securities
Exchange Act, with the trustee) prior to the incurrence of that
additional Debt; and
(2) the purchase price of any real estate assets acquired by us or any of
our subsidiaries since the end of that calendar quarter, including
those obtained in connection with the incurrence of that additional
Debt (Section 1004).
In addition to the foregoing limitation on the incurrence of Debt, we will
not, and will not permit any of our subsidiaries to, incur any Debt secured by
any mortgage, lien, charge, pledge, encumbrance or security interest of any kind
upon any of our property or the property of any of our subsidiaries if,
immediately after giving effect to the incurrence of that additional Debt, the
aggregate principal amount of all of our outstanding Debt and the outstanding
Debt of our subsidiaries on a consolidated basis which is secured by any
mortgage, lien, charge, pledge, encumbrance or security interest on our property
or the property of any of our subsidiaries is greater than 40% of the sum of:
(1) our Undepreciated Real Estate Assets as of the end of the calendar
quarter covered in our annual report on Form 10-K or quarterly report
on Form 10-Q, as the case may be, most recently filed with
6
the SEC (or, if such filing is not permitted under the Securities
Exchange Act, with the trustee) prior to the incurrence of that
additional Debt; and
(2) the purchase price of any real estate assets acquired by us or any of
our subsidiaries since the end of that calendar quarter, including
those obtained in connection with the incurrence of that additional
Debt (Section 1004).
In addition to the foregoing limitations on the incurrence of Debt, we will
not, and will not permit any of our subsidiaries to, incur any Debt if
Consolidated Income Available for Debt Service (as defined below) for any 12
consecutive calendar months within the 15 calendar months immediately preceding
the date on which that additional Debt is to be incurred shall have been less
than 1.5 times the Maximum Annual Service Charge (as defined below) on our Debt
and the Debt of all of our subsidiaries to be outstanding immediately after the
incurring of that additional Debt (Section 1004).
Restrictions on Dividends and Other Distributions. We will not, in respect
of any shares of any class of our stock:
(1) declare or pay any dividends (other than dividends payable in the form
of our stock) on our stock;
(2) apply any of our property or assets to the purchase, redemption or
other acquisition or retirement of our stock;
(3) set apart any sum for the purchase, redemption or other acquisition or
retirement of our stock; or
(4) make any other distribution, by reduction of capital or otherwise if,
immediately after that declaration or other action referred to above,
the aggregate of all those declarations and other actions since the
date on which the indenture was originally executed shall exceed the
sum of:
(a) Funds from Operations (as defined below) from June 30, 1993 until
the end of the calendar quarter covered in our annual report on
Form 10-K or quarterly report on Form 10-Q, as the case may be,
most recently filed with the SEC (or, if that filing is not
permitted under the Securities Exchange Act, with the trustee)
prior to that declaration or other action; and
(b) $26,000,000; provided, however, that the foregoing limitation
shall not apply to any declaration or other action referred to
above which is necessary to maintain our status as a REIT under
the Code if the aggregate principal amount of all our outstanding
Debt and the outstanding Debt of our subsidiaries at that time is
less than 65% of our Undepreciated Real Estate Assets as of the
end of the calendar quarter covered in our annual report on Form
10-K or quarterly report on Form 10-Q, as the case may be, most
recently filed with the SEC (or, if that filing is not permitted
under the Securities Exchange Act, with the trustee) prior to
that declaration or other action (Section 1005).
Notwithstanding the foregoing, we will not be prohibited from making the
payment of any dividend within 30 days of the declaration of that dividend if at
the date of declaration that payment would have complied with the provisions of
the immediately preceding paragraph (Section 1005).
Existence. Except as permitted under "Merger, Consolidation or Sale," we
will do or cause to be done all things necessary to preserve and keep in full
force and effect our corporate existence, rights (charter and statutory) and
franchises; provided, however, that we will not be required to preserve any
right or franchise if we determine that the preservation of that right or
franchise is no longer desirable in the conduct of our business and that the
loss of that right or franchise is not disadvantageous in any material respect
to the holders of the debt securities (Section 1006).
Maintenance of Properties. We will cause all of our properties used or
useful in the conduct of our business or the business of any of our subsidiaries
to be maintained and kept in good condition, repair and working order and
supplied with all necessary equipment and will cause to be made all necessary
repairs, renewals, replacements, betterments and improvements to those
properties, all as in our judgment may be necessary so that the business carried
on in connection with those properties may be properly and advantageously
conducted at all times; provided, however, that we and our subsidiaries will not
be prevented
7
from selling or otherwise disposing for value our respective properties in the
ordinary course of business (Section 1007).
Insurance. We will, and will cause each of our subsidiaries to, keep all of
our insurable properties insured against loss or damage at least in an amount
equal to their then full insurable value with insurers of recognized
responsibility and having a rating of at least A:VIII in Best's Key Rating Guide
(Section 1008).
Payment of Taxes and Other Claims. We will pay or discharge or cause to be
paid or discharged, before the same shall become delinquent,
(1) all taxes, assessments and governmental charges levied or imposed upon
us or any of our subsidiaries or upon our income, profits or property
or the income, profits or property of any of our subsidiaries, and
(2) all lawful claims for labor, materials and supplies which, if unpaid,
might by law become a lien upon our property or the property of any of
our subsidiaries; provided, however, that we will not be required to
pay or discharge or cause to be paid or discharged any tax,
assessment, charge or claim whose amount, applicability or validity is
being contested in good faith by appropriate proceedings (Section
1009).
Provision of Financial Information. Whether or not we are subject to
Section 13 or 15(d) of the Securities Exchange Act, we will, to the extent
permitted under the Securities Exchange Act, file with the SEC the annual
reports, quarterly reports and other documents which we would have been required
to file with the SEC pursuant to Section 13 or 15(d) of the Securities Exchange
Act if we were so subject, those documents to be filed with the SEC on or prior
to the respective dates by which we would have been required so to file those
documents if we were so subject. We will also in any event:
(1) within 15 days of each date by which we would have been required to
file those documents with the SEC pursuant to Section 13 or 15(d) of
the Securities Exchange Act:
(a) transmit by mail to all holders of debt securities, as their
names and addresses appear in the security register, without cost
to the holders of debt securities, copies of the annual reports
and quarterly reports which we would have been required to file
with the SEC pursuant to Section 13 or 15(d) of the Securities
Exchange Act if we were subject to those Sections, and
(b) file with the trustee copies of the annual reports, quarterly
reports and other documents which we would have been required to
file with the SEC pursuant to Section 13 or 15(d) of the
Securities Exchange Act if we were subject to those Sections, and
(2) if filing those documents by us with the SEC is not permitted under
the Securities Exchange Act, promptly upon written request and payment
of the reasonable cost of duplication and delivery, supply copies of
those documents to any prospective holder of debt securities (Section
1010).
Maintenance of Unencumbered Total Asset Value. We will at all times
maintain an Unencumbered Total Asset Value in an amount of not less than one
hundred percent (100%) of the aggregate principal amount of all our outstanding
Debt and the outstanding Debt of our subsidiaries that is unsecured (Section
1014).
Definitions Used for the Debt Securities
As used herein,
"Consolidated Income Available for Debt Service" for any period means our
Consolidated Net Income (as defined below) and the Consolidated Net Income of
our subsidiaries plus amounts which have been deducted for:
(1) interest on our Debt and interest on the Debt of our subsidiaries,
(2) provision for our taxes and the taxes of our subsidiaries based on
income,
(3) amortization of debt discount,
8
(4) property depreciation and amortization, and
(5) the effect of any noncash charge resulting from a change in accounting
principles in determining Consolidated Net Income for that period.
"Consolidated Net Income" for any period means the amount of our
consolidated net income (or loss) and the consolidated net income (or loss) of
our subsidiaries for that period determined on a consolidated basis in
accordance with generally accepted accounting principles.
"Debt" of ours or any of our subsidiaries means any indebtedness of ours or
any of our subsidiaries, whether or not contingent, in respect of:
(1) borrowed money or evidenced by bonds, notes, debentures or similar
instruments,
(2) indebtedness secured by any mortgage, pledge, lien, charge,
encumbrance or any security interest existing on property owned by us
or any of our subsidiaries,
(3) letters of credit or amounts representing the balance deferred and
unpaid of the purchase price of any property except any balance that
constitutes an accrued expense or trade payable, or
(4) any lease of property by us or any of our subsidiaries as lessee which
is reflected on our consolidated balance sheet as a capitalized lease
in accordance with generally accepted accounting principles,
in the case of items of indebtedness under (1) through (3) above to the extent
that those items (other than letters of credit) would appear as a liability on
our consolidated balance sheet in accordance with generally accepted accounting
principles, and also includes, to the extent not otherwise included, any
obligation by us or any of our subsidiaries to be liable for, or to pay, as
obligor, guarantor or otherwise (other than for purposes of collection in the
ordinary course of business), indebtedness of another person (other than us or
any of our subsidiaries) (it being understood that Debt shall be deemed to be
incurred by us or any of our subsidiaries whenever we or that subsidiary shall
create, assume, guarantee or otherwise become liable in respect thereof).
"Funds from Operations" for any period means our Consolidated Net Income
and the Consolidated Net Income of our subsidiaries for that period without
giving effect to depreciation and amortization, gains or losses from
extraordinary items, gains or losses on sales of real estate, gains or losses on
investments in marketable securities and any provision/benefit for income taxes
for that period, plus funds from operations of unconsolidated joint ventures,
all determined on a consistent basis for that period.
"Maximum Annual Service Charge" as of any date means the maximum amount
which may become payable in any period of 12 consecutive calendar months from
that date for interest on, and required amortization of, Debt. The amount
payable for amortization shall include the amount of any sinking fund or other
analogous fund for the retirement of Debt and the amount payable on account of
principal on any Debt which matures serially other than at the final maturity
date of that Debt.
"Total Assets" as of any date means the sum of (1) our Undepreciated Real
Estate Assets and (2) all our other assets determined in accordance with
generally accepted accounting principles (but excluding goodwill and amortized
debt costs).
"Undepreciated Real Estate Assets" as of any date means the amount of our
real estate assets and the real estate assets of our subsidiaries on that date,
before depreciation and amortization determined on a consolidated basis in
accordance with generally accepted accounting principles.
"Unencumbered Total Asset Value" as of any date means the sum of our Total
Assets which are unencumbered by any mortgage, lien, charge, pledge or security
interest that secures the payment of any obligations under any Debt.
Events of Default, Notice and Waiver
The indenture provides that the following events are events of default with
respect to any series of debt securities issued thereunder:
9
(1) default for 30 days in the payment of any installment of interest on
any debt security of that series;
(2) default in the payment of the principal of (or premium, if any, on)
any debt security of that series at its maturity;
(3) default in making any sinking fund payment as required for any debt
security of that series;
(4) default in the performance of any of our other covenants contained in
the indenture (other than a covenant added to the indenture solely for
the benefit of a series of debt securities issued thereunder other
than that series), continued for 60 days after written notice as
provided in the indenture;
(5) default in the payment of an aggregate principal amount exceeding
$10,000,000 of any evidence of our indebtedness or any mortgage,
indenture or other instrument under which indebtedness is issued or by
which that indebtedness is secured, that default having occurred after
the expiration of any applicable grace period and having resulted in
the acceleration of the maturity of that indebtedness, but only if
that indebtedness is not discharged or that acceleration is not
rescinded or annulled;
(6) certain events of bankruptcy, insolvency or reorganization, or court
appointment of a receiver, liquidator or trustee of ours or any of our
significant subsidiaries (as defined in Regulation S-X promulgated
under the Securities Act) or either of our properties; and
(7) any other event of default provided with respect to a particular
series of debt securities (Section 501).
If an event of default under the indenture with respect to debt securities
of any series at the time outstanding occurs and is continuing, then in all of
those cases the trustee or the holders of not less than 25% in principal amount
of the outstanding debt securities of that series may declare the principal
amount (or, if the debt securities of that series are original issue discount
securities or indexed securities, that portion of the principal amount as may be
specified in the terms thereof) of all of the debt securities of that series to
be due and payable immediately by written notice thereof to us (and to the
trustee if given by the holders of debt securities). However, at any time after
a declaration of acceleration with respect to debt securities of that series (or
of all debt securities then outstanding under the indenture, as the case may be)
has been made, but before a judgment or decree for payment of the money due has
been obtained by the trustee, the holders of not less than a majority in
principal amount of outstanding debt securities of that series (or of all debt
securities then outstanding under the indenture, as the case may be) may rescind
and annul that declaration and its consequences if:
(1) we shall have deposited with the trustee all required payments of the
principal of (and premium, if any) and interest on the debt securities
of that series (or of all debt securities then outstanding under the
indenture, as the case may be), plus certain fees, expenses,
disbursements and advances of the trustee, and
(2) all events of default, other than the non-payment of accelerated
principal (or specified portion thereof), with respect to debt
securities of that series (or of all debt securities then outstanding
under the indenture, as the case may be) have been cured or waived as
provided in the indenture (Section 502). The indenture also provides
that the holders of not less than a majority in principal amount of
the outstanding debt securities of any series (or of all debt
securities then outstanding under the indenture, as the case may be)
may waive any past default with respect to that series and its
consequences, except a default:
(a) in the payment of the principal of (or premium, if any) or
interest on any debt security of that series, or
(b) in respect of a covenant or provision contained in the indenture
that cannot be modified or amended without the consent of the
holder of each outstanding debt security affected thereby
(Section 513).
The trustee is required to give notice to the holders of debt securities
within 90 days of a default under the indenture; provided, however, that the
trustee may withhold notice to the holders of any series of debt securities of
any default with respect to that series (except a default in the payment of the
principal of (or
10
premium, if any) or interest on any debt security of that series or in the
payment of any sinking fund installment in respect of any debt security of that
series) if the responsible officers of the trustee consider that withholding to
be in the interest of those holders of debt securities (Section 601).
The indenture provides that no holders of debt securities of any series may
institute any proceedings, judicial or otherwise, with respect to the indenture
or for any remedy thereunder, except in the case of failure of the trustee, for
60 days, to act after it has received a written request to institute proceedings
in respect of an event of default from the holders of not less than 25% in
principal amount of the outstanding debt securities of that series, as well as
an offer of indemnity reasonably satisfactory to it (Section 507). This
provision will not prevent, however, any holder of debt securities from
instituting suit for the enforcement of payment of the principal of (and
premium, if any) and interest on those debt securities at the respective due
dates thereof (Section 508).
Subject to provisions in the indenture relating to its duties in case of
default, the trustee is under no obligation to exercise any of its rights or
powers under the indenture at the request or direction of any holders of any
series of debt securities then outstanding under the indenture, unless those
holders shall have offered to the trustee reasonable security or indemnity
(Section 602). The holders of not less than a majority in principal amount of
the outstanding debt securities of any series (or of all debt securities then
outstanding under the indenture, as the case may be) shall have the right to
direct the time, method and place of conducting any proceeding for any remedy
available to the trustee, or of exercising any trust or power conferred upon the
trustee. However, the trustee may refuse to follow any direction which is in
conflict with any law or the indenture, which may involve the trustee in
personal liability or which may be unduly prejudicial to the holders of debt
securities of those series not joining therein (Section 512).
Within 120 days after the close of each fiscal year, we must deliver to the
trustee a certificate, signed by one of several specified officers, stating
whether or not that officer has knowledge of any default under the indenture
and, if so, specifying each of those defaults and the nature and status thereof
(Section 1011).
Modification
Modifications and amendments of the indenture and debt securities may be
made only with the consent of the holders of not less than a majority in
principal amount of all outstanding debt securities which are affected by such
modification or amendment; provided, however, that no modification or amendment
may, without the consent of the holder of each of the debt securities affected
thereby,
(1) change the stated maturity of the principal of, or any installment of
interest (or premium, if any) on, any debt security;
(2) reduce the principal amount of, or the rate or amount of interest on,
or any premium payable on redemption of, any debt security, or reduce
the amount of principal of an original issue discount security that
would be due and payable upon declaration of acceleration of the
maturity thereof or would be provable in bankruptcy, or adversely
affect any right of repayment of the holder of any debt security;
(3) change the place of payment, or the coin or currency, for payment of
principal of (or premium, if any) or interest on any debt security;
(4) impair the right to institute suit for the enforcement of any payment
on or with respect to any debt security;
(5) reduce the above-stated percentage of outstanding debt securities of
any series necessary to modify or amend the indenture, to waive
compliance with certain provisions thereof or certain defaults and
consequences thereunder or to reduce the quorum or voting requirements
set forth in the indenture; or
(6) modify any of the foregoing provisions or any of the provisions
relating to the waiver of certain past defaults or certain covenants,
except to increase the required percentage to effect that action or to
provide that certain other provisions may not be modified or waived
without the consent of the holder of that debt security (Section 902).
11
The holders of not less than a majority in principal amount of outstanding
debt securities have the right to waive compliance by us with some of the
covenants in the indenture (Section 1013).
Modifications and amendments of the indenture may be made by us and the
trustee without the consent of any holder of debt securities for any of the
following purposes:
(1) to evidence the succession of another person to us as obligor under
the indenture;
(2) to add to our covenants for the benefit of the holders of all or any
series of debt securities or to surrender any right or power conferred
upon us in the indenture;
(3) to add events of default for the benefit of the holders of all or any
series of debt securities;
(4) to add or change any provisions of the indenture to facilitate the
issuance of, or to liberalize some of the terms of, debt securities in
bearer form, or to permit or facilitate the issuance of debt
securities in uncertificated form, provided that such action shall not
adversely affect the interests of the holders of the debt securities
of any series in any material respect;
(5) to change or eliminate any provisions of the indenture, provided that
any of those changes or elimination shall become effective only when
there are no debt securities outstanding of any series created prior
thereto which are entitled to the benefit of that provision;
(6) to secure the debt securities;
(7) to establish the form or terms of debt securities of any series,
including the provisions and procedures, if applicable, for the
conversion of those debt securities into our common stock or our
preferred stock;
(8) to provide for the acceptance of appointment by a successor trustee or
facilitate the administration of the trusts under the indenture by
more than one trustee;
(9) to cure any ambiguity, defect or inconsistency in the indenture,
provided that such action shall not adversely affect the interests of
the holders of debt securities of any series in any material respect;
or
(10) to supplement any of the provisions of the indenture to the extent
necessary to permit or facilitate defeasance and discharge of any
series of those debt securities, provided that such action shall not
adversely affect the interests of the holders of the debt securities
of any series in any material respect (Section 901).
The indenture provides that in determining whether the holders of the
requisite principal amount of outstanding debt securities of a series have given
any request, demand, authorization, direction, notice, consent or waiver
thereunder or whether a quorum is present at a meeting of holders of debt
securities,
(1) the principal amount of an original issue discount security that shall
be deemed to be outstanding shall be the amount of the principal
thereof that would be due and payable as of the date of that
determination upon declaration of acceleration of the maturity
thereof,
(2) the principal amount of a debt security denominated in a foreign
currency that shall be deemed outstanding shall be the U.S. Dollar
equivalent, determined on the issue date for that debt security, of
the principal amount (or, in the case of an original issue discount
security, the U.S. Dollar equivalent on the issue date of that debt
security of the amount determined as provided in (1) above),
(3) the principal amount of an indexed security that shall be deemed
outstanding shall be the principal face amount of that indexed
security at original issuance, unless otherwise provided with respect
to that indexed security pursuant to Section 301 of the indenture, and
(4) debt securities owned by us or any other obligor upon the debt
securities or any of our affiliates or of that other obligor shall be
disregarded (Section 101).
12
The indenture contains provisions for convening meetings of the holders of
debt securities of a series (Section 1501). A meeting may be called at any time
by the trustee, and also, upon request, by us or the holders of at least 10% in
principal amount of the outstanding debt securities of that series, in any of
those cases upon notice given as provided in the indenture (Section 1502).
Except for any consent that must be given by the holder of each debt security
affected by certain modifications and amendments of the indenture, any
resolution presented at a meeting or adjourned meeting duly reconvened at which
a quorum is present may be adopted by the affirmative vote of the holders of a
majority in principal amount of the outstanding debt securities of that series;
provided, however, that, except as referred to above, any resolution with
respect to any request, demand, authorization, direction, notice, consent,
waiver or other action that may be made, given or taken by the holders of a
specified percentage, which is less than a majority, in principal amount of the
outstanding debt securities of a series may be adopted at a meeting or adjourned
meeting duly reconvened at which a quorum is present by the affirmative vote of
the holders of that specified percentage in principal amount of the outstanding
debt securities of that series. Any resolution passed or decision taken at any
meeting of holders of debt securities of any series duly held in accordance with
the indenture will be binding on all holders of debt securities of that series.
The quorum at any meeting called to adopt a resolution, and at any reconvened
meeting, will be persons holding or representing a majority in principal amount
of the outstanding debt securities of a series; provided, however, that if any
action is to be taken at that meeting with respect to a consent or waiver which
may be given by the holders of not less than a specified percentage in principal
amount of the outstanding debt securities of a series, the persons holding or
representing that specified percentage in principal amount of the outstanding
debt securities of that series will constitute a quorum (Section 1504).
Notwithstanding the foregoing provisions, if any action is to be taken at a
meeting of holders of debt securities of any series with respect to any request,
demand, authorization, direction, notice, consent, waiver or other action that
the indenture expressly provides may be made, given or taken by the holders of a
specified percentage in principal amount of all outstanding debt securities
affected thereby, or of the holders of that series and one or more additional
series:
(1) there shall be no minimum quorum requirement for that meeting, and
(2) the principal amount of the outstanding debt securities of that series
that vote in favor of that request, demand, authorization, direction,
notice, consent, waiver or other action shall be taken into account in
determining whether that request, demand, authorization, direction,
notice, consent, waiver or other action has been made, given or taken
under the indenture (Section 1504).
Discharge, Defeasance and Covenant Defeasance
We may discharge certain obligations to holders of any series of debt
securities that have not already been delivered to the trustee for cancellation
and that either have become due and payable or will become due and payable
within one year (or scheduled for redemption within one year) by irrevocably
depositing with the trustee, in trust, funds in the currency or currencies,
currency unit or units or composite currency or currencies in which those debt
securities are payable in an amount sufficient to pay the entire indebtedness on
those debt securities in respect of principal (and premium, if any) and interest
to the date of that deposit (if those debt securities have become due and
payable) or to the stated maturity or redemption date, as the case may be
(Section 401).
The indenture provides that, if the provisions of article fourteen of the
indenture are made applicable to the debt securities of or within any series
pursuant to Section 301 of the indenture, we may elect either:
(1) to defease and be discharged from any and all obligations with respect
to those debt securities (except for the obligation to pay additional
amounts, if any, upon the occurrence of certain events of tax,
assessment or governmental charge with respect to payments on those
debt securities and the obligations to register the transfer or
exchange of those debt securities, to replace temporary or mutilated,
destroyed, lost or stolen debt securities, to maintain an office or
agency in respect of those debt securities and to hold moneys for
payment in trust) ("defeasance") (Section 1402); or
13
(2) to be released from its obligations with respect to those debt
securities under Sections 1004 to 1010, inclusive, and Section 1014 of
the indenture (being the restrictions described under "Certain
Covenants") or, if provided pursuant to Section 301 of the indenture,
its obligations with respect to any other covenant, and any omission
to comply with those obligations shall not constitute a default or an
event of default with respect to those debt securities ("covenant
defeasance") (Section 1403),
in either case upon the irrevocable deposit by us with the trustee, in trust, of
an amount, in the currency or currencies, currency unit or units or composite
currency or currencies in which those debt securities are payable at stated
maturity, or Government Obligations (as defined below), or both, applicable to
those debt securities which through the scheduled payment of principal and
interest in accordance with their terms will provide money in an amount
sufficient to pay the principal of (and premium, if any) and interest on those
debt securities, and any mandatory sinking fund or analogous payments thereon,
on the scheduled due dates therefor.
That type of trust may only be established if, among other things, we have
delivered to the trustee an opinion of counsel to the effect that the holders of
those debt securities will not recognize income, gain or loss for U.S. federal
income tax purposes as a result of that defeasance or covenant defeasance and
will be subject to U.S. federal income tax on the same amounts, in the same
manner and at the same times as would have been the case if that defeasance or
covenant defeasance had not occurred, and that opinion of counsel, in the case
of defeasance, must refer to and be based upon a ruling of the Internal Revenue
Service or a change in applicable U.S. federal income tax law occurring after
the date of the indenture (Section 1404).
"Government Obligations" means securities which are:
(1) direct obligations of the United States of America or the government
which issued the foreign currency in which the debt securities of a
particular series are payable, for the payment of which its full faith
and credit is pledged; or
(2) obligations of a person controlled or supervised by and acting as an
agency or instrumentality of the United States of America or that
government which issued the foreign currency in which the debt
securities of that series are payable, the payment of which is
unconditionally guaranteed as a full faith and credit obligation by
the United States of America or that other government,
which, in either case, are not callable or redeemable at the option of the
issuer thereof, and shall also include a depository receipt issued by a bank or
trust company as custodian with respect to that Government Obligation or a
specific payment of interest on or principal of that Government Obligation held
by the custodian for the account of the holder of a depository receipt, provided
that (except as required by law) the custodian is not authorized to make any
deduction from the amount payable to the holder of the depository receipt from
any amount received by the custodian in respect of the Government Obligation or
the specific payment of interest on or principal of the Government Obligation
evidenced by the depository receipt (Section 101).
Unless otherwise provided in the applicable prospectus supplement, if after
we have deposited funds or Government Obligations or both to effect defeasance
or covenant defeasance with respect to debt securities of any series,
(1) the holder of a debt security of that series is entitled to, and does,
elect pursuant to Section 301 of the indenture or the terms of that
debt security to receive payment in a currency, currency unit or
composite currency other than that in which the deposit has been made
in respect of that debt security, or
(2) a Conversion Event (as defined below) occurs in respect of the
currency, currency unit or composite currency in which the deposit has
been made,
then, the indebtedness represented by that debt security shall be deemed to have
been, and will be, fully discharged and satisfied through the payment of the
principal of (and premium, if any) and interest on that debt security as they
become due out of the proceeds yielded by converting the amount so deposited in
respect of that debt security into the currency, currency unit or composite
currency in which that debt security
14
becomes payable as a result of that election or cessation of usage based on the
applicable market exchange rate (Section 1405). "Conversion Event" means the
cessation of use of:
(1) a currency, currency unit or composite currency both by the government
of the country which issued that currency and for the settlement of
transactions by a central bank or other public institutions of or
within the international banking community,
(2) the European Currency Unit, or ECU, both within the European Monetary
System and for the settlement of transactions by public institutions
of or within the European Communities, or
(3) any currency unit or composite currency other than the ECU for the
purposes for which it was established.
Unless otherwise provided in the applicable prospectus supplement, all
payments of principal of (and premium, if any) and interest on any debt security
that is payable in a foreign currency that ceases to be used by its government
of issuance shall be made in U.S. Dollars (Section 101).
In the event we effect covenant defeasance with respect to any debt
securities and those debt securities are declared due and payable because of the
occurrence of any event of default other than the event of default described in
clause (4) under "Events of Default, Notice and Waiver" with respect to Sections
1004 to 1010, inclusive, and Section 1014 of the indenture (which Sections would
no longer be applicable to those debt securities) or described in clause (7)
under "Events of Default, Notice and Waiver" with respect to any other covenant
as to which there has been covenant defeasance, the amount in such currency,
currency unit or composite currency in which those debt securities are payable,
and Government Obligations on deposit with the trustee, will be sufficient to
pay amounts due on those debt securities at the time of their stated maturity
but may not be sufficient to pay amounts due on those debt securities at the
time of the acceleration resulting from that event of default. However, we would
remain liable to make payment of those amounts due at the time of acceleration.
The applicable prospectus supplement may further describe the provisions,
if any, permitting that defeasance or covenant defeasance, including any
modifications to the provisions described above, with respect to the debt
securities of or within a particular series.
Conversion Rights
The terms and conditions, if any, upon which the debt securities are
convertible into other debt securities, our common stock or our preferred stock
will be set forth in the applicable prospectus supplement relating thereto.
Those terms will include whether those debt securities are convertible into
other debt securities, our common stock or our preferred stock, the conversion
price (or manner of calculation thereof), the conversion period, provisions as
to whether conversion will be at our option or the option of the holders of debt
securities, the events requiring an adjustment of the conversion price and
provisions affecting conversion in the event of the redemption of those debt
securities.
Global Securities
The debt securities of a series may be issued in whole or in part in the
form of one or more global securities that will be deposited with, or on behalf
of, a depositary identified in the applicable prospectus supplement relating to
that series. Global securities may be issued in either registered or bearer form
and in either temporary or permanent form. The specific terms of the depositary
arrangement with respect to a series of debt securities will be described in the
applicable prospectus supplement relating to that series.
DESCRIPTION OF COMMON STOCK
We have the authority to issue 200,000,000 shares of common stock, par
value $.01 per share, and 102,000,000 shares of excess stock, par value $.01 per
share. At December 31, 2000, we had outstanding 63,144,589 shares of common
stock and no shares of excess stock. Prior to August 4, 1994, we were
15
incorporated as a Delaware corporation. On August 4, 1994, we reincorporated as
a Maryland corporation pursuant to an Agreement and Plan of Merger approved by
our stockholders.
The following description of our common stock sets forth certain general
terms and provisions of the common stock to which any prospectus supplement may
relate, including a prospectus supplement providing that common stock will be
issuable upon conversion of our debt securities or our preferred stock or upon
the exercise of common stock warrants issued by us. The statements below
describing the common stock are in all respects subject to and qualified in
their entirety by reference to the applicable provisions of our charter and
bylaws.
Holders of our common stock will be entitled to receive dividends when, as
and if declared by our board of directors, out of assets legally available
therefor. Payment and declaration of dividends on the common stock and purchases
of shares thereof by us will be subject to certain restrictions if we fail to
pay dividends on our preferred stock. Upon our liquidation, dissolution or
winding up, holders of common stock will be entitled to share equally and
ratably in any assets available for distribution to them, after payment or
provision for payment of our debts and other liabilities and the preferential
amounts owing with respect to any of our outstanding preferred stock. The common
stock will possess ordinary voting rights for the election of directors and in
respect of other corporate matters, with each share entitling the holder thereof
to one vote. Holders of common stock will not have cumulative voting rights in
the election of directors, which means that holders of more than 50% of all of
the shares of our common stock voting for the election of directors will be able
to elect all of the directors if they choose to do so and, accordingly, the
holders of the remaining shares will be unable to elect any directors. Holders
of shares of common stock will not have preemptive rights, which means they have
no right to acquire any additional shares of common stock that may be issued by
us at a subsequent date. The common stock will, when issued, be fully paid and
nonassessable and will not be subject to preemptive or similar rights.
Under Maryland law and our charter, a distribution (whether by dividend,
redemption or other acquisition of shares) to holders of shares of common stock
may be made only if, after giving effect to the distribution, our total assets
are greater than our total liabilities plus the amount necessary to satisfy the
preferential rights upon dissolution of stockholders whose preferential rights
on dissolution are superior to the holders of common stock. We have complied
with this requirement in all of our prior distributions to holders of common
stock.
Restrictions on Ownership
For us to qualify as a REIT under the Code, not more than 50% in value of
our outstanding stock may be owned, actually or constructively, by five or fewer
individuals (as defined in the Code to include certain entities) during the last
half of a taxable year. Our stock also must be beneficially owned by 100 or more
persons during at least 335 days of a taxable year of 12 months or during a
proportionate part of a shorter taxable year. In addition, rent from related
party tenants (generally, a tenant of a REIT owned, actually or constructively,
10% or more by the REIT, or a 10% owner of the REIT) is not qualifying income
for purposes of the income tests under the Code.
Subject to the exceptions specified in our charter, no holder may own, or
be deemed to own by virtue of the constructive ownership provisions of the Code,
more than 2% in value of the outstanding shares of our common stock. The
constructive ownership rules are complex and may cause common stock owned
actually or constructively by a group of related individuals or entities or both
to be deemed constructively owned by one individual or entity. As a result, the
acquisition of less than 2% in value of the common stock (or the acquisition of
an interest in an entity which owns common stock) by an individual or entity
could cause that individual or entity (or another individual or entity) to own
constructively in excess of 2% in value of the common stock, and thus subject
such common stock to the ownership limit.
Existing stockholders who exceeded the ownership limit immediately after
the completion of our initial public offering of our common stock in November
1991, may continue to do so and may acquire additional shares through the stock
option plan, or from other existing stockholders who exceed the ownership limit,
but may not acquire additional shares from such sources such that the five
largest beneficial owners of common stock could own, actually or constructively,
more than 49.6% of the outstanding common stock, and in any
16
event may not acquire additional shares from any other sources. In addition,
because rent from related party tenants is not qualifying rent for purposes of
the gross income tests under the Code, our charter provides that no individual
or entity may own, or be deemed to own by virtue of the attribution provisions
of the Code (which differ from the attribution provisions applied to the
ownership limit), in excess of 9.8% in value of our outstanding common stock. We
refer to this ownership limitation as the related party limit. Our board of
directors may waive the ownership limit and the related party limit with respect
to a particular stockholder (such related party limit has been waived with
respect to the existing stockholders who exceeded the related party limit
immediately after the initial public offering of our common stock) if evidence
satisfactory to our board of directors and our tax counsel is presented that
such ownership will not then or in the future jeopardize our status as a REIT.
As a condition of that waiver, our board of directors may require opinions of
counsel satisfactory to it or an undertaking or both from the applicant with
respect to preserving our REIT status. The foregoing restrictions on
transferability and ownership will not apply if our board of directors
determines that it is no longer in our best interests to attempt to qualify, or
to continue to qualify, as a REIT. If shares of common stock in excess of the
ownership limit or the related party limit, or shares which would otherwise
cause the REIT to be beneficially owned by less than 100 persons or which would
otherwise cause us to be "closely held" within the meaning of the Code or would
otherwise result in our failure to qualify as a REIT, are issued or transferred
to any person, that issuance or transfer shall be null and void to the intended
transferee, and the intended transferee would acquire no rights to the stock.
Shares transferred in excess of the ownership limit or the related party limit,
or shares which would otherwise cause us to be "closely held" within the meaning
of the Code or would otherwise result in our failure to qualify as a REIT, will
automatically be exchanged for shares of a separate class of stock, which we
refer to as excess stock, that will be transferred by operation of law to us as
trustee for the exclusive benefit of the person or persons to whom the shares
are ultimately transferred, until that time as the intended transferee
retransfers the shares. While these shares are held in trust, they will not be
entitled to vote or to share in any dividends or other distributions (except
upon liquidation). The shares may be retransferred by the intended transferee to
any person who may hold those shares at a price not to exceed either:
(1) the price paid by the intended transferee, or
(2) if the intended transferee did not give value for such shares, a price
per share equal to the market value of the shares on the date of the
purported transfer to the intended transferee,
at which point the shares will automatically be exchanged for ordinary common
stock. In addition, such shares of excess stock held in trust are purchasable by
us for a 90-day period at a price equal to the lesser of the price paid for the
stock by the intended transferee and the market price for the stock on the date
we determine to purchase the stock. This period commences on the date of the
violative transfer if the intended transferee gives us notice of the transfer,
or the date our board of directors determines that a violative transfer has
occurred if no notice is provided.
All certificates representing shares of common stock will bear a legend
referring to the restrictions described above.
All persons who own, directly or by virtue of the attribution provisions of
the Code, more than a specified percentage of the outstanding shares of common
stock must file an affidavit with us containing the information specified in our
charter within 30 days after January 1 of each year. In addition, each common
stockholder shall upon demand be required to disclose to us in writing such
information with respect to the actual and constructive ownership of shares as
our board of directors deems necessary to comply with the provisions of the Code
applicable to a REIT or to comply with the requirements of any taxing authority
or governmental agency.
The registrar and transfer agent for our common stock is The Bank of New
York.
DESCRIPTION OF COMMON STOCK WARRANTS
We may issue common stock warrants for the purchase of our common stock.
Common stock warrants may be issued independently or together with any of the
other securities offered by this prospectus that are
17
offered by any prospectus supplement and may be attached to or separate from the
securities offered by this prospectus. Each series of common stock warrants will
be issued under a separate warrant agreement to be entered into between us and a
warrant agent specified in the applicable prospectus supplement. The warrant
agent will act solely as our agent in connection with the common stock warrants
of such series and will not assume any obligation or relationship of agency or
trust for or with any holders or beneficial owners of common stock warrants.
The applicable prospectus supplement will describe the terms of the common
stock warrants in respect of which this prospectus is being delivered,
including, where applicable, the following:
(1) the title of those common stock warrants;
(2) the aggregate number of those common stock warrants;
(3) the price or prices at which those common stock warrants will be
issued;
(4) the designation, number and terms of the shares of common stock
purchasable upon exercise of those common stock warrants;
(5) the designation and terms of the other securities offered by this
prospectus with which the common stock warrants are issued and the
number of those common stock warrants issued with each security
offered by this prospectus;
(6) the date, if any, on and after which those common stock warrants and
the related common stock will be separately transferable;
(7) the price at which each share of common stock purchasable upon
exercise of those common stock warrants may be purchased;
(8) the date on which the right to exercise those common stock warrants
shall commence and the date on which that right shall expire;
(9) the minimum or maximum amount of those common stock warrants which may
be exercised at any one time;
(10) information with respect to book-entry procedures, if any;
(11) a discussion of federal income tax considerations; and
(12) any other material terms of those common stock warrants, including
terms, procedures and limitations relating to the exchange and
exercise of those common stock warrants.
DESCRIPTION OF PREFERRED STOCK
We are authorized to issue 5,000,000 shares of preferred stock, par
value $1.00 per share, 345,000 shares of 7 3/4% Class A Cumulative Redeemable
Preferred Stock, $1.00 par value per share, 230,000 shares of 8 1/2% Class B
Cumulative Redeemable Preferred Stock, $1.00 par value per share, 460,000 shares
of 8 3/8% Class C Cumulative Redeemable Preferred Stock, $1.00 par value per
share, 700,000 shares of 7 1/2% Class D Cumulative Convertible Preferred Stock,
$1.00 par value per share, and 65,000 shares of Class E Floating Rate Cumulative
Redeemable Preferred Stock. We are also authorized to issue 345,000 shares of
Class A Excess Preferred Stock, $1.00 par value per share, 230,000 shares of
Class B Excess Preferred Stock, $1.00 par value per share, 460,000 shares of
Class C Excess Preferred Stock, $1.00 par value per share, 700,000 shares of
Class D Excess Preferred Stock, $1.00 par value per share and 65,000 shares of
Class E Excess Preferred Stock, par value $1.00 per share, which are reserved
for issuance upon conversion of certain outstanding Class A preferred stock,
Class B preferred stock, Class C preferred stock, Class D preferred stock or
Class E preferred stock, as the case may be, as necessary to preserve our status
as a REIT. At December 31, 2000, 300,000 shares of Class A preferred stock,
represented by 3,000,000 depositary shares, 200,000 shares of Class B preferred
stock, represented by 2,000,000 depositary shares, 400,000 shares of Class C
preferred stock, represented by 4,000,000 depositary shares, and 418,254.2
shares of Class D preferred stock, represented by 4,182,542 depositary shares,
were outstanding.
18
Under our charter, our board of directors may from time to time establish
and issue one or more classes or series of preferred stock and fix the
designations, powers, preferences and rights of the shares of such classes or
series and the qualifications, limitations or restrictions thereon, including,
but not limited to, the fixing of the dividend rights, dividend rate or rates,
conversion rights, voting rights, rights and terms of redemption (including
sinking fund provisions) and the liquidation preferences.
The following description of our preferred stock sets forth certain general
terms and provisions of our preferred stock to which any prospectus supplement
may relate. The statements below describing the preferred stock are in all
respects subject to and qualified in their entirety by reference to the
applicable provisions of our charter (including the applicable articles
supplementary) and bylaws.
General
Subject to limitations prescribed by Maryland law and our charter, our
board of directors is authorized to fix the number of shares constituting each
class or series of preferred stock and the designations and powers, preferences
and relative, participating, optional or other special rights and
qualifications, limitations or restrictions thereof, including those provisions
as may be desired concerning voting, redemption, dividends, dissolution or the
distribution of assets, conversion or exchange, and those other subjects or
matters as may be fixed by resolution of our board of directors or duly
authorized committee thereof. The preferred stock will, when issued, be fully
paid and nonassessable and will not have, or be subject to, any preemptive or
similar rights.
You should refer to the prospectus supplement relating to the class or
series of preferred stock offered thereby for specific terms, including:
(1) The class or series, title and stated value of that preferred stock;
(2) The number of shares of that preferred stock offered, the liquidation
preference per share and the offering price of that preferred stock;
(3) The dividend rate(s), period(s) and/or payment date(s) or method(s) of
calculation thereof applicable to that preferred stock;
(4) Whether dividends on that preferred stock shall be cumulative or not
and, if cumulative, the date from which dividends on that preferred
stock shall accumulate;
(5) The procedures for any auction and remarketing, if any, for that
preferred stock;
(6) Provisions for a sinking fund, if any, for that preferred stock;
(7) Provisions for redemption, if applicable, of that preferred stock;
(8) Any listing of that preferred stock on any securities exchange;
(9) The terms and conditions, if applicable, upon which that preferred
stock will be convertible into our common stock, including the
conversion price (or manner of calculation thereof);
(10) Whether interests in that preferred stock will be represented by our
depositary shares;
(11) A discussion of certain federal income tax considerations applicable
to that preferred stock;
(12) Any limitations on actual, beneficial or constructive ownership and
restrictions on transfer of that preferred stock and, if convertible,
the related common stock, in each case as may be appropriate to
preserve our status as a REIT; and
(13) Any other material terms, preferences, rights, limitations or
restrictions of that preferred stock.
19
Rank
Unless otherwise specified in the applicable prospectus supplement, the
preferred stock will, with respect to rights to the payment of dividends and
distribution of our assets and rights upon our liquidation, dissolution or
winding up, rank:
(1) senior to all classes or series of our common stock and excess
stock and to all of our equity securities the terms of which
provide that those equity securities are subordinated to the
preferred stock;
(2) on a parity with all of our equity securities other than those
referred to in clauses (1) and (3); and
(3) junior to all of our equity securities which the terms of that
preferred stock provide will rank senior to it.
For these purposes, the term "equity securities" does not include
convertible debt securities.
Dividends
Holders of shares of our preferred stock of each class or series shall be
entitled to receive, when, as and if declared by our board of directors, out of
our assets legally available for payment, cash dividends at rates and on dates
as will be set forth in the applicable prospectus supplement. Each dividend
shall be payable to holders of record as they appear on our stock transfer books
on the record dates as shall be fixed by our board of directors.
Dividends on any class or series of our preferred stock may be cumulative
or non-cumulative, as provided in the applicable prospectus supplement.
Dividends, if cumulative, will accumulate from and after the date set forth in
the applicable prospectus supplement. If our board of directors fails to
authorize a dividend payable on a dividend payment date on any class or series
of our preferred stock for which dividends are noncumulative, then the holders
of that class or series of our preferred stock will have no right to receive a
dividend in respect of the dividend period ending on that dividend payment date,
and we will have no obligation to pay the dividend accrued for that period,
whether or not dividends on that class or series are declared payable on any
future dividend payment date.
If any shares of our preferred stock of any class or series are
outstanding, no full dividends shall be authorized or paid or set apart for
payment on our preferred stock of any other class or series ranking, as to
dividends, on a parity with or junior to the preferred stock of that class or
series for any period unless:
(1) if that class or series of preferred stock has a cumulative
dividend, full cumulative dividends have been or
contemporaneously are authorized and paid or authorized and a
sum sufficient for the payment thereof set part for that
payment on the preferred stock of that class or series for all
past dividend periods and the then current dividend period, or
(2) if that class or series of preferred stock does not have a
cumulative dividend, full dividends for the then current
dividend period have been or contemporaneously are authorized
and paid or authorized and a sum sufficient for the payment
thereof set apart for that payment on the preferred stock of
that class or series.
When dividends are not paid in full (or a sum sufficient for their full
payment is not so set apart) upon the shares of preferred stock of any class or
series and the shares of any other class or series of preferred stock ranking on
a parity as to dividends with the preferred stock of that class or series, all
dividends declared upon shares of preferred stock of that class or series and
any other class or series of preferred stock ranking on a parity as to dividends
with that preferred stock shall be authorized pro rata so that the amount of
dividends authorized per share on the preferred stock of that class or series
and that other class or series of preferred stock shall in all cases bear to
each other the same ratio that accrued and unpaid dividends per share on the
shares of preferred stock of that class or series (which shall not include any
accumulation in respect of unpaid dividends for prior dividend periods if that
preferred stock does not have a cumulative dividend) and that other class or
series of preferred stock bear to each other. No interest, or sum of money in
20
lieu of interest, shall be payable in respect of any dividend payment or
payments on preferred stock of that series that may be in arrears.
Except as provided in the immediately preceding paragraph, unless: (1) if
that class or series of preferred stock has a cumulative dividend, full
cumulative dividends on the preferred stock of that class or series have been or
contemporaneously are authorized and paid or authorized and a sum sufficient for
the payment thereof set apart for payment for all past dividend periods and the
then current dividend period; and (2) if that class or series of preferred stock
does not have a cumulative dividend, full dividends on the preferred stock of
that class or series have been or contemporaneously are authorized and paid or
authorized and a sum sufficient for the payment thereof set aside for payment
for the then current dividend period, then no dividends (other than in our
common stock or other stock ranking junior to the preferred stock of that class
or series as to dividends and upon our liquidation, dissolution or winding up)
shall be authorized or paid or set aside for payment or other distribution shall
be authorized or made upon our common stock, excess stock or any of our other
stock ranking junior to or on a parity with the preferred stock of that class or
series as to dividends or upon liquidation, nor shall any common stock, excess
stock or any of our other stock ranking junior to or on a parity with the
preferred stock of such class or series as to dividends or upon our liquidation,
dissolution or winding up be redeemed, purchased or otherwise acquired for any
consideration (or any moneys be paid to or made available for a sinking fund for
the redemption of any shares of that stock) by us (except by conversion into or
exchange for other of our stock ranking junior to the preferred stock of that
class or series as to dividends and upon our liquidation, dissolution or winding
up).
Any dividend payment made on shares of a class or series of preferred stock
shall first be credited against the earliest accrued but unpaid dividend due
with respect to shares of that class or series which remains payable.
Redemption
If the applicable prospectus supplement so states, the shares of preferred
stock will be subject to mandatory redemption or redemption at our option, in
whole or in part, in each case on the terms, at the times and at the redemption
prices set forth in that prospectus supplement.
The prospectus supplement relating to a class or series of preferred stock
that is subject to mandatory redemption will specify the number of shares of
that preferred stock that shall be redeemed by us in each year commencing after
a date to be specified, at a redemption price per share to be specified,
together with an amount equal to all accrued and unpaid dividends thereon (which
shall not, if that preferred stock does not have a cumulative dividend, include
any accumulation in respect of unpaid dividends for prior dividend periods) to
the date of redemption. The redemption price may be payable in cash or other
property, as specified in the applicable prospectus supplement. If the
redemption price for preferred stock of any series is payable only from the net
proceeds of the issuance of our stock, the terms of that preferred stock may
provide that, if no such stock shall have been issued or to the extent the net
proceeds from any issuance are insufficient to pay in full the aggregate
redemption price then due, that preferred stock shall automatically and
mandatorily be converted into shares of our applicable stock pursuant to
conversion provisions specified in the applicable prospectus supplement.
Notwithstanding the foregoing, unless:
(1) if that class or series of preferred stock has a cumulative dividend,
full cumulative dividends on all shares of any class or series of
preferred stock shall have been or contemporaneously are authorized
and paid or authorized and a sum sufficient for the payment thereof
set apart for payment for all past dividend periods and the then
current dividend period; and
(2) if that class or series of preferred stock does not have a cumulative
dividend, full dividends on the preferred stock of any class or series
have been or contemporaneously are authorized and paid or authorized
and a sum sufficient for the payment thereof set apart for payment for
the then current dividend period, no shares of any class or series of
preferred stock shall be redeemed unless all outstanding shares of
preferred stock of that class or series are simultaneously redeemed;
provided, however, that the foregoing shall not prevent the purchase
or acquisition of shares of preferred stock of that class or series
pursuant to a purchase or exchange offer made on the same terms to
holders of all outstanding shares of preferred stock of that class or
series; or
21
(3) if that class or series of preferred stock has a cumulative dividend,
full cumulative dividends on all outstanding shares of any class or
series of preferred stock have been or contemporaneously are
authorized and paid or authorized and a sum sufficient for the payment
thereof set apart for payment for all past dividend periods and the
then current dividend period; and
(4) if that class or series of preferred stock does not have a cumulative
dividend, full dividends on the preferred stock of any class or series
have been or contemporaneously are authorized and paid or authorized
and a sum sufficient for the payment thereof set apart for payment for
the then current dividend period, we shall not purchase or otherwise
acquire directly or indirectly any shares of preferred stock of that
class or series (except by conversion into or exchange for our stock
ranking junior to the preferred stock of that class or series as to
dividends and upon our liquidation, dissolution or winding up).
If fewer than all of the outstanding shares of preferred stock of any class
or series are to be redeemed, the number of shares to be redeemed will be
determined by us and those shares may be redeemed pro rata from the holders of
record of those shares in proportion to the number of those shares held by those
holders (with adjustments to avoid redemption of fractional shares) or any other
equitable method determined by us that will not result in the issuance of any
excess preferred stock.
Notice of redemption will be mailed at least 30 days but not more than 60
days before the redemption date to each holder of record of a share of preferred
stock of any class or series to be redeemed at the address shown on our stock
transfer books. Each notice shall state:
(1) the redemption date;
(2) the number of shares and class or series of the preferred stock to be
redeemed;
(3) the redemption price;
(4) the place or places where certificates for that preferred stock are to
be surrendered for payment of the redemption price;
(5) that dividends on the shares to be redeemed will cease to accrue on
that redemption date; and
(6) the date upon which the holder's conversion rights, if any, as to
those shares shall terminate.
If fewer than all the shares of preferred stock of any class or series are
to be redeemed, the notice mailed to each holder thereof shall also specify the
number of shares of preferred stock to be redeemed from each holder. If notice
of redemption of any shares of preferred stock has been given and if the funds
necessary for that redemption have been set apart by us in trust for the benefit
of the holders of any shares of preferred stock so called for redemption, then
from and after the redemption date dividends will cease to accrue on those
shares of preferred stock, those shares of preferred stock shall no longer be
deemed outstanding and all rights of the holders of those shares will terminate,
except the right to receive the redemption price.
Liquidation Preference
Upon our voluntary or involuntary liquidation, dissolution or winding up,
then, before any distribution or payment shall be made to the holders of any
common stock, excess stock or any other class or series of our stock ranking
junior to that class or series of preferred stock in the distribution of assets
upon our liquidation, dissolution or winding up, the holders of each class or
series of preferred stock shall be entitled to receive out of our assets legally
available for distribution to stockholders liquidating distributions in the
amount of the liquidation preference per share (set forth in the applicable
prospectus supplement), plus an amount equal to all dividends accrued and unpaid
thereon (which shall not include any accumulation in respect of unpaid dividends
for prior dividend periods if that class or series of preferred stock does not
have a cumulative dividend). After payment of the full amount of the liquidating
distributions to which they are entitled, the holders of that class or series of
preferred stock will have no right or claim to any of our remaining assets. If,
upon our voluntary or involuntary liquidation, dissolution or winding up, our
legally available assets are insufficient to pay the amount of the liquidating
distributions on all outstanding shares of that class or series
22
of preferred stock and the corresponding amounts payable on all shares of other
classes or series of our stock ranking on a parity with that class or series of
preferred stock in the distribution of assets upon our liquidation, dissolution
or winding up, then the holders of that class or series of preferred stock and
all other classes or series of stock shall share ratably in that distribution of
assets in proportion to the full liquidating distributions to which they would
otherwise be respectively entitled.
If liquidating distributions shall have been made in full to all holders of
shares of that class or series of preferred stock, our remaining assets shall be
distributed among the holders of any other classes or series of stock ranking
junior to that class or series of preferred stock upon our liquidation,
dissolution or winding up, according to their respective rights and preferences
and in each case according to their respective number of shares. For those
purposes, neither our consolidation or merger with or into any other corporation
nor the sale, lease, transfer or conveyance of all or substantially all of our
property or business shall be deemed to constitute our liquidation, dissolution
or winding up.
Voting Rights
Except as set forth below or as otherwise from time to time required by law
or as indicated in the applicable prospectus supplement, holders of preferred
stock will not have any voting rights.
Whenever dividends on any shares of that class or series of preferred stock
shall be in arrears for six or more quarterly periods, regardless of whether
those quarterly periods are consecutive, the holders of those shares of that
class or series of preferred stock (voting separately as a class with all other
classes or series of preferred stock upon which like voting rights have been
conferred and are exercisable) will be entitled to vote for the election of two
additional directors to our board of directors (and our entire board of
directors will be increased by two directors) at a special meeting called by one
of our officers at the request of a holder of that class or series of preferred
stock or, if that special meeting is not called by that officer within 30 days,
at a special meeting called by a holder of that class or series of preferred
stock designated by the holders of record of at least 10% of the shares of any
of those classes or series of preferred stock (unless that request is received
less than 90 days before the date fixed for the next annual or special meeting
of the stockholders), or at the next annual meeting of stockholders, and at each
subsequent annual meeting until:
(1) if that class or series of preferred stock has a cumulative dividend,
then all dividends accumulated on those shares of preferred stock for
the past dividend periods and the then current dividend period shall
have been fully paid or declared and a sum sufficient for the payment
thereof set apart for payment, or
(2) if that class or series of preferred stock does not have a cumulative
dividend, then four consecutive quarterly dividends shall have been
fully paid or declared and a sum sufficient for the payment thereof
set apart for payment.
Unless provided otherwise for any series of preferred stock, so long as any
shares of preferred stock remain outstanding, we shall not, without the
affirmative vote or consent of the holders of at least two-thirds of the shares
of each class or series of preferred stock outstanding at the time, given in
person or by proxy, either in writing or at a meeting (that class or series
voting separately as a class),
(1) authorize or create, or increase the authorized or issued amount of,
any class or series of stock ranking senior to that class or series of
preferred stock with respect to payment of dividends or the
distribution of assets upon our liquidation, dissolution or winding up
or reclassify any of our authorized stock into those shares, or
create, authorize or issue any obligation or security convertible into
or evidencing the right to purchase those shares; or
(2) amend, alter or repeal the provisions of the charter in respect of
that class or series of preferred stock, whether by merger,
consolidation or otherwise, so as to materially and adversely affect
any right, preference, privilege or voting power of that class or
series of preferred stock or the holders thereof; provided, however,
that any increase in the amount of the authorized preferred stock or
the creation or issuance of any other class or series of preferred
stock, or any increase in the amount of authorized shares of that
class or series, in each case ranking on a parity with or junior to
the preferred stock of that class or series with respect to payment of
dividends and the distribution of
23
assets upon liquidation, dissolution or winding up, shall not be
deemed to materially and adversely affect those rights, preferences,
privileges or voting powers.
The foregoing voting provisions will not apply if, at or prior to the time
when the act with respect to which that vote would otherwise be required shall
be effected, all outstanding shares of that class or series of preferred stock
shall have been redeemed or called for redemption upon proper notice and
sufficient funds shall have been irrevocably deposited in trust to effect that
redemption.
Conversion Rights
The terms and conditions, if any, upon which shares of any class or series
of preferred stock are convertible into common stock, debt securities or another
series of preferred stock will be set forth in the applicable prospectus
supplement relating thereto. Such terms will include the number of shares of
common stock or those other series of preferred stock or the principal amount of
debt securities into which the preferred stock is convertible, the conversion
price (or manner of calculation thereof), the conversion period, provisions as
to whether conversion will be at our option or at the option of the holders of
that class or series of preferred stock, the events requiring an adjustment of
the conversion price and provisions affecting conversion in the event of the
redemption of that class or series of preferred stock.
Restrictions on Ownership
As discussed above under "Description of Common Stock--Restrictions on
Ownership," for us to qualify as a REIT under the Code, not more than 50% in
value of our outstanding stock may be owned, actually or constructively, by five
or fewer individuals (as defined in the Code to include certain entities) during
the last half of a taxable year. Our stock also must be beneficially owned by
100 or more persons during at least 335 days of a taxable year of 12 months (or
during a proportionate part of a shorter taxable year). In addition, rent from
related party tenants (generally, a tenant of a REIT owned, actually or
constructively 10% or more by the REIT, or a 10% owner of the REIT) is not
qualifying income for purposes of the gross income tests under the Code.
Therefore, the applicable articles supplementary for each class or series of
preferred stock will contain certain provisions restricting the ownership and
transfer of that class or series of preferred stock. Except as otherwise
described in the applicable prospectus supplement relating thereto, the
provisions of each applicable articles supplementary relating to the ownership
limit for any class or series of preferred stock will provide as follows:
Our preferred stock ownership limit provision will provide that, subject to
some exceptions, no holder of that class or series of preferred stock may own,
or be deemed to own by virtue of the constructive ownership provisions of the
Code, preferred stock in excess of the preferred stock ownership limit, which
will be equal to 9.8% of the outstanding preferred stock of any class or series.
The constructive ownership rules are complex and may cause preferred stock owned
actually or constructively by a group of related individuals and/or entities to
be deemed to be constructively owned by one individual or entity. As a result,
the acquisition of less than 9.8% of any class or series of preferred stock (or
the acquisition of an interest in an entity which owns preferred stock) by an
individual or entity could cause that individual or entity (or another
individual or entity) to own constructively in excess of 9.8% of that class or
series of preferred stock, and thus subject that preferred stock to the
preferred stock ownership limit.
Our board of directors will be entitled to waive the preferred stock
ownership limit with respect to a particular stockholder if evidence
satisfactory to our board of directors, with advice of our tax counsel, is
presented that the ownership will not then or in the future jeopardize our
status as a REIT. As a condition of that waiver, our board of directors may
require opinions of counsel satisfactory to it or an undertaking or both from
the applicant with respect to preserving our REIT status.
Such articles supplementary will provide that a transfer of the class or
series of preferred stock that results in a person actually or constructively
owning shares of preferred stock in excess of the preferred stock ownership
limit, or which would cause us to be "closely held" within the meaning of the
Code or would otherwise result in our failure to qualify as a REIT, will be null
and void as to the intended transferee, and the intended transferee will acquire
no rights or economic interest in those shares. In addition, shares actually or
constructively owned by a person in excess of the preferred stock ownership
limit, or which would
24
otherwise cause us to be "closely held" within the meaning of the Code or would
otherwise result in our failure to qualify as a REIT, will be automatically
exchanged for excess preferred stock, a separate class of preferred stock that
will be transferred, by operation of law to us as trustee of a trust for the
exclusive benefit of the transferee or transferees to whom the shares are
ultimately transferred (without violating the preferred stock ownership limit).
While held in trust, a class of excess preferred stock will not be entitled to
vote, it will not be considered for purposes of any stockholder vote or the
determination of a quorum for that vote, and it will not be entitled to
participate in any distributions made by us (except upon liquidation). The
intended transferee or owner may, at any time a class of excess preferred stock
is held by us in trust, transfer the class of excess preferred stock to any
person whose ownership of that class or series of excess preferred stock would
be permitted under the preferred stock ownership limit, at a price not to exceed
either:
(1) the price paid by the intended transferee or owner in the purported
transfer which resulted in the issuance of that class of excess
preferred stock; or
(2) if the intended transferee did not give full value for that class of
excess preferred stock, a price equal to the market price on the date
of the purported transfer or the other event that resulted in the
issuance of that class of excess preferred stock, at which time that
class of excess preferred stock would automatically be exchanged for
the corresponding class or series of preferred stock.
In addition, we have the right, for a period of 90 days during the time a
class of excess preferred stock is held by us in trust, to purchase all or any
portion of that class of excess preferred stock from the intended transferee or
owner at a price equal to the lesser of:
(1) the price paid for the stock by the intended transferee or owner (or,
if the intended transferee did not give full value for that class of
excess preferred stock, a price equal to the market price on the date
of the purported transfer or other event that resulted in the issuance
of that class of excess preferred stock), and
(2) the closing market price for the corresponding class of preferred
stock on the date we exercise our option to purchase the stock.
This period commences on the date of the violative transfer of ownership if
the intended transferee or owner gives notice of the transfer to us, or the date
our board of directors determines that a violative transfer or ownership has
occurred if no notice is provided.
All certificates representing shares of a class or series of preferred
stock will bear a legend referring to the restrictions described above.
The preferred stock ownership limit provision is set as a percentage of the
number of outstanding shares of any class or series of preferred stock. As a
result, if the number of shares of any class or series of preferred stock is
reduced on a non-pro rata basis among all holders of that class or series,
excess preferred stock may be created as a result of that reduction. In the
event that our action causes that reduction of shares, we have agreed to
exercise our option to repurchase those shares of that class or series of excess
preferred stock if the intended owner notifies us that it is unable to sell its
rights to that class or series of excess preferred stock.
All persons who own a specified percentage (or more) of our outstanding
stock must file an affidavit with us containing information regarding their
ownership of stock as set forth in the Treasury Regulations. Under current
Treasury Regulations, the percentage is set between one-half of one percent and
five percent, depending on the number of record holders of our stock. In
addition, each stockholder shall upon demand be required to disclose to us in
writing that information with respect to the actual and constructive ownership
of shares of our stock as our board of directors deems necessary to comply with
the provisions of the Code applicable to a REIT or to comply with the
requirements of any taxing authority or governmental agency.
25
DESCRIPTION OF DEPOSITARY SHARES
General
We may issue depositary shares, each of which will represent a fractional
interest of a share of a particular class or series of our preferred stock, as
specified in the applicable prospectus supplement. Shares of a class or series
of preferred stock represented by depositary shares will be deposited under a
separate deposit agreement among us, the depositary named therein and the
holders from time to time of the depositary receipts issued by the preferred
stock depositary which will evidence the depositary shares. Subject to the terms
of the deposit agreement, each owner of a depositary receipt will be entitled,
in proportion to the fractional interest of a share of a particular class or
series of preferred stock represented by the depositary shares evidenced by that
depositary receipt, to all the rights and preferences of the class or series of
preferred stock represented by those depositary shares (including dividend,
voting, conversion, redemption and liquidation rights).
The depositary shares will be evidenced by depositary receipts issued
pursuant to the applicable deposit agreement. Immediately following the issuance
and delivery of a class or series of preferred stock by us to the preferred
stock depositary, we will cause the preferred stock depositary to issue, on our
behalf, the depositary receipts. Copies of the applicable form of deposit
agreement and depositary receipt may be obtained from us upon request, and the
statements made hereunder relating to the deposit agreement and the depositary
receipts to be issued thereunder are summaries of certain provisions thereof and
do not purport to be complete and are subject to, and qualified in their
entirety by reference to, all of the provisions of the applicable deposit
agreement and related depositary receipts.
Dividends and Other Distributions
The preferred stock depositary will distribute all cash dividends or other
cash distributions received in respect of a class or series of preferred stock
to the record holders of depositary receipts evidencing the related depositary
shares in proportion to the number of those depositary receipts owned by those
holders, subject to certain obligations of holders to file proofs, certificates
and other information and to pay certain charges and expenses to the preferred
stock depositary.
In the event of a distribution other than in cash, the preferred stock
depositary will distribute property received by it to the record holders of
depositary receipts entitled thereto, subject to certain obligations of holders
to file proofs, certificates and other information and to pay certain charges
and expenses to the preferred stock depositary, unless the preferred stock
depositary determines that it is not feasible to make that distribution, in
which case the preferred stock depositary may, with our approval, sell that
property and distribute the net proceeds from that sale to those holders.
No distribution will be made in respect of any depositary share to the
extent that it represents any class or series of preferred stock converted into
excess preferred stock or otherwise converted or exchanged.
Withdrawal of preferred stock
Upon surrender of the depositary receipts at the corporate trust office of
the preferred stock depositary (unless the related depositary shares have
previously been called for redemption or converted into excess preferred stock
or otherwise), the holders thereof will be entitled to delivery at that office,
to or upon that holder's order, of the number of whole or fractional shares of
the class or series of preferred stock and any money or other property
represented by the depositary shares evidenced by those depositary receipts.
Holders of depositary receipts will be entitled to receive whole or fractional
shares of the related class or series of preferred stock on the basis of the
proportion of preferred stock represented by each depositary share as specified
in the applicable prospectus supplement, but holders of those shares of
preferred stock will not thereafter be entitled to receive depositary shares
therefor. If the depositary receipts delivered by the holder evidence a number
of depositary shares in excess of the number of depositary shares representing
the number of shares of preferred stock to be withdrawn, the preferred stock
depositary will deliver to that holder at the same time a new depositary receipt
evidencing the excess number of depositary shares.
26
Redemption
Whenever we redeem shares of a class or series of preferred stock held by
the preferred stock depositary, the preferred stock depositary will redeem as of
the same redemption date the number of depositary shares representing shares of
the class or series of preferred stock so redeemed, provided we shall have paid
in full to the preferred stock depositary the redemption price of the preferred
stock to be redeemed plus an amount equal to any accrued and unpaid dividends
thereon to the date fixed for redemption. The redemption price per depositary
share will be equal to the corresponding proportion of the redemption price and
any other amounts per share payable with respect to that class or series of
preferred stock. If fewer than all the depositary shares are to be redeemed, the
depositary shares to be redeemed will be selected pro rata (as nearly as may be
practicable without creating fractional depositary shares) or by any other
equitable method determined by us that will not result in the issuance of any
excess preferred stock.
From and after the date fixed for redemption, all dividends in respect of
the shares of a class or series of preferred stock so called for redemption will
cease to accrue, the depositary shares so called for redemption will no longer
be deemed to be outstanding and all rights of the holders of the depositary
receipts evidencing the depositary shares so called for redemption will cease,
except the right to receive any moneys payable upon their redemption and any
money or other property to which the holders of those depositary receipts were
entitled upon their redemption and surrender thereof to the preferred stock
depositary.
Voting
Upon receipt of notice of any meeting at which the holders of a class or
series of preferred stock deposited with the preferred stock depositary are
entitled to vote, the preferred stock depositary will mail the information
contained in that notice of meeting to the record holders of the depositary
receipts evidencing the depositary shares which represent that class or series
of preferred stock. Each record holder of depositary receipts evidencing
depositary shares on the record date (which will be the same date as the record
date for that class or series of preferred stock) will be entitled to instruct
the preferred stock depositary as to the exercise of the voting rights
pertaining to the amount of preferred stock represented by that holder's
depositary shares. The preferred stock depositary will vote the amount of that
class or series of preferred stock represented by those depositary shares in
accordance with those instructions, and we will agree to take all reasonable
action which may be deemed necessary by the preferred stock depositary in order
to enable the preferred stock depositary to do so. The preferred stock
depositary will abstain from voting the amount of that class or series of
preferred stock represented by those depositary shares to the extent it does not
receive specific instructions from the holders of depositary receipts evidencing
those depositary shares. The preferred stock depositary shall not be responsible
for any failure to carry out any instruction to vote, or for the manner or
effect of any vote made, as long as that action or non-action is in good faith
and does not result from negligence or willful misconduct of the preferred stock
depositary.
Liquidation Preference
In the event of our liquidation, dissolution or winding up, whether
voluntary or involuntary, the holders of each depositary receipt will be
entitled to the fraction of the liquidation preference accorded each share of
preferred stock represented by the depositary shares evidenced by that
depositary receipt, as set forth in the applicable prospectus supplement.
Conversion
The depositary shares, as such, are not convertible into our common stock
(except as set forth in the proviso below) or any of our other securities or
property, except in connection with certain conversions in connection with the
preservation of our status as a REIT; provided that the depositary shares
representing our Class D preferred stock are convertible into our common stock.
Nevertheless, if so specified in the applicable prospectus supplement relating
to an offering of depositary shares, the depositary receipts may be surrendered
by holders thereof to the preferred stock depositary with written instructions
to the preferred stock depositary to instruct us to cause conversion of a class
or series of preferred stock represented by the depositary shares evidenced by
those depositary receipts into whole shares of our common stock, other shares of
a class or
27
series of preferred stock (including excess preferred stock) or other shares of
stock, and we have agreed that upon receipt of those instructions and any
amounts payable in respect thereof, we will cause the conversion thereof
utilizing the same procedures as those provided for delivery of preferred stock
to effect that conversion. If the depositary shares evidenced by a depositary
receipt are to be converted in part only, a new depositary receipt or receipts
will be issued for any depositary shares not to be converted. No fractional
shares of common stock will be issued upon conversion, and if that conversion
would result in a fractional share being issued, an amount will be paid in cash
by us equal to the value of the fractional interest based upon the closing price
of the common stock on the last business day prior to the conversion.
Amendment and Termination of the Deposit Agreement
The form of depositary receipt evidencing the depositary shares which
represent the preferred stock and any provision of the deposit agreement may at
any time be amended by agreement between us and the preferred stock depositary.
However, any amendment that materially and adversely alters the rights of the
holders of depositary receipts or that would be materially and adversely
inconsistent with the rights granted to the holders of the related class or
series of preferred stock will not be effective unless that amendment has been
approved by the existing holders of at least two thirds of the depositary shares
evidenced by the depositary receipts then outstanding. No amendment shall impair
the right, subject to certain exceptions in the deposit agreement, of any holder
of depositary receipts to surrender any depositary receipt with instructions to
deliver to the holder the related class or series of preferred stock and all
money and other property, if any, represented thereby, except in order to comply
with law. Every holder of an outstanding depositary receipt at the time any of
those types of amendments becomes effective shall be deemed, by continuing to
hold that depositary receipt, to consent and agree to that amendment and to be
bound by the deposit agreement as amended thereby.
We may terminate the deposit agreement upon not less than 30 days' prior
written notice to the preferred stock depositary if:
(1) such termination is necessary to preserve our status as a REIT, or
(2) a majority of each class or series of preferred stock subject to that
deposit agreement consents to that termination, whereupon the preferred stock
depositary shall deliver or make available to each holder of depositary
receipts, upon surrender of the depositary receipts held by that holder, that
number of whole or fractional shares of each class or series of preferred stock
as are represented by the depositary shares evidenced by those depositary
receipts together with any other property held by the preferred stock depositary
with respect to those depositary receipts.
We have agreed that if the deposit agreement is terminated to preserve our
status as a REIT, then we will use our best efforts to list each class or series
of preferred stock issued upon surrender of the related depositary shares on a
national securities exchange. In addition, the deposit agreement will
automatically terminate if:
(1) all outstanding depositary shares issued thereunder shall have been
redeemed,
(2) there shall have been a final distribution in respect of each class or
series of preferred stock subject to that deposit agreement in connection with
our liquidation, dissolution or winding up and that distribution shall have been
distributed to the holders of depositary receipts evidencing the depositary
shares representing that class or series of preferred stock, or
(3) each share of preferred stock subject to that deposit agreement shall have
been converted into our stock not so represented by depositary shares.
Charges of Preferred Stock Depositary
We will pay all transfer and other taxes and governmental charges arising
solely from the existence of the deposit agreement. In addition, we will pay the
fees and expenses of the preferred stock depositary in connection with the
performance of its duties under the deposit agreement. However, holders of
depositary
28
receipts will pay the fees and expenses of the preferred stock depositary for
any duties requested by those holders to be performed which are outside of those
expressly provided for in the deposit agreement.
Resignation and Removal of Preferred Stock Depositary
The preferred stock depositary may resign at any time by delivering notice
to us of its election to do so, and we may at any time remove the preferred
stock depositary, that resignation or removal to take effect upon the
appointment of a successor preferred stock depositary. A successor preferred
stock depositary must be appointed within 60 days after delivery of the notice
of resignation or removal and must be a bank or trust company having its
principal office in the United States and having a combined capital and surplus
of at least $50,000,000.
Miscellaneous
The preferred stock depositary will forward to holders of depositary
receipts any reports and communications from us which are received by it with
respect to the related preferred stock.
Neither we nor the preferred stock depositary will be liable if it is
prevented from or delayed in, by law or any circumstances beyond its control,
performing its obligations under the deposit agreement. Our obligations and
those of the preferred stock depositary under the deposit agreement will be
limited to performing our respective duties thereunder in good faith and without
negligence (in the case of any action or inaction in the voting of a class or
series of preferred stock represented by the depositary shares), gross
negligence or willful misconduct, and neither we nor the preferred stock
depositary will be obligated to prosecute or defend any legal proceeding in
respect of any depositary receipts, depositary shares or shares of a class or
series of preferred stock represented thereby unless satisfactory indemnity is
furnished. We and the preferred stock depositary may rely on written advice of
counsel or accountants, or information provided by persons presenting shares of
a class or series of preferred stock represented thereby for deposit, holders of
depositary receipts or other persons believed in good faith to be competent to
give that information, and on documents believed in good faith to be genuine and
signed by a proper party.
In the event the preferred stock depositary shall receive conflicting
claims, requests or instructions from any holders of depositary receipts, on the
one hand, and us, on the other hand, the preferred stock depositary shall be
entitled to act on those claims, requests or instructions received from us.
RATIOS OF EARNINGS TO FIXED CHARGES
Our ratio of earnings to fixed charges for the years ended December 31,
2000, 1999, 1998, 1997 and 1996 was 2.8, 2.7, 2.7, 3.5 and 3.5, respectively.
Our ratio of earnings to combined fixed charges and preferred stock dividend
requirements for the years ended December 31, 2000, 1999, 1998, 1997 and 1996
was 2.3, 2.1, 2.0, 2.3 and 2.3, respectively.
For purposes of computing these ratios, earnings have been calculated
by adding fixed charges (excluding capitalized interest) to income before income
taxes and extraordinary items. Fixed charges consist of interest costs, whether
expensed or capitalized, the interest component of rental expense, and
amortization of debt discounts and issue costs, whether expensed or capitalized.
MATERIAL FEDERAL INCOME TAX CONSIDERATIONS
TO US OF OUR REIT ELECTION
The following is a summary of the federal income tax considerations to us
which are anticipated to be material to purchasers of the securities offered by
this prospectus. This summary is based on current law, is for general
information only and is not tax advice. Your tax treatment will vary depending
upon the terms of the specific securities that you acquire, as well as your
particular situation. This discussion does not attempt to address any aspects of
federal income taxation relevant to your ownership of the securities offered by
this
29
prospectus. Instead, the material federal income tax considerations relevant to
your ownership of the securities offered by this prospectus may be provided in
the applicable prospectus supplement relating thereto.
The information in this section is based on:
o the Internal Revenue Code;
o current, temporary and proposed Treasury regulations promulgated under
the Internal Revenue Code;
o the legislative history of the Internal Revenue Code;
o current administrative interpretations and practices of the Internal
Revenue Service; and
o court decisions
in each case, as of the date of this prospectus. In addition, the administrative
interpretations and practices of the Internal Revenue Service include its
practices and policies as expressed in private letter rulings which are not
binding on the Internal Revenue Service, except with respect to the particular
taxpayers who requested and received these rulings. Future legislation, Treasury
regulations, administrative interpretations and practices and/or court decisions
may adversely affect the tax considerations contained in this discussion. Any
change could apply retroactively to transactions preceding the date of the
change. Except as described below, we have not requested, and do not plan to
request, any rulings from the Internal Revenue Service concerning our tax
treatment, and the statements in this prospectus are not binding on the Internal
Revenue Service or any court. Thus, we can provide no assurance that the tax
considerations contained in this discussion will not be challenged by the
Internal Revenue Service or if challenged, will not be sustained by a court.
You are advised to consult the applicable prospectus supplement, as well as
your own tax advisor, regarding the tax consequences to you of the acquisition,
ownership and sale of the securities offered by this prospectus, including the
federal, state, local, foreign and other tax consequences; our election to be
taxed as a REIT for federal income purposes; and potential changes in the tax
laws.
Taxation of the Company as a REIT
General. We elected to be taxed as a REIT under Sections 856 through 860 of
the Code, commencing with our taxable year beginning January 1, 1992. We believe
we have been organized and have operated in a manner which allows us to qualify
for taxation as a REIT under the Internal Revenue Code commencing with our
taxable year beginning January 1, 1992. We intend to continue to operate in this
manner, but there is no assurance that we have operated or will continue to
operate in a manner so as to qualify or remain qualified as a REIT.
The sections of the Internal Revenue Code and the corresponding Treasury
regulations that relate to the qualification and operation of a REIT are highly
technical and complex. This summary is qualified in its entirety by the
applicable Internal Revenue Code provisions, rules and regulations promulgated
thereunder, and administrative and judicial interpretations thereof.
As a condition to the closing of each offering of the securities offered by
this prospectus, other than offerings of medium term notes and as otherwise
specified in the applicable prospectus supplement, our tax counsel will render
an opinion to the underwriters of that offering to the effect that, commencing
with our taxable year which began January 1, 1992, we have been organized in
conformity with the requirements for qualification as a REIT, and our proposed
method of operation will enable us to continue to meet the requirements for
qualification and taxation as a REIT under the Internal Revenue Code. It must be
emphasized that this opinion will be based on various assumptions and
representations to be made by us as to factual matters, including
representations to be made in a factual certificate to be provided by one of our
officers. Our tax counsel will have no obligation to update its opinion
subsequent to its date. In addition, this opinion will be based upon our factual
representations set forth in this prospectus and set forth in the applicable
prospectus supplement. Moreover, our qualification and taxation as a REIT
depends upon our ability to meet, through actual annual operating results, asset
diversification, distribution levels and diversity of stock ownership, the
various qualification tests imposed under the Internal Revenue Code discussed
below, the results of which have not been and will not be reviewed by our tax
counsel. Accordingly, no assurance
30
can be given that our actual results of operation of any particular taxable year
will satisfy those requirements. Further, the anticipated income tax treatment
described in this prospectus may be changed, perhaps retroactively, by
legislative, administrative or judicial action at any time.
If we qualify for taxation as a REIT, we generally will not be required to
pay federal corporate income taxes on our net income that is currently
distributed to stockholders. This treatment substantially eliminates the "double
taxation" that generally results from investment in a regular corporation.
Double taxation means taxation once at the corporate level when income is earned
and once again at the stockholder level when this income is distributed. We will
be required to pay federal income tax, however, as follows:
o We will be required to pay tax at regular corporate rates on any
undistributed real estate investment trust taxable income, including
undistributed net capital gains.
o We may be required to pay the "alternative minimum tax" on our items
of tax preference.
o If we have (1) net income from the sale or other disposition of
foreclosure property which is held primarily for sale to customers in
the ordinary course of business or (2) other non-qualifying income
from foreclosure property, we will be required to pay tax at the
highest corporate rates on this income. Foreclosure property is
generally defined as property acquired by foreclosure or after a
default on a loan secured by the property or a lease of the property.
o We will be required to pay a 100% tax on any net income from
prohibited transactions. Prohibited transactions are, in general,
sales or other dispositions of property, other than foreclosure
property, held primarily for sale to customers in the ordinary course
of business.
o If we fail to satisfy the 75% gross income test or the 95% gross
income test, as described below, but have otherwise maintained our
qualification as a REIT, we will be required to pay a 100% tax on an
amount equal to (1) the gross income attributable to the greater of
(a) the amount by which 75% of our gross income exceeds the amount
qualifying under the 75% gross income test described below and (b) the
amount by which 90% of our gross income exceeds the amount qualifying
under the 95% gross income test described below, multiplied by (2) a
fraction intended to reflect our profitability.
o If we fail to distribute during each calendar year at least the sum of
(1) 85% of our real estate investment trust ordinary income for such
taxable year, (2) 95% of our real estate investment trust capital gain
net income for such year, and (3) any undistributed taxable income
from prior periods, we will be required to pay a 4% excise tax on the
excess of that required distribution over the amounts actually
distributed.
o If we acquire any asset from a corporation which is or has been a C
corporation in a transaction in which the basis of the asset in our
hands is determined by reference to the basis of the asset in the
hands of the C corporation, and we subsequently recognize gain on the
disposition of the asset during the ten-year period beginning on the
date we acquired the asset, then we will be required to pay tax at the
highest regular corporate tax rate on this gain to the extent of the
excess of (a) the fair market value of the asset over (b) our adjusted
basis in the asset, in each case determined as of the date we acquired
the asset. A C corporation is generally defined as a corporation
required to pay full corporate-level tax. In addition, if we recognize
gain on the disposition of any asset during the 10-year period
beginning on the first day of the first taxable year for which we
qualified as a REIT and we held the asset on the first day of this
period, then we will be required to pay tax at the highest regular
corporate tax rate on this gain to the extent of the excess of (a) the
fair market value of the asset over (b) our adjusted basis in the
asset, in each case determined as of the first day of the first
taxable year for which we qualified as a REIT. The rules described in
this paragraph with respect to the recognition of gain assume that we
have made and will make a timely election under the relevant Treasury
regulations with respect to assets acquired from a C corporation that
have a carryover basis and assets that we owned on the first day of
the first taxable year for which we qualified as a REIT. We have
timely filed the election provided by the relevant Treasury
regulations and we intend to timely file all other similar elections.
31
Requirements for Qualification. The Internal Revenue Code defines a REIT as a
corporation, trust or association:
(1) that is managed by one or more trustees or directors,
(2) that issues transferable shares or transferable certificates to
evidence beneficial ownership,
(3) that would be taxable as a domestic corporation, but for Sections 856
through 860 of the Internal Revenue Code,
(4) that is not a financial institution or an insurance company within the
meaning of the Internal Revenue Code,
(5) that is beneficially owned by 100 or more persons,
(6) not more than 50% in value of the outstanding stock of which is owned,
directly or constructively, by five or fewer individuals, including
specified entities, during the last half of each taxable year, and
(7) that meets other tests, described below, regarding the nature of its
income, assets and the amount of its distribution.
The Internal Revenue Code provides that conditions (1) to (4) must be met
during the entire taxable year and that condition (5) must be met during at
least 335 days of a taxable year of 12 months, or during a proportionate part of
a taxable year of less than 12 months. Conditions (5) and (6) do not apply until
after the first taxable year for which an election is made to be taxed as a real
estate investment trust. For purposes of condition (6), pension funds and other
specified tax-exempt entities are generally treated as individuals, except that
a "look-through" exception applies to pension funds.
We have satisfied condition (5) and believe that we have issued sufficient
shares to allow us to satisfy condition (6). In addition, our charter provides,
and the articles supplementary for any series of preferred stock will provide,
for restrictions regarding ownership and transfer of our stock, which
restrictions are intended to assist us in continuing to satisfy the share
ownership requirements described in (5) and (6) above. The ownership and
transfer restrictions pertaining generally to our common stock and preferred
stock are described in "Description of Common Stock--Restrictions on Ownership
and Transfer" and "Description of Preferred Stock--Restrictions on Ownership and
Transfer" or, to the extent those restrictions differ from those described in
this prospectus, those restrictions will be described in the applicable
prospectus supplement. There can be no assurance, however, that those transfer
restrictions will in all cases prevent a violation of the stock ownership
provisions described in (5) and (6) above. If we fail to satisfy these share
ownership requirements, except as provided in the next sentence, our status as a
REIT will terminate. If, however, we comply with the rules contained in the
applicable Treasury regulations requiring us to attempt to ascertain the actual
ownership of our shares, and we do not know, and would not have known through
the exercise of reasonable diligence, that we failed to meet the requirement set
forth in condition (6) above, we will be treated as having met this requirement.
In addition, a corporation may not elect to become a REIT unless its taxable
year is the calendar year. We have a calendar year.
Ownership of Qualified REIT Subsidiaries and Interests in Partnerships. We
own and operate a number of properties through subsidiaries. Internal Revenue
Code Section 856(i) provides that a corporation which is a "qualified REIT
subsidiary" shall not be treated as a separate corporation, and all assets,
liabilities, and items of income, deduction, and credit of a "qualified REIT
subsidiary" shall be treated as assets, liabilities and items of the REIT. Thus,
in applying the requirements described herein, our "qualified REIT subsidiaries"
will be ignored, and all assets, liabilities and items of income, deduction, and
credit of those subsidiaries will be treated as our assets, liabilities and
items. We have received a ruling from the IRS to the effect that all of the
subsidiaries that were held by us prior to January 1, 1992, the effective date
of our election to be taxed as a REIT, will be "qualified REIT subsidiaries"
upon the effective date of our REIT election. Moreover, with respect to each
subsidiary of ours formed subsequent to January 1, 1992 and prior to January 1,
1998, we have owned 100% of the stock of that subsidiary at all times during the
period that subsidiary has been in existence. For tax years beginning on or
after January 1, 1998, any corporation wholly owned by a REIT is permitted to be
treated as a "qualified REIT subsidiary" regardless of whether that
32
subsidiary has always been owned by the REIT. Therefore, all of our subsidiaries
are "qualified REIT subsidiaries" within the meaning of the Internal Revenue
Code.
Treasury Regulations provide that if we are a partner in a partnership, we
will be deemed to own our proportionate share of the assets of the partnership.
Also, we will be deemed to be entitled to the income of the partnership
attributable to our proportionate share of the income of the partnership. The
character of the assets and gross income of the partnership will retain the same
character in our hands for purposes of Section 856 of the Internal Revenue Code,
including satisfying the gross income tests and the asset tests described below.
The treatment described above also applies with respect to the ownership of
interests in limited liability companies that are treated as partnerships. Thus,
our proportionate share of the assets, liabilities and items of income of the
partnerships and limited liability companies that are treated as partnerships in
which we are a partner or a member, respectively, will be treated as our assets,
liabilities and items of income for purposes of applying the requirements
described in this prospectus.
Income Tests. We must satisfy two gross income requirements annually to
maintain our qualification as a REIT:
o First, each taxable year we must derive directly or indirectly at
least 75% of our gross income, excluding gross income from prohibited
transactions, from (a) investments relating to real property or
mortgages on real property, including rents from real property and, in
some circumstances, interest or (b) some type of temporary
investments.
o Second, each taxable year we must derive at least 95% of our gross
income, excluding gross income from prohibited transactions, from (a)
the real property investments described above, (b) dividends, interest
and gain from the sale or disposition of stock or securities or (c)
from any combination of the foregoing.
For these purposes, the term "interest" generally does not include any
amount received or accrued, directly or indirectly, if the determination of that
amount depends in whole or in part on the income or profits of any person.
However, an amount received or accrued generally will not be excluded from the
term "interest" solely by reason of being based on a fixed percentage or
percentages of receipts or sales.
Rents we receive will qualify as "rents from real property" in satisfying
the gross income requirements for a REIT described above only if the following
conditions are met:
o First, the amount of rent must not be based in whole or in part on the
income or profits of any person. However, an amount received or
accrued generally will not be excluded from the term "rents from real
property" solely by reason of being based on a fixed percentage or
percentages of receipts or sales.
o Second, we, or an actual or constructive owner of 10% or more of our
stock, do not actually or constructively own 10% or more of the
interests in the tenant.
o Third, rent attributable to personal property, leased in connection
with a lease of real property, is not greater than 15% of the total
rent received under the lease. If this condition is not met, then the
portion of the rent attributable to personal property will not qualify
as "rents from real property."
o Finally, we generally must not operate or manage our property or
furnish or render services to our tenants, subject to a 1% de minimis
exception, other than through an independent contractor from whom the
real estate investment trust derives no revenue. We may, however,
directly perform services that are "usually or customarily rendered"
in connection with the rental of space for occupancy only and are not
otherwise considered "rendered to the occupant" of the property. In
addition, we may employ a taxable REIT subsidiary which may be wholly
or partially owned by us to provide both customary and noncustomary
services to our tenants without causing the rent we receive from those
tenants to fail to qualify as "rents from real property."
We have received a ruling from the Internal Revenue Service providing that
the performance of the types of services provided by us will not cause the rents
received with respect to those leases to fail to qualify as "rents from real
property." In addition, we generally do not intend to receive rent which fails
to
33
satisfy any of the above conditions. Notwithstanding the foregoing, we may have
taken and may continue to take some of the actions set forth above to the extent
those actions will not, based on the advice of our tax counsel, jeopardize our
status as a REIT.
If we fail to satisfy one or both of the 75% or 95% gross income tests for
any taxable year, we may nevertheless qualify as a REIT if we are entitled to
relief under the Internal Revenue Code. Generally, we may avail ourselves of the
relief provisions if:
o our failure to meet these tests was due to reasonable cause and not
due to willful neglect,
o we attach a schedule of the sources of our income to our Federal
income tax return, and
o any incorrect information on the schedule was not due to fraud with
intent to evade tax.
It is not possible, however, to state whether in all circumstances we would be
entitled to the benefit of these relief provisions. As discussed above under
"-General," even if these relief provisions apply, a tax would be imposed with
respect to our non-qualifying income.
Prohibited Transaction Income. Any gain that we realize on the sale of any
property held as inventory or other property held primarily for sale to
customers in the ordinary course of business will be treated as income from a
prohibited transaction that is subject to a 100% penalty tax. That prohibited
transaction income may also have an adverse effect upon our ability to satisfy
the income tests for qualification as a REIT. Under existing law, whether
property is held as inventory or primarily for sale to customers in the ordinary
course of business is a question of fact that depends on all the facts and
circumstances with respect to the particular transaction. We hold our properties
for investment with a view to long-term appreciation, we are engaged in the
business of acquiring, developing, owning and operating our properties and we
make such occasional sales of the properties as are consistent with our
investment objectives. There can be no assurance, however, that the Internal
Revenue Service might not contend that one or more of those sales is subject to
the 100% penalty tax.
Asset Tests. At the close of each quarter of our taxable year, we also must
satisfy the following tests relating to the nature and diversification of our
assets.
o First, at least 75% of the value of our total assets must be
represented by real estate assets, cash, cash items and government
securities. For purposes of this test, real estate assets include
stock or debt instruments that are purchased with the proceeds of a
stock offering or a long-term public debt offering with a term of at
least five year, but only for the one-year period beginning on the
date we receive these proceeds.
o Second, not more than 25% of our total assets may be represented by
securities other than those includible in the 75% asset test.
o Third, for taxable years ending on or prior to December 31, 2000, of
the investments included in the 25% asset class, the value of any one
issuer's securities owned by us may not exceed 5% of the value of our
total assets and we may not own more than 10% of any one issuer's
outstanding voting securities.
o Finally, for taxable years beginning after December 31, 2000, (a) not
more than 20% of the value of our total assets may be represented by
securities of one or more taxable REIT subsidiaries and (b) except for
the securities of a taxable REIT subsidiary and securities included in
the 75% asset test, (i) not more than 5% of the value of our assets
may be represented by securities of any one issuer, (ii) we may not
own more than 10% of any one issuer's outstanding voting securities
and (iii) we may not own more than 10% of the value of any one
issuer's securities. For purposes of the 10% value test, securities do
not include straight debt that we own if (a) the issuer is an
individual, (b) neither we nor any of our taxable REIT subsidiaries
owns any security of the issuer other than straight debt or (iii) the
issuer is a partnership, and we own at least 20% of a profits interest
in the partnership. Straight debt is any written unconditional promise
to pay on demand or on a specified date a fixed amount of money if the
interest rate and interest payment dates are not contingent on
profits, the borrower's discretion or similar factors and the debt is
not convertible, directly or indirectly, into stock.
34
We currently have numerous direct and indirect wholly-owned subsidiaries.
As set forth above, the ownership of more than 10% of the voting securities of
any one issuer by a REIT is prohibited unless such subsidiary is a taxable REIT
subsidiary. However, if our subsidiaries are "qualified REIT subsidiaries" as
defined in the Internal Revenue Code, those subsidiaries will not be treated as
separate corporations for federal income tax purposes. Thus, our ownership of
stock of a "qualified REIT subsidiary" will not cause us to fail the asset
tests.
Prior to January 1, 2001, we owned 100% of the nonvoting preferred stock of
Kimco Realty Services, Inc. and did not own any of the voting securities of
Kimco Realty Services, Inc. We refer to Kimco Realty Services, Inc. as the
Service Company. Effective January 1, 2001, we made a joint election with the
Service Company to treat the Service Company as a taxable REIT subsidiary. In
addition, effective January 1, 2001, we acquired 100% of the voting stock of the
Service Company and currently own 100% of the stock of the Service Company. We
believe, and will represent to our counsel for purposes of its opinion, that (i)
the value of the securities of the Service Company held by us did not exceed at
the close of any quarter during a taxable year that ended on or prior to
December 31, 2000 5% of the total value of our assets and (ii) the value of the
securities of all our taxable REIT subsidiaries does not and will not exceed
more than 20% of the value of our total assets at the close of each quarter
during a taxable year that begins after December 31, 2000. Our tax counsel, in
rendering its opinion as to our qualification as a REIT, will be relying on our
representations to that effect with respect to the value of those securities and
assets. No independent appraisals will be obtained to support this conclusion.
There can be no assurance that the Internal Revenue Service will not contend
that the value of the securities of the Service Company held by us exceeds the
applicable value limitation.
After initially meeting the asset tests at the close of any quarter, we
will not lose our status as a REIT for failure to satisfy the asset tests at the
end of a later quarter solely by reason of changes in asset values. If the
failure to satisfy the asset tests results from an acquisition of securities or
other property during a quarter, the failure can be cured by the disposition of
sufficient nonqualifying assets within 30 days after the close of the quarter.
We intend to maintain adequate records of the value of our assets to ensure
compliance with the asset tests and to take such other actions within 30 days
after the close of any quarter as may be required to cure any noncompliance. If
we fail to cure noncompliance with the asset tests within that time period, we
would cease to qualify as a REIT.
Taxable REIT Subsidiary. As discussed above, for taxable years beginning
after December 31, 2000, a REIT may own more than 10% of the voting securities
of an issuer or 10% or more of the value of the securities of an issuer if the
issuer is a taxable REIT subsidiary of the REIT. A corporation qualifies as a
taxable REIT subsidiary of a REIT if the corporation jointly elects with the
REIT to be treated as a taxable REIT subsidiary of the REIT. Dividends from a
taxable REIT subsidiary will be nonqualifying income for purposes of the 75%,
but not the 95% gross income test. Other than certain activities relating to
lodging and health care facilities, a taxable REIT subsidiary may generally
engage in any business, including, the provision of customary or noncustomary
services to tenants of its parent REIT.
Sections of the Internal Revenue Code which apply to tax years beginning
after December 31, 2000 generally intended to insure that transactions between a
REIT and its taxable REIT subsidiary occur at arm's length and on commercially
reasonable terms, include a provision that prevents a taxable REIT subsidiary
from deducting interest on direct or indirect indebtedness to its parent REIT
if, under specified series of tests, the taxable REIT subsidiary is considered
to have an excessive interest expense level and debt to equity ratio. In some
case, these sections of the Internal Revenue Code impose a 100% tax on a REIT if
its rental, service and/or other agreements with its taxable REIT subsidiaries
are not on arm's length terms.
As a result of the modifications to the sections of the Internal Revenue
Code which are described above and which are effective for taxable years
beginning after December 31, 2000, we modified our ownership of the Service
Company. As described above, effective January 1, 2001, we made a joint election
with the Service Company to treat the Service Company as a taxable REIT
subsidiary. In addition, effective January 1, 2001, we contributed the note that
was issued to us from the Service Company to the capital of the Service Company
and acquired 100% of the voting stock of the Service Company. Thus, we currently
own 100% of the stock of the Service Company and there is no debt outstanding
between the Service Company and us.
35
Annual Distribution Requirements. To maintain our qualification as a REIT,
we are required to distribute dividends, other than capital gain dividends, to
our stockholders in an amount at least equal to the sum of:
o 90% of our REIT taxable income, and
o 90% of the our after tax net income, if any, from foreclosure
property; minus
o the excess of the sum of specified items of non-cash income items over
5% of our REIT taxable income.
Our REIT taxable income is computed without regard to the dividends paid
deduction and our net capital gain. In addition, for purposes of this test,
non-cash income items includes income attributable to leveled stepped rents,
original issue discount or purchase money discount debt, or a like-kind exchange
that is later determined to be taxable.
We must pay these distributions in the taxable year to which they relate,
or in the following taxable year if declared before we timely file our tax
return for that year and if paid on or before the first regular dividend payment
after that declaration. The amount distributed must not be preferential-i.e.,
each holder of shares of common stock and each holder of shares of each class of
preferred stock must receive the same distribution per share. To the extent that
we do not distribute all of our net capital gain or distribute at least 90%, but
less than 100%, of our REIT taxable income, as adjusted, we will be subject to
tax thereon at regular ordinary and capital gain corporate tax rates. We believe
we have made, and intend to continue to make, timely distributions sufficient to
satisfy these annual distribution requirements.
We expect that our REIT taxable income will be less than our cash flow
because of depreciation and other non-cash charges included in computing our
REIT taxable income. Accordingly, we anticipate that we will generally have
sufficient cash or liquid assets to enable us to satisfy our distribution
requirement. However, it is possible that, from time to time, we may not have
sufficient cash or other liquid assets to meet the distribution requirement due
to timing differences between the actual receipt of income and actual payment of
deductible expenses and the inclusion of that income and deduction of those
expenses in arriving at our taxable income. In the event that those timing
differences occur, in order to meet the distribution requirement, we may find it
necessary to arrange for short-term, or possibly long-term, borrowings or to pay
dividends in the form of taxable stock dividends.
We may be able to rectify a failure to meet the distribution requirement
for a year by paying "deficiency dividends" to stockholders in a later year,
which may be included in our deduction for dividends paid for the earlier year.
Thus, we may be able to avoid being taxed on amounts distributed as deficiency
dividends. We will be required, however, to pay interest based upon the amount
of any deduction claimed for deficiency dividends and would be subject to any
applicable penalty provisions.
In addition, we will be required to pay a 4% excise tax on the excess of
the required distribution over the amounts actually distributed if we fail to
distribute during each calendar year, or in the case of distributions with
declaration and record dates falling the last three months of the calendar year,
by the end of January immediately following that year, at least the sum of 85%
of our ordinary income for that year, 95% of our capital gain net income for the
year, plus, in each case, any undistributed ordinary income or capital gain net
income, as the case may be, from prior periods. Any ordinary income or capital
gain net income on which this excise tax is imposed for any year is treated as
an amount distributed that year for purposes of calculating the tax.
Failure to Qualify
If we fail to qualify for taxation as a REIT in any taxable year, and the
relief provisions do not apply, we will be subject to tax, including any
applicable alternative minimum tax, on our taxable income at regular corporate
rates. That failure to qualify for taxation as a REIT could have an adverse
effect on the market value and marketability of the securities offered by this
prospectus. Distributions to stockholders in any year in which we fail to
qualify will not be deductible by us nor will they be required to be made. As a
result, our failure to qualify as a REIT would substantially reduce the cash
available for distribution by us to our
36
stockholders. In that event, to the extent of current and accumulated earnings
and profits, all distributions to stockholders will be taxable as ordinary
income and, subject to specified limitations in the Internal Revenue Code,
corporate distributees may be eligible for the dividends received deduction.
Unless entitled to relief under specific statutory provisions, we will also be
disqualified from taxation as a REIT for the four taxable years following the
year during which qualification was lost. It is not possible to state whether in
all circumstances we would be entitled to that statutory relief.
Other Tax Matters
Some of our investments are through partnerships which may involve special
tax risks. These risks include possible challenge by the IRS of (a) allocations
of income and expense items, which could affect the computation of our income
and (b) the status of the partnerships as partnerships, as opposed to
associations taxable as corporations, for income tax purposes. Treasury
Regulations that are effective as of January 1, 1997 provide that a domestic
partnership is generally taxed as a partnership unless it elects to be taxed as
an association taxable as a corporation. None of the partnerships in which we
are a partner has made or intends to make that election. These Treasury
Regulations provide that a partnership's claimed classification will be
respected for periods prior January 1, 1997 date if the entity had a reasonable
basis for its claimed classification, and that partnership had not been notified
in writing on or before May 8, 1996 that the classification of that entity was
under examination. If any of the partnerships were treated as an association for
a prior period, and (i) if our ownership in any of those partnerships exceeded
10% of the partnership's voting interest or (ii) the value of that interest
exceeded 5% of the value of our assets, we would cease to qualify as a REIT for
that period and possibly future periods. Moreover, the deemed change in
classification of that partnership from an association to a partnership
effective as of January 1, 1997 would be a taxable event. We believe that each
of the partnerships has been properly treated for tax purposes as a partnership,
and not as an association taxable as a corporation. However, no assurance can be
given that the Internal Revenue Service may not successfully challenge the
status of any of the partnerships.
We may be subject to state or local taxation in various state or local
jurisdictions, including those in which we transact business. Our state or local
tax treatment may not conform to the federal income tax consequences described
above. Consequently, prospective investors should consult their own tax advisors
regarding the effect of state and local tax laws on an investment in us.
PLAN OF DISTRIBUTION
We may sell the securities offered by this prospectus to one or more
underwriters for public offering and sale by them or may sell the securities
offered by this prospectus to investors directly or through agents. Any
underwriter or agent involved in the offer and sale of the securities offered by
this prospectus will be named in the applicable prospectus supplement.
Underwriters may offer and sell the securities offered by this prospectus
at a fixed price or prices, which may be changed, at prices related to the
prevailing market prices at the time of sale or at negotiated prices. We also
may, from time to time, authorize underwriters acting as our agents to offer and
sell the securities offered by this prospectus upon the terms and conditions as
are set forth in the applicable prospectus supplement. In connection with the
sale of securities offered by this prospectus, underwriters may be deemed to
have received compensation from us in the form of underwriting discounts or
commissions and may also receive commissions from purchasers of securities
offered by this prospectus for whom they may act as agent. Underwriters may sell
the securities offered by this prospectus to or through dealers, and those
dealers may receive compensation in the form of discounts, concessions or
commissions from the underwriters and/or commissions from the purchasers for
whom they may act as agent.
Any underwriting compensation paid by us to underwriters or agents in
connection with the offering of the securities offered by this prospectus, and
any discounts, concessions or commissions allowed by underwriters to
participating dealers, will be set forth in the applicable prospectus
supplement. Underwriters, dealers and agents participating in the distribution
of the securities offered by this prospectus may be deemed to be underwriters,
and any discounts and commissions received by them and any profit realized by
them on
37
resale of the securities offered by this prospectus may be deemed to be
underwriting discounts and commissions, under the Securities Act. Underwriters,
dealers and agents may be entitled, under agreements entered into with us, to
indemnification against and contribution toward certain civil liabilities,
including liabilities under the Securities Act.
If so indicated in the applicable prospectus supplement, we will authorize
dealers acting as our agents to solicit offers by certain institutions to
purchase the securities offered by this prospectus from us at the public
offering price set forth in that prospectus supplement pursuant to delayed
delivery contracts providing for payment and delivery on the date or dates
stated in that prospectus supplement.
Each delayed delivery contract will be for an amount not less than, and the
aggregate principal amount of the securities offered by this prospectus sold
pursuant to delayed delivery contracts shall be not less nor more than, the
respective amounts stated in the applicable prospectus supplement. Institutions
with whom delayed delivery contracts, when authorized, may be made include
commercial and savings banks, insurance companies, pension funds, investment
companies, educational and charitable institutions, and other institutions but
will in all cases be subject to our approval. Delayed delivery contracts will
not be subject to any conditions except:
(1) the purchase by an institution of the securities offered by this prospectus
covered by its delayed delivery contracts shall not at the time of delivery be
prohibited under the laws of any jurisdiction in the United States to which that
institution is subject, and
(2) if the securities offered by this prospectus are being sold to underwriters,
we shall have sold to those underwriters the total principal amount of the
securities offered by this prospectus less the principal amount thereof covered
by delayed delivery contracts.
Certain of the underwriters and their affiliates may be customers of,
engage in transactions with, and perform services for us and our subsidiaries in
the ordinary course of business.
EXPERTS
The financial statements incorporated in this prospectus by reference to
the Kimco Realty Corporation and Subsidiaries' Annual Report on Form 10-K for
the year ended December 31, 2000, have been so incorporated in reliance on the
report of PricewaterhouseCoopers LLP, independent accountants, given on the
authority of said firm as experts in auditing and accounting.
LEGAL MATTERS
The validity of the securities offered by this prospectus will be passed
upon for us by Latham & Watkins, New York, New York. Latham & Watkins and any
counsel for any underwriters, dealers or agents will rely on Ballard Spahr
Andrews & Ingersoll, Baltimore, Maryland, as to certain matters of Maryland law.
Certain members of Latham & Watkins and their families own beneficial interests
in less than 1% of our common stock.
38
===============================================================================
7,000,000 Shares
[graphic]
Depositary Shares
Each Representing 1/10 of a Share of 6.65% Class F
Cumulative Redeemable Preferred Stock
(Liquidation Preference Equivalent to $25.00 Per Depositary Share)
PROSPECTUS SUPPLEMENT
Merrill Lynch & Co.
UBS Warburg
Citigroup
Wachovia Securities
Bear, Stearns & Co. Inc.
Legg Mason Wood Walker
Incorporated
McDonald Investments Inc.
Prudential Securities
Raymond James
RBC Capital Markets
May 7, 2003
===============================================================================