<PAGE> 1
AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON NOVEMBER 14, 1997
REGISTRATION NO. 333-35915
================================================================================
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
------------------------
AMENDMENT NO. 3
TO
FORM S-11
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
------------------------
AMB PROPERTY CORPORATION
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS GOVERNING INSTRUMENTS)
505 MONTGOMERY STREET
SAN FRANCISCO, CALIFORNIA 94111
(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES, INCLUDING ZIP CODE)
(SUCCESSOR TO AMB INSTITUTIONAL REALTY ADVISORS, INC.)
------------------------
S. DAVIS CARNIGLIA
MANAGING DIRECTOR,
CHIEF FINANCIAL OFFICER AND GENERAL COUNSEL
AMB PROPERTY CORPORATION
505 MONTGOMERY STREET
SAN FRANCISCO, CALIFORNIA 94111
(NAME AND ADDRESS OF AGENT FOR SERVICE)
------------------------
COPIES TO:
<TABLE>
<S> <C>
EDWARD SONNENSCHEIN, JR., ESQ. KENNETH M. DORAN, ESQ.
J. SCOTT HODGKINS, ESQ. GIBSON, DUNN & CRUTCHER LLP
LATHAM & WATKINS 333 SOUTH GRAND AVENUE
633 WEST FIFTH STREET LOS ANGELES, CALIFORNIA 90071
LOS ANGELES, CALIFORNIA 90071 (213) 229-7000
(213) 485-1234
</TABLE>
------------------------
APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO THE PUBLIC: As soon as
practicable after the effective date of this Registration Statement.
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following box
and list the Securities Act registration statement number of the
earlier effective registration statement of the same offering. [ ]
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. [ ]
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box. [ ]
------------------------
THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON SUCH DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT SHALL
FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(a) OF
THE SECURITIES ACT OF 1933 OR UNTIL THE REGISTRATION STATEMENT SHALL BECOME
EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(a),
MAY DETERMINE.
================================================================================
<PAGE> 2
EXPLANATORY NOTE
This registration statement contains two forms of prospectus: one to be
used in connection with a United States and Canadian offering of the Company's
shares of Common Stock (the "U.S. Prospectus") and one to be used in connection
with a concurrent international offering of the shares of Common Stock (the
"International Prospectus" and, together with the U.S. Prospectus, the
"Prospectuses"). The International Prospectus will be identical to the U.S.
Prospectus except that it will have a different front cover page. The alternate
front cover page for the International Prospectus is included herein and has
been labeled "Alternate Cover Page for International Prospectus."
<PAGE> 3
CROSS REFERENCE SHEET
<TABLE>
<CAPTION>
FORM S-11 ITEM NO. AND HEADING LOCATION OR HEADING IN PROSPECTUS
------------------------------------------- -------------------------------------------
<C> <S> <C>
1. Forepart of Registration Statement and
Outside Front Cover Page of Prospectus..... Outside Front Cover Page
2. Inside Front and Outside Back Cover Pages
of Prospectus.............................. Inside Front Cover Page; Outside Back Cover
Page
3. Summary Information, Risk Factors and Ratio
of Earnings to Fixed Charges............... Prospectus Summary; Risk Factors
4. Determination of Offering Price............ Underwriting
5. Dilution................................... Dilution
6. Selling Security Holders................... Not Applicable
7. Plan of Distribution....................... Underwriting
8. Use of Proceeds............................ Use of Proceeds
9. Selected Financial Data.................... Selected Financial and Other Data for AMB
Property Corporation
10. Management's Discussion and Analysis of
Financial Condition and Results of
Operations................................. Management's Discussion and Analysis of
Financial Condition and Results of
Operations
11. General Information as to Registrant....... Prospectus Summary; Business and
Properties; Management; Principal
Stockholders; Certain Provisions of
Maryland Law and of the Company's Articles
of Incorporation and Bylaws
12. Policy with Respect to Certain
Activities................................. Policies With Respect to Certain Activities
13. Investment Policies of Registrant.......... Policies With Respect to Certain Activities
14. Description of Real Estate................. Management's Discussion and Analysis of
Financial Condition and Results of
Operations; Business and Properties
15. Operating Data............................. Business and Properties
16. Tax Treatment of Registrant and Its
Security Holders........................... Certain Federal Income Tax Consequences
17. Market Price of and Dividends on the
Registrant's Common Equity and Related
Stockholder Matters........................ Risk Factors; Distributions; Principal
Stockholders; Shares Available for Future
Sale
18. Description of Registrant's Securities..... Description of Capital Stock; Certain
Provisions of Maryland Law and of the
Company's Articles of Incorporation and
Bylaws
19. Legal Proceedings.......................... Business and Properties; Legal Proceedings
20. Security Ownership of Certain Beneficial
Owners and Management...................... Principal Stockholders
21. Directors and Executive Officers........... Management
22. Executive Compensation..................... Management
23. Certain Relationships and Related
Transactions............................... Risk Factors; Business and Properties;
Management; Certain Relationships and
Related Transactions; Principal
Stockholders
</TABLE>
<PAGE> 4
<TABLE>
<CAPTION>
FORM S-11 ITEM NO. AND HEADING LOCATION OR HEADING IN PROSPECTUS
------------------------------------------- -------------------------------------------
<C> <S> <C>
24. Selection, Management and Custody of
Registrant's Investments................... Risk Factors; Business and Properties;
Policies With Respect to Certain Activities
25. Policies with Respect to Certain
Transactions............................... Risk Factors; Business and Properties;
Policies With Respect to Certain
Activities; Management; Certain
Relationships and Related Transactions;
Principal Stockholders
26. Limitations of Liability................... Management; Certain Provisions of Maryland
Law and of the Company's Articles of
Incorporation and Bylaws
27. Financial Statements and Information....... Index to Financial Information
28. Interests of Named Experts and Counsel..... Not Applicable
29. Disclosure of Commission Position on
Indemnification for Securities Act
Liabilities................................ Not Applicable
30. Quantitative and Qualitative Disclosures
About Market Risk.......................... Risk Factors
</TABLE>
<PAGE> 5
INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A
REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR
MAY OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT
BECOMES EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL OR
THE SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE
SECURITIES IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE
UNLAWFUL PRIOR TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS
OF ANY SUCH STATE.
PROSPECTUS (Subject to Completion)
Issued November , 1997
12,000,000 Shares
AMB Property Corporation
COMMON STOCK
[AMB LOGO]
------------------------
ALL OF THE SHARES OF COMMON STOCK OFFERED HEREBY ARE BEING SOLD BY THE COMPANY
AND WILL REPRESENT APPROXIMATELY 14.2% OF THE COMPANY'S OUTSTANDING COMMON
EQUITY. THE REMAINING COMMON EQUITY (OR INTERESTS EXCHANGEABLE FOR COMMON
EQUITY) IN THE COMPANY WILL BE BENEFICIALLY OWNED 5.6% BY THE COMPANY'S OFFICERS
AND DIRECTORS AND 80.2% BY THE COMPANY'S OTHER EXISTING STOCKHOLDERS, EXCLUDING
SHARES TO BE PURCHASED IN THE OFFERING. OF THE SHARES OF COMMON STOCK OFFERED
HEREBY, 9,600,000 ARE BEING OFFERED INITIALLY IN THE UNITED STATES AND CANADA BY
THE U.S. UNDERWRITERS AND 2,400,000 ARE BEING OFFERED INITIALLY OUTSIDE THE
UNITED STATES AND CANADA BY THE INTERNATIONAL UNDERWRITERS. SEE "UNDERWRITING."
UPON CONSUMMATION OF THE OFFERING, THE COMPANY WILL OWN 128 PROPERTIES
ENCOMPASSING 43.6 MILLION SQUARE FEET (ASSUMING COMPLETION OF THE PENDING
ACQUISITION). THE COMPANY IS SELF-ADMINISTERED AND EXPECTS TO QUALIFY AS A REAL
ESTATE INVESTMENT TRUST ("REIT") FOR FEDERAL INCOME TAX PURPOSES.
------------------------
PRIOR TO THE OFFERING, THERE HAS BEEN NO PUBLIC MARKET FOR THE COMMON STOCK. IT
IS CURRENTLY ESTIMATED THAT THE INITIAL PUBLIC OFFERING PRICE PER SHARE WILL BE
BETWEEN $20 AND $22. SEE "UNDERWRITING" FOR A DISCUSSION OF THE FACTORS
CONSIDERED IN DETERMINING THE INITIAL PUBLIC OFFERING PRICE. THE COMMON STOCK
HAS BEEN APPROVED FOR LISTING ON THE NEW YORK STOCK EXCHANGE UNDER THE SYMBOL
"AMB," SUBJECT TO OFFICIAL NOTICE OF ISSUANCE.
------------------------
SEE "RISK FACTORS" BEGINNING ON PAGE 17 HEREIN FOR CERTAIN FACTORS RELEVANT TO
AN INVESTMENT IN THE SHARES OF COMMON STOCK, INCLUDING:
- - The possibility that the consideration paid by the Company for the properties
and other assets contributed to the Company in its formation may exceed their
fair market value, and the fact there were no arm's-length negotiations or
third-party
appraisals of such properties in connection with the Company's formation.
- - The continued involvement of certain officers and directors in other real
estate activities which could divert management's attention from the
day-to-day operations of the Company.
- - The influence of Executive Officers, directors and significant stockholders on
the Company's operations which could result in management taking action which
is not in best interest of all of the Company's stockholders or the Operating
Partnership's limited partners and the failure of management to enforce the
terms of certain agreements.
- - Material benefits to certain officers and directors from the use of $1.1
million of net offering proceeds to repay indebtedness incurred to purchase
certain assets from an affiliate.
- - Taxation of the Company as a corporation if it fails to qualify as a REIT for
Federal income tax purposes and the resulting decrease in cash available for
distribution.
- - REIT distribution requirements may limit the Company's ability to finance
future acquisitions, expansions and developments without additional debt or
equity financing necessary to achieve the Company's business plan, which in
turn may adversely affect the price of the Common Stock.
- - The ability of the Board of Directors to change the Company's growth and
investment strategy and its financing, distribution and certain other policies
without a vote of the Company's stockholders.
- - Real estate investment and property management risks, such as the need to
renew leases or relet space upon lease expirations, the potential instability
of cash flows and changes in the value of the Company's properties due to
economic and other conditions.
- - The possible anti-takeover effect of the Company's ability to limit the
ownership of shares of Common Stock to 9.8% of the outstanding shares and of
certain other provisions in the organizational documents of the Company and
the Operating Partnership which could have the effect of delaying, deferring
or preventing a transaction involving a change in control.
- - The Company's estimated initial distribution payout ratio will be 101.6% for
the twelve months ending December 31, 1998, assuming no expiring leases are
renewed during such period (102.9% if the Pending Acquisition is not
completed). The Company expects to fund any distributions in excess of cash
available for distribution from its Credit Facility.
------------------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION NOR HAS THE COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY
OF THIS PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
------------------------
PRICE $ A SHARE
------------------------
<TABLE>
<CAPTION>
UNDERWRITING
PRICE TO DISCOUNTS AND PROCEEDS TO
PUBLIC COMMISSIONS(1) COMPANY(2)
----------------------- ----------------------- -----------------------
<S> <C> <C> <C>
Per Share............... $ $ $
Total(3)................ $ $ $
</TABLE>
- ------------
(1) The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting."
(2) Before deducting expenses payable by the Company estimated at $16.9
million.
(3) The Company has granted to the U.S. Underwriters an option, exercisable
within 30 days of the date hereof, to purchase up to an aggregate of
1,800,000 additional shares of Common Stock at the price to public less
underwriting discounts and commissions for the purpose of covering
over-allotments, if any. If the U.S. Underwriters exercise such option in
full, the total price to public, underwriting discounts and commissions
and proceeds to Company will be $ , $ and $ ,
respectively. See "Underwriting."
The shares of Common Stock are offered, subject to prior sale, when, as, and
if accepted by the Underwriters named herein, and subject to approval of certain
legal matters by Gibson, Dunn & Crutcher LLP, counsel for the Underwriters. It
is expected that delivery of the shares of Common Stock will be made on or about
, 1997, at the offices of Morgan Stanley & Co. Incorporated, New York,
N.Y., against payment therefor in immediately available funds.
MORGAN STANLEY DEAN WITTER
BT ALEX. BROWN
LEHMAN BROTHERS
NATIONSBANC MONTGOMERY SECURITIES, INC.
SMITH BARNEY INC.
, 1997
<PAGE> 6
[INSERT MAPS, PHOTOS, ETC.]
CERTAIN PERSONS PARTICIPATING IN THIS OFFERING MAY ENGAGE IN TRANSACTIONS
THAT STABILIZE, MAINTAIN OR OTHERWISE AFFECT THE PRICE OF THE SHARES OF COMMON
STOCK. SPECIFICALLY, THE UNDERWRITERS MAY OVER-ALLOT IN CONNECTION WITH THE
OFFERING, AND MAY BID FOR, AND PURCHASE SHARES OF COMMON STOCK IN THE OPEN
MARKET. FOR A DESCRIPTION OF THESE ACTIVITIES, SEE "UNDER-WRITING."
<PAGE> 7
No dealer, salesperson or other person has been authorized to give any
information or to make any representations other than those contained or
incorporated herein by reference in this Prospectus in connection with the offer
made by this Prospectus and, if given or made, such information or
representations must not be relied upon as having been authorized by the Company
or the Underwriters. This Prospectus does not constitute an offer to sell or a
solicitation of an offer to buy any security other than the shares of Common
Stock offered hereby, nor does it constitute an offer to sell or a solicitation
of any offer to buy the shares of Common Stock by anyone in any jurisdiction in
which such offer or solicitation is not authorized, or in which the person
making such offer or solicitation is not qualified to do so, or to any person to
whom it is unlawful to make such offer or solicitation. Neither the delivery of
this Prospectus nor any sale made hereunder shall, under any circumstances,
create any implication that there has been no change in the affairs of the
Company since the date hereof.
------------------------
Until , 1997 (25 days after the commencement of the
Offering), all dealers effecting transactions in the Common Stock, whether or
not participating in this distribution, may be required to deliver a Prospectus.
This delivery requirement is in addition to the obligation of dealers to deliver
a Prospectus when acting as Underwriters and with respect to unsold allotments
or subscriptions.
------------------------
TABLE OF CONTENTS
<TABLE>
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PAGE
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<S> <C>
PROSPECTUS SUMMARY............................... 1
The Company.................................... 1
Risk Factors................................... 2
Business and Operating Strategies.............. 4
Strategies for Growth.......................... 5
The Pending Acquisition........................ 6
Investment Management Subsidiary............... 6
Financing Policies............................. 7
Formation and Structure of the Company......... 7
Benefits of the Formation Transactions and the
Offering to the Executive Officers and
Affiliates of the Company.................... 8
Organization................................... 10
The Industrial and Retail Properties........... 11
Renovation, Expansion and Development Projects
in Progress.................................. 12
The Offering................................... 13
Distributions.................................. 13
Tax Status of the Company...................... 13
Summary Financial and Other Data............... 14
RISK FACTORS..................................... 17
Conflicts of Interest.......................... 17
Ownership of Common Stock...................... 19
Initial Payout Ratio for the Twelve Months
Ending December 31, 1998..................... 23
General Real Estate Risks...................... 23
Federal Income Tax Risks....................... 27
Debt Financing................................. 28
Lack of Operating History as a Public REIT..... 30
Dependence on Key Personnel.................... 30
Contingent or Unknown Liabilities.............. 30
Investment Management Subsidiary............... 31
Government Regulations......................... 31
CONFLICTS OF INTEREST............................ 34
Enforcement of Agreements Relating to Formation
Transactions................................. 34
Continued Involvement in Other Real Estate
Activities and Investments................... 34
<CAPTION>
PAGE
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<S> <C>
Transactions Between the Company and the
Executive Officers and Affiliates............ 34
THE COMPANY...................................... 35
Properties..................................... 35
The Pending Acquisition........................ 37
FOCUS ON INDUSTRIAL PROPERTIES AND COMMUNITY
SHOPPING CENTERS............................... 38
Industrial Property Growth Opportunities....... 38
Community Shopping Center Growth
Opportunities................................ 40
BUSINESS AND OPERATING STRATEGIES................ 42
National Property Company...................... 42
Two Complementary Property Types............... 42
Select Market Focus............................ 42
Property Management............................ 43
Disciplined Investment Process................. 43
Renovation, Expansion and Development.......... 44
Financing Strategy............................. 44
Investment Management Subsidiary............... 44
STRATEGIES FOR GROWTH............................ 47
Growth Through Operations...................... 47
Growth Through Acquisitions.................... 47
Growth Through Renovation, Expansion and
Development.................................. 47
USE OF PROCEEDS.................................. 48
DISTRIBUTIONS.................................... 49
CAPITALIZATION................................... 54
DILUTION......................................... 55
SELECTED FINANCIAL AND OTHER DATA FOR AMB
PROPERTY CORPORATION........................... 56
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS............ 59
Overview....................................... 59
Results of Operations.......................... 59
Liquidity and Capital Resources................ 62
New Accounting Pronouncements.................. 65
Inflation...................................... 66
</TABLE>
i
<PAGE> 8
<TABLE>
<CAPTION>
PAGE
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<S> <C>
Funds From Operations.......................... 66
BUSINESS AND PROPERTIES.......................... 68
Industrial Properties.......................... 70
Industrial Property Summary.................... 75
Industrial Property Tenant Information......... 80
Industrial Property Lease Expirations.......... 81
Industrial Property Lease Expirations by
Region....................................... 82
Industrial Property Lease Distributions........ 84
Retail Properties.............................. 85
Retail Property Summary........................ 90
Retail Property Tenant Information............. 93
Retail Property Lease Expirations.............. 94
Retail Property Lease Expirations by Region.... 95
Retail Property Lease Distributions............ 96
Historical Lease Renewals and Retention
Rates........................................ 96
Recurring Building Improvements................ 97
Recurring Tenant Improvements and Leasing
Commissions.................................. 98
Occupancy...................................... 99
Renovation, Expansion and Development Projects
In Progress.................................. 100
Properties Held Through Joint Ventures, Limited
Liability Companies and Partnerships......... 100
Debt Financing................................. 101
Insurance...................................... 105
Government Regulations......................... 105
Management and Employees....................... 107
Legal Proceedings.............................. 107
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES...... 108
Investment Policies............................ 108
Financing Policies............................. 109
Lending Policies............................... 109
Conflict of Interest Policies.................. 109
Policies with Respect to Other Activities...... 110
Policies with Respect to Investment Advisory
Services..................................... 110
Other Policies................................. 110
MANAGEMENT....................................... 112
Independent Directors.......................... 113
Executive Officers............................. 116
Other Officers................................. 118
Committees of the Board of Directors........... 122
Compensation of the Board of Directors......... 123
Executive Compensation......................... 123
Employment Agreements.......................... 124
Stock Incentive Plan........................... 125
401(k) Plan.................................... 127
Limitation of Directors' and Officers'
Liability.................................... 127
Indemnification Agreements..................... 128
CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS... 129
PRINCIPAL STOCKHOLDERS........................... 130
FORMATION AND STRUCTURE OF THE
COMPANY........................................ 132
Operating Entities of the Company.............. 132
Formation Transactions......................... 132
Escrows of Shares; Performance Units and
Performance Shares........................... 133
PAGE
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Benefits of the Formation Transactions and the
Offering to the Executive Officers and
Affiliates of the Company.................... 134
DESCRIPTION OF CAPITAL STOCK..................... 136
General........................................ 136
Common Stock................................... 136
Preferred Stock................................ 137
Restrictions on Ownership and Transfer......... 137
Transfer Agent and Registrar................... 139
CERTAIN PROVISIONS OF MARYLAND LAW AND OF THE
COMPANY'S ARTICLES OF INCORPORATION AND
BYLAWS......................................... 140
Board of Directors............................. 140
Removal of Directors........................... 140
Opt Out of Business Combinations and Control
Share Acquisition Statutes................... 140
Amendment to the Articles of Incorporation and
Bylaws....................................... 140
Meetings of Stockholders....................... 141
Advance Notice of Director Nominations and New
Business..................................... 141
Dissolution of the Company..................... 141
Limitation of Directors' and Officers'
Liability.................................... 141
DESCRIPTION OF CERTAIN PROVISIONS OF THE
PARTNERSHIP AGREEMENT OF THE OPERATING
PARTNERSHIP.................................... 143
General........................................ 143
Purpose, Business and Management............... 143
Engaging in Other Businesses; Conflicts of
Interest..................................... 144
Reimbursement of the Company; Transactions with
the Company and its Affiliates............... 144
Exculpation and Indemnification of the
Company...................................... 145
Sales of Assets; Liquidation................... 145
Capital Contribution........................... 145
Removal of the General Partner; Transferability
of the Company's Interests; Treatment of
Units in Significant Transactions............ 146
Restrictions on Transfer of Units by Limited
Partners..................................... 147
No Withdrawal by Limited Partners.............. 147
Issuance of Additional Units and/or Preference
Units........................................ 147
Awards Under Stock Incentive Plan.............. 148
Redemption/Exchange Rights..................... 148
Performance Units.............................. 148
Registration Rights............................ 149
Other Tax Matters.............................. 149
Duties and Conflicts........................... 149
Meetings; Voting............................... 149
Amendment of the Partnership Agreement......... 150
Books and Reports.............................. 150
Term........................................... 151
SHARES AVAILABLE FOR FUTURE SALE................. 152
Redemption/Exchange Rights/Registration
Rights....................................... 153
Reinvestment and Share Purchase Plan........... 153
FEDERAL INCOME TAX CONSEQUENCES.................. 154
Taxation of the Company........................ 154
Failure of the Company to Quality as a REIT.... 161
Taxation of Taxable U.S. Stockholders
Generally.................................... 161
Backup Withholding............................. 163
Taxation of Tax-Exempt Stockholders............ 163
Taxation of Non-U.S. Stockholders.............. 164
</TABLE>
ii
<PAGE> 9
<TABLE>
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PAGE
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Tax Aspects of the Operating Partnership and
the Joint Ventures........................... 166
Tax Liabilities and Attributes Inherited From
Predecessors................................. 169
Other Tax Consequences......................... 170
ERISA CONSIDERATIONS............................. 170
Employee Benefit Plans, Tax-Qualified
Retirement Plans and IRAs.................... 170
Status of the Company Under ERISA.............. 171
PAGE
----
UNDERWRITING..................................... 173
LEGAL MATTERS.................................... 176
EXPERTS.......................................... 176
ADDITIONAL INFORMATION........................... 177
GLOSSARY......................................... 178
INDEX TO FINANCIAL INFORMATION................... F-1
</TABLE>
AMB and its logo are registered service marks of the Company. All other
trademarks and service marks appearing in this Prospectus are the property of
their respective holders.
Certain statements contained under "Prospectus Summary," "Risk Factors,"
"The Company," "Focus on Industrial Properties and Community Shopping Centers,"
"Business and Operating Strategies," "Strategies for Growth," "Distributions,"
"Management's Discussion and Analysis of Financial Condition and Results of
Operations" and "Business and Properties" including, without limitation, those
concerning the Company's strategy and its growth plans, contain certain
forward-looking statements concerning the Company's operations, economic
performance and financial condition. Because such statements involve risks and
uncertainties, actual results may differ materially from those expressed or
implied by such forward-looking statements. Factors that could cause such
differences include, but are not limited to, those discussed under "Risk
Factors."
iii
<PAGE> 10
PROSPECTUS SUMMARY
The following summary is qualified in its entirety by the more detailed
information and financial data, including the financial statements and notes
thereto, set forth elsewhere in this Prospectus. Unless otherwise indicated, all
calculations and information contained in this Prospectus assume (i) an initial
public offering price of $21 per share (representing the midpoint of the range
set forth on the cover page of this Prospectus), (ii) the Underwriters'
over-allotment option will not be exercised, (iii) the consummation of the
Formation Transactions described under the heading "Formation and Structure of
the Company" and (iv) completion of the Pending Acquisition as described under
the caption "The Company -- The Pending Acquisition." Unless the context
otherwise requires, (i) the "Company" shall include AMB Property Corporation, a
to-be-formed Maryland corporation and successor to AMB and its subsidiaries,
including AMB Property, L.P., a Delaware limited partnership (the "Operating
Partnership"), AMB Institutional Realty Advisors, Inc., a Maryland corporation
(with its operations conducted through AMB Institutional Realty Advisors, L.P.,
a Maryland limited partnership (the "Investment Management Partnership") the
"Investment Management Subsidiary"), and with respect to the period prior to the
Offering, the AMB Predecessors, (ii) the "AMB Predecessors" shall mean,
collectively, AMB Institutional Realty Advisors, Inc., a California corporation
(including its predecessor entities, "AMB"), certain real estate investment
funds, trusts, corporations and partnerships that prior to the Formation
Transactions owned the Properties, as identified in "Note 1. Organization and
Basis of Presentation" to the historical combined financial statements of the
AMB Contributed Properties, including AMB Current Income Fund, Inc. ("CIF"), AMB
Value Added Fund, Inc. ("VAF"), AMB Western Properties Fund-I ("WPF") and
certain individual account investors of AMB (the "Individual Account Investors")
and (iii) the "Continuing Investors" shall mean the persons and entities which
beneficially own interests in the AMB Predecessors or in the Properties which
will receive shares of Common Stock, or limited partnership interests ("Units")
in the Operating Partnership, in connection with the Formation Transactions,
including three institutional accredited investors which have irrevocably
committed to acquire the interests of such persons or entities in the Formation
Transactions. See "Formation and Structure of the Company." Additional
capitalized terms shall have the meanings set forth herein and in the Glossary
beginning on page 178.
THE COMPANY
Upon consummation of the Offering, AMB Property Corporation will be one of
the largest publicly-traded real estate companies in the United States. The
Company has been formed to continue and grow AMB's business of acquiring and
operating industrial properties and community shopping centers in target markets
nationwide. AMB was founded in 1983 by Douglas D. Abbey, Hamid R. Moghadam and
T. Robert Burke, and in 14 years has grown to become a leading real estate
investment manager with $2.8 billion under management for over 70
well-recognized institutional investors. Substantially all of the Company's
properties have been acquired by AMB and the remainder taken over from other
investment managers.
The Company is led by Mr. Moghadam, its Chief Executive Officer. Messrs.
Abbey and Burke also play active roles in the Company's operations as the
Chairman of its Investment Committee and the Chairman of its Board of Directors,
respectively. The Company's 10 Executive Officers have an average of 22 years of
experience in the real estate industry and have worked together for an average
of nine years building the AMB real estate business. The Company employs 105
individuals, 88 of whom are located in its San Francisco headquarters and 17 in
its Boston office. Upon consummation of the Offering, the Company's employees
will own approximately 5.6% of the Common Stock (assuming the exchange of all
Units, none of which will be owned by the Executive Officers or the Company's
employees, into shares of Common Stock). See "Management," "Principal
Stockholders" and "Description of Certain Provisions of the Partnership
Agreement of the Operating Partnership -- Redemption/Exchange Rights."
In August 1997, AMB presented a proposal to each of its over 70
institutional clients and fund investors offering them, in connection with the
Formation Transactions, an opportunity to either (i) contribute or exchange
their assets or interests in certain private funds managed and sponsored by AMB
for equity interests in the Company or the Operating Partnership, (ii) retain
their existing direct real estate format and have the Company continue to manage
their investments through the Company's Investment Management Subsidiary or
(iii) terminate their relationships with AMB. In response to this proposal, the
substantial majority of such institutional investors chose to become
stockholders in the Company (or unitholders in the Company's
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<PAGE> 11
Operating Partnership), or to continue their real estate investment through the
Investment Management Subsidiary. See "Formation Transactions."
Upon consummation of the Offering and completion of the Pending
Acquisition, the Company will own 128 properties, comprised of 95 Industrial
Properties and 33 Retail Properties located in 26 markets throughout the United
States. As of September 30, 1997, the Industrial Properties (representing 358
buildings), principally warehouse distribution properties, encompassed
approximately 37.3 million rentable square feet and were 96.0% leased to over
800 tenants. The Retail Properties, principally grocer-anchored community
shopping centers, encompassed approximately 6.3 million rentable square feet
and, as of the same date, were 94.3% leased to over 700 tenants. See "Business
and Properties." The following table sets forth certain summary information with
respect to the Properties, including the Pending Acquisition Properties.
INDUSTRIAL AND RETAIL PROPERTIES BY REGION
<TABLE>
<CAPTION>
INDUSTRIAL PROPERTIES(1) RETAIL PROPERTIES
------------------------------------------- --------------------------- TOTAL
RENTABLE NUMBER RENTABLE ---------------------------------
NUMBER OF NUMBER OF SQUARE % OF OF SQUARE % OF NUMBER OF RENTABLE % OF
REGION PROPERTIES BUILDINGS FEET TOTAL CENTERS FEET TOTAL PROPERTIES SQUARE FEET TOTAL
- ---------------- ---------- --------- ---------- ----- ------- --------- ----- ---------- ----------- ------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Western......... 32 137 12,095,376 32.5% 16 2,615,976 41.8% 48 14,711,352 33.8%
Southern........ 24 91 9,498,594 25.4 10 1,757,546 28.0 34 11,256,140 25.8
Midwestern...... 23 87 10,731,130 28.7 4 710,652 11.3 27 11,441,782 26.2
Eastern......... 16 43 5,008,562 13.4 3 1,184,462 18.9 19 6,193,024 14.2
-- --- ---------- ----- -- --------- ----- --- ---------- -----
Total........... 95 358 37,333,662 100.0% 33 6,268,636 100.0% 128 43,602,298 100.0%
== === ========== ===== == ========= ===== === ========== =====
</TABLE>
- ---------------
(1) Includes the Pending Acquisition Properties. See "Business and
Properties -- Industrial Properties -- Pending Acquisition Properties."
RISK FACTORS
An investment in the Common Stock involves various material risks.
Prospective investors should carefully consider the following risk factors, in
addition to the other information set forth in this Prospectus, before making an
investment decision regarding the shares of Common Stock offered hereby. Each of
these matters could have adverse consequences to the Company. Such risks
include, among others:
- the absence of arm's-length negotiations and third-party appraisals with
respect to the Properties and other assets contributed to the Company in
its formation such that the consideration paid by the Company for such
assets may exceed their fair market value and the market value of the
shares of Common Stock may exceed the stockholders' proportionate share
of the aggregate fair market value of such assets;
- conflicts of interest in connection with the Company's formation and
operation including (i) the influence of certain directors, officers and
significant stockholders on the management and operation of the Company,
and as stockholders, on the outcome of matters submitted to a vote of the
stockholders, (ii) the potential failure to enforce the terms of
agreements, including for the indemnification by the Executive Officers
and other participants in the Formation Transaction for breaches of
representations and warranties relating to the Formation Transactions,
each of which could result in the Company taking action which is not in
the interest of all stockholders and (iii) the continued involvement of
certain of the Company's Executive Officers and directors in other real
estate activities and investments, including 11 retail development
projects in the U.S., a low income housing apartment, a 75% interest in
an office building and less than 1% partnership interests in other office
buildings, which could divert management's attention from the day-to-day
operations of the Company;
- possible conflicts of interest imposed by the fiduciary obligations of
the Company to the limited partners of the Operating Partnership, in its
capacity as the general partner of the Operating Partnership, the
requirement for the limited partners to approve certain amendments
affecting their rights and the ability of the limited partners to approve
certain transactions that affect all stockholders of the Company, which
could result in the Company taking action which is not in the interest of
all stockholders;
2
<PAGE> 12
- taxation of the Company as a corporation if it fails to qualify as a REIT
for Federal income tax purposes, the Company's liability for certain
Federal, state and local income taxes in such event, and the resulting
decrease in cash available for distribution;
- the distribution requirements of REITs which may limit the Company's
ability to finance future acquisitions, expansions and development
without additional debt or equity financing necessary to achieve the
Company's business plan, and risks associated with the Company's reliance
on external sources of capital which, in turn, may adversely affect the
price of the Common Stock;
- the ability of the Board of Directors to change the Company's growth and
investment strategy and its financing, distribution and operating
policies without a vote of the Company's stockholders;
- the need to renew leases or re-lease space upon lease expirations and to
pay renovation and re-leasing costs in connection therewith, the effect
of economic and other conditions on property cash flows and values, the
ability of tenants to make lease payments, the ability of a property to
generate revenue sufficient to meet operating expenses (including future
debt service), and the illiquidity of real estate investments which could
have an adverse effect on Funds from Operations and the Company's
financial condition and results of operations;
- the possible anti-takeover effect of the Company's ability to limit the
actual or constructive ownership of shares of Common Stock to 9.8% of the
outstanding shares of Common Stock, and of certain other provisions
contained in the organizational documents of the Company and the
Operating Partnership, which could have the effect of delaying, deferring
or preventing a transaction or change in control of the Company that
might involve a premium price for the shares of Common Stock or otherwise
would be in the best interests of the Company's stockholders;
- the Company's estimated initial annual distributions will be
approximately 101.6% of the Company's estimated cash available for
distribution for the twelve months ending December 31, 1998, assuming no
expiring leases are renewed during such period (102.9% if the Pending
Acquisition is not completed); the Company expects to fund any
distributions in excess of cash available for distribution from its
Credit Facility;
- the possible failure of investments to perform in accordance with the
Company's expectations, inaccuracy of estimates of costs of improvements
to bring an acquired property up to standards, competition for attractive
investment opportunities and other general risks associated with any real
estate investment which could have an adverse effect on Funds from
Operations and the Company's financial condition and results of
operations;
- the possible unavailability of acquisition and development financing on
favorable terms and delays due to the inability to obtain necessary
permits or authorizations which could have an adverse effect on Funds
from Operations and the Company's financial condition and results of
operations;
- possible uninsured losses or losses in excess of insured limits relating
to certain activities, including fire, rental loss and seismic activity
which could have an adverse effect on Funds from Operations and the
Company's financial condition and results of operations;
- in connection with the Company's property ownership through partnerships
and joint ventures, the possibility that a co-venturer or another partner
in a partnership may (i) become bankrupt while the Company and any other
remaining partners or joint venturers remain liable for the liabilities
of such partnerships or joint ventures, (ii) have economic interests
inconsistent with those of the Company or (iii) sell its interest at a
disadvantageous time or on disadvantageous terms, which could adversely
effect the return realized by the Company in such investments;
- the inability to refinance outstanding indebtedness upon maturity or
refinance such indebtedness on favorable terms, the risks of rising
interest rates in connection with the Company's unsecured line of credit
and other variable-rate borrowings and the ability of the Company to
incur more debt without stockholder approval, thereby increasing its debt
service obligations, which could adversely affect the Company's cash
flow;
3
<PAGE> 13
- dependence on key personnel;
- potential liability of the Company for contingent or unknown liabilities
assumed by the Company as the surviving entity in the Formation
Transactions which could have an adverse effect on Funds from Operations
and the Company's financial condition and results of operations;
- fees earned by the Investment Management Subsidiary will be dependent
upon various factors including the ability to attract and retain
investment management clients and the overall returns achieved on managed
assets which would adversely effect the distributions by the Investment
Management Subsidiary on its equity interests owned by the Company;
- potential liability of the Company for environmental matters and the
costs of compliance with certain government regulations which could have
an adverse effect on Funds from Operations and the Company's financial
condition and results of operations;
- potential increase in real estate taxes resulting from possible
reassessment of certain Properties by local real property tax assessors
as a result of the Formation Transactions and the transfer of interests
in connection therewith which could have an adverse effect on Funds from
Operations and the Company's financial condition and results of
operations; and
- absence of a prior public market for the shares of Common Stock and no
assurance that a public market will develop or be sustained, and
potential adverse effects on the value of the shares of Common Stock from
fluctuations in equity markets or rising market interest rates, which may
negatively impact the price at which shares of Common Stock may be resold
and which may limit the Company's ability to raise additional equity to
finance future development.
BUSINESS AND OPERATING STRATEGIES
The Company focuses its investment activities in hub distribution markets
and retail trade areas throughout the U.S. where opportunities exist to acquire
and develop additional properties on an advantageous basis. The Company believes
that the industrial property sector is well-positioned to benefit from strong
market fundamentals and growth in international trade and that the retail
property sector will benefit from limited new construction in "in-fill"
locations and from projected growth in personal income and retail sales levels
(in-fill locations are those typified by significant population densities and
low availability of land resulting in limited opportunities for new construction
of competitive properties). The Company seeks to capitalize on these current
conditions in the industrial and retail property sectors by implementing the
following business and operating strategies:
- National Property Company. The Company believes that its national
strategy enables it to increase or decrease investments in certain
regions to take advantage of the relative strengths and attractive
investment opportunities in different real estate markets. Through its
presence in markets throughout the U.S., the Company has developed
expertise in leasing, expense management, tenant retention strategies and
property design and configuration.
- Two Complementary Property Types. Management believes that its dual
property strategy provides significant opportunities to allocate capital
and organizational resources and offers the Company an optimal
combination of growth, strong current income and stability through market
cycles.
- Select Market Focus. The Company focuses on acquiring, redeveloping and
operating properties in in-fill locations. As the strength of these
markets continues to grow and the demand for well-located properties
increases, the Company believes that it will benefit from the resulting
upward pressure on rents.
- Research-Driven Market Selection. The Company's decisions regarding the
deployment of capital are experience- and research-driven, with
investments based on thorough qualitative and quantitative research and
analysis of local markets. The Company employs a dedicated research
department using proprietary methodology and systems.
4
<PAGE> 14
- Property Management. The Company actively manages its Properties through
its experienced staff of regional managers, each of whom makes all major
business decisions regarding the Properties. The Company typically
outsources property management to a select group of third-party local
managers with whom the Company has established strong relationships.
Management believes that by utilizing third-party property managers, the
Company is better able to service its customers and more efficiently
manage its costs.
- Disciplined Investment Process. The Company has established a disciplined
approach to the investment process through operating divisions that are
subject to the overall policy direction of its Investment Committee. AMB
has also established efficient and effective proprietary systems and
procedures to manage and track a high volume of acquisition proposals and
transactions.
- Renovation, Expansion and Development. Management believes that value
added renovation and expansion of properties and development of
well-located, high-quality industrial properties and community shopping
centers will continue to provide the Company with attractive
opportunities for increased cash flow and a higher risk-adjusted rate of
return than may be obtained from the purchase of stabilized properties.
- Financing Strategy. The Company intends to operate with a Debt-to-Total
Market Capitalization Ratio generally of less than 45% and plans to
structure its balance sheet in order to obtain an investment grade debt
rating. Upon consummation of the Offering, the Company's Debt-to-Total
Market Capitalization Ratio will be approximately 29.8%. The Company
expects to obtain a $400 million unsecured credit facility for
acquisitions (including, if completed, the Pending Acquisition) and for
general corporate purposes.
STRATEGIES FOR GROWTH
The Company intends to achieve its growth objectives of long-term
sustainable growth in Funds from Operations ("FFO") per share and maximization
of long-term stockholder value principally through the following:
Growth Through Operations. The Company intends to improve operating margins
by capitalizing on the economies of owning, operating and growing a large-scale
national portfolio. In the first nine months of 1997, the Company increased
average contractual or base rental rates on the Contributed Properties by 9.9%
on 292 new and renewing leases totaling 5.7 million rentable square feet
(representing 15.0% of the Contributed Properties' aggregate rentable square
footage). With respect to all Properties, during 1998, leases encompassing an
aggregate of 10.5 million rentable square feet (24.1% of the Company's aggregate
rentable square footage) are subject to contractual rent increases resulting in
an average rent increase per rentable square foot of $0.70, or 6.1%, for an
aggregate increase of $3.7 million. With respect to the Contributed Properties,
leases encompassing an aggregate of 8.8 million rentable square feet
(representing 23.1% of the aggregate rentable square footage) are subject to
contractual rent increases during 1998 resulting in an average rent increase per
rentable square foot of $0.72, or 6.2%, for an aggregate increase of $3.3
million. Based on recent experience and current market trends, management
believes it will have an opportunity to increase the average rental rate on
Property leases expiring during 1998 covering an aggregate of 6.2 million
rentable square feet (5.6 million rentable square feet excluding the Pending
Acquisition Properties).
Growth Through Acquisitions. The Company acquired 93 of the 100 Contributed
Properties and is in the process of acquiring the 28 Pending Acquisition
Properties. The Company believes its significant acquisition experience and its
extensive network of property acquisition sources will continue to provide
opportunities for external growth. Management believes there is a growing trend
among large private institutional holders of real estate assets to shift a
portion of their direct investments in real estate assets to more liquid
securities such as common stock and units in publicly-traded REITs. The Company
believes its relationships with leading pension funds and other institutional
investors will provide an important source of acquisition opportunities.
Growth Through Renovation, Expansion and Development. Management believes
it has the market expertise and access to identify and acquire value added
properties and, on a selective basis, develop new
5
<PAGE> 15
properties. The Company has developed the in-house expertise to create value
through acquiring and managing value added properties and believes its national
market presence and experience will enable it to generate and capitalize on such
opportunities.
THE PENDING ACQUISITION
On October 31, 1997, two of the AMB Predecessors entered into a Purchase
and Sale Agreement (the "Purchase Agreement") with CP Institutional Partners I,
Inc. ("CP") relating to the acquisition (the "Pending Acquisition") by such AMB
Predecessors of 28 industrial properties (the "Pending Acquisition Properties")
located in 11 markets throughout the United States, for a purchase price of
$216.7 million in cash (including related closing costs and fees). The Company
anticipates that the Pending Acquisition, if completed, will be effected
following the Offering with borrowings under the Credit Facility. The Pending
Acquisition Properties are described elsewhere in this Prospectus and the
financial statements contained herein. See "Business and
Properties -- Industrial Properties -- Pending Acquisition Properties."
INVESTMENT MANAGEMENT SUBSIDIARY
In connection with the Formation Transactions, the Company intends to form
the Investment Management Subsidiary to enable the Company to continue providing
real estate investment management services on a fee basis to certain of AMB's
existing clients who are not participating in the Formation Transactions and to
facilitate takeover opportunities and the Company's co-investment program. Upon
completion of the Offering, the Investment Management Subsidiary expects to
manage approximately $495 million of real estate investments for eight existing
institutional clients of AMB, including industrial properties encompassing 4.1
million rentable square feet, retail properties encompassing 0.5 million
rentable square feet and other property types (managed as part of "takeover"
portfolios, where AMB assumed the management and disposition responsibilities of
properties previously managed by others) encompassing 2.1 million rentable
square feet.
The Company intends to grow the operations of the Investment Management
Subsidiary exclusively through its co-investment program and by taking over the
management of portfolios owned by others. Through its co-investment program the
Company expects to generate incremental revenues by leveraging AMB's established
relationships with institutional investors who currently prefer a private market
format for their real estate assets. See "Business and Operating
Strategies -- Investment Management Subsidiary." The continuation of the
investment management business should provide certain other benefits such as:
- The opportunity to earn acquisition, management and incentive fees on
investments acquired on a co-investment basis, in addition to returns
from ownership interests in such investments themselves.
- Economies of scale and operational synergies resulting from the expansion
of the Company's asset base.
- An additional source of private equity financing.
- The ability to share the risks associated with development and value
added projects with co-investment partners.
- A potential source of acquisition opportunities in co-investment partners
who wish to contribute their property interests to the Company.
In order to comply with Federal tax requirements for REIT status, the
Company will own 100% of the non-voting preferred stock of the Investment
Management Subsidiary (representing 95% of its economic interest). All of the
outstanding voting common stock of the Investment Management Subsidiary
(representing 5% of its economic interest) will be owned by the Executive
Officers. The co-investment program will also be subject to ERISA requirements
with respect to pension plan investors subject to ERISA.
The Company is self-administered and expects to qualify as a REIT for
Federal income tax purposes beginning with the year ending December 31, 1997.
The principal executive offices of the Company and the
6
<PAGE> 16
Operating Partnership are located at 505 Montgomery Street, San Francisco,
California 94111, and their telephone number is (415) 394-9000.
FINANCING POLICIES
The Company's financing policies and objectives are determined by its Board
of Directors and may be altered without the consent of the Company's
stockholders. The Company's organizational documents do not limit the amount of
indebtedness that it may incur. The Company presently intends to limit its
Debt-to-Total Market Capitalization Ratio to approximately 45%. As of September
30, 1997, on a pro forma basis after giving effect to the Formation Transactions
and Offering and the application of the net proceeds therefrom as described in
"Use of Proceeds," and the completion of the Pending Acquisition, the Company's
Debt-to-Total Market Capitalization Ratio was approximately 29.8% (approximately
28.4% if the Underwriters' over-allotment option is exercised in full).
Excluding the effect of the Pending Acquisition, the Company's Debt-to-Total
Market Capitalization Ratio was approximately 23.2% (approximately 22.8% if the
Underwriters' over-allotment option is exercised in full). The Company believes
that the Debt-to-Total Market Capitalization Ratio is a useful indicator of a
company's ability to incur indebtedness and has gained acceptance as an
indicator of leverage for real estate companies. The Company intends to utilize
one or more sources of capital for future acquisitions, development and capital
improvements, which may include undistributed cash flow, borrowings under the
Credit Facility (as defined below), issuance of debt or equity securities, funds
from its co-investment partners and other bank and/or institutional borrowings.
There can be no assurance, however, that the Company will be able to obtain
capital for any such acquisitions, developments or improvements on terms
favorable to the Company. See "Strategies For Growth," "Risk Factors -- Debt
Financing" and "Business and Properties -- Debt Financing."
Shortly following the consummation of the Offering, the Company expects to
obtain a $500 million credit facility to be used principally for acquisitions
(including, if completed, the Pending Acquisition) and for general corporate
purposes. See "Business and Properties -- Debt Financing -- Unsecured Debt."
Certain of the Properties secure indebtedness with an aggregate principal amount
outstanding at September 30, 1997 on a historical combined basis of $514.4
million. See "Business and Properties -- Debt Financing -- Secured Debt" and
"-- Mortgage Debt."
FORMATION AND STRUCTURE OF THE COMPANY
The Company and the Operating Partnership will be formed shortly before
consummation of the Offering. The Investment Management Subsidiary will be
formed to succeed to AMB's investment management business. Concurrently with the
consummation of the Offering, the Company, the Operating Partnership and the
Investment Management Subsidiary will engage in certain transactions (the
"Formation Transactions") designed to enable the Company to continue and grow
the real estate operations of the AMB Predecessors, to facilitate the Offering,
to enable the Company to qualify as a REIT for Federal income tax purposes
commencing with its taxable year ending December 31, 1997 and to preserve
certain tax advantages for the existing owners of the Properties.
The Formation Transactions include the following:
- (i) CIF, VAF and the Company's predecessor, AMB, will effect a series of
mergers pursuant to which such entities will merge into the Company, with
the institutional stockholders of CIF and VAF and the current
stockholders of AMB receiving shares of Common Stock or, in the case of
CIF stockholders and VAF stockholders, to a limited extent, cash; (ii)
the limited partnership interests in WPF (the "WPF Interests") will be
contributed to the Company in exchange for shares of Common Stock, or, to
a limited extent, cash; (iii) the real property interests of the
Individual Account Investors will be contributed to either the Company in
exchange for shares of Common Stock or to the Operating Partnership in
exchange for Units, or, to a limited extent, cash; (iv) the interests of
certain current owners of joint venture interests in the Properties will
be contributed to the Operating Partnership in exchange for Units; (v)
the Company will contribute substantially all of its assets, subject to
its
7
<PAGE> 17
liabilities, to the Operating Partnership, in exchange for the general
partnership interest therein; and (vi) the Operating Partnership and the
Executive Officers will contribute certain assets and cash to the
Investment Management Subsidiary in exchange for its stock.
- The Company will sell shares of Common Stock in the Offering.
- The Company will contribute the Contributed Properties and the net
proceeds of the Offering to the Operating Partnership in exchange for a
97.2% interest therein represented by a number of units of general
partnership interest ("GP Units") equal to the total number of shares of
Common Stock to be outstanding after the Offering.
- The Executive Officers, during the second year following the Offering,
may receive a profits interest in the Operating Partnership in the form
of units ("Performance Units"), depending on the trading price of and
dividends on the Common Stock. The issuance of any Performance Units is
subject to a share escrow arrangement with certain Continuing Investors
and will not dilute the interests of purchasers of Common Stock in the
Offering. The maximum number of Performance Units which may be issued is
expected to be 4,241,803.
- Cash in an amount equal to the net working capital balances of the AMB
Predecessors as of the consummation of the Formation Transactions will be
distributed to the investors in the AMB Predecessors approximately 60
days thereafter.
All persons and entities receiving shares of Common Stock or Units in the
Formation Transactions (i.e., the Continuing Investors), and all persons who may
receive Performance Units are "accredited investors" as defined in Regulation D
under the Securities Act. The irrevocable consent of each of the Continuing
Investors to the Formation Transactions was received before September 18, 1997
pursuant to a private solicitation thereof in compliance with Regulation D.
Following the consummation of the Offering, (i) the Operating Partnership
will directly or indirectly own interests in all of the Properties and (ii) all
of the outstanding shares of Common Stock will be owned by the purchasers of the
Common Stock in the Offering and the Continuing Investors. As a consequence of
the Formation Transactions, the Company will be the general partner of, and will
own 97.2% of the ownership interests in, the Operating Partnership. The
remaining 2.8% ownership interest in the Operating Partnership will be owned by
Individual Account Investors that elected to receive Units in lieu of shares of
Common Stock and certain owners of joint venture interests in the Properties
which have agreed to contribute their interests in the joint ventures to the
Operating Partnership in the Formation Transactions.
BENEFITS OF THE FORMATION TRANSACTIONS AND THE OFFERING TO THE EXECUTIVE
OFFICERS AND AFFILIATES OF THE COMPANY
Certain Executive Officers and affiliates of the Company will realize
certain material benefits in connection with the Formation Transactions,
including the following:
- The current stockholders of AMB, who are comprised entirely of the
Executive Officers and certain of their affiliated trusts, will be the
beneficial owners of an aggregate of 4,746,624 shares of Common Stock
with a total value of $99.7 million (based on the assumed initial public
offering price of $21 per share). Such shares will be issued in exchange
for the shares of AMB in the Formation Transactions. The aggregate net
book value of such shares of AMB common stock as of September 30, 1997
was approximately $9.5 million. The cost of such shares to the current
AMB stockholders was $2.6 million, resulting in an unrealized gain of
$97.1 million. The Company does not believe that the net book value of
such shares of AMB common stock (which reflects the historical cost of
such interests and assets of AMB and does not reflect the value of its
client base, management portfolio business systems or employees) is
equivalent to the fair market value of such shares, but the fair market
value of such shares may vary from the value of the shares of Common
Stock issued in exchange therefor.
- The Executive Officers, in their capacity as limited partners of the
Operating Partnership, may become the beneficial owners of up to
4,241,803 Performance Units during the second year following the
8
<PAGE> 18
Offering. Such Performance Units will be issued depending on the trading
price of and dividends on the Common Stock as of each Measurement Date
and will be similar to Units in many respects. Any issuance of these
Performance Units will not dilute the interests of the purchasers of
Common Stock in the Offering. See "Formation and Structure of the
Company -- Escrows of Shares; Performance Units and Performance Shares."
- The former AMB stockholders will serve as the Executive Officers of the
Company, will enter into employment agreements with the Company and will
participate in the Stock Incentive Plan, including receiving grants of
options to purchase an aggregate of 1,885,000 shares of Common Stock at
the initial offering price, all as set forth under
"Management -- Executive Compensation."
- Commencing on the first anniversary of the Offering, Continuing Investors
who received Units in the Formation Transactions, and Executive Officers,
in their capacity as limited partners of the Operating Partnership, who
receive Performance Units, will have certain registration rights with
respect to shares of Common Stock that may be issued in exchange for such
Units and Performance Units.
- The Company will assume a line of credit balance of AMB of not more than
$1.1 million incurred in connection with AMB's purchase of furniture,
fixtures and equipment, leasehold interests and other assets historically
used in connection with the Company's business from AMB Investments, Inc.
("AMBI"), a corporation owned entirely by certain Executive Officers. The
total purchase price of the assets (equal to their approximate net book
value) will be paid partly with the proceeds of the above indebtedness
and partly through the reduction of an intercompany debt owed by AMBI to
AMB. The Company will also assume a note payable of AMBI to WPF in the
amount of $791,925 as consideration for the transfer to the Company of
AMBI's general partner interest in WPF (which the Company believes has a
value equal to or greater than the amount of the note).
- Certain Executive Officers will be relieved of their respective
guarantees of a portion of a $4.0 million revolving line of credit of
AMB, of which approximately $1.1 million is expected to be outstanding as
of the consummation of the Formation Transactions.
- A portion of the incentive fees earned and paid to the Investment
Management Subsidiary after the consummation of the Offering, in respect
of assets subject to such arrangements with AMB at the time of the
Formation Transactions, will be allocated to certain officers and
employees of the Company.
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<PAGE> 19
ORGANIZATION
The Company, the Operating Partnership and their subsidiaries have been
organized in a manner to facilitate the completion of the Formation Transactions
and the Offering. The Company will be the sole general partner of the Operating
Partnership and the other holders of Units will be limited partners. See
"Formation and Structure of the Company -- Formation Transactions."
The following diagram illustrates the structure of the Company, the
Operating Partnership and the Investment Management Subsidiary:
[Organizational Structure Chart showing the ownership of (i) the Company which
is 85.4% owned by the Continuing Investors (including 5.8% by the Executive
Officers) and 14.6% owned by persons acquiring shares in the Offering, (ii) the
Operating Partnership which is 97.2% owned by the Company, as sole general
partner, and 2.8% owned by certain Continuing Investors as limited partners,
(iii) the Investment Management Subsidiary, of which 100% of the nonvoting
preferred stock is owned by the Operating Partnership and 100% of the voting
common stock is owned by the Executive Officers and (iv) the Properties which
are owned directly or indirectly by the Operating Partnership as set forth in
footnote 2 below.]
(1) Such ownership interests are determined without giving effect to the
exchange of Units (none of which is owned by the Executive Officers or the
Company's other employees) representing limited partnership interests in the
Operating Partnership. See "Description of Certain Provisions of the
Partnership Agreement of the Operating Partnership -- Redemption/Exchange
Rights."
(2) Such ownership interests are determined without giving effect to the
exchange of Units (none of which is owned by the Executive Officers or the
Company's other employees) representing such limited partnership interests
for shares of Common Stock. See "Description of Certain Provisions of the
Partnership Agreement of the Operating Partnership -- Redemption/Exchange
Rights." For local law purposes, Properties in certain states may be owned
through limited partnerships and limited liability companies owned 99% by
the Operating Partnership and 1% by a wholly-owned subsidiary of the
Company. The ownership of such Properties through such limited partnerships
will not materially affect the Company's overall ownership of the interests
in the Properties.
(3) The Investment Management Subsidiary is owned by the Operating Partnership,
which owns 100% of the nonvoting preferred stock (representing a 95%
economic interest therein), and the Executive Officers, who collectively own
100% of the voting common stock (representing a 5% economic interest
therein). The Investment Management Subsidiary will conduct its business
through the Investment Management Partnership, of which it will be the sole
general partner and own the entire capital interest. The Executive Officers
will own a profits interest in the Investment Management Partnership
relating to the allocation of a portion of the incentive fees with respect
to assets managed by AMB prior to the Offering.
10
<PAGE> 20
THE INDUSTRIAL AND RETAIL PROPERTIES
The following tables set forth certain information relating to the
Industrial Properties and Retail Properties as of September 30, 1997.
INDUSTRIAL PROPERTIES BY REGION
AS OF SEPTEMBER 30, 1997(1)
<TABLE>
<CAPTION>
PERCENTAGE ANNUALIZED
OF TOTAL PERCENTAGE BASE RENT
NUMBER NUMBER RENTABLE INDUSTRIAL ANNUALIZED OF NUMBER PER LEASED
OF OF SQUARE RENTABLE PERCENTAGE BASE RENT ANNUALIZED OF SQUARE
REGION PROPERTIES BUILDINGS FEET SQUARE FEET LEASED (000S) BASE RENT LEASES FOOT(2)
- ------------- ---------- --------- ----------- ----------- ---------- ---------- ---------- --------- ----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Western...... 32 137 12,095,376 32.5% 97.7% $ 56,774 37.9% 315 $ 4.80
Southern..... 24 91 9,498,594 25.4 97.3 37,651 25.1 301 4.07
Midwestern... 23 87 10,731,130 28.7 94.4 36,199 24.2 231 3.57
Eastern...... 16 43 5,008,562 13.4 92.9 19,239 12.8 79 4.13
-- --- ---------- ----- ---- -------- ----- --- -----
Total/Weighted
Average.... 95 358 37,333,662 100.0% 96.0% $149,863 100.0% 926 $ 4.18
== === ========== ===== ==== ======== ===== === =====
</TABLE>
- ---------------
(1) Includes the Pending Acquisition Properties. See "Business and
Properties -- Industrial Properties -- Pending Acquisition Properties."
(2) Calculated as Annualized Base Rent divided by rentable square feet actually
leased as of September 30, 1997.
RETAIL PROPERTIES BY REGION
AS OF SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
LEASED PERCENTAGE ANNUALIZED
LEASED NON- OF TOTAL BASE RENT
ANCHOR ANCHOR AVAILABLE TOTAL RETAIL PERCENTAGE PER
NUMBER RENTABLE RENTABLE RENTABLE RENTABLE RENTABLE ANNUALIZED OF LEASED
OF SQUARE SQUARE SQUARE SQUARE SQUARE PERCENTAGE BASE RENT ANNUALIZED SQUARE
REGION CENTERS FEET(1) FEET FEET FEET FEET LEASED (000S) BASE RENT FOOT(2)
- ----------------- --------- --------- --------- --------- ---------- ---------- ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Western..... 16 1,539,698 991,953 84,325 2,615,976 41.8% 96.8% $ 33,023 47.0% $13.04
Southern.... 10 1,108,510 443,705 205,331 1,757,546 28.0 88.3 17,414 24.8 11.22
Midwestern.. 4 552,707 138,400 19,545 710,652 11.3 97.2 6,698 9.5 9.69
Eastern..... 3 1,005,618 130,010 48,834 1,184,462 18.9 95.9 13,119 18.7 11.55
-- --------- --------- ------- --------- ----- ---- -------- ----- ------
Total/Weighted
Average... 33 4,206,533 1,704,068 358,035 6,268,636 100.0% 94.3% $ 70,254 100.0% $11.89
== ========= ========= ======= ========= ===== ==== ======== ===== ======
</TABLE>
- ---------------
(1) Anchor Tenants are those retail tenants occupying more than 10,000 rentable
square feet and all grocers and drugstores located at the Retail Properties.
(2) Calculated as total Annualized Base Rent divided by rentable square feet
actually leased as of September 30, 1997.
11
<PAGE> 21
RENOVATION, EXPANSION AND DEVELOPMENT PROJECTS IN PROGRESS
The following table sets forth the Properties owned by the Company which
are currently undergoing renovation, expansion or development. Other data with
respect to completed portions of renovation, expansion and development projects
are included in the geographic diversification, occupancy and Annualized Base
Rent information presented elsewhere in this Prospectus.
<TABLE>
<CAPTION>
DEVELOPMENT ACTIVITY
------------------------------------------------------
INITIAL TOTAL
ACQUISITION SQUARE FEET ESTIMATED ESTIMATED SQUARE FEET
PROPERTY DATE PRICE AT COMPLETION INVESTMENT(4) AT
NAME LOCATION ACQUIRED (000S) ACQUISITION TYPE(2) DATE(3) (000S) COMPLETION
- ---------- -------------------- -------- ----------- ----------- ------------ ---------- ------------- -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Industrial
Properties
Dock's
Corner... South Brunswick, NJ May-96 $21,000 554,521 Expansion July-98 $46,900 1,200,000
Fairway
Drive
Phase
II.... San Leandro, CA Aug-96 5,400 175,325 Development Jan-98 10,600 255,300
Fairway
Drive
Phase
III... San Leandro, CA Aug-97 1,100 --(1) Development Aug-98 4,800 115,000
Mendota
Heights... Mendota Heights, MN Jun-97 1,100 --(1) Development Nov-97 6,900 150,400
------ ------- ------ ---------
Subtotal-
Industrial... 28,600 729,846 69,200 1,720,700
Retail
Properties
Palm
Aire... Miami, FL May-96 3,100 143,987 Renovation Feb-98 11,500 144,300
Southwest
Pavilion... Reno, NV Sep-90 8,600 76,757 Expansion May-98 9,100 80,800
------ ------- ------ ---------
Subtotal-Retail... 11,700 220,744 20,600 225,100
------ ------- ------ ---------
Total..... $40,300 950,590 $89,800 1,945,800
====== ======= ====== =========
</TABLE>
- ---------------
(1) Represents the development of a building.
(2) Renovation with respect to a Property means capital improvements which have
totaled 20% or more of the total cost of such Property within a 24-month
period or have resulted in a material improvement of the physical condition.
Expansion with respect to a Property means construction resulting in an
increase in the rentable square footage of an existing structure or the
development of additional buildings on a property on which existing
buildings are located. Development with respect to a Property means new
construction on a previously undeveloped location.
(3) Represents expected date of shell completion. Such dates are based upon the
Company's current planning estimates and forecasts and therefore are subject
to change.
(4) Represents total estimated cost of renovation, expansion or development,
including initial acquisition costs. The estimates are based on the
Company's current planning estimates and forecasts and therefore are subject
to change.
12
<PAGE> 22
THE OFFERING
<TABLE>
<S> <C>
Common Stock offered hereby
United States offering..................................... 9,600,000
International offering..................................... 2,400,000
-----------
Total................................................... 12,000,000
Common Stock to be outstanding after the Offering(1)......... 81,963,529
Units to be outstanding after the Offering(2)................ 2,386,910
Common Stock and Units to be outstanding after the
Offering(1)................................................ 84,350,439
Use of Proceeds.............................................. To repay indebtedness, acquire interests
in Properties from certain investors in
the Formation Transactions and for
general corporate and working capital
purposes.
Proposed NYSE Symbol......................................... "AMB"
</TABLE>
- ---------------
(1) Excludes 5,750,000 shares of Common Stock reserved for issuance pursuant to
the Company's 1997 Stock Option and Incentive Plan (the "Stock Incentive
Plan"), of which (i) up to 5,712 restricted shares of Common Stock may be
issued to certain independent directors following completion of the Offering
and (ii) approximately 3,143,750 shares will be subject to options expected
to be granted upon completion of the Offering. See
"Management -- Compensation of the Board of Directors" and "-- Stock
Incentive Plan."
(2) Units are redeemable for cash or, at the Company's option, exchangeable on a
one-for-one basis for shares of Common Stock, subject to certain exceptions.
See "Description of Certain Provisions of the Partnership Agreement of the
Operating Partnership -- Redemption/Exchange Rights."
DISTRIBUTIONS
The Company intends to make regular quarterly distributions to its
stockholders, commencing with a pro rata distribution for the period from the
completion of the Offering through December 31, 1997 based upon $0.3425 per
share for a full quarter. On an annualized basis, this would be $1.37 per share
(none of which is expected to be a return of capital for tax purposes for the
period from the completion of the Offering through December 31, 1997), or an
annual distribution rate of approximately 6.52% based on an assumed initial
public offering price per share of $21 (representing the midpoint of the range
set forth on the cover page of this Prospectus). The Company estimates that
approximately 19% of the estimated cash distributions for the 12 months ending
December 31, 1998 will be a return of capital for tax purposes. The Company
intends to maintain its initial distribution rate for the 12-month period
following completion of the Offering unless actual results of operations,
economic conditions or other factors adversely affect its cash available for
distribution. Actual distributions will be determined by the Board of Directors
and will be dependent upon a number of factors. In addition, in order to
maintain its qualification as a REIT under the Code, the Company will be
required to distribute 95% of its taxable income to its stockholders. See
"Distributions." The Company does not intend to reduce the expected distribution
per share if the Underwriters' over-allotment option is exercised.
TAX STATUS OF THE COMPANY
The Company will elect to be taxed as a REIT under Sections 856 through 860
of the Internal Revenue Code of 1986, as amended (the "Code"), commencing with
its taxable year ending December 31, 1997, and believes its current organization
and method of operation will enable it to meet the requirements for
qualification as a REIT. To maintain REIT status, an entity must meet a number
of organizational and operational requirements, including a requirement that it
currently distribute at least 95% of its REIT taxable income (determined without
regard to the dividends paid deduction and by excluding net capital gains) to
its stockholders. As a REIT, the Company generally will not be subject to
Federal income tax on net income it distributes currently to its stockholders.
If the Company fails to qualify as a REIT in any taxable year, it will be
subject to Federal income tax at regular corporate rates and may not be able to
qualify as a REIT for the four subsequent taxable years. See "Risk
Factors -- Adverse Consequences of Failure to Qualify as a REIT" and "Federal
Income Tax Consequences -- Failure of the Company to Qualify as a REIT." In the
opinion of Latham & Watkins, tax counsel to the Company, commencing with the
Company's taxable year ending December 31, 1997, the Company will be organized
in conformity with the requirements for qualification and taxation as a REIT,
and its proposed method of operation will enable it to meet the requirements for
qualification and taxation as a REIT under the Code. See
13
<PAGE> 23
"Federal Income Tax Consequences -- Taxation of the Company." Such legal
opinion, however, is based on various assumptions and factual representations by
the Company regarding the Company's ability to meet the various requirements for
qualification as a REIT, and no assurance can be given that actual operating
results will meet these requirements. Such legal opinion is not binding on the
Internal Revenue Service ("IRS") or any court. Moreover, the Company's
qualification and taxation as a REIT will depend upon its ability to meet
(through actual annual operating results, distribution levels and diversity of
stock ownership) the various qualification tests imposed under the Code, the
results of which will not be reviewed by Latham & Watkins. Even if the Company
qualifies for taxation as a REIT, the Company may be subject to certain Federal,
state and local taxes on its income and property. In addition, the Investment
Management Subsidiary will be subject to Federal and state income tax at regular
corporate rates on its net income.
SUMMARY FINANCIAL AND OTHER DATA
The following tables set forth summary financial and other data on a pro
forma basis for the Company (giving effect to the completion of the Offering and
the Pending Acquisition), on an historical basis for AMB and on an historical
combined basis for the AMB Contributed Properties. The historical financial
information contained in the tables has been derived from and should be read in
conjunction with the financial statements and notes thereto of AMB and the
combined financial statements and notes thereto of the AMB Contributed
Properties included elsewhere in this Prospectus. The AMB Predecessors will
consummate the Formation Transactions immediately prior to the Offering. In
accordance with GAAP, the Formation Transactions will be accounted for as a
purchase of real estate assets by AMB.
The accompanying unaudited pro forma condensed consolidated balance sheet
and other data as of September 30, 1997 have been prepared to reflect (i) the
acquisition and contribution of properties subsequent to September 30, 1997,
(ii) the partial disposition of a property subsequent to September 30, 1997,
(iii) the Formation Transactions, (iv) the completion of the Pending
Acquisition, (v) the Offering and the application of the net proceeds therefrom
and (vi) certain other adjustments as if such transactions and adjustments had
occurred on September 30, 1997. The accompanying unaudited pro forma condensed
consolidated operating and other data have been prepared to reflect (i) the
incremental effect of the acquisition of properties during the nine months ended
September 30, 1997 and during the year ended December 31, 1996, (ii) the
acquisition and contribution of properties subsequent to September 30, 1997,
(iii) the incremental effect of the disposition or partial disposition of
properties during 1996 and 1997, (iv) the Formation Transactions, (v) the
completion of the Pending Acquisition, (vi) pro forma debt adjustments resulting
from repayment of indebtedness with net proceeds of the Offering and (vii)
certain other adjustments as if such transactions and adjustments had occurred
on January 1, 1996.
In the opinion of management, the pro forma condensed consolidated
financial information provides for all adjustments necessary to reflect the
effects of the Formation Transactions, the Pending Acquisition, the Offering,
property acquisitions and dispositions and certain other transactions. The pro
forma information is unaudited and is not necessarily indicative of the
consolidated results that would have occurred if the transactions and
adjustments reflected therein had been consummated in the period or on the date
presented, or on any particular date in the future, nor does it purport to
represent the financial position, results of operations or changes in cash flows
for future periods.
14
<PAGE> 24
AMB PROPERTY CORPORATION
SUMMARY FINANCIAL AND OTHER DATA
(IN THOUSANDS EXCEPT PER SHARE DATA, PERCENTAGES AND NUMBER OF PROPERTIES)
<TABLE>
<CAPTION>
AS OF AND FOR THE NINE
MONTHS
ENDED SEPTEMBER 30,
AS OF AND FOR THE YEARS ENDED DECEMBER 31, ------------------------
----------------------------------------------------------------------------
COMPANY AMB CONTRIBUTED
AMB CONTRIBUTED PROPERTIES(1) PRO FORMA(2) PROPERTIES(1)
------------------------------------------------------------- ------------ ------------------------
1992 1993 1994 1995 1996 1996 1996 1997
--------- --------- ---------- ---------- ----------- ------------ ---------- -----------
(UNAUDITED) (UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Revenues............ $ 9,644 $ 24,398 $ 51,682 $ 108,249 $ 167,953 $ 265,550 $ 121,212 $ 169,284
Property operating
expenses and real
estate taxes...... 1,729 6,245 13,577 30,641 45,813 73,864 33,473 46,398
Interest expense.... 34 4,700 12,023 20,533 26,867 50,869 18,927 35,517
Depreciation and
amortization...... 2,078 4,642 8,812 17,524 28,591 46,985 20,549 26,686
Asset management
fees to
affiliates........ 733 1,746 3,167 6,250 9,508 -- 6,593 12,568
General,
administrative and
other expenses.... 513 194 350 782 838 7,233 586 674
Income from
operations before
disposal of
properties and
minority
interest.......... 4,557 6,871 13,753 32,519 56,336 86,599 41,084 47,441
Net income.......... 4,557 6,871 13,194 32,531 54,400 83,216 40,449 46,835
Pro forma net income
per share(3)...... $ 1.02
BALANCE SHEET DATA:
Investment in real
estate (before
accumulated
depreciation)..... $ 196,202 $ 323,230 $ 666,672 $1,018,681 $ 1,616,091 $1,266,284 $1,901,162
Net investment in
real estate....... 193,655 316,041 650,493 984,955 1,554,387 1,210,934 1,813,326
Total assets........ 200,004 326,586 721,131 1,117,181 1,622,559 1,274,487 1,904,875
Mortgage loans(4)... 47,500 100,496 201,959 254,067 403,321 322,872 443,324
Secured debt
facility(4)....... -- -- -- -- 73,000 -- 73,000
Secured line of
credit............ -- -- -- -- 46,313 27,013 43,613
Credit Facility..... -- -- -- -- 25,500 -- 181,300
Stockholders'
equity............ 150,193 208,043 490,111 837,199 1,027,601 892,040 1,097,801
OTHER DATA:
EBITDA(5)........... $ 6,669 $ 16,213 $ 34,588 $ 70,576 $ 111,794 $ 184,453 $ 80,560 $ 109,644
Funds from
Operations(6)..... 6,635 11,513 21,945 49,788 84,204 131,842 60,767 73,199
Cash flows provided
by (used in):
Operating
activities........ 7,275 12,429 28,522 52,408 90,918 138,556 66,043 81,585
Investing
activities........ (156,126) (121,397) (346,940) (355,725) (572,280) (1,155,338) (224,417) (283,866)
Financing
activities........ 152,326 110,161 372,046 355,246 404,008 1,024,427 81,218 215,216
PROPERTY DATA:
INDUSTRIAL
PROPERTIES
Total rentable
square footage of
properties at end
of period......... 1,963 5,638 13,364 21,598 29,609 24,974 31,834(7)
Number of properties
at end of
period............ 5 12 28 44 60 54 67(7)
Occupancy rate at
end of period..... 94.5% 97.4% 96.9% 97.3% 97.2% 94.2% 95.6%
RETAIL PROPERTIES
Total rentable
square footage of
properties at end
of period......... 997 1,074 2,422 3,299 5,282 4,189 6,269
Number of properties
at end of
period............ 8 9 14 19 30 23 33
Occupancy rate at
end of period..... 97.0% 96.5% 93.7% 92.4% 92.4% 90.9% 94.3%
<CAPTION>
COMPANY
PRO FORMA(2)
------------
1997
------------
(UNAUDITED)
<S> <C>
OPERATING DATA:
Revenues............ $ 210,048
Property operating
expenses and real
estate taxes...... 59,780
Interest expense.... 37,550
Depreciation and
amortization...... 35,298
Asset management
fees to
affiliates........ --
General,
administrative and
other expenses.... 5,651
Income from
operations before
disposal of
properties and
minority
interest.......... 71,769
Net income.......... 68,810
Pro forma net income
per share(3)...... $ 0.84
BALANCE SHEET DATA:
Investment in real
estate (before
accumulated
depreciation)..... $2,430,274
Net investment in
real estate....... 2,430,274
Total assets........ 2,465,347
Mortgage loans(4)... 459,730
Secured debt
facility(4)....... 75,176
Secured line of
credit............ --
Credit Facility..... 216,700
Stockholders'
equity............ 1,589,978
OTHER DATA:
EBITDA(5)........... $ 144,617
Funds from
Operations(6)..... 105,761
Cash flows provided
by (used in):
Operating
activities........ 114,147
Investing
activities........ (3,603)
Financing
activities........ (87,871)
PROPERTY DATA:
INDUSTRIAL
PROPERTIES
Total rentable
square footage of
properties at end
of period......... 37,334
Number of properties
at end of
period............ 95
Occupancy rate at
end of period..... 96.0%
RETAIL PROPERTIES
Total rentable
square footage of
properties at end
of period......... 6,269
Number of properties
at end of
period............ 33
Occupancy rate at
end of period..... 94.3%
</TABLE>
15
<PAGE> 25
<TABLE>
<CAPTION>
AS OF AND FOR THE
NINE MONTHS ENDED
AS OF AND FOR THE YEARS ENDED DECEMBER 31, SEPTEMBER 30,
------------------------------------------------------------- -------------------------
AMB(8) 1992 1993 1994 1995 1996 1996 1997
- -------------------- --------- --------- ---------- ---------- ----------- ------------ ----------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Revenues............ $ 7,040 $ 7,155 $ 12,865 $ 16,865 $ 23,991 $ 14,657 $ 23,305
Expenses............ 5,850 6,357 9,940 13,569 16,851 11,516 14,312
Net income.......... 1,190 798 2,925 3,262 7,003 3,041 8,982
BALANCE SHEET DATA:
Total assets........ $ 3,275 $ 2,739 $ 4,092 $ 4,948 $ 7,085 $ 5,113 $ 13,782
Stockholders'
equity............ 3,029 2,480 3,848 4,241 6,300 3,749 9,523
OTHER DATA:
Cash flows provided by (used in):
Operating
activities........ $ 1,071 $ 372 $ 2,705 $ 2,187 $ 6,866 $ 4,261 $ 11,121
Investing
activities........ -- 242 -- -- -- -- (1,436)
Financing
activities........ (405) (1,325) (1,557) (2,869) (4,978) (3,568) (6,554)
</TABLE>
- ---------------
(1) Represents historical combined financial and other data for the AMB
Contributed Properties. See Note 1 to Combined Financial Statements of the
AMB Contributed Properties.
(2) For an understanding of the adjustments included in the preparation of the
pro forma financial information, see the Pro Forma Financial Information
(unaudited) of AMB Property Corporation and the notes thereto included
elsewhere in this Prospectus.
(3) Pro forma net income per share equals the pro forma net income divided by
81,963,529 shares.
(4) Mortgage loans and secured debt facility on a pro forma basis as of
September 30, 1997 include debt premiums of approximately $16.4 million and
$2.2 million, respectively. See Note 5 to the Pro Forma Condensed
Consolidated Balance Sheet of AMB Property Corporation.
(5) EBITDA is computed as income from operations before disposal of properties
and minority interests plus interest expense, income taxes, depreciation and
amortization. Management believes that in addition to cash flows and net
income, EBITDA is a useful financial performance measure for assessing the
operating performance of an equity REIT because, together with net income
and cash flows, EBITDA provides investors with an additional basis to
evaluate the ability of a REIT to incur and service debt and to fund
acquisitions and other capital expenditures. To evaluate EBITDA and the
trends it depicts, the components of EBITDA, such as rental revenues, rental
expenses, real estate taxes and general and administrative expenses, should
be considered. See "Management's Discussion and Analysis of Financial
Condition and Results of Operations." Excluded from EBITDA are financing
costs such as interest as well as depreciation and amortization, each of
which can significantly affect a REIT's results of operations and liquidity
and should be considered in evaluating a REIT's operating performance.
Further, EBITDA does not represent net income or cash flows from operating,
financing and investing activities as defined by GAAP and does not
necessarily indicate that cash flows will be sufficient to fund cash needs.
It should not be considered as an alternative to net income as an indicator
of the Company's operating performance or to cash flows as a measure of
liquidity.
(6) FFO represents net income (loss) before minority interests and extraordinary
items, adjusted for depreciation on real property and amortization of tenant
improvement costs and lease commissions, gains (losses) from the disposal of
properties and FFO attributable to minority interests in consolidated joint
ventures whose interests are not convertible into shares of Common Stock. In
addition to cash flow and net income, management considers FFO to be one
additional measure of the performance of an equity REIT because together
with net income and cash flows, FFO provides investors with an additional
basis to evaluate the ability of an entity to incur and service debt and to
fund acquisitions and other capital expenditures. However, FFO does not
measure whether cash flow is sufficient to fund all of an entity's cash
needs including principal amortization, capital improvements and
distributions to stockholders. FFO does not actually represent the cash made
available to investors during any particular period. FFO also does not
represent cash generated from operating, investing or financing activities
as determined in accordance with GAAP. FFO should not be considered as an
alternative to net income as an indicator of an entity's operating
performance or as an alternative to cash flow as a measure of liquidity.
Further, FFO as disclosed by other REITs may not be comparable to the
Company's calculation of FFO. The Company calculates FFO in accordance with
the White Paper on FFO approved by the Board of Governors of NAREIT in March
1995.
(7) Includes four Properties which will be acquired by the Company in connection
with the Formation Transactions. See "Business and Properties."
(8) Represents the historical financial and other data of AMB for periods prior
to the Formation Transactions.
16
<PAGE> 26
RISK FACTORS
An investment in the shares of Common Stock involves various material
risks. Prospective investors should carefully consider the following risk
factors in connection with an investment in the shares of Common Stock offered
hereby.
CONFLICTS OF INTEREST
Absence of Arm's-Length Negotiations in the Formation Transactions
No arm's-length negotiations or third-party appraisals with respect to the
valuation of the Properties and other assets contributed to the Company were
obtained by the Company in connection with the Formation Transactions, including
the purchase by the Company of certain assets for $1.1 million from an affiliate
of AMB owned by Messrs. Abbey, Moghadam and Burke. See "Formation and Structure
of the Company -- Formation Transactions." As a result, the consideration paid
by the Company for such assets may exceed their fair market value and the market
value of the shares of Common Stock may exceed a stockholder's proportionate
share of the aggregate fair value of such assets. Further, there were no
arm's-length negotiations with respect to other terms of the Formation
Transactions, in particular with respect to the representations and warranties
made by the contributors of properties to the Company, or the indemnification
provided for breach of such representations and warranties. Such indemnification
is limited generally to an amount equal to 1% of the value of consideration paid
by the Company for the Contributed Properties and the business of the Investment
Management Subsidiary. In addition, the Executive Officers of AMB, who had
significant influence in structuring the Formation Transactions, will receive
substantial economic benefits as a result of the Formation Transactions.
Further, in the course of structuring the Formation Transactions, such persons
had the ability to influence the type and level of benefits that they, as
Executive Officers of the Company, will receive from the Company. Consequently,
such agreements and arrangements may provide greater benefit to such Executive
Officers than may have been obtained from independent parties.
Continued Involvement of Executive Officers in Other Real Estate Activities
and Investments
Stockholders of AMB who will become Executive Officers own interests in
certain real estate-related businesses and investments which will continue
following the Offering. Such interests include minority ownership of
Institutional Housing Partners, a residential housing finance company (through
AMB Institutional Housing Partners); and ownership of AMB Development, Inc. and
AMB Properties L.P., developers which own property that management believes is
not suitable for ownership by the Company. Neither AMB Development, Inc. nor AMB
Properties L.P. will initiate any new development projects following the
Offering, nor will they make any further investments in industrial or retail
properties following the Offering other than those currently under development.
Such persons are also owners of AMB Corporate Real Estate Advisors, Inc.
("AMBCREA"), which is principally a real estate services company for corporate
and professional tenants of real estate. AMBCREA is in the process of winding
down its business, and it is anticipated that AMBCREA will cease operations
during the first six months of 1998. However, the continued involvement by the
Company's Executive Officers and directors could divert management's attention
from the day-to-day operations of the Company. Each of the Executive Officers
will enter into a non-competition agreement with the Company pursuant to which,
among other things, they will agree not to engage in any activities, directly or
indirectly, in respect of commercial real estate, and will agree not make any
investment in respect of industrial or retail real estate, other than through
ownership of not more than 5% of the outstanding shares of a public company
engaged in such activities or through the existing investments referred to
herein.
The Company anticipates that following the Formation Transactions and the
Offering, AMBCREA, AMB Institutional Housing Partners, AMB Development, Inc. and
AMB Properties L.P. will continue to use the name "AMB" pursuant to royalty-free
license arrangements with the Company. In addition, prior to its cessation of
operations, AMBCREA will continue to use office space leased by AMBI, an
affiliate of the Executive Officers, for a fee equal to such affiliate's
allocated cost thereof. The Company may continue to provide certain
administrative services to AMBCREA at arm's-length charges. See "Certain
Relationships and Related Transactions."
17
<PAGE> 27
Such activities could also, in the future, subject to the unanimous
approval of the disinterested directors, involve acquisitions of property from
such Executive Officers, additional leases between such Executive Officers and
the Company, and/or other related activities in which the interests pursued by
such Executive Officers may not be in the best interests of the stockholders.
Conflicts of Interest in Connection with Properties Owned or Controlled by
Executive Officers and Directors
AMB Properties L.P. owns interests in 11 retail development projects in the
U.S., each of which consists of a single free-standing Walgreens drugstore, and,
together with other entities controlled by nine of the Executive Officers, a low
income housing apartment building located in the San Francisco Bay Area. In
addition, Messrs. Abbey, Moghadam and Burke, each a founder, executive officer
and director of the Company, own less than 1% interests in two partnerships
which own office buildings in various markets; these interests have negligible
value. Luis A. Belmonte, an Executive Officer of the Company, owns less than a
10% interest, representing an estimated value of $75,000, in a limited
partnership which owns an office building located in Oakland, California.
In addition, several of the Executive Officers individually own: (i) less
than 1% interests in the stocks of certain publicly-traded REITs, including
mortgage REITs, and residential developers; (ii) certain interests in and rights
to developed and undeveloped real property located outside the United States;
(iii) interests in single-family homes and residential apartments in the San
Francisco Bay Area; (iv) certain passive interests, not believed to be material,
in real estate businesses in which such persons were previously employed; and
(v) certain other de minimis holdings in equity securities. Thomas W. Tusher, a
member of the Company's Board of Directors, is a limited partner in a
partnership in which Messrs. Abbey, Moghadam and Burke are general partners and
which owns a 75% interest in an office building. Mr. Tusher owns a 20% interest
in the partnership, valued at approximately $939,000. Messrs. Abbey, Moghadam
and Burke each have an approximately 26.7% interest in the partnership, each
valued at approximately $1,252,000. Paul P. Shepherd, a member of the Company's
Board of Directors, is a general partner in two partnerships which own warehouse
facilities in the San Francisco Bay Area.
The Company believes that the properties and activities set forth above
generally do not directly compete with any of the Properties; however, it is
possible that a property in which an Executive Officer or director of the
Company, or an affiliate of such person, has an interest may compete with the
Company in the future if the Company were to invest in a property similar and in
close proximity to such property. However, the continued involvement by the
Company's Executive Officers and directors in such properties could divert
management's attention from the day-to-day operations of the Company. Following
the Offering, the Company will be prohibited from acquiring any properties from
the principals of AMB or their affiliates without the approval of its
disinterested directors. See "Policies With Respect to Certain
Activities -- Conflict of Interest Policies."
Conflicts Relating to the Operating Partnership
After the consummation of the Formation Transactions and the Offering, the
Company, as the general partner of the Operating Partnership, will have
fiduciary obligations to the limited partners in the Operating Partnership, the
discharge of which may conflict with the interests of the Company's
stockholders. In addition, those persons holding Units, as limited partners,
will have the right to vote as a class on certain amendments to the Partnership
Agreement of the Operating Partnership ("Partnership Agreement") and
individually to approve certain amendments that would adversely affect their
rights, which voting rights may be exercised in a manner that conflicts with the
interests of those investors who acquire shares of Common Stock in the Offering.
In addition, under the terms of the Partnership Agreement, the holders of Units
(including Performance Units issuable to the Executive Officers) will have
certain approval rights with respect to certain transactions that affect all
stockholders but which may not be exercised in a manner which reflects the
interests of all stockholders. See "Certain Provisions of the Partnership
Agreement of the Operating Partnership -- Removal of General Partner;
Transferability of the Company's Interests."
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Influence of Directors, Executive Officers and Significant Stockholders
Upon consummation of the Formation Transactions and the Offering, the
Company's three largest stockholders, Ameritech Pension Trust, the City and
County of San Francisco Employees' Retirement System and Southern Company
Services, Inc., will beneficially own approximately 32.4% of the outstanding
Common Stock (assuming the exchange of all Units into shares of Common Stock).
In addition, the Executive Officers and directors will own 5.6% of the Common
Stock (assuming the exchange of all Units into shares of Common Stock, before
issuance of any Performance Units), and will have influence on the management
and operation of the Company and, as stockholders, on the outcome of any matters
submitted to a vote of the stockholders. Such influence might be exercised in a
manner that is inconsistent with the interests of other stockholders. Although
there is no understanding or arrangement for these directors, officers and
stockholders and their affiliates to act in concert, such parties would be in a
position to exercise significant influence over the Company's affairs should
they choose to do so. See "Management" and "Principal Stockholders."
Failure to Enforce Terms of Certain Agreements
As recipients of shares of outstanding Common Stock and, potentially,
Performance Units, certain directors and Executive Officers of the Company will
have a conflict of interest with respect to their obligations as directors and
officers of the Company to vigorously enforce the terms of the agreements
relating to the Formation Transactions. The potential failure to enforce the
material terms of those agreements could result in a monetary loss to the
Company, which loss could have a material adverse effect on the Company's
financial condition or results of operations.
OWNERSHIP OF COMMON STOCK
Limitations on Changes in Control Contained in the Articles of Incorporation
and Bylaws
Certain provisions of the Company's Articles of Incorporation and Bylaws
may have the effect of delaying, deferring or preventing a change in control of
the Company or other transaction that could provide the holders of shares of
Common Stock with the opportunity to realize a premium over the then-prevailing
market price of such shares of Common Stock. The Ownership Limit (described
under the caption "-- Possible Adverse Consequences of Ownership Limit") also
may have the effect of delaying, deferring or preventing a change in control of
the Company even if such a change in control were in the best interests of some,
or a majority, of the Company's stockholders. The Company's Articles of
Incorporation authorize the issuance of additional shares of Common Stock and
the issuance of shares of preferred stock, par value $0.01 per share ("Preferred
Stock"), in series, and to establish the preferences, rights and other terms of
any series of Preferred Stock so issued. See "Description of Capital Stock."
Although the Board of Directors has no such intention at the present time, it
could establish a series of Preferred Stock that could delay, defer or prevent a
transaction or a change in control of the Company that might involve a premium
price for the Common Stock or otherwise be in the best interest of the
stockholders.
The Company's Articles of Incorporation and Bylaws, together with Maryland
law, also contain other provisions that may delay, defer or prevent a
transaction, including a change in control of the Company that might involve a
premium price for the Common Stock or otherwise be in the best interest of the
stockholders. Such provisions include the following: the requirement in the
Articles of Incorporation that directors may be removed only for cause and only
upon a two-thirds vote of stockholders, together with Bylaw provisions
authorizing the Board of Directors to fill vacant directorships; the provision
in the Articles of Incorporation requiring a two-thirds vote of stockholders for
amendment thereof; the requirement in the Bylaws that the request of the holders
of 50% or more of the Common Stock is necessary for stockholders to call a
special meeting; the requirement of Maryland law that stockholder action by
written consent may only be taken with the unanimous approval of all
stockholders entitled to vote on the matter in question; and the requirement in
the Bylaws of advance notice by stockholders for the nomination of directors or
proposal of business to be considered at a meeting of stockholders. These
provisions, individually or taken together, may impede various actions by
stockholders without approval of the Board of Directors, which in turn may
delay, defer or prevent a transaction involving a change of control of the
Company.
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Possible Adverse Consequences of Ownership Limit
To maintain its qualification as a REIT for Federal income tax purposes,
not more than 50% in value of the outstanding shares of beneficial interest of
the Company 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 after the first taxable year for which a REIT election is
made. See "Federal Income Tax Consequences -- Taxation of the
Company -- Requirements for Qualification." Furthermore, after the first taxable
year for which a REIT election is made, the Company's shares of Common Stock
must be held by a minimum of 100 persons for at least 335 days of a 12-month
taxable year (or a proportionate part of a short tax year). In addition, if the
Company, or an owner of 10% or more of the Company, actually or constructively
owns 10% or more of a tenant of the Company (or a tenant of any partnership in
which the Company is a partner), the rent received by the Company (either
directly or through any such partnership) from such tenant will not be
qualifying income for purposes of the REIT gross income tests of the Code. To
facilitate maintenance of its qualification as a REIT for Federal income tax
purposes, the Company generally will prohibit ownership, actually or by virtue
of the constructive ownership provisions of the Code, by any single stockholder
of more than 9.8% (by value or number of shares of Common Stock, whichever is
more restrictive) of the issued and outstanding shares of Common Stock (the
"Ownership Limit") and presently expects to prohibit ownership, actually or by
virtue of the constructive ownership provisions of the Code, by any single
stockholder of more than 9.8% (by value or number of shares of Common Stock,
whichever is more restrictive) of the issued and outstanding shares of any class
or series of the Preferred Stock. Common Stock acquired or held in violation of
the Ownership Limit will be transferred to a trust for the benefit of a
designated charitable beneficiary, with the person who acquired such shares in
violation of the Ownership Limit not entitled to any distributions thereon, to
vote such shares, or to receive any proceeds from the subsequent sale thereof in
excess of the lesser of the price paid therefor or the amount realized from such
sale. A transfer of shares in violation of the above limits may be void under
certain circumstances. See "Description of Capital Stock -- Restrictions on
Ownership Transfer." The Ownership Limit may have the effect of delaying,
deferring or preventing a change in control and, therefore, could adversely
affect the stockholders' ability to realize a premium over the then-prevailing
market price for the shares of Common Stock in connection with such transaction.
Changes in Investment and Financing Policies Without Stockholder Vote
Subject to the Company's fundamental investment policy to maintain its
qualification as a REIT (unless a change is approved by the Company's Board of
Directors under certain circumstances), the Company's Board of Directors will
determine its investment and financing policies, its growth strategy, and its
debt, capitalization, distribution and operating policies. Although the Board of
Directors has no present intention to revise or amend these strategies and
policies, the Board of Directors may do so at any time without a vote of the
Company's stockholders. See "Policies With Respect to Certain
Activities -- Financing Policies" and "-- Other Policies." Accordingly,
stockholders will have no control over changes in strategies and policies of the
Company (other than through the election of directors), and such changes may not
serve the interests of all stockholders and could adversely affect the Company's
financial condition or results of operations, including its ability to
distribute cash to stockholders.
Issuance of Additional Securities
The Company has authority to offer shares of Common Stock or other equity
or debt securities in exchange for property or otherwise. Similarly, the Company
may cause the Operating Partnership to offer additional Units or preferred units
of the Operating Partnership in exchange for property or otherwise. Existing
stockholders will have no preemptive right to acquire any such securities, and
any such issuance of equity securities could result in dilution of an existing
stockholder's investment in the Company.
Possible Inability to Control Real Estate Investments
The Company may pursue its investment objectives through the ownership of
securities of entities engaged in the ownership of real estate. Ownership of
such securities may not entitle the Company to control the ownership, operation
and management of the underlying real estate. In addition, the Company may have
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no ability to control the distributions with respect to such securities, which
may adversely affect the Company's ability to make required distributions to
stockholders. Furthermore, if the Company desires to control an issuer of
securities, it may be prevented from doing so by the limitations on percentage
ownership and gross income tests which must be satisfied by the Company in order
for it to qualify as a REIT. See "Federal Income Tax Consequences -- Taxation of
the Company -- Requirements for Qualification." The Company intends to operate
its business in a manner that will not require the Company to register under the
Investment Company Act of 1940 and stockholders will therefore not have the
protection of that Act.
The Company may also invest in mortgages, and may do so as a strategy for
ultimately acquiring the underlying property. In general, investments in
mortgages include the risk that borrowers may not be able to make debt service
payments or pay principal when due, the risk that the value of the mortgaged
property may be less than the principal amount of the mortgage note securing
such property and the risk that interest rates payable on the mortgages may be
lower than the Company's cost of funds to acquire these mortgages. In any of
these events, FFO and the Company's ability to make required distributions to
stockholders could be adversely affected.
Dependence on External Sources of Capital
In order to qualify as a REIT under the Code, the Company generally is
required each year to currently distribute to its stockholders at least 95% of
its REIT taxable income (determined without regard to the dividends paid
deduction and by excluding any net capital gain). See "Federal Income Tax
Consequences -- Taxation of the Company -- Annual Distribution Requirements."
Because of this distribution requirement, it is unlikely that the Company will
be able to fund all future capital needs, including capital needs in connection
with acquisitions, from cash retained from operations. As a result, to fund
future capital needs, the Company likely will have to rely on third-party
sources of capital, which may or may not be available on favorable terms or at
all. The Company's access to third-party sources of capital will depend upon a
number of factors, including the market's perception of the Company's growth
potential and its current and potential future earnings and cash distributions
and the market price of the shares of Common Stock. Moreover, additional equity
offerings may result in substantial dilution of stockholders' interests in the
Company, and additional debt financing may substantially increase the Company's
leverage. See "Policies with Respect to Certain Activities -- Financing
Policies."
Effect on Price of Shares Available for Future Sale
No prediction can be made as to the effect, if any, that future sales of
shares of Common Stock, or the availability of shares of Common Stock for future
sale, will have on the market price of the shares of Common Stock. Sales of
substantial amounts of shares of Common Stock in the public market (or upon
exchange of Units) or the perception that such sales might occur could adversely
affect the market price of the shares. The Company and each of the Executive
Officers and Independent Directors will be required, as a condition to the
Underwriters' participation in the Offering, to agree that they will not,
without the consent of Morgan Stanley & Co. Incorporated, offer, sell, contract
to sell, pledge, grant any option to purchase, lend or otherwise sell or dispose
of any (other than in connection with mergers, acquisitions, or similar
transactions) shares of Common Stock (including any shares of Common Stock
acquired upon exchange of Units), or any securities convertible or exchangeable
into shares of Common Stock for a period of, in the case of the Executive
Officers, two years, and in the case of the Company and the Independent
Directors, one year, following the date of this Prospectus. See "Underwriting."
The shares of Common Stock issued in the Formation Transactions and all
shares of Common Stock issuable upon the redemption of Units and Performance
Units will be deemed to be "restricted securities" within the meaning of Rule
144 under the Securities Act and may not be transferred unless registered under
the Securities Act or an exemption from registration is available, including any
exemption from registration provided under Rule 144 of the Securities Act. In
general, upon satisfaction of certain conditions, Rule 144 of the Securities Act
permits the sale of certain amounts of restricted securities one year following
the date of acquisition of the restricted securities from the Company and, after
two years, permits unlimited sales by persons unaffiliated with the Company.
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Commencing on the first anniversary of the date of acquisition of Units,
Units may be redeemed by the Operating Partnership at the request of the holders
for cash (based on the fair market value of an equivalent number of shares of
Common Stock at the time of such redemption) or, at the Company's option,
exchanged for an equal number of shares of Common Stock, subject to certain
antidilution adjustments. It is expected that immediately after the Offering the
Company will grant options to purchase shares of Common Stock at the initial
public offering price and/or issue restricted shares of Common Stock to certain
directors, executive officers and other employees of the Company and additional
shares of Common Stock will be reserved for issuance as restricted shares of
Common Stock or upon the exercise of options granted under the Stock Incentive
Plan. See "Management -- Stock Incentive Plan." In addition, the Company may
issue from time to time additional shares of Common Stock or Units in connection
with the acquisition of properties. The Company has agreed to file and generally
keep continuously effective beginning one year after the completion of the
Offering a registration statement covering the issuance of shares of Common
Stock upon the exchange of Units and Performance Units and the resale of such
shares. The Company also anticipates that it will file a registration statement
with respect to the shares of Common Stock issuable under the Stock Incentive
Plan following the consummation of the Offering. Such registration statements
and registration rights generally will allow shares of Common Stock covered
thereby, including shares of Common Stock issuable upon exchange of Units or the
exercise of options or restricted shares of common stock, to be transferred or
resold without restriction under the Securities Act.
Future sales of the shares of Common Stock described above could have an
adverse effect on the market price of the Common Stock. The existence of Units,
options and shares of Common Stock reserved for issuance upon exchange of Units,
and the exercise of options and registration rights referred to above, also may
adversely affect the terms upon which the Company may be able to obtain
additional capital through the sale of equity securities.
Absence of Prior Public Market for Shares
Prior to the completion of the Offering, there will have been no public
market for the shares of Common Stock and there can be no assurance that an
active trading market will develop or be sustained or that shares of Common
Stock will be resold at or above the price to the public in the Offering. The
initial offering price of the shares of Common Stock will be determined by
agreement among the Company and the Underwriters and may not be indicative of
the market price for the shares of Common Stock after the completion of the
Offering. The market value of the shares of Common Stock could be substantially
affected by general market conditions.
Effect on Common Stock Price of Market Conditions
As with other publicly-traded equity securities, the value of the shares of
Common Stock will depend upon various market conditions, which may change from
time to time. Among the market conditions that may affect the value of the
Common Stock are the following: the extent to which a secondary market develops
for the Common Stock following the completion of the Offering; the extent of
investor interest in the Company; the general reputation of REITs and the
attractiveness of their equity securities in comparison to other equity
securities (including securities issued by other real estate-based companies);
the Company's financial performance; and general stock and bond market
conditions, including changes in interest rates on fixed income securities which
may lead prospective purchasers of the Common Stock to demand a higher annual
yield from future distributions. Such an increase in the required yield from
distributions may adversely affect the market price of Common Stock. Moreover,
other factors such as governmental regulatory action and changes in tax laws
could have a significant impact on the future market price of the Common Stock.
Although the initial offering price of the Common Stock has been determined by
the Company in consultation with the Underwriters, there can be no assurance
that the Common Stock will not trade below the offering price following the
completion of the Offering.
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Effect on Common Stock Price of Earnings and Cash Distributions, Asset Value
and Market Interest Rates
The market value of the equity securities of a REIT generally is based
primarily upon the market's perception of the REIT's growth potential and its
current and potential future earnings and cash distributions, whether from
operations, sales or refinancings, and is secondarily based upon the real estate
market value of the underlying assets. For that reason, shares of Common Stock
may trade at prices that are higher or lower than the net asset value per share.
To the extent the Company retains operating cash flow for investment purposes,
working capital reserves or other purposes, these retained funds, while
increasing the value of the Company's underlying assets, may not correspondingly
increase the market price of the Common Stock. The failure of the Company to
meet the market's expectation with regard to future earnings and cash
distributions likely would adversely affect the market price of the Common
Stock. Another factor that will influence the price of the Common Stock will be
the distribution yield on the Common Stock (as a percentage of the price of the
Common Stock) relative to market interest rates. Thus, an increase in market
interest rates might lead prospective purchasers of Common Stock to expect a
higher distribution yield, which would adversely affect the market price of the
Common Stock. If the market price of the Common Stock declined significantly,
the Company might breach certain covenants with respect to future debt
obligations, which breach might adversely affect the Company's liquidity and its
ability to make future acquisitions.
Immediate and Substantial Dilution
As set forth more fully under "Dilution," the pro forma net tangible book
value per share of the assets of the Company after the Offering will be
substantially less than the estimated initial public offering price per share.
Accordingly, purchasers of the shares of Common Stock offered hereby will
experience immediate and substantial dilution of approximately $1.60 in the net
tangible book value per share of Common Stock from the estimated initial public
offering price. The Company does not believe that book value is a meaningful
basis for analyzing the value of REIT shares. See "Dilution."
INITIAL PAYOUT RATIO FOR THE TWELVE MONTHS ENDING DECEMBER 31, 1998
The Company's estimated initial annual distribution (assuming completion of
the Pending Acquisition) will represent 101.6% of the Company's estimated cash
available for distribution for the twelve months ending December 31, 1998,
assuming that no expiring leases are renewed during such period (102.9% if the
Pending Acquisition is not completed). Accordingly, if the Company fails to
achieve operating results and tenant retention rates comparable to their
respective historical levels, its ability to pay its estimated initial annual
distribution of $1.37 per share to stockholders out of cash available for
distribution could be adversely affected. The Company expects to fund any
distributions in excess of cash available for distribution from its Credit
Facility. If the Company is unable to pay such distribution out of cash
available for distribution or draw down under the Credit Facility to provide
funds for such distribution, it may be required to reduce the amount of such
distribution.
GENERAL REAL ESTATE RISKS
Uncontrollable Factors Affecting Performance and Value
Real property investments are subject to varying degrees of risk. The
yields available from equity investments in real estate depend on the amount of
income earned and capital appreciation generated by the related properties as
well as the expenses incurred in connection therewith. If the Properties do not
generate income sufficient to meet operating expenses, including debt service
and capital expenditures, the ability to make distributions to the Company's
stockholders could be adversely affected. Income from, and the value of, the
Properties may be adversely affected by the general economic climate, local
conditions such as oversupply of industrial or retail space or a reduction in
demand for industrial or retail space in the area, the attractiveness of the
Properties to potential tenants, competition from other industrial and retail
properties, and the ability of the Company to provide adequate maintenance and
insurance and increased operating costs (including insurance premiums, utilities
and real estate taxes). In addition, revenues from properties and real estate
values are also affected by such factors as the cost of compliance with
regulations and the potential for liability under applicable laws, including
changes in tax laws, interest rate levels and the availability of financing. The
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Company's income would be adversely affected if a significant number of tenants
were unable to pay rent or if industrial or retail and other space could not be
rented on favorable terms. Certain significant expenditures associated with an
investment in real estate (such as mortgage payments, real estate taxes and
maintenance costs) generally do not decline when circumstances cause a reduction
in income from the investment.
Concentration of Properties in California
Approximately 28.0% of the Properties (based on square footage) are located
in California (28.8% excluding the Pending Acquisition Properties), particularly
in Los Angeles and the San Francisco Bay Area. California just recently began to
recover from an economic recession which began in the early 1990s and which
affected Southern California in particular. The Company's revenue from, and the
value of its Properties in, California may be affected by a number of factors,
including the local economic climate (which may be adversely impacted by
business layoffs or downsizing, industry slowdowns, changing demographics and
other factors) and local real estate conditions (such as oversupply of or
reduced demand for office and other competing commercial properties). Therefore,
the Company's performance and its ability to make distributions to shareholders
will likely be dependent, in part, on economic conditions in California. Such
Properties are also subject to possible loss from seismic activity. See
"-- Uninsured Losses from Seismic Activity."
Concentration of Properties in Industrial and Retail Sectors
The Company's Properties are and are likely to continue to be concentrated
predominantly in the industrial and retail commercial real estate sectors, which
represent 85.6% and 14.4%, respectively, of the Properties' aggregate rentable
square footage (83.5% and 16.5%, respectively, if the Pending Acquisition is not
completed). Such concentration may expose the Company to the risk of downturns
in these sectors to a greater extent than if its portfolio also included other
property types.
Illiquidity of Real Estate Investments
Because real estate investments are relatively illiquid, the Company's
ability to vary its portfolio promptly in response to economic or other
conditions will be limited. The prohibition in the Code and related regulations
on a REIT holding property for sale may affect the Company's ability to sell
properties without adversely affecting distributions to the Company's
stockholders. Any of the foregoing factors or events will impede the ability of
the Company to respond to adverse changes in the performance of its investments
and could have an adverse effect on the Company's financial condition and
results of operations.
Renewal of Leases and Reletting of Space
The Company will be subject to the risks that leases may not be renewed,
space may not be relet or the terms of renewal or reletting (including the cost
of required renovations) may be less favorable than current lease terms. Leases
on a total of approximately 52.1% of the leased square footage in the Properties
(51.6% in the Contributed Properties) will expire on or prior to December 31,
2000, with leases on 22.7% of the leased square footage in the Properties (22.5%
in the Contributed Properties) expiring during the period beginning October 1,
1997 through December 31, 1998. In addition, numerous properties compete with
the Company's Properties in attracting tenants to lease space, particularly with
respect to retail properties. The number of competitive commercial properties in
a particular area could have a material adverse effect on the Company's ability
to lease space in its Properties or newly-acquired properties and on the rents
charged. If the Company were unable to promptly relet or renew the leases for
all or a substantial portion of this space, if the rental rates upon such
renewal or reletting were significantly lower than expected or if its reserves
for these purposes proved inadequate, the Company's cash flow and ability to
make expected distributions to stockholders could be adversely affected. See
"Business and Properties -- Industrial Properties -- Industrial Property Lease
Expirations -- Portfolio Total" and "-- Retail Properties -- Retail Property
Lease Expirations -- Portfolio Total."
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Uninsured Loss
The Company carries comprehensive liability, fire, extended coverage and
rental loss insurance covering all of its properties, with policy specifications
and insured limits which the Company believes are adequate and appropriate under
the circumstances given relative risk of loss, the cost of such coverage and
industry practice. There are, however, certain types and magnitudes of losses
that are not generally insured because it is not economically feasible to insure
against such losses, such as losses due to riots or acts of war, or may be
insured subject to certain limitations including large deductibles or
co-payments, such as losses due to floods or seismic activity. See "-- Uninsured
Losses From Seismic Activity." Should an uninsured loss or a loss in excess of
insured limits occur with respect to one or more of its properties, the Company
could lose its capital invested in such properties, as well as the anticipated
future revenue from such properties and, in the case of debt which is with
recourse to the Company, the Company would remain obligated for any mortgage
debt or other financial obligations related to such properties. Moreover, as the
general partner of the Operating Partnership, the Company will generally be
liable for all of the Operating Partnership's unsatisfied obligations other than
non-recourse obligations. Any such liability could adversely affect the Company.
Uninsured Losses from Seismic Activity
A number of both the Industrial and Retail Properties are located in areas
that are known to be subject to earthquake activity, including in California
where 27 Industrial Properties aggregating 10.4 million rentable square feet
(including six Pending Acquisition Properties aggregating 1.2 million rentable
square feet) representing 23.8% of the Properties based on aggregate square
footage, and 11 Retail Properties, aggregating 1.8 million rentable square feet
representing 4.2% of the Properties based on aggregate square footage, are
located. The Company carries replacement cost earthquake insurance on all of its
Properties located in areas historically subject to seismic activity, subject to
coverage limitations and deductibles which the Company believes are commercially
reasonable. Such insurance coverage also applies to the properties managed by
the Investment Management Subsidiary, with a single aggregate policy limit and
deductible applicable to such properties and the Company's properties. Through
an annual analysis prepared by outside consultants, the Company evaluates its
earthquake insurance coverage in light of current industry practice and
determines the appropriate amount of earthquake insurance to carry. No assurance
can be given, however, that material losses in excess of insurance proceeds will
not occur or that such insurance will continue to be available at commercially
reasonable rates.
Possible Nonperformance by Third-Party Managers
For most of its properties, the Company contracts with local third-party
property managers to provide certain routine services such as rent collection,
property maintenance and handling and responding to tenant service needs. The
Company performs such services directly for certain properties located within
the San Francisco Bay Area, and its staff of regional managers supervises the
local property managers performing such functions. Risks associated with the
management of properties by third parties include the risk that management
contracts (which are typically cancelable with 30 days' notice) will be
terminated by the local third-party property manager (or, in the case of
properties in which the Company has a non-controlling partnership or joint
venture interest, by the entity controlling the property), that such contracts
may not be renewed upon expiration or may not be renewed on terms consistent
with current terms or that a third-party property manager might fail to perform
services for tenants consistent with the high quality standards established by
the Company, which in turn could result in a decrease in the tenant renewal rate
and have adverse effects on the Company's results of operations and ability to
make cash distributions.
Impact on Control Over and Liabilities With Respect to Properties Owned
Through Partnerships and Joint Ventures
The Company will have ownership interest in five industrial and four retail
joint ventures, limited liability companies or partnerships. The Company may
make investments through such ventures in the future and presently plans to do
so with clients of the Investment Management Subsidiary, with respect to certain
investment opportunities, who will share certain approval rights over major
decisions. Partnership or joint
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venture investments may, under certain circumstances, involve risks such as the
possibility that the Company's partners or co-venturers might become bankrupt
(in which event the Company and any other remaining general partners or joint
ventures would generally remain liable for the liabilities of such partnership
or joint venture), that such partners or co-venturers might at any time have
economic or other business interests or goals which are inconsistent with the
business interests or goals of the Company, or that such partners or co-
venturers may be in a position to take action contrary to the instructions or
the requests of the Company or contrary to the Company's policies or objectives,
including the Company's policy with respect to maintaining its qualification as
a REIT. In addition, agreements governing joint ventures and partnerships often
contain restrictions on the transfer of a joint venturer's or partner's interest
or "buy-sell" or similar provisions which may result in a purchase or sale of
such an interest at a disadvantageous time or on disadvantageous terms. The
Company will, however, seek to maintain sufficient control of such partnerships
or joint ventures to permit the Company's business objectives to be achieved.
There is no limitation under the Company's organizational documents as to the
amount of available funds that may be invested in partnerships or joint
ventures. The occurrence of one or more of the events described above could have
an adverse effect on the Company's financial condition and results of
operations, and its ability to make cash distributions.
Possible Inability to Consummate Acquisitions on Advantageous Terms
The Company intends to continue to actively acquire industrial and retail
properties. See "The Company -- Business Strategy." Acquisitions of industrial
and retail properties entail risks that investments will fail to perform in
accordance with expectations. Estimates of the costs of improvements to bring an
acquired property up to standards established for the market position intended
for that property may prove inaccurate. In addition, there are general
investment risks associated with any new real estate investment. Further, the
Company expects that there will be significant competition for attractive
investment opportunities from other major real estate investors with significant
capital including both publicly traded REITs and private institutional
investment funds. The Company anticipates that future acquisitions will be
financed through a combination of borrowings under the Credit Facility, other
forms of secured or unsecured financing, proceeds from equity or debt offerings
by the Company or the Operating Partnership and with shares of Common Stock or
Units in the Operating Partnership, which could have a dilutive effect on the
Company's stockholders. No assurance can be given that the Company will be able
to acquire additional properties, including the Pending Acquisition Properties,
the completion of which is subject to the satisfaction of significant conditions
including conditions outside the control of the Company. In addition, no
assurance can be given that any such acquisitions will be financed on terms
favorable to the Company, or that such additional properties, if any, including
the Pending Acquisition Properties, will conform with management's expectations
or investment criteria. Any one of the foregoing events could have an adverse
effect on the Company's financial condition and results of operations, and its
ability to make cash distributions.
Possible Inability to Complete Renovation and Development on Advantageous
Terms
The real estate development business, including the renovation and
rehabilitation of existing properties, involves significant risks in addition to
those involved in the ownership and operation of established industrial
buildings and community shopping centers, including the risks that financing may
not be available on favorable terms for development projects and construction
may not be completed on schedule or within budget, resulting in increased debt
service expense and construction costs and delays in leasing such properties and
generating cash flow. Substantial renovation and new development activities are
also subject to risks relating to the inability to obtain, or delays in
obtaining, all necessary zoning, land-use, building, occupancy, and other
required governmental permits and authorizations. Once completed, such new or
renovated properties may perform below anticipated levels, producing cash flow
below budgeted amounts. The occurrence of one or more of the foregoing in
connection with the Company's renovation and development activities could have
an adverse effect on the Company's financial condition and results of
operations, and its ability to make cash distributions. In addition, substantial
renovation as well as new development activities, regardless of whether or not
they are ultimately successful, typically require a substantial portion of
management's time and attention which could take management's time away from the
day-to-day operations of the Company. The Company anticipates that future
activities will be financed, in whole or in part, through
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additional equity offerings, and public or private debt financing, including
commercial lines of credit, and other forms of secured or unsecured financing.
If such activities are financed through construction loans, there is a risk
that, upon completion of construction, permanent financing may not be available
or may be available only on disadvantageous terms which could have an adverse
effect on the Company's financial condition and results of operations, and its
ability to make cash distributions. Equity financing of future developments
could have a dilutive effect on the interests of existing stockholders of the
Company.
FEDERAL INCOME TAX RISKS
Adverse Consequences of the Company's Failure to Qualify as a REIT
The Company intends to operate so as to qualify as a REIT under the Code.
Although management believes that it will be organized and will operate in such
a manner, no assurance can be given that the Company will be organized or will
be able to operate in a manner so as to qualify or remain so qualified.
Qualification as a REIT involves the satisfaction of numerous requirements (some
on an annual and quarterly basis) established under highly technical and complex
Code provisions for which there are only limited judicial and administrative
interpretations, and involves the determination of various factual matters and
circumstances not entirely within the Company's control. For example, in order
to qualify as a REIT, at least 95% of the Company's gross income in any year
must be derived from qualifying sources, and the Company must pay distributions
to stockholders aggregating annually at least 95% of its REIT taxable income
(determined without regard to the dividends paid deduction and by excluding
capital gains). The complexity of these provisions and of the applicable
Treasury Regulations that have been promulgated under the Code is greater in the
case of a REIT, such as the Company, that holds its assets in partnership form.
No assurance can be given that legislation, new regulations, administrative
interpretations or court decisions will not significantly change the tax laws
with respect to qualification as a REIT or the Federal income tax consequences
of such qualification. The Company, however, is not aware of any pending tax
legislation that would adversely affect the Company's ability to operate as a
REIT.
In the opinion of Latham & Watkins, tax counsel to the Company, commencing
with the Company's taxable year ending December 31, 1997, the Company will be
organized in conformity with the requirements for qualification as a REIT and
its proposed method of operation will enable it to meet the requirements for
qualification and taxation as a REIT under the Code. See "Federal Income Tax
Consequences -- Taxation of the Company." Such legal opinion, however, will be
based on various assumptions and factual representations by the Company
regarding the Company's ability to meet the various requirements for
qualification as a REIT, and no assurance can be given that actual operating
results will meet these requirements. Such legal opinion will not be binding on
the IRS or any court. Moreover, the Company's qualification and taxation as a
REIT will depend upon the Company's ability to meet (through actual annual
operating results, distribution levels and diversity of stock ownership) the
various qualification tests imposed under the Code, the results of which will
not be reviewed by Latham & Watkins.
If the Company were to fail to qualify as a REIT in any taxable year, the
Company would be subject to Federal income tax (including any applicable
alternative minimum tax) on its taxable income at regular corporate rates.
Moreover, unless entitled to relief under certain statutory provisions, the
Company also would be disqualified from treatment as a REIT for the four taxable
years following the year during which qualification was lost. This treatment
would significantly reduce the net earnings of the Company available for
investment or distribution to stockholders because of the additional tax
liability to the Company for the years involved. In addition, distributions to
stockholders would no longer be required to be made. See "Federal Income Tax
Consequences -- Taxation of the Company -- Failure of the Company to Qualify as
a REIT."
Adverse Consequences to the Company if CIF or VAF are Not Qualified as REITs
If either CIF or VAF has failed to qualify as a REIT throughout the
duration of its existence, then it might have undistributed "C corporation
earnings and profits" that, if not distributed by the Company prior to the end
of its first taxable year, could prevent the Company from qualifying as a REIT.
Also, CIF or VAF may have incurred material income tax liabilities if they did
not qualify as REITs, which tax liabilities would be assumed by the Company by
reason of the mergers which are part of the Formation Transactions (the
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"Mergers"). In addition, if either CIF or VAF has failed to qualify as a REIT at
any time during its existence, such entity would recognize taxable gain on the
Merger, even if the Merger qualifies as a "reorganization" for tax purposes,
unless the Company makes a special election that is available under current law.
The Company intends to make such an election as a protective matter, which would
have the effect of requiring the Company to pay corporate income tax with
respect to the existing gain on assets acquired from CIF or VAF in the event
that either has not qualified as a REIT if such assets are sold within 10 years
after the Offering. See "Federal Income Tax Consequences -- Taxation of the
Company -- General." Furthermore, if either CIF or VAF did not qualify as a REIT
at the time of the Merger, and the Merger did not qualify as a tax-free
reorganization, CIF or VAF would recognize a material amount of gain in the
Merger, with the Company assuming the resulting tax liability. The Company and
each of CIF and VAF believe that each of CIF and VAF has qualified as a REIT
throughout the duration of its existence and that, in any event, neither CIF nor
VAF should be considered to have any undistributed "C corporation earnings and
profits" at the time of the Merger. In the opinion of Morrison & Foerster LLP,
CIF and VAF have been organized in conformity with the requirements for
qualification as a REIT and each corporation's method of operation has enabled
it to meet the requirements for qualification and taxation as a REIT through the
date of the consummation of the Formation Transactions and the Offering. Such
legal opinions are based on various assumptions and factual representations by
CIF and VAF, as applicable, regarding their respective abilities to meet the
various requirements for qualification as a REIT imposed under the Code, the
results of which have not been reviewed by Morrison & Foerster LLP. Such legal
opinions are not binding on the IRS or any court.
Adverse Consequences to the Company if AMB is not an S Corporation
If AMB failed to qualify as an S corporation for its 1989 taxable year or
thereafter, then it might have undistributed "C corporation earnings and
profits" that, if not distributed by the Company prior to the end of its first
taxable year, would prevent the Company from qualifying as a REIT. Furthermore,
if AMB were not an S corporation in the calendar year in which the Formation
Transactions occur, AMB would not be permitted to have a short S corporation
taxable year and a short C corporation taxable year, as described in "Federal
Income Tax Consequences -- Taxation of the Company -- Termination of S Status."
In such case, the Company likely would not qualify as a REIT for its taxable
year including the Formation Transactions and Offering and perhaps subsequent
years. Also, AMB may have incurred income tax liabilities if it did not qualify
as an S corporation, which tax liabilities would be assumed by the Company as a
result of the Formation Transactions. In addition, if AMB has failed to qualify
as an S corporation for its 1989 taxable year or thereafter, the Company will
recognize taxable gain upon its election to be taxed as a REIT, unless the
Company makes a special election that is available under current law. The
Company intends to make such an election as a protective matter, which would
have the effect of requiring the Company to pay corporate income tax with
respect to the existing gain on assets acquired from AMB in the event AMB has
not qualified as an S corporation, if such assets are sold within 10 years after
the Offering. The Company and AMB each believe that AMB has qualified as an S
corporation for its 1989 taxable year and thereafter and that AMB had no income
or assets prior to 1989.
Other Tax Liabilities
Even if the Company qualifies as a REIT, it will be subject to certain
Federal, state and local taxes on its income and property. In addition, the net
taxable income, if any, from the activities conducted through the Investment
Management Subsidiary will be subject to Federal and state income tax. See
"Federal Income Tax Consequences -- Other Tax Consequences."
DEBT FINANCING
Debt Financing and Existing Debt Maturities
The Company will be subject to risks normally associated with debt
financing, including the risk that the Company's cash flow will be insufficient
to pay distributions at expected levels and meet required payments of principal
and interest, the risk that existing indebtedness on the Properties (which in
all cases will not have been fully amortized at maturity) will not be able to be
refinanced or that the terms of such refinancing will not be as favorable as the
terms of existing indebtedness. Upon consummation of the Offering, the Company
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expects to have substantial outstanding indebtedness which will be secured by
certain of the Properties. See "Business and Properties -- Debt Financing." If
principal payments due at maturity cannot be refinanced, extended or paid with
proceeds of other capital transactions, such as new equity capital, the Company
expects that its cash flow will not be sufficient in all years to pay
distributions at expected levels and to repay all such maturing debt.
Furthermore, if prevailing interest rates or other factors at the time of
refinancing (such as the reluctance of lenders to make commercial real estate
loans) resulted in higher interest rates upon refinancing, the interest expense
relating to such refinanced indebtedness would increase, which would adversely
affect the Company's cash flow and the amount of distributions it could make to
stockholders. If a Property or Properties are mortgaged to secure payment of
indebtedness and the Company is unable to meet mortgage payments, the Property
could be foreclosed upon or otherwise transferred to the mortgagee with a
consequent loss of income and asset value to the Company.
Impact of Rising Interest Rates and Variable Rate Debt
Shortly following consummation of the Offering, the Company, through the
Operating Partnership, expects to increase the amount available under the Credit
Facility to $500 million. The Company, which expects to incur indebtedness
through the Operating Partnership, may incur other variable rate indebtedness in
the future. Increases in interest rates on such indebtedness could increase the
Company's interest expense, which would adversely affect the Company's cash flow
and its ability to pay expected distributions to stockholders. Accordingly, the
Company may in the future engage in other transactions to further limit its
exposure to rising interest rates as appropriate and cost effective. See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations -- Liquidity and Capital Resources."
No Limitations on Indebtedness
The Company presently plans to adopt a policy of incurring debt, either
directly or through the Operating Partnership, only if upon such incurrence the
Company's Debt-to-Total-Market Capitalization Ratio would be approximately 45%
or less. The Company believes that market capitalization is a better indicator
than book value of its ability to meet debt service requirements. The market
capitalization of the Company, however, is expected to be more variable than
book value, and will not necessarily reflect the fair market value of the
underlying assets of the Company. Notwithstanding the foregoing policy, the
organizational documents of the Company and the Operating Partnership will not
contain any limitation on the amount of indebtedness that may be incurred.
Accordingly, the Board of Directors could alter or eliminate this policy and
would do so, for example, if it were necessary for the Company to continue to
qualify as a REIT. If this policy were changed, the Company could become more
highly leveraged, resulting in an increase in debt service that could adversely
affect the Company's FFO and, consequently, the amount of cash available for
distribution to stockholders and could increase the risk of default on the
Company's indebtedness.
Distributions
If the Company fails to achieve its expected operating results, the
Company's ability to pay its estimated initial annual distribution of $1.37 per
share to stockholders out of cash available for distribution could be adversely
affected. If the Company is unable to pay such distribution out of cash
available for distribution, the Company could be required to draw down under its
unsecured line of credit to provide funds for such distribution, or to reduce
the amount of such distribution.
Assumption of Outstanding Credit Facility
The Credit Facility to be assumed in connection with the Formation
Transactions is currently an obligation of CIF, one of the AMB Predecessors. To
the extent that at the time of such assumption there are any uncured defaults in
respect of the Credit Facility, the Company could be responsible therefor, and
the lenders thereunder could exercise their remedies, including acceleration of
all outstanding amounts and suspension or termination of availability of
borrowings. Such exercise could have an adverse effect on the Company's
financial condition and liquidity. As of September 30, 1997, the outstanding
balance on the Credit Facility was $181.3 million.
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Possible Impact of Defaults on Cross-Collateralized and Cross-Defaulted Debt
The Company has 12 non-recourse secured loans which are
cross-collateralized by five pools each containing between two and nine
Properties. As of September 30, 1997, there was $212.2 million outstanding on
such loans. Accordingly, if an event of default were to occur on any such loan,
the Company would be required to repay the aggregate of all indebtedness on any
such loan, together with applicable prepayment charges, in order to avoid
foreclosure on all such Properties within the applicable pool. Foreclosure on
such Properties, or the Company's inability to refinance any such loan on terms
as favorable as existing terms, would negatively impact the Company's financial
condition and results of operations. In addition, it is expected that the
Company's Credit Facility will contain defaults in the event that other material
indebtedness of the Company (including its non-recourse secured and joint
venture debt) is in default. Such cross-default provision may require the
Company to repay or restructure the Credit Facility in addition to any mortgage
or other debt which is in default, which could have an adverse effect on the
Company's financial condition and liquidity.
LACK OF OPERATING HISTORY AS A PUBLIC REIT
Although the Company will be continuing the business of owning and
operating the Contributed Properties, the Company will not have any operating
history in the proposed organizational structure. See "The Company."
DEPENDENCE ON KEY PERSONNEL
The Company is dependent on the efforts of its Executive Officers,
particularly Messrs. Abbey, Moghadam and Burke, the Chairman of the Company's
Investment Committee, its Chief Executive Officer and the Chairman of its Board
of Directors, respectively. While the Company believes that it could find
suitable replacements for these key personnel, the loss of their services or the
limitation of their availability could have an adverse effect on the Company's
financial condition and results of operations. While all Executive Officers will
enter into employment agreements with the Company, there may be limitations
under applicable state law in the enforceability of such agreements,
particularly as respects the non-competition agreements contained therein. See
"Management."
CONTINGENT OR UNKNOWN LIABILITIES
The AMB Predecessors have been in existence for varying lengths of time up
to 14 years. In the Formation Transactions, the Company will acquire the assets
of CIF, VAF, AMB and WPF, and certain assets of the Individual Account Assets,
subject to all of the potential existing liabilities of an existing company.
There can be no assurances that there are no current liabilities and will not be
any future liabilities arising from prior activities that are unknown and,
therefore not disclosed in this Prospectus. Such liabilities will be assumed by
the Company as the surviving entity in the various merger and contribution
transactions that comprise the Formation Transactions or as general partner of
the Operating Partnership. Existing liabilities for indebtedness generally are
taken into account (directly or indirectly) in connection with the allocation of
the shares of Common Stock and/or Units, but no other liabilities are taken into
account for such purposes. The Company will not have recourse against CIF, VAF,
AMB or WPF or any of their respective stockholders or partners or against the
Individual Account Investors, with respect to any unknown liabilities except to
the extent provided by the Indemnity Escrow (as defined below). Unknown
liabilities might include liabilities for clean-up or remediation of undisclosed
environmental conditions, claims of tenants, vendors or other persons dealing
with the entities prior to the Formation Transactions (that had not been
asserted prior to the Formation Transactions), accrued but unpaid liabilities
incurred in the ordinary course of business, and claims for indemnification by
the officers and directors of CIF, VAF and AMB and others indemnified by such
entities, including clients of AMB. Certain tenants may claim that the Formation
Transactions give rise to a right to purchase such premises occupied by such
tenants. The Company does not believe any such claims would be material. See
"-- Government Regulations -- Environmental Matters" below as to the possibility
of undisclosed environmental conditions potentially affecting the value of the
Properties. The existence of
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undisclosed material liabilities which are not covered by the Indemnity Escrow
could have an adverse effect on the Company's financial condition and results of
operations, and its ability to make cash distributions.
INVESTMENT MANAGEMENT SUBSIDIARY
Adverse Consequences of Lack of Control Over the Business of the Investment
Management Subsidiary
To comply with the REIT asset tests that restrict ownership of shares of
other corporations, the Operating Partnership will own 100% of the nonvoting
preferred stock of the Investment Management Subsidiary (representing
approximately 95% of its economic interest) and the Executive Officers will own
all of the outstanding voting common stock of the Investment Management
Subsidiary (representing approximately 5% of its economic interest). This
ownership structure is necessary to permit the Company to share in the income of
the Investment Management Subsidiary while maintaining its status as a REIT.
Although the Company will receive substantially all of the economic benefit of
the business carried on by the Investment Management Subsidiary through the
Company's right to receive dividends through the Operating Partnership, the
Company will not be able to elect directors or officers of the Investment
Management Subsidiary and, therefore, the Company will not have the ability to
influence the operation of the Investment Management Subsidiary or require that
the Investment Management Subsidiary's board of directors declare and pay a cash
dividend on the nonvoting stock of the Investment Management Subsidiary held by
the Operating Partnership. As a result, the board of directors and management of
the Investment Management Subsidiary might implement business policies or
decisions that would not have been implemented by persons controlled by the
Company and that are adverse to the interests of the Company or that lead to
adverse financial results, which could adversely impact the Company's net
operating income and cash flows. In addition, the Investment Management
Subsidiary will be subject to tax on its income, reducing its cash available for
distribution. See "Formation and Structure of the Company -- Formation
Transactions."
Uncertainty of Investment Management Subsidiary Operations
Fees earned by the Investment Management Subsidiary will be dependent upon
various factors, including factors beyond the control of the Company and the
Operating Partnership, affecting the ability to attract and retain investment
management clients and the overall returns achieved on managed assets. Failure
of the Investment Management Subsidiary to attract investment management clients
or achieve sufficient overall returns on managed assets would reduce its ability
to make distributions in respect of the nonvoting preferred stock owned by the
Operating Partnership. Such failure would also limit co-investment opportunities
to the Company and, as a result, the Company's ability to generate rental
revenues from such co-investments and use the co-investment program as a source
to finance property acquisitions and leverage acquisition opportunities. See
"Business and Operating Strategies -- Investment Management Subsidiary."
GOVERNMENT REGULATIONS
Many laws and governmental regulations are applicable to the Properties and
changes in these laws and regulations, or their interpretation by agencies and
the courts, occur frequently.
Costs of Compliance with Americans with Disabilities Act
Under the Americans with Disabilities Act of 1990 (the "ADA"), all places
of public accommodation are required to meet certain Federal requirements
related to access and use by disabled persons. Compliance with the ADA might
require removal of structural barriers to handicapped access in certain public
areas where such removal is "readily achievable." Noncompliance with the ADA
could result in the imposition of fines or an award of damages to private
litigants. The impact of application of the ADA to the Properties, including the
extent and timing of required renovations, is uncertain. If required changes
involve a greater amount of expenditures than the Company currently anticipates
or if the changes must be made on a more accelerated schedule than the Company
currently anticipates, the Company's ability to make expected distributions to
stockholders could be adversely affected.
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Environmental Matters
Under Federal, state and local laws and regulations relating to the
protection of the environment ("Environmental Laws"), a current or previous
owner or operator of real estate may be liable for contamination resulting from
the presence or discharge of hazardous or toxic substances or petroleum products
at such property, and may be required to investigate and clean-up such
contamination at such property or such contamination which has migrated from
such property. Such laws typically impose liability and clean-up responsibility
without regard to whether the owner or operator knew of or caused the presence
of the contaminants, and the liability under such laws has been interpreted to
be joint and several unless the harm is divisible and there is a reasonable
basis for allocation of responsibility. In addition, the owner or operator of a
site may be subject to claims by third parties based on personal injury,
property damage and/or other costs, including investigation and clean-up costs,
resulting from environmental contamination present at or emanating from a site.
Environmental Laws also govern the presence, maintenance and removal of
asbestos-containing building materials ("ACBM"). Such laws require that ACBM be
properly managed and maintained, that those who may come into contact with ACBM
be adequately apprised or trained and that special precautions, including
removal or other abatement, be undertaken in the event ACBM is disturbed during
renovation or demolition of a building. Such laws may impose fines and penalties
on building owners or operators for failure to comply with these requirements
and may allow third parties to seek recovery from owners or operators for
personal injury associated with exposure to asbestos fibers. Some of the
Properties may contain ACBM.
Some of the Properties are leased or have been leased, in part, to owners
and operators of dry cleaners that operate on-site dry cleaning plants, to
owners and operators of gas stations or to owners or operators of other
businesses that use, store or otherwise handle petroleum products or other
hazardous or toxic substances. Some of these Properties contain, or may have
contained, underground storage tanks for the storage of petroleum products and
other hazardous or toxic substances. These operations create a potential for the
release of petroleum products or other hazardous or toxic substances. Some of
the Properties are adjacent to or near other properties that have contained or
currently contain underground storage tanks used to store petroleum products or
other hazardous or toxic substances. In addition, certain of the Properties are
on, or are adjacent to or near other properties upon which others, including
former owners or tenants of the Properties, have engaged or may in the future
engage in activities that may release petroleum products or other hazardous or
toxic substances.
All of the Contributed Properties were subject to a Phase I or similar
environmental assessments by independent environmental consultants at the time
of acquisition or shortly after acquisition. In addition, each of the Pending
Acquisition Properties recently has been subject to, or in connection with the
Pending Acquisition will be subject to, a Phase I or similar environmental
assessment. Phase I assessments are intended to discover and evaluate
information regarding the environmental condition of the surveyed property and
surrounding properties. Phase I assessments generally include an historical
review, a public records review, an investigation of the surveyed site and
surrounding properties, and preparation and issuance of a written report, but do
not include soil sampling or subsurface investigations and typically do not
include an asbestos survey. Some of the Company's environmental assessments of
the Properties do not contain a comprehensive review of the past uses of the
Contributed Properties and/or the surrounding properties.
None of the Company's environmental assessments of the Contributed
Properties has revealed any environmental liability that the Company believes
would have a material adverse effect on the Company's financial condition or
results of operations taken as a whole, nor is the Company aware of any such
material environmental liability. Nonetheless, it is possible that the Company's
assessments do not reveal all environmental liabilities or that there are
material environmental liabilities of which the Company is unaware. In addition,
only certain of such assessments have been updated for purposes of this
Offering, and approximately 50% of the Contributed Properties have environmental
assessments which are more than two years old. Moreover, there can be no
assurance that (i) future laws, ordinances or regulations will not impose any
material environmental liability or (ii) the current environmental condition of
the Properties will not be affected by tenants, by the condition of land or
operations in the vicinity of the Properties (such as releases
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from underground storage tanks), or by third parties unrelated to the Company.
If the costs of compliance with the various environmental laws and regulations,
now existing or hereafter adopted, exceed the Company's budgets for such items,
the Company's ability to make expected distributions to stockholders could be
adversely affected.
Other Regulations
The Properties are also subject to various Federal, state and local
regulatory requirements such as state and local fire and life safety
requirements. Failure to comply with these requirements could result in the
imposition of fines by governmental authorities or awards of damages to private
litigants. The Company believes that the Contributed Properties are currently in
substantial compliance with all such regulatory requirements. However, there can
be no assurance that these requirements will not be changed or that new
requirements will not be imposed which would require significant unanticipated
expenditures by the Company, which expenditures could have an adverse effect on
the Company's financial condition and results of operations.
Possible Reassessment of Properties by Local Tax Assessors
Certain local real property tax assessors may seek to reassess certain of
the Contributed Properties as a result of the Formation Transactions and the
transfer of interests to occur in connection therewith. In jurisdictions such as
California, where Proposition 13 limits the assessor's ability to reassess real
property so long as there is no change in ownership, the assessed value could
increase by as much as the full value of any appreciation that has occurred
during the AMB Predecessors' period of ownership. Where appropriate, the Company
would contest vigorously any such reassessment. Subject to market conditions,
current leases may permit the Company to pass through to tenants a portion of
the effect of any increases in real estate taxes resulting from any such
reassessment. To the extent that any such increases in property taxes
attributable to reassessments could not be passed through to tenants, such
increases would decrease Funds from Operations and adversely effect the
Company's competitive position with respect to such Properties and,
consequently, its financial condition, results of operations and ability to make
cash distributions.
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CONFLICTS OF INTEREST
The Executive Officers and directors of the Company may be subject to a
number of conflicts of interest. Such potential conflicts, and the Company's
proposed methods of dealing with them, are described below. See also "Risk
Factors -- Conflicts of Interest" and "Policies with Respect to Certain
Activities -- Conflict of Interest Policies."
ENFORCEMENT OF AGREEMENTS RELATING TO FORMATION TRANSACTIONS
As recipients of shares of outstanding Common Stock and, potentially,
Performance Units, as holders of the profits interest in the Investment
Management Partnership, and as parties to the representations, warranties and
indemnification agreements made in connection with the Formation Transactions,
certain directors and Executive Officers of the Company will have a conflict of
interest with respect to their obligations to vigorously enforce the terms of
the agreements relating to the Formation Transactions. Accordingly, all
decisions relating to the interpretation and enforcement of such agreements with
respect to such persons will be determined on behalf of the Company by action of
the Independent Directors who are disinterested with respect to the matter in
question.
CONTINUED INVOLVEMENT IN OTHER REAL ESTATE ACTIVITIES AND INVESTMENTS
The Executive Officers and certain directors will be entitled to continue
involvement in certain real estate activities and investments following
consummation of the Offering, as described under "Risk Factors -- Conflicts of
Interest -- Continued Involvement in Other Real Estate Activities and
Investments" and "-- Conflicts of Interest in Connection with Properties Owned
or Controlled by Executive Officers and Directors." However, apart from such
specified permitted activities and investments, the Executive Officers will be
precluded from other activities in commercial real estate or, with certain
exceptions, investments in industrial or retail real estate, pursuant to their
respective employment agreements. See "Management -- Employment Agreements." All
decisions relating to the interpretation and enforcement of such employment
agreements will be determined on behalf of the Company by action of the
Independent Directors who are disinterested with respect to the matter in
question.
In addition, Independent Directors will be subject to limitations on real
estate activities which are directly competitive with the Company. All decisions
relating to the interpretation and enforcement of such limitations will be made
on behalf of the Company by action of the Independent Directors who are
disinterested with respect to the matter in question.
TRANSACTIONS BETWEEN THE COMPANY AND THE EXECUTIVE OFFICERS AND AFFILIATES
Following the Offering, there will be certain limited transactions between
affiliates of the Executive Officers and the Company, as described under
"Certain Relationships and Related Transactions." In addition, the Executive
Officers, directors and employees of the Company and their affiliates may from
time to time propose other such transactions. All decisions relating to any such
transaction will be made on behalf of the Company by action of the Independent
Directors who are disinterested with respect to the matter in question. Each
such transaction will be in all respects on such terms as are, at the time of
the transaction and under the circumstances then prevailing, fair and reasonable
to the Company and its subsidiaries in the opinion of such disinterested
directors.
Following the Offering, all matters relating to compensation and benefits
of Executive Officers will be subject to approval of the Compensation Committee
of the Board of Directors, which will be comprised solely of Independent
Directors.
34
<PAGE> 44
THE COMPANY
Upon consummation of the Offering, AMB Property Corporation will be one of
the largest publicly-traded real estate companies in the United States. The
Company has been formed to continue and grow AMB's business of acquiring and
operating industrial properties and community shopping centers in target markets
nationwide. AMB was founded in 1983 by Douglas D. Abbey, Hamid R. Moghadam and
T. Robert Burke, and in 14 years has grown to become a leading real estate
investment manager with $2.8 billion under management for over 70
well-recognized institutional investors.
The Company is led by Mr. Moghadam, its Chief Executive Officer. Messrs.
Abbey and Burke also play active roles in the Company's operations as the
Chairman of its Investment Committee and the Chairman of its Board of Directors,
respectively. The Company's 10 Executive Officers have an average of 22 years of
experience in the real estate industry and have worked together for an average
of nine years building the AMB real estate business. The Company employs 105
individuals, 88 of whom are located in its San Francisco headquarters and 17 in
its Boston office. Upon consummation of the Offering, the Company's employees
will own approximately 5.6% of the Common Stock (assuming the exchange of all
Units, none of which will be owned by the Executive Officers or the Company's
employees, into shares of Common Stock). See "Management" and "Principal
Stockholders."
In August 1997, AMB presented a proposal to each of its over 70
institutional clients and fund investors offering them, in connection with the
Formation Transactions, an opportunity to either (i) contribute or exchange
their assets or interests in certain private funds managed and sponsored by AMB
in exchange for equity interests in the Company or the Operating Partnership,
(ii) retain their existing direct real estate format and have the Company
continue to manage their investments through the Company's Investment Management
Subsidiary or (iii) terminate their relationships with AMB. In response to this
proposal, a substantial majority of such institutional investors chose to become
stockholders in the Company (or unitholders in the Company's Operating
Partnership), or to continue their real estate investment through the Investment
Management Subsidiary. See "Formation Transactions."
PROPERTIES
Upon consummation of the Offering and completion of the Pending
Acquisition, the Company will own 128 properties comprised of 95 industrial
properties and 33 retail properties located in 26 markets throughout the United
States. As of September 30, 1997, the Industrial Properties (representing 358
buildings), principally warehouse distribution properties, encompassed
approximately 37.3 million rentable square feet and were 96.0% leased to over
800 tenants. The Retail Properties, principally grocer-anchored community
shopping centers, encompassed approximately 6.3 million rentable square feet
and, as of the same date, were 94.3% leased to over 700 tenants. Additionally,
upon completion of the Offering, the Company's Investment Management Subsidiary
expects to manage on behalf of eight clients approximately $495 million of real
estate investments, encompassing 4.1 million rentable square feet of industrial
space, 0.5 million rentable square feet of community shopping center space and
other property types encompassing 2.1 million rentable square feet. The
following table sets forth certain summary information with respect to the
Properties, including the Pending Acquisition Properties.
35
<PAGE> 45
INDUSTRIAL AND RETAIL PROPERTIES BY REGION
<TABLE>
<CAPTION>
INDUSTRIAL PROPERTIES(1) RETAIL PROPERTIES TOTAL
-------------------------------------------- ------------------------------ --------------------------------
NUMBER RENTABLE RENTABLE NUMBER RENTABLE
NUMBER OF OF SQUARE % OF NUMBER OF SQUARE % OF OF SQUARE % OF
REGION PROPERTIES BUILDINGS FEET TOTAL CENTERS FEET TOTAL PROPERTIES FEET TOTAL
- ------------------------- --------- ---------- ------ ---------- --------- ----- ---------- ---------- ------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Western........ 32 137 12,095,376 32.5% 16 2,615,976 41.8% 48 14,711,352 33.8%
Southern....... 24 91 9,498,594 25.4 10 1,757,546 28.0 34 11,256,140 25.8
Midwestern..... 23 87 10,731,130 28.7 4 710,652 11.3 27 11,441,782 26.2
Eastern........ 16 43 5,008,562 13.4 3 1,184,462 18.9 19 6,193,024 14.2
-- --- ---------- ----- -- --------- ----- --- ---------- -----
Total/Weighted
Average...... 95 358 37,333,662 100.0% 33 6,268,636 100.0% 128 43,602,298 100.0%
== === ========== ===== == ========= ===== === ========== =====
</TABLE>
- ---------------
(1) Includes the Pending Acquisition Properties. See "Business and
Properties -- Industrial Properties -- Pending Acquisition Properties."
The Company believes that active management and high quality service are
critical to tenant satisfaction and, ultimately, property performance. Each year
since 1992, AMB has conducted a program of measuring and monitoring the
satisfaction of its tenants, including surveys conducted by an outside market
research firm. Based on independent surveys of over 700 tenants, property
managers and leasing brokers over the last three years, AMB was rated at
consistently high levels in areas such as professionalism, knowledge and
responsiveness.
AMB has also been highly rated in independent surveys of institutional
investors and their real estate specialists as well as their consultants who
frequently recommend AMB to their clients. AMB has been rated as an industry
leader, in such surveys conducted from time to time since 1990, with respect to
the quality and expertise of its investment professionals, the structure of its
portfolios and in client confidence in AMB's expected future investment
performance. In connection with AMB's historical investment management business,
no AMB client has ever replaced AMB as its real estate investment portfolio
manager.
AMB has been an innovator in the institutional real estate management arena
in the early formation of private REITs as an alternative to traditional
commingled funds. AMB also has led the industry by incorporating progressive
corporate governance provisions, and using incentive based compensation
arrangements rather than a traditional fee structure based on appraised value.
The Company's relationships with institutional real estate investors
following the Offering are reflected by the institutional investors which
elected to become stockholders of the Company in the Formation Transactions
including the following:
<TABLE>
<CAPTION>
CORPORATE PENSION PLANS PUBLIC PENSION PLANS FOUNDATIONS AND ENDOWMENTS
- ------------------------------------ --------------------------------- ---------------------------
<S> <C> <C>
Ameritech Pension Trust Chicago Public Teachers Ford Foundation
Blue Cross Blue Shield Association City and County of San Francisco Hewlett Foundation
Consolidated Freightways City of Milwaukee Pomona College
Edison International City of Orlando Rockefeller Foundation
International Monetary Fund City of San Diego Stanford University
Southern Company Denver Employees The Kresge Foundation
The World Bank Illinois Municipal University of Illinois
</TABLE>
36
<PAGE> 46
THE PENDING ACQUISITION
On October 31, 1997, two of the AMB Predecessors entered into the Purchase
Agreement with CP relating to the Pending Acquisition by such AMB Predecessors
of the 28 Pending Acquisition Properties located in 11 markets throughout the
United States, for $216.7 million in cash (including related closing costs and
fees). Upon consummation of the Offering, such AMB Predecessors will assign
their rights and obligations under the Purchase Agreement to the Company. The
Company anticipates that the Pending Acquisition, if completed, will be effected
following the Offering with borrowings under the Credit Facility. The Pending
Acquisition Properties are described elsewhere in this Prospectus and the
financial statements contained herein. See "Business and
Properties -- Industrial Properties -- Pending Acquisition Properties."
The Pending Acquisition will be subject to, among other things, the
approval by the Company of a variety of matters relating to the Properties
following completion of its "due diligence" investigation, and the approval of
the transaction by the stockholders of CP. Matters not discovered by the
purchasers during their investigation, or discovered and assumed, will generally
become the responsibility of the Company. In connection with the Pending
Acquisition, the AMB Predecessors have made a $3.0 million deposit into escrow
which will become non-refundable at the end of a 30-day "due diligence" period
in the event that the Company does not disapprove of any such matters. There can
be no assurance that the Pending Acquisition will be completed, and investors
should consider the information contained herein with respect to the Pending
Acquisition Properties accordingly.
The Company is self-administered and expects to qualify as a REIT for
Federal income tax purposes beginning with the year ending December 31, 1997.
The principal executive offices of the Company and the Operating Partnership are
located at 505 Montgomery Street, San Francisco, California 94111, and their
telephone number is (415) 394-9000. The Company also maintains a regional office
in Boston, Massachusetts.
37
<PAGE> 47
FOCUS ON INDUSTRIAL PROPERTIES AND COMMUNITY SHOPPING CENTERS
The Company operates industrial properties and community shopping centers
in hub distribution and retail trade areas throughout the United States.
Management believes that its dual property strategy provides greater
opportunities to deploy capital and organizational resources between industrial
properties and community shopping centers, providing the Company greater
flexibility in investing and balancing its property mix.
Management believes that industrial properties and community shopping
centers share the following characteristics:
Fragmented Ownership. Historically, both industrial properties and
community shopping centers have been developed and operated by local real estate
investors and, as a result, are characterized by fragmented ownership, in which
there is a lack of concentration of ownership. The Company believes this
fragmented ownership provides opportunities for consolidation on a national
basis.
Competition for Acquisitions. Management believes that, because of their
relative size and fragmented ownership, industrial properties and community
shopping centers are not as widely marketed and attract less significant buyer
interest than larger property types. Accordingly, management believes that these
properties can be acquired on a less competitive basis.
Distribution of Goods and Necessities. Industrial property and community
shopping center tenants distribute goods and necessities, either at the
wholesale or retail level, or both. Management believes that such tenants are
relatively insulated from the adverse effects of an economic downturn, and that
industrial properties located in hub distribution markets and community shopping
centers located in selected trade areas generally have higher occupancy rates
across market cycles.
Construction and Maintenance. Industrial properties and community shopping
centers are typically single-story construction, and improvements to such
properties are generally limited to moving demising walls and repairing roofs
and parking lots. Such property types also require less maintenance as compared
to most other commercial property types.
Redevelopment Opportunities. As compared to other commercial property
types, industrial properties and community shopping centers generally require
less time and capital to renovate and reposition and management believes the
corresponding increase in cash yield upon renovation tends to be higher.
Tenant Improvements. Industrial properties and community shopping centers
generally do not require significant tenant improvements to attract new tenants
as compared to other commercial property types.
Management. Industrial properties and community shopping centers generally
do not require on-site property management.
INDUSTRIAL PROPERTY GROWTH OPPORTUNITIES
The Company believes that the industrial property sector is well-positioned
to benefit from strong market fundamentals and growth in international trade.
See "Strategies for Growth -- Growth Through Operations."
Low Level of Construction and High Occupancy. Industrial properties
typically have stable occupancy rates because they have a shorter development
lead time and therefore are not as susceptible to oversupply cycles as other
commercial property types. CB Commercial/Torto Wheaton Research projects
industrial property vacancy rates for major markets nationally to remain
approximately 7% through the year 2001, and for annual construction as a
percentage of inventory to remain below 2% for the same period.
38
<PAGE> 48
The following graph outlines national vacancy and new construction data for
industrial properties for the periods presented:
U.S. INDUSTRIAL VACANCY & CONSTRUCTION
<TABLE>
<CAPTION>
NEW INDUSTRIAL
CONSTRUCTION AS A
MEASUREMENT PERIOD U.S. INDUSTRIAL PERCENT OF INDUSTRIAL
(FISCAL YEAR COVERED) VACANCY RATE INVENTORY
<S> <C> <C>
80 4.9 3.8
81 5.3 3.2
82 6.4 3.2
83 6.4 1.9
84 6.8 2.2
85 7.3 3.2
86 8.4 2.5
87 8 2.5
88 8.6 2.5
89 8.4 2
90 9.6 1.7
91 10.4 0.7
92 10.1 0.4
93 9.7 0.4
94 8.5 0.5
95 7.7 0.9
96 7.6 0.5
JUN-97 7.4 0.5
</TABLE>
For 24 major markets through 1988, and 53 major
markets thereafter. Graph derived from data, as of
June 30, 1997, obtained from CB Commercial/Torto
Wheaton Research.
Growth of International Trade. Management believes that continued growth in
international trade, as presently forecasted, will result in increased demand
for industrial space and upward pressure on rental rates in the nation's hub
distribution and selected regional markets. The Company should benefit from this
trend, as the majority of the Industrial Properties are located in these
markets. See "Business and Properties -- Industrial Properties -- Overview of
Major Target Markets." As shown below, the growth in U.S. imports and exports
has exceeded the growth in the U.S. gross domestic product ("GDP") since 1991
and is forecasted to continue:
U.S. INTERNATIONAL TRADE & GDP GROWTH
<TABLE>
<CAPTION>
MEASUREMENT PERIOD U.S. IMPORTS AND
(FISCAL YEAR COVERED) EXPORTS GDP
<S> <C> <C>
1991 100 100
1992 107.1 102.7
1993 113.6 105.1
1994 125.2 108.7
1995 135.7 110.9
1996 144.5 113.6
1997 158.5 117.7
1998 168.4 120.3
1999 178.8 123.1
2000 189.1 126.2
2001 201.1 129.3
</TABLE>
Graph derived from historical and
forecasted data published by Regional
Financial Associates.
39
<PAGE> 49
COMMUNITY SHOPPING CENTER GROWTH OPPORTUNITIES
Management believes the retail property sector will benefit from the
prevailing low levels of new construction, projected growth in personal income
and retail sales levels and greater opportunities for redevelopment.
Low Level of Construction and High Occupancy. An important element of the
Company's strategy of acquiring and operating community shopping centers is to
focus on supply-constrained locations where retail sales volumes are proven and
barriers to entry are high and sustainable. These target trade areas typically
have high population densities and above-average income levels which in turn
lead to higher sales volumes and, ultimately, higher rents and occupancy rates.
The following graph shows the decline in new shopping center construction as a
percentage of retail center inventory since 1985 and the current retail vacancy
rate of approximately 8%:
U.S. RETAIL VACANCY RATE &
SHOPPING CENTER CONSTRUCTION
<TABLE>
<CAPTION>
NEW SHOPPING
CENTER CONSTRUCTION
U.S. RETAIL AS A PERCENT OF
VACANCY RATE RETAIL INVENTORY
------------ -------------------
<S> <C> <C>
1985 . . . . . . . 6.9 1.7
1986 . . . . . . . 7.8 1.7
1987 . . . . . . . 8 1.6
1988 . . . . . . . 8.7 1.4
1989 . . . . . . . 9.9 1.4
1990 . . . . . . . 10.4 1
1991 . . . . . . . 10.7 0.6
1992 . . . . . . . 10 0.5
1993 . . . . . . . 9 0.5
1994 . . . . . . . 7.6 0.6
1995 . . . . . . . 7.4 0.7
1996 . . . . . . . 7.7 0.7
6/1997 . . . . . . 7.8 0.6
</TABLE>
Vacancy rate data for 58 markets and
construction data for all U.S. markets. Graph
derived from data as of June 30, 1997 tracked
by and obtained from F.W. Dodge/McGraw Hill.
40
<PAGE> 50
Personal Income and Retail Sales. The following graph summarizes the
historical and projected trends for personal income and retail sales compared to
the Consumer Price Index on a national basis. These two factors have grown at
rates significantly in excess of inflation as measured by the Consumer Price
Index. According to projections by Regional Financial Associates, these positive
trends are expected to continue for the next five years.
U.S. RETAIL SALES AND
PERSONAL INCOME GROWTH
<TABLE>
<CAPTION>
MEASUREMENT PERIOD
(FISCAL YEAR COVERED) PERSONAL INCOME RETAIL SALES CPI
<S> <C> <C> <C>
1992 6.0 4.8 3.0
1993 4.1 6.5 3.0
1994 5.0 7.4 2.6
1995 6.3 4.6 2.8
1996 5.5 4.9 2.9
1997 5.7 6.0 2.8
1998 5.4 4.9 3.1
1999 5.6 6.0 3.4
2000 5.7 6.2 3.5
2001 5.7 6.1 3.6
</TABLE>
Graph derived from data published by Regional Financial
Associates.
Redevelopment Opportunities. Management believes that because community
shopping centers have historically been owned and operated by local real estate
investors who are often undercapitalized, the acquisition and redevelopment of
such properties presents attractive investment opportunities. In addition, the
Company believes that it can capitalize on the recent shift in desired space
configuration from small stores to larger formats by redeveloping older centers.
41
<PAGE> 51
BUSINESS AND OPERATING STRATEGIES
The Company focuses its investment activities in hub distribution markets
and retail trade areas throughout the U.S. where opportunities exist to acquire
and develop additional properties on an advantageous basis. The Company's
operations are conducted through its 105 employees, 88 of whom are located in
its San Francisco headquarters and 17 of whom are located in its Boston office.
The Company is a full-service real estate company with in-house expertise in
acquisitions, development and redevelopment, asset management and leasing,
finance and accounting and market research. The Company has long-standing
relationships with most of its 47 real estate management firms across the
country which provide local property management and leasing services to the
Company on a fee basis. See "-- Property Management."
NATIONAL PROPERTY COMPANY
Upon consummation of the Offering and completion of the Pending
Acquisition, the Company will own 128 Properties located in 26 markets
throughout the U.S. The Company believes that its national strategy enables it
to (i) increase or decrease investments in certain regions to take advantage of
the relative strengths in different real estate markets; (ii) retain and
accommodate tenants as they consolidate or expand, particularly in its
Industrial Properties; and (iii) build brand awareness as well as customer
loyalty through the delivery of consistent service and quality product. Through
its presence in markets throughout the U.S., the Company has developed expertise
in leasing, expense management, tenant retention strategies and property design
and configuration.
TWO COMPLEMENTARY PROPERTY TYPES
Management believes its strategy of owning and operating both industrial
properties and community shopping centers offers the Company an optimal
combination of growth opportunities, strong current income and stability through
market cycles. The Company has developed the expertise, infrastructure and
management information systems to acquire, reposition, develop and operate these
two property types. Management believes that its dual property strategy provides
significant opportunities to allocate capital and organizational resources
between property types according to changing market conditions and its
investment strategy. See "Focus on Industrial Properties and Community Shopping
Centers."
SELECT MARKET FOCUS
The Company intends to continue its strategy of investing in hub
distribution markets and retail trade areas across the country to capitalize on
changes in the relative economic strength of these regions. The Company focuses
on acquiring, redeveloping and operating properties in in-fill locations which
are characterized by limited new construction opportunities. As the strength of
these markets continues to grow and the demand for well-located properties
increases, the Company believes that it will benefit from an upward pressure on
rents resulting from the increased demand combined with the relative lack of new
available space.
Industrial Property Selected Hub Distribution Markets. The Company intends
to continue to focus its industrial property investment activities in six hub
markets which dominate national warehouse distribution property activities:
Atlanta, Chicago, Dallas/Fort Worth, Los Angeles, Northern New Jersey and San
Francisco Bay Area. For the nation's 53 major industrial markets tracked by CB
Commercial/Torto Wheaton Research, these markets accounted for approximately (i)
36% of the warehouse property inventory as of June 30, 1997 and (ii) for the
three-year period ended June 30, 1997, an average of 34% of industrial property
net absorption. In addition, such hub markets contain approximately 62% of the
Industrial Properties (64% of the Contributed Industrial Properties) based on
aggregate square footage. The Company also invests in selected regional
distribution markets including Boston, Houston, Miami, Minneapolis, San Diego,
Seattle and Baltimore/Washington, D.C. The Company focuses on these established
industrial markets because management believes they offer large and broadly
diversified tenant bases which provide greater demand for properties over market
cycles than secondary markets. In-fill locations within these markets also
typically have significant barriers to new construction including geographic or
regulatory supply constraints, and benefit from
42
<PAGE> 52
an access to large labor supplies and well-developed transportation networks.
See "Business and Properties -- Industrial Properties -- Overview of Major
Target Markets."
PROPERTY MANAGEMENT
The Company actively manages its properties through its experienced staff
of 14 regional managers, each of whom specializes in the management of
industrial properties or community shopping centers in designated markets. The
Company typically outsources property management to a select group of
third-party local managers with whom the Company has developed strong
relationships. Regional, market and property-type focus provides regional
managers with extensive knowledge of real estate trends and supply and demand
activity in their markets as well as an effective network of local contacts who
provide sources for market data, leads for new tenants and property
acquisitions, and opportunities to enhance the value of the Properties. From
January 1, 1994 through September 30, 1997, the Company's weighted average
tenant retention rate was approximately 71.8% for the Contributed Industrial
Properties and approximately 81.4% for the Retail Properties, based on aggregate
square footage. Management believes that these tenant retention rates reflect
the success of the Company's operating and tenant-service driven property
management strategy.
The Company's regional managers make all major business decisions regarding
the Company's properties, and have broad responsibilities that include
implementing an annual business plan for each asset, formulating leasing
strategies, establishing leasing terms and conditions, negotiating leases,
approving and monitoring leases and capital expenditures, planning and
implementing renovation, expansion and development, establishing annual
operating and capital budgets and effecting dispositions. The Company's regional
managers utilize local leasing agents to identify prospective tenants and
document lease transactions. Third-party local property service providers are
engaged to oversee custodial property matters such as rent collection, tenant
requests, maintenance and repair, and supervision of cleaning and security
services. The Company monitors the performance of its properties on a daily
basis through the use of the Company's proprietary asset information system.
This management tool enables the Company not only to monitor the operating
performance of a property (and the local property manager), but also to review
and communicate strategic initiatives to the local property manager on a
real-time basis and to compare the property's performance to on-line budgets and
objectives.
Management believes that its approach to property management and its
relationships with third-party property management companies enable the Company
to more effectively manage fixed operating costs associated with a national
portfolio. By employing third-party local property managers which management
believes to be the best in their respective market, the Company can enter and
exit markets efficiently without the administrative burden of retaining a large
staff. Since the Company is the customer, rather than the competitor, of
third-party management firms, these firms are also a source of new acquisition
opportunities in the respective markets, thus providing the Company with greater
access to transaction flow. Management believes this approach also gives the
Company a competitive advantage in capitalizing on the increasing trend among
corporations to outsource their real estate service requirements to property
management companies.
DISCIPLINED INVESTMENT PROCESS
Over the past 14 years, AMB has established a disciplined approach to the
investment process through operating divisions that are subject to the overall
policy direction of its Investment Committee. The stages in the investment
process are highly integrated, with Investment Committee review at critical
points in the process.
Approval of each investment is the responsibility of the Investment
Committee with sponsorship from both the acquisitions officer and regional
manager who will be responsible for managing the property. The initial
investment recommendation is thoroughly discussed, and approval is required in
order to proceed to contract and full due diligence. The approach to offer terms
and transaction structure is determined as part of the initial approval and is
the responsibility of the acquisitions officer. The regional manager is involved
in providing and verifying underwriting assumptions and developing the operating
strategy. After the due diligence review and before removing conditions to the
contract, a final Investment Committee recommenda-
43
<PAGE> 53
tion is prepared by the acquisition and asset management team. The Investment
Committee conducts a complete review of the information developed during the due
diligence process and either rejects or gives final approval.
AMB has also established proprietary systems and procedures to manage and
track a high volume of acquisition proposals, transactions and important market
data. This includes an on-line open issues database that provides current
information on the status of each transaction, highlighting the issues that must
be addressed prior to closing, and a database that includes and compiles data on
all transaction proposals and markets reviewed by the Company.
RENOVATION, EXPANSION AND DEVELOPMENT
The multidisciplinary background of the Company's employees provide it with
the skills and experience to capitalize on strategic renovation, expansion and
development opportunities. Several of the Company's officers have extensive
experience in real estate development, both at AMB and with national development
firms. The Company generally pursues development projects in joint ventures with
local developers. In this way, the Company leverages the development skill,
access to opportunities and capital of such developers, transferring a
significant amount of the development risk to them and eliminating the need and
expense of an in-house development staff. At the request of institutional
owners, AMB has assumed the management of a total of 96 "takeover" properties,
many of which required repositioning, renovation or expansion. See "Strategies
for Growth -- Growth Through Renovation, Expansion and Development."
FINANCING STRATEGY
In order to maintain financial flexibility and facilitate the rapid
deployment of capital over market cycles, the Company intends to operate with a
Debt-to-Total Market Capitalization Ratio of less than 45%. Additionally, the
Company intends to structure its balance sheet in order to obtain an investment
grade rating on its senior unsecured debt, although no assurance can be given
that such objective will be achieved. The Company intends to keep the majority
of its assets unencumbered to facilitate such rating. Upon consummation of the
Offering, the Company's Debt-to-Total Market Capitalization Ratio will be
approximately 29.8% (approximately 28.4% if the Underwriters' over-allotment
option is exercised in full). Excluding the effect of the Pending Acquisition,
the Company's Debt-to-Total Market Capitalization Ratio will be approximately
23.2% (approximately 22.8% if the Underwriters' over-allotment option is
exercised in full). See "Policies with Respect to Certain
Activities -- Financing Policies."
The Company may utilize multiple sources of equity capital including public
or private common stock offerings, convertible or non-convertible preferred
stock offerings and purchases of property with Common Stock, convertible shares
or Units. Additionally, the Company's co-investment program will also serve as a
source of capital, particularly when more traditional sources of capital may not
be available on attractive terms. See "-- Investment Management Subsidiary."
Shortly following consummation of the Offering, the Company expects to
increase the availability under the Credit Facility to $500 million. Such
facility will bear interest at a rate equal to LIBOR plus 110 basis points for
the first nine months after the Offering or until the Company receives an
investment grade debt rating. Thereafter, borrowings under the Credit Facility
will bear interest at a rate equal to LIBOR plus 90 to 120 basis points,
depending upon the Company's then current debt rating. The Credit Facility is
expected to be used for acquisitions and for general corporate purposes. See
"Management's Discussion of Financial Condition and Results of
Operations -- Liquidity and Capital Resources" and "Business and Properties --
Debt Financing."
INVESTMENT MANAGEMENT SUBSIDIARY
In connection with the Formation Transactions, the Company intends to form
the Investment Management Subsidiary to enable the Company to continue providing
real estate investment management services on a fee basis to certain of AMB's
existing clients who are not participating in the Formation Transactions and to
facilitate takeover opportunities and the Company's co-investment program. Upon
completion of the Offering, the Investment Management Subsidiary expects to
manage approximately $495 million of real estate
44
<PAGE> 54
investments for eight existing institutional clients of AMB, including
industrial properties encompassing 4.1 million square feet, retail properties
encompassing 0.5 million square feet and other property types (managed as part
of "takeover" portfolios, where AMB assumed the management and disposition
responsibilities of properties previously managed by others) encompassing 2.1
million square feet. The fee revenues from the assets presently expected to be
included in the Investment Management Subsidiary for each of the calendar years
ended December 31, 1994, 1995 and 1996, and for the nine months ended September
30, 1997, were $1.1 million, $1.8 million, $2.1 million and $2.8 million,
respectively, including asset management and acquisition fees. In accordance
with industry practice, most of the Company's advisory contracts are terminable
on 30 days' notice. However, on average, these investments have been managed by
AMB for four years.
The following table summarizes, as of September 30, 1997, the properties
under AMB management which are expected to be managed by the Investment
Management Subsidiary following consummation of the Formation Transactions and
the Offering.
INVESTMENT MANAGEMENT SUBSIDIARY
PROPERTIES UNDER MANAGEMENT
AS OF SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
INDUSTRIAL RETAIL
PROPERTIES PROPERTIES OTHER PROPERTIES TOTAL
----------------- --------------- ----------------- -----------------------------
RENTABLE RENTABLE RENTABLE RENTABLE
SQUARE % OF SQUARE % OF SQUARE % OF NUMBER OF SQUARE % OF
REGION FEET TOTAL FEET TOTAL FEET TOTAL PROPERTIES FEET TOTAL
- ------------------ ---------- ----- -------- ----- ---------- ----- --------- ---------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Western........... 1,682,008 41.3% -- --% 1,486,958 69.4% 13 3,168,966 47.0%
Southern.......... 757,908 18.6 287,844 55.2 329,491 15.4 11 1,375,243 20.4
Midwestern........ 674,042 16.5 -- -- 165,598 7.7 5 839,640 12.5
Eastern........... 963,122 23.6 233,786 44.8 161,640 7.5 8 1,358,548 20.1
--------- ----- ------- ----- --------- ----- -- --------- -----
Total............. 4,077,080 100.0% 521,630 100.0% 2,143,687 100.0% 37 6,742,397 100.0%
========= ===== ======= ===== ========= ===== == ========= =====
</TABLE>
Co-investment Program. The Company intends to grow the operations of the
Investment Management Subsidiary exclusively through its co-investment program.
The purposes of the co-investment program will be to generate incremental
revenues for the Company by leveraging AMB's established relationships with
institutional investors who currently prefer a private market format. Capital
which is newly-committed to the investment management business will be invested
only on a co-investment basis. The Company and the institutional client will
agree on the criteria under which they will acquire or develop properties
through a partnership, limited liability company or joint venture. The Company
anticipates using a consistent co-investment formula with each client whereby
the Company's interest in all ventures with that client will be fixed at a level
of at least 20%.
The Investment Management Subsidiary's co-investments will be consistent
with the Company's acquisition and development strategies. The Company will
assume day-to-day control over operations and management of the investments and
will earn a return on its pro rata share of the investments, plus the Investment
Management Subsidiary will earn fee revenue relating to the co-investments. The
Investment Management Subsidiary's base revenues will be generally in the form
of an up-front acquisition fee and an on-going asset management fee. The Company
expects to enhance returns through incentive fee arrangements whereby the
Investment Management Subsidiary participates in performance above target
levels.
Benefits of the Investment Management Business. The Company believes that
its investment management business and co-investment program will enable it to
develop new and enhance existing relationships with its institutional investors.
In addition, the Investment Management Subsidiary will earn fee income on assets
under management. Based on experience, management believes that many
institutions who currently own real estate and may become clients of the
Investment Management Subsidiary will, over time, seek to convert a portion, or
all, of their real estate assets into more liquid securities such as shares or
partnership units of publicly traded real estate companies, including the
Company. Management believes that its established relationships and
understanding of the private institutional investor community will provide it
with a
45
<PAGE> 55
competitive advantage in terms of converting managed assets into wholly-owned
assets of the Company. Further, the Company believes that the ongoing
relationships originated and maintained by the Investment Management Subsidiary
will be a source of acquisitions of private investor portfolios and also provide
access to private institutional capital which will permit the Company to be
active when other public companies may be capital constrained.
In addition to the foregoing, the Company believes that the co-investment
program and other activities of its Investment Management Subsidiary will
provide operational and financial benefits to the stockholders of the Company,
such as:
- The opportunity to earn acquisition, management and incentive fees on
investments acquired on a co-investment basis, in addition to returns
from ownership interests in such investments themselves.
- Economies of scale and operational synergies resulting from the expansion
of the Company's asset base.
- An additional source of private equity financing.
- The ability to share the risks associated with development and
value-added projects with co-investment partners.
- A potential source of acquisition opportunities from co-investment
partners who wish to contribute their property interests to the Company.
- The ability to continue to take over assets currently managed by others.
Legal Structure. In order to comply with Federal tax requirements for REIT
status, the Company will own 100% of the non-voting preferred stock of the
Investment Management Subsidiary (representing 95% of its economic interest
therein). All of the outstanding voting common stock of the Investment
Management Subsidiary (representing 5% of its economic interest therein) will be
owned by the Company's Executive Officers. See "Risk Factors -- Investment
Management Subsidiary." The Investment Management Subsidiary will conduct its
business through the Investment Management Partnership, of which it will be the
sole general partner and own the entire capital interest. The Executive Officers
will own a profits interest in the Investment Management Partnership relating to
the allocation of a portion of the incentive fees with respect to assets managed
by AMB prior to the Offering. The co-investment program will also be subject to
the requirements of ERISA with respect to benefit plan investors which are
subject to ERISA.
46
<PAGE> 56
STRATEGIES FOR GROWTH
The Company intends to achieve its growth objectives of long-term
sustainable growth in Funds from Operations ("FFO") per share and maximization
of long-term stockholder value, principally by growth through (i) operations,
resulting from improved operating margins within the portfolio while maintaining
above-average occupancy, (ii) acquisitions, including through the co-investment
program of the Investment Management Subsidiary and (iii) property renovation,
expansion and selected development.
GROWTH THROUGH OPERATIONS
As of September 30, 1997, the Industrial Properties were 96.0% leased and
the Retail Properties were 94.3% leased. The Company will seek to improve
operating margins by taking advantage of the economies of owning, operating and
growing a large-scale national portfolio.
In the first nine months of 1997, the Company increased average rental
rates on the Contributed Properties by 9.9% on 292 new and renewing leases,
totaling 5.7 million rentable square feet or 15.0% of the aggregate rentable
square footage of the Contributed Properties. With respect to all Properties,
during 1998, leases encompassing an aggregate of 10.5 million rentable square
feet (representing 24.1% of the Company's aggregate rentable square footage) are
subject to contractual rent increases resulting in an average rent increase per
rentable square foot of $0.70, or 6.1%, for an aggregate increase of $3.7
million. With respect to the Contributed Properties, leases encompassing an
aggregate of 8.8 million rentable square feet (representing 23.1% of the
aggregate rentable square footage) are subject to contractual rent increases
during 1998 resulting in an average rent increase per rentable square foot of
$0.72, or 6.2%, for an aggregate increase of $3.3 million. Based on recent
experience and current market trends, management believes it will have an
opportunity to increase the average rental rate on Property leases expiring
during 1998 covering an aggregate of 6.2 million rentable square feet (5.6
million rentable square feet excluding the Pending Acquisition Properties). The
Company will seek to reduce the potential volatility of the portfolio's FFO by
managing lease expirations so that they occur within individual properties and
across the entire portfolio in a staggered fashion, and by monitoring the credit
and mix of tenants, particularly those in the Retail Properties.
GROWTH THROUGH ACQUISITIONS
The Company acquired 93 of the 100 Contributed Properties and is in the
process of acquiring the 28 Pending Acquisition Properties. The Company believes
its significant acquisition experience and its extensive network of property
acquisition sources will continue to provide opportunities for external growth.
Management believes that there is a growing trend among large private
institutional holders of real estate assets to shift a portion of their direct
investment in real estate assets to more liquid securities such as common stock
and units in publicly-traded REITs. The Company has relationships with a number
of the nation's leading pension funds and other institutional investors, many of
whom have large portfolios of industrial properties and community shopping
centers. Management believes that the Company's relationship with third-party
local property managers also will create acquisition opportunities as such
managers market properties on behalf of unaffiliated sellers. The Company also
will continue active investment management of a number of portfolios through the
Investment Management Subsidiary. The Company believes that through these
relationships it will have opportunities to acquire portfolios in exchange for
equity interests in the Company, and will be well-positioned to facilitate such
investors' shift from private to public real estate ownership. See "Business and
Operating Strategies -- Investment Management Subsidiary."
The Company's Operating Partnership structure also provides sellers the
opportunity to contribute properties to the Company (through the Operating
Partnership) on a tax-deferred basis in exchange for Units. The Company believes
that its ability to offer tax-deferred transactions to sellers will enhance its
attractiveness to local owners and developers. In addition, local developers can
continue to participate as partners with the Company in local projects.
GROWTH THROUGH RENOVATION, EXPANSION AND DEVELOPMENT
Management believes that renovation and expansion of value added
properties, and development of well-located, high quality industrial properties
and community shopping centers, will continue to provide it with attractive
opportunities for increased cash flow and a higher risk-adjusted rate of return
than may be obtained
47
<PAGE> 57
from the purchase of fully leased, renovated properties. Value added properties
are typically characterized as properties with available space or near-term
leasing exposure, properties which are well-located but require redevelopment or
renovation, and occasionally undeveloped land acquired in connection with
another property that provides an opportunity for development. Such properties
require significant management attention and/or capital to maximize their
return. The Company has developed the in-house expertise to create value through
acquiring and managing value added transactions, having invested over $360
million in such transactions since January 1993, including investments made
through AMB Value Added Fund, Inc. Because of the Company's expertise with these
types of assets, management believes it has the ability to identify and acquire
value added properties and develop new properties. The Company will pursue
development either in conjunction with its local network of development
partners, including through investments therein, or through its established
in-house development capability.
Renovation. Renovation of well-located properties offers the Company the
opportunity to increase demand for space in its properties and add value to the
portfolio. Certain properties acquired by the Company have some element of
obsolescence or deferred maintenance which can be remedied in a cost-effective
manner in order to improve the marketability of the space. Since 1995, the
Company has completed five value-enhancing renovation projects totaling over 1.1
million rentable square feet. Currently, the Company is renovating one shopping
center that, upon completion, will encompass 144,300 rentable square feet.
Expansion. Certain properties provide opportunities to acquire adjacent
land for nominal or no cost that can subsequently be used for expansion. When
market conditions are favorable and tenant demand is present, the Company may
expand these facilities to create additional value, without incurring additional
land cost. The Company currently has two expansion projects, adding 645,479 and
4,043 rentable square feet, respectively, to the projects for a total of
1,280,800 rentable square feet at completion.
Development. The Company creates value through new development when
opportunities arise through either the acquisition of undeveloped land
(typically parcels acquired adjacent to existing properties) or through tenant
relationships. The Company currently has three properties under development,
which upon completion will total approximately 255,300, 115,000 and 150,400
rentable square feet, respectively.
USE OF PROCEEDS
The net proceeds from the Offering are expected to be approximately $217.7
million, after deducting Underwriters' discounts, commissions and offering
expenses of approximately $34.3 million (or net offering proceeds of
approximately $252.9 million if the Underwriters' over-allotment option is
exercised in full), assuming an offering price of $21 per share. The Company
intends to use the net proceeds and cash on hand of approximately $13.5 million
to repay approximately $181.3 million of indebtedness which was incurred to fund
property acquisitions and to purchase interests from certain investors for
approximately $49.9 million. In addition, the Company will repay approximately
$1.1 million of other temporary borrowings incurred after September 30, 1997.
See "Strategies for Growth" and "Principal Stockholders." If the Underwriters'
over-allotment option is exercised in full, the Company expects to use the
additional net proceeds of approximately $35.2 million to repay indebtedness and
fund future property acquisitions and for general corporate purposes. Pending
application of the net proceeds, the Company will invest such portion of the net
proceeds in interest-bearing accounts and short-term, interest-bearing
securities, which are consistent with the Company's intention to qualify for
taxation as a REIT.
As of September 30, 1997, the weighted average interest rate on
indebtedness expected to be repaid with the net proceeds of the Offering was
approximately 6.7% and the weighted average maturity was approximately three
years. All of the $181.3 million of outstanding borrowings expected to be repaid
from the net proceeds of the Offering was incurred within the 12 months ended
September 30, 1997 in connection with property acquisitions.
48
<PAGE> 58
DISTRIBUTIONS
Subsequent to the Offering, the Company intends to make regular quarterly
distributions to the holders of its Common Stock. The Company intends to cause
the Operating Partnership initially to distribute annually approximately 101.6%
of estimated Cash Available for Distribution (or "CAD"), assuming that the
Company does not renew leases expiring during the 12-month period ending
December 31, 1998 (102.9% if the Pending Acquisition is not completed). The
initial distribution, covering a partial quarter commencing on the date of the
closing of the Offering and ending on December 31, 1997, is expected to be
approximately $0.134 per share, which represents a pro rata distribution based
on a full quarterly distribution of $0.3425 per share and an annual distribution
of $1.37 per share (or an annual distribution rate of 6.52% based on the
Offering price of $21 per share, none of which is expected to be a return of
capital for tax purposes for the period from the completion of the Offering
through December 31, 1997). The Company expects that approximately 19% of the
estimated cash distributions for the 12 months ending December 31, 1998 will be
a return of capital for tax purposes. The Company does not intend to reduce the
expected distribution per share if the Underwriters' over-allotment option is
exercised. The following discussion and the information set forth in the table
and footnotes below should be read in connection with the financial statements
and notes thereto, the pro forma financial information and notes thereto and
"Management's Discussion and Analysis of Financial Condition and Results of
Operations -- Liquidity and Capital Resources" included elsewhere in this
Prospectus.
The Company's estimate of Cash Available for Distribution after the
Offering is based upon pro forma Funds from Operations for the twelve months
ended September 30, 1997, with certain adjustments based on the items described
below. To estimate Cash Available for Distribution for the 12 months ended
December 31, 1998, pro forma Funds from Operations for the twelve months ended
September 30, 1997 was adjusted (a) without giving effect to any changes in
working capital resulting from changes in current assets and current liabilities
(which changes are not anticipated to be material) or the amount of cash
estimated to be used for (i) investing activities for development, acquisition
and other activities (other than a reserve for recurring building improvements
and tenant improvements and leasing commissions for renewing space) and (ii)
financing activities, (b) for certain known events and/or contractual
commitments that either occurred subsequent to September 30, 1997 or during the
12 months ended September 30, 1997 but were not effective for the full 12 months
and (c) for certain non-GAAP adjustments consisting of (i) revising historical
rent estimates from a GAAP basis to amounts currently being paid or due from
tenants and (ii) an estimate of amounts anticipated for recurring tenant
improvements, leasing commissions and building improvements. The estimate of
Cash Available for Distribution is being made solely for the purpose of setting
the initial distribution and is not intended to be a projection or forecast of
the Company's results of operations or its liquidity, nor is the methodology
upon which such adjustments were made necessarily intended to be a basis for
determining future distributions. Future distributions by the Company will be at
the discretion of the Board of Directors. There can be no assurance that any
distributions will be made or that the estimated level of distributions will be
maintained by the Company.
The following table describes the calculation of pro forma Funds from
Operations ("FFO") for the twelve months ended September 30, 1997 and the
adjustments made to pro forma FFO in estimating FFO,
49
<PAGE> 59
cash flows from operating, investing and financing activities and initial Cash
Available for Distribution for the 12 months ending December 31, 1998 (dollars
in thousands except share data and per square foot amounts):
<TABLE>
<CAPTION>
ASSUMING
NO RENEWALS(13)
---------------
<S> <C>
Pro forma income from operations before disposal of properties and minority
interests for the twelve months ended September 30, 1997(1)................ $ 95,047
Real estate depreciation and amortization(2)............................... 46,921
FFO attributable to minority interests in consolidated joint ventures(3)... (1,580)
--------
Pro forma FFO for the twelve months ended September 30, 1997 ................ $ 140,388
Adjustments to derive estimated FFO for the 12 months ending December 31,
1998:
Incremental effect of new leases(4)........................................ 3,900
Provision for expiring leases(5)........................................... (11,616)
Incremental effect of straight-line rents(6)............................... 2,952
--------
Estimated FFO for the 12 months ending December 31, 1998(7).................. 135,624
Adjustments to derive estimated cash flows from operating activities:
Conversion of straight-line rents to cash basis rents(8)................... (1,387)
Amortization of deferred financing fees and debt premium(9)................ (2,657)
--------
Estimated cash flows from operating activities............................... 131,580
--------
Estimated cash flows used in investing activities:
Estimated annual reserve for recurring tenant improvements and lease
commissions, net of minority interests' share(10)....................... (9,223)
Estimated annual reserve for recurring capital expenditures, net of
minority interests' share(11)........................................... (2,388)
--------
Estimated cash flows used in investing activities............................ (11,611)
--------
Estimated cash flows used in financing activities:
Estimated annual reserve for debt principal amortization, net of minority
interests' share(12).................................................... (6,200)
--------
Estimated CAD for the 12 months ending December 31, 1998 .................... $ 113,769
========
Estimated initial cash distributions(13):
Stockholders of the Company................................................ $ 112,290
Minority interests in the Operating Partnership............................ 3,270
--------
Total estimated initial cash distributions......................... $ 115,560
========
Estimated initial annual distributions per share and unit.................... $ 1.37
========
Estimated CAD payout ratio(14)............................................... 101.6%
========
</TABLE>
- ---------------
(1) Computed as pro forma income from operations before disposal of properties
and minority interests for the nine months ended September 30, 1997 of
approximately $71,769 plus pro forma income from operations before disposal
of properties and minority interests for the three months ended December
31, 1996 of approximately $23,278. See "Pro Forma Financial Information."
(2) Computed as pro forma depreciation and amortization of real estate related
assets for the nine months ended September 30, 1997 of approximately
$35,191 plus pro forma depreciation and amortization of real estate related
assets for the three months ended December 31, 1996 of approximately
$11,730. Excludes pro forma depreciation and amortization of non-real
estate related assets consisting primarily of furniture and equipment of
approximately $107 and $136 for the nine months ended September 30, 1997
and the three months ended December 31, 1996, respectively.
(3) Represents pro forma FFO attributable to minority interests in nine
consolidated joint ventures of approximately $1,199 for the nine months
ended September 30, 1997 plus FFO attributable to such minority interests
of approximately $381 for the three months ended December 31, 1996.
(4) Represents the estimated annual incremental effect on estimated rental
revenues for the 12 months ending December 31, 1998 from newly executed
leases in place as of October 23, 1997 with commencement dates occurring
prior to December 31, 1998 and from which the Company will receive
contractual rents during the 12 months ending December 31, 1998 of
approximately $3,900.
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<PAGE> 60
(5) Represents a provision for the estimated annual effect of expiring leases
during the 12 months ending December 31, 1998 of approximately $8,038 for
the Contributed Industrial Properties, approximately $1,913 for the Pending
Acquisition Properties and approximately $1,665 for the Retail Properties,
assuming no renewals. Such amounts do not give effect to the potential of
renewing such expiring leases or any potential rent increases on renewals
to reflect changes in market conditions.
(6) Represents an adjustment to reflect estimated straight-line rents for the
12 months ending December 31, 1998 which has been computed as estimated
straight-line rent adjustment for such period of approximately $6,907 less
pro forma straight-line rent adjustment of $3,955 which is included in FFO
for the 12 months ending December 31, 1998. The net increase is the result
of changing the assumed consolidation date from the pro forma date of
January 1, 1996 to the expected closing date of November 25, 1997.
(7) Excludes the effects of operating expenses and expense reimbursements as
the Company believes that operating expenses relating to the net increase
in rental revenues resulting from new leases, net of expiring leases, would
not be material and that such increases, if any, will be reimbursed by
tenants.
(8) Represents the conversion of estimated rental revenues for the 12 months
ending December 31, 1998 from a straight-line accrual basis to a cash basis
of revenue recognition. The adjustment has been computed as estimated
straight-line rent adjustment for the 12 months ending December 31, 1998 of
approximately $6,907, less contractual rent increases during such period of
approximately $3,660 less the incremental effect of contractual rent
increases commencing during the period from January 1, 1997 to December 31,
1997 of approximately $1,860.
(9) Represents the amortization of deferred financing fees of $267, net of the
amortization of debt premium of $2,924 for the twelve months ended
September 30, 1997.
(10) Represents a reserve for estimated annual recurring tenant improvement
costs and leasing commissions on expiring space during the 12 months ending
December 31, 1998, which has been based upon the weighted average annual
aggregate tenant improvement costs and lease commissions per square foot
paid by the Company multiplied by the square footage of leases expiring
during the 12 months ending December 31, 1998, and the historical weighted
average tenant retention percentage. The following table sets forth the
calculation of estimated reserves for recurring tenant improvement costs
and leasing commissions, net of minority interests in consolidated joint
ventures share of such reserve of approximately $48:
<TABLE>
<CAPTION>
WEIGHTED AVERAGE EXPECTED
SQUARE FEET COSTS PER COSTS
EXPIRING(A) SQUARE FOOT(B) (000'S)(C)
----------- ---------------- ---------
<S> <C> <C> <C>
Industrial Properties:
Contributed Industrial Properties:
Square feet estimated to be renewed............. 3,684,144 $ 0.91 $ 3,353
Square feet estimated to be re-tenanted......... 1,446,976 1.92 2,778
----------- ---------
Subtotal.................................... 5,131,120 6,131
Pending Acquisition Properties:
Square feet to be renewed or re-tenanted........ 1,004,063 0.96 964
----------- ---------
Total....................................... 6,135,183 $ 7,095
=========== =========
Retail Properties:
Square feet estimated to be renewed............. 363,170 $ 4.65 $ 1,689
Square feet estimated to be re-tenanted......... 82,985 5.87 487
----------- ---------
Total....................................... 446,155 $ 2,176
=========== =========
</TABLE>
- ---------------
(a) The classification of square feet expiring is based upon the Company's
historical weighted average tenant retention rates of: (i) during the
period from January 1, 1994 to September 30, 1997, approximately 81.4%
for the Retail Properties and approximately 71.8% for the Contributed
Industrial Properties and (ii) during the period from January 1, 1996
to June 30, 1997, approximately 79.5% for the Pending Acquisition
Properties.
(b) Represents historical weighted average tenant improvements and leasing
commissions per square foot of leased space: (i) during the period from
January 1, 1994 to September 30, 1997 for the Contributed Industrial
Properties and the Retail Properties and (ii) during the period from
January 1, 1996 to June 30, 1997 for the Pending Acquisition
Properties.
(c) The actual amount of tenant improvements and leasing commissions is
subject to a number of factors beyond the control of the Company;
therefore, no assurances can be given that the actual amount expended
will not vary significantly from such estimate.
(11) Represents a reserve for estimated annual recurring building improvements
which has been based upon the Company's expected costs for the 12 months
ending December 31, 1998 for Properties owned by the Company for more than
three years of $0.15 per square foot or $411 for the Retail Properties (on
2,743,433 square feet) and
51
<PAGE> 61
$0.12 per square foot or $2,000 for the Contributed Industrial Properties
(on 16,662,958 square feet), net of minority interests' share of
approximately $23. The weighted average annual historical recurring capital
expenditures paid by the Company during the years ended December 31, 1994,
1995 and 1996 and the nine months ended September 30, 1997 was $0.05 for
Retail Properties and $0.02 for Contributed Industrial Properties. The
Company considers all building improvement costs incurred during the first
three years of ownership to be non-recurring and part of the acquisition
cost of the Property. No reserve has been provided for the Pending
Acquisition Properties as costs incurred during 1998 on such properties
will be considered non-recurring.
(12) Represents a reserve for estimated principal amortization of mortgage loans
for the 12 months ending December 31, 1998, net of minority interests'
share of approximately $114. Excludes principal amounts due at maturity
totaling approximately $13,076 for the 12-month period ended December 31,
1998 as the Company intends to refinance such amounts upon maturity;
however, there can be no assurance that such refinancing will occur.
(13) Based on a total of 81,963,529 shares of Common Stock, assuming that the
Underwriter's over-allotment option is not exercised, and 2,386,910 units
in the Operating Partnership expected to be outstanding following the
completion of the Offering. Based upon estimated taxable income for the 12
months ending December 31, 1998 of approximately $90.7 million, the Company
estimates that approximately 19% of the estimated cash distributions for
the 12 months ending December 31, 1998 will be a return of capital for
federal income tax purposes.
(14) Excluding the effects of the Pending Acquisition, the estimated CAD payout
ratio is 102.9% (assuming no lease renewals) based upon pro forma FFO for
the twelve months ended September 30, 1997 of approximately $136,135 and
estimated CAD for the 12 months ending December 31, 1998 of $112,282
(assuming no lease renewals).
The actual distributions made by the Company will be affected by a number
of factors, including the gross revenues received from its Properties, the
operating expenses of the Company, the interest expense incurred in borrowing
and unanticipated capital expenditures. No assurance can be given that any level
of distributions will be made or sustained. The Company anticipates that
distributions will exceed net income determined in accordance with GAAP due to
non-cash expenses, primarily depreciation and amortization.
52
<PAGE> 62
The Company anticipates that its distributions will exceed earnings and
profits for Federal income tax reporting purposes due to non-cash expenses,
primarily depreciation and amortization, to be incurred by the Company. Based on
estimated taxable income of $90.7 million for the year ending December 31, 1998,
after giving effect to the Formation Transactions, the Offering and the Pending
Acquisition, approximately 19% (or $0.26 per share of Common Stock) of the
distributions anticipated to be paid by the Company for the 12-month period
following the completion of the Offering would represent a return of capital for
Federal income tax purposes and in such event would not be subject to Federal
income tax under current law to the extent such distributions do not exceed a
stockholder's basis in his or her shares of Common Stock. The nontaxable
distributions will reduce the stockholder's tax basis in the shares of Common
Stock and, therefore, the gain (or loss) recognized on the sale of such shares
of Common Stock or upon liquidation of the Company will be increased (or
decreased) accordingly. The percentage of stockholder distributions that
represents a nontaxable return of capital may vary substantially from year to
year.
The Code generally requires that a REIT distribute annually at least 95% of
its net taxable income. See "Federal Income Tax Consequences -- Taxation of the
Company." The amount of distributions on an annual basis necessary to maintain
the Company's REIT status based on estimated taxable income (giving effect to
the consummation of the Formation Transactions, the Offering and the completion
of the Pending Acquisition) for the year ending December 31, 1998 would have
been approximately $86.2 million. The distributions are anticipated to be in
excess of the annual distribution requirements applicable to REITs under the
Code. Under certain circumstances, the Company may be required to make
distributions in excess of cash available for distribution in order to meet such
distribution requirements. For a discussion of the tax treatment of
distributions to holders of shares of Common Stock, see "Federal Income Tax
Consequences -- Taxation of Taxable U.S. Stockholders Generally."
The Company intends to maintain its initial distribution rate for the
12-month period following the completion of the Offering unless actual results
of operations, economic conditions or other factors adversely affect its cash
available for distribution. The Company's actual results of operations will be
affected by a number of factors, including the revenue received from its
properties, the operating expenses of the Company, interest expense, the ability
of tenants of the Company's properties to meet their financial obligations and
unanticipated capital expenditures.
The Company also intends to make distributions to investors in the AMB
Predecessors in an amount equal to the net working capital balances of the AMB
Predecessors as of the consummation of the Formation Transactions, approximately
60 days thereafter. See "Formation and Structure of the Company." Such
distributions and contributions are being effected because the allocation of
equity among Continuing Investors in the Formation Transactions, and the pro
forma capitalization, FFO and distribution policy set forth herein, assume a
zero working capital balance as of the consummation of the Offering other than
amounts available from proceeds of the Offering and the Credit Facility.
Accordingly, they are not reflected in the discussion of distribution policy
herein. The Company currently estimates that such distributions of working
capital will total approximately $30 million with respect to all AMB
Predecessors. Amounts distributed in respect of working capital of AMB
(comprised primarily of undistributed earnings prior to the Offering) totaling
approximately $1.5 million will be in the following approximate amounts with
respect to each of the Executive Officers: Douglas D. Abbey: $354,804; Hamid R.
Moghadam: $441,276; T. Robert Burke: $267,756; Luis A. Belmonte: $42,084; S.
Davis Carniglia: $70,905; John H. Diserens: $89,805; Bruce H. Freedman: $29,412;
Jean Collier Hurley: $36,615; Barbara J. Linn: $63,702; and Craig A. Severance:
$103,641. Such amounts are presented solely as current estimates, and may be
subject to substantial variation depending on the results of operations of the
AMB Predecessors prior to the consummation of the Formation Transactions.
53
<PAGE> 63
CAPITALIZATION
The following table sets forth the capitalization of the Company as of
September 30, 1997 on a pre-Offering as adjusted basis after giving effect to
the Formation Transactions and on a pro forma basis after giving effect to the
Offering and the application of the net proceeds therefrom as described under
the caption "Use of Proceeds" and the completion of the Pending Acquisition. The
information set forth in the following table should be read in conjunction with
the AMB financial statements and notes thereto, the AMB Contributed Properties'
combined financial statements and notes thereto, the pro forma financial
information of the Company and the notes thereto and "Management's Discussion
and Analysis of Financial Condition and Results of Operations -- Liquidity and
Capital Resources" included elsewhere in this Prospectus.
<TABLE>
<CAPTION>
SEPTEMBER 30, 1997
---------------------------
PRE-OFFERING
AS ADJUSTED PRO FORMA
------------ ----------
(DOLLARS IN THOUSANDS)
<S> <C> <C>
Indebtedness:
Mortgage loans(1)............................................... $ 459,730 $ 459,730
Secured debt facility(1)........................................ 75,176 75,176
Credit Facility(2).............................................. 181,300 216,700
---------- ----------
Total indebtedness(2)................................... 716,206 751,606
Minority interests................................................ 67,334 66,788
Stockholders' equity:
Preferred Stock, $.01 par value, 100,000,000 shares authorized,
none issued or outstanding...................................
Common Stock, $.01 par value, 500,000,000 shares authorized,
69,963,529 and 81,963,529 shares issued and outstanding(3)... 700 820
Additional paid-in capital...................................... 1,372,506 1,589,158
Retained earnings............................................... -- --
---------- ----------
Total stockholders' equity.............................. 1,373,206 1,589,978
---------- ----------
Total capitalization(2)................................. $2,156,746 $2,408,372
========== ==========
</TABLE>
- ---------------
(1) Includes a debt premium of $16.4 million and $2.2 million on mortgage loans
and the secured debt facility, respectively, recorded in connection with the
Formation Transactions. See Note 5 to the Pro Forma Condensed Consolidated
Balance Sheet of AMB Property Corporation.
(2) In the event the Pending Acquisition is not completed, the pro forma amounts
for the Credit Facility, total indebtedness and total capitalization would
be $0, $534.9 million and $2.192 billion, respectively.
(3) Includes shares of Common Stock to be issued in the Offering and the
Formation Transactions. Does not include (i) 2,386,910 shares of Common
Stock that may be issued upon the exchange of Units issued in connection
with the Formation Transactions, (ii) 1,800,000 shares of Common Stock
subject to the Underwriters' over-allotment option and (iii) approximately
5,750,000 shares of Common Stock available for options that may be granted
under the Company's Stock Incentive Plan, of which (a) up to 5,712
restricted shares of Common Stock may be issued to certain independent
directors following completion of the Offering and (b) approximately
3,143,750 will be subject to options expected to be granted upon
consummation of the Offering. See "Management -- Compensation of the Board
of Directors" and "-- Stock Incentive Plan."
54
<PAGE> 64
DILUTION
As of September 30, 1997, the Company's pre-Offering as adjusted net
tangible book value was $19.63 per share. After giving effect to the sale of
Common Stock in the Offering at an assumed initial public offering price of $21
per share (assuming that the Underwriters' over-allotment option is not
exercised) and after deducting the estimated Underwriters' discounts,
commissions and offering expenses, the pro forma net tangible book value at
September 30, 1997 was $19.40 per share. This amount represents an immediate
dilution in pro forma net tangible book value of $1.60 per share of Common Stock
to new public investors. The following table illustrates this dilution:
<TABLE>
<S> <C> <C>
Initial public offering price per share(1)................. $ 21.00
Pre-Offering as adjusted net book value per share(2)..... 19.63
Decrease in net book value per share attributable to new
investors............................................. (0.23)
-------
Pro forma net book value per share(2)...................... 19.40
-------
Dilution per share to purchasers in the Offering........... $ 1.60
=======
</TABLE>
- ---------------
(1) Before deducting underwriting discounts and commissions of approximately
$1.45 per share.
(2) See "Financial Information -- Pro Forma Financial Information."
The following table summarizes, on a pro forma basis giving effect to the
Offering and the Formation Transactions, the number of shares of Common Stock to
be sold by the Company in the Offering and the number of Units to be issued to
the Continuing Investors in connection with the Formation Transactions, the net
tangible book value as of September 30, 1997 of the assets contributed in the
Formation Transactions and the net tangible book value of the average
contribution per share based on total contributions.
<TABLE>
<CAPTION>
PURCHASE
CASH/BOOK VALUE OF PRICE/BOOK
COMMON STOCK/ CONTRIBUTIONS TO THE VALUE OF AVG.
UNITS ISSUED COMPANY(1) CONTRIBUTION
-------------------- -------------------- PER SHARE/
SHARES PERCENT $(000S) PERCENT UNIT(2)
---------- ------- ---------- ------- -------------
<S> <C> <C> <C> <C> <C>
Purchasers in the Offering........... 12,000,000 14.2% 252,000 15.1% $ 21.00
Common Stock held by Continuing
Investors.......................... 69,963,529 83.0 1,373,206 82.1 19.63
Units issued to Continuing
Investors.......................... 2,386,910 2.8 46,849 2.8 19.63
---------- ----- ---------- ------
Total...................... 84,350,439 100.0% $1,672,055 100.0%
========== ===== ========== ======
</TABLE>
- ---------------
(1) Based on the September 30, 1997 pre-Offering as adjusted net book value of
the assets less net book value of deferred financing and leasing costs to be
contributed in connection with the Formation Transactions, net of
liabilities to be assumed.
(2) Before deducting underwriting discounts, commissions and estimated expenses
of the Offering.
55
<PAGE> 65
SELECTED FINANCIAL AND OTHER DATA FOR
AMB PROPERTY CORPORATION
The following tables set forth selected financial and other data on a pro
forma basis for the Company (giving effect to the completion of the Offering and
the Pending Acquisition), on an historical basis for AMB and on an historical
combined basis for the AMB Contributed Properties. The historical financial
information contained in the tables has been derived from and should be read in
conjunction with the financial statements and notes thereto of AMB and the
combined financial statements and notes thereto of the AMB Contributed
Properties included elsewhere in this Prospectus. The AMB Predecessors will
consummate the Formation Transactions immediately prior to the Offering. In
accordance with GAAP, the Formation Transactions will be accounted for as a
purchase of real estate assets by AMB.
The accompanying unaudited pro forma condensed consolidated balance sheet
and other data as of September 30, 1997 have been prepared to reflect (i) the
acquisition and contribution of properties subsequent to September 30, 1997,
(ii) the partial disposition of a property subsequent to September 30, 1997,
(iii) the Formation Transactions, (iv) the completion of the Pending
Acquisition, (v) the Offering and the application of net proceeds therefrom and
(vi) certain other adjustments as if such transactions and adjustments had
occurred on September 30, 1997. The accompanying unaudited pro forma condensed
consolidated operating and other data have been prepared to reflect (i) the
incremental effect of the acquisition of properties during the nine months ended
September 30, 1997, and during the year ended December 31, 1996, (ii) the
acquisition and contribution of properties subsequent to September 30, 1997,
(iii) the incremental effect of the disposition or partial disposition of
properties during 1996 and 1997, (iv) the Formation Transactions, (v) completion
of the Pending Acquisition, (vi) pro forma debt adjustments resulting from
repayment of indebtedness with net proceeds of the Offering and (vii) certain
other adjustments as if such transactions and adjustments had occurred on
January 1, 1996.
In the opinion of management, the pro forma condensed consolidated
financial information provides for all adjustments necessary to reflect the
effects of the Formation Transactions, the Pending Acquisition, the Offering,
property acquisitions and dispositions and certain other transactions. The pro
forma information is unaudited and is not necessarily indicative of the
consolidated results that would have occurred if the transactions and
adjustments reflected therein had been consummated in the period or on the date
presented, or on any particular date in the future, nor does it purport to
represent the financial position, results of operations or changes in cash flows
for future periods.
56
<PAGE> 66
AMB PROPERTY CORPORATION
SELECTED FINANCIAL AND OTHER DATA
(IN THOUSANDS EXCEPT PER SHARE DATA, PERCENTAGES AND NUMBER OF PROPERTIES)
<TABLE>
<CAPTION>
AS OF AND FOR THE NINE
MONTHS
ENDED SEPTEMBER 30,
AS OF AND FOR THE YEARS ENDED DECEMBER 31, ------------------------
----------------------------------------------------------------------------
COMPANY AMB
AMB CONTRIBUTED PROPERTIES(1) PRO FORMA(2) CONTRIBUTED PROPERTIES(1)
------------------------------------------------------------- ------------ ------------------------
1992 1993 1994 1995 1996 1996 1996 1997
--------- --------- ---------- ---------- ----------- ------------ ---------- -----------
(UNAUDITED) (UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Revenues............ $ 9,644 $ 24,398 $ 51,682 $ 108,249 $ 167,953 $ 265,550 $ 121,212 $ 169,284
Property operating
expenses and real
estate taxes...... 1,729 6,245 13,577 30,641 45,813 73,864 33,473 46,398
Interest expense.... 34 4,700 12,023 20,533 26,867 50,869 18,927 35,517
Depreciation and
amortization...... 2,078 4,642 8,812 17,524 28,591 46,985 20,549 26,686
Asset management
fees to
affiliates........ 733 1,746 3,167 6,250 9,508 -- 6,593 12,568
General,
administrative and
other expenses.... 513 194 350 782 838 7,233 586 674
Income from
operations before
disposal of
properties and
minority
interest.......... 4,557 6,871 13,753 32,519 56,336 86,599 41,084 47,441
Net income.......... 4,557 6,871 13,194 32,531 54,400 83,216 40,449 46,835
Pro forma net income
per share(3)...... $ 1.02
BALANCE SHEET DATA:
Investment in real
estate (before
accumulated
depreciation)..... $ 196,202 $ 323,230 $ 666,672 $1,018,681 $ 1,616,091 $1,266,284 $1,901,162
Net investment in
real estate....... 193,655 316,041 650,493 984,955 1,554,387 1,210,934 1,813,326
Total assets........ 200,004 326,586 721,131 1,117,181 1,622,559 1,274,487 1,904,875
Mortgage loans(4)... 47,500 100,496 201,959 254,067 403,321 322,872 443,324
Secured debt
facility(4)....... -- -- -- -- 73,000 -- 73,000
Secured line of
credit............ -- -- -- -- 46,313 27,013 43,613
Credit Facility..... -- -- -- -- 25,500 -- 181,300
Stockholders'
equity............ 150,193 208,043 490,011 837,199 1,027,601 892,040 1,097,801
OTHER DATA:
EBITDA(5)........... $ 6,669 $ 16,213 $ 34,588 $ 70,576 $ 111,794 $ 184,453 $ 80,560 $ 109,644
Funds from
Operations(6)..... 6,635 11,513 21,945 49,788 84,204 131,842 60,767 73,199
Cash flows provided
by (used in):
Operating
activities........ 7,275 12,429 28,522 52,408 90,918 138,556 66,043 81,585
Investing
activities........ (156,126) (121,397) (346,940) (355,725) (572,280) (1,155,338) (224,417) (283,866)
Financing
activities........ 152,326 110,161 372,046 355,246 404,008 1,024,427 81,218 215,216
PROPERTY DATA:
INDUSTRIAL
PROPERTIES
Total rentable
square footage of
properties at end
of period......... 1,963 5,638 13,364 21,598 29,609 24,974 31,834(7)
Number of properties
at end of
period............ 5 12 28 44 60 54 67(7)
Occupancy rate at
end of period..... 94.5% 97.4% 96.9% 97.3% 97.2% 94.2% 95.6%
RETAIL PROPERTIES
Total rentable
square footage of
properties at end
of period......... 997 1,074 2,422 3,299 5,282 4,189 6,269
Number of properties
at end of
period............ 8 9 14 19 30 23 33
Occupancy rate at
end of period..... 97.0% 96.5% 93.7% 92.4% 92.4% 90.9% 94.3%
<CAPTION>
COMPANY
PRO FORMA(2)
------------
1997
------------
(UNAUDITED)
<S> <C>
OPERATING DATA:
Revenues............ $ 210,048
Property operating
expenses and real
estate taxes...... 59,780
Interest expense.... 37,550
Depreciation and
amortization...... 35,298
Asset management
fees to
affiliates........ --
General,
administrative and
other expenses.... 5,651
Income from
operations before
disposal of
properties and
minority
interest.......... 71,769
Net income.......... 68,810
Pro forma net income
per share(3)...... $ 0.84
BALANCE SHEET DATA:
Investment in real
estate (before
accumulated
depreciation)..... $2,430,274
Net investment in
real estate....... 2,430,274
Total assets........ 2,465,347
Mortgage loans(4)... 459,730
Secured debt
facility(4)....... 75,176
Secured line of
credit............ --
Credit Facility..... 216,700
Stockholders'
equity............ 1,589,978
OTHER DATA:
EBITDA(5)........... $ 144,617
Funds from
Operations(6)..... 105,761
Cash flows provided
by (used in):
Operating
activities........ 114,147
Investing
activities........ (3,603)
Financing
activities........ (87,871)
PROPERTY DATA:
INDUSTRIAL
PROPERTIES
Total rentable
square footage of
properties at end
of period......... 37,334
Number of properties
at end of
period............ 95
Occupancy rate at
end of period..... 96.0%
RETAIL PROPERTIES
Total rentable
square footage of
properties at end
of period......... 6,269
Number of properties
at end of
period............ 33
Occupancy rate at
end of period..... 94.3%
</TABLE>
57
<PAGE> 67
<TABLE>
<CAPTION>
AS OF AND FOR THE NINE
MONTHS ENDED SEPTEMBER
AS OF AND FOR THE YEARS ENDED DECEMBER 31, 30,
------------------------------------------------------------- -------------------------
AMB(8) 1992 1993 1994 1995 1996 1996 1997
- -------------------- --------- --------- ---------- ---------- ----------- ------------ ----------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Revenues............ $ 7,040 $ 7,155 $ 12,865 $ 16,865 $ 23,991 $ 14,657 $ 23,305
Expenses............ 5,850 6,357 9,940 13,569 16,851 11,516 14,312
Net income.......... 1,190 798 2,925 3,262 7,003 3,041 8,982
BALANCE SHEET DATA:
Total assets........ $ 3,275 $ 2,739 $ 4,092 $ 4,948 $ 7,085 $ 5,113 $ 13,782
Stockholders'
equity............ 3,029 2,480 3,848 4,241 6,300 3,749 9,523
OTHER DATA:
Cash flows provided
by (used in):
Operating
activities........ $ 1,071 $ 372 $ 2,705 $ 2,187 $ 6,866 $ 4,261 $ 11,121
Investing
activities........ -- 242 -- -- -- -- (1,436)
Financing
activities........ (405) (1,325) (1,557) (2,869) (4,978) (3,568) (6,554)
</TABLE>
- ---------------
(1) Represents historical combined financial and other data for the AMB
Contributed Properties. See Note 1 to Combined Financial Statements of the
AMB Contributed Properties.
(2) For an understanding of the adjustments included in the preparation of the
pro forma financial information, see the Pro Forma Financial Information
(unaudited) of AMB Property Corporation and the notes thereto included
elsewhere in this Prospectus.
(3) Pro forma net income per share equals the pro forma net income divided by
81,963,529 shares.
(4) Mortgage loans and secured debt facility on a pro forma basis as of
September 30, 1997 include debt premiums of approximately $16.4 million and
$2.2 million, respectively. See Note 5 to the Pro Forma Condensed
Consolidated Balance Sheet of AMB Property Corporation.
(5) EBITDA is computed as income from operations before disposal of properties
and minority interests plus interest expense, income taxes, depreciation and
amortization. Management believes that in addition to cash flows and net
income, EBITDA is a useful financial performance measure for assessing the
operating performance of an equity REIT because, together with net income
and cash flows, EBITDA provides investors with an additional basis to
evaluate the ability of a REIT to incur and service debt and to fund
acquisitions and other capital expenditures. To evaluate EBITDA and the
trends it depicts, the components of EBITDA, such as rental revenues, rental
expenses, real estate taxes and general and administrative expenses, should
be considered. See "Management's Discussion and Analysis of Financial
Condition and Results of Operations." Excluded from EBITDA are financing
costs such as interest as well as depreciation and amortization, each of
which can significantly affect a REIT's results of operations and liquidity
and should be considered in evaluating a REIT's operating performance.
Further, EBITDA does not represent net income or cash flows from operating,
financing and investing activities as defined by GAAP and does not
necessarily indicate that cash flows will be sufficient to fund cash needs.
It should not be considered as an alternative to net income as an indicator
of the Company's operating performance or to cash flows as a measure of
liquidity.
(6) FFO represents net income (loss) before minority interests and extraordinary
items, adjusted for depreciation on real property and amortization of tenant
improvement costs and lease commissions, gains (losses) from the disposal of
properties and FFO attributable to minority interests in consolidated joint
ventures whose interests are not convertible into shares of Common Stock. In
addition to cash flow and net income, management considers FFO to be one
additional measure of the performance of an equity REIT because together
with net income and cash flows, FFO provides investors with an additional
basis to evaluate the ability of an entity to incur and service debt and to
fund acquisitions and other capital expenditures. However, FFO does not
measure whether cash flow is sufficient to fund all of an entity's cash
needs including principal amortization, capital improvements and
distributions to stockholders. FFO does not actually represent the cash made
available to investors during any particular period. FFO also does not
represent cash generated from operating, investing or financing activities
as determined in accordance with GAAP. FFO should not be considered as an
alternative to net income as an indicator of an entity's operating
performance or as an alternative to cash flow as a measure of liquidity.
Further, FFO as disclosed by other REITs may not be comparable to the
Company's calculation of FFO. The Company calculates FFO in accordance with
the White Paper on FFO approved by the Board of Governors of NAREIT in March
1995.
(7) Includes four properties which will be acquired by the Company in connection
with the Formation Transactions. See "Business and Properties."
(8) Represents the historical financial and other data of AMB for periods prior
to the Formation Transactions.
58
<PAGE> 68
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following discussion and analysis of the combined financial condition
and results of operations is stated on an historical basis (without giving
effect to the Pending Acquisition), and excludes four properties not managed by
AMB but expected to be contributed to the Company in connection with the
Formation Transactions. This discussion should be read in conjunction with the
combined financial statements and notes thereto of the AMB Contributed
Properties and the financial statements and notes thereto of AMB. All references
to the historical activities of the AMB Contributed Properties and AMB contained
in this "Management's Discussion and Analysis of Financial Condition and Results
of Operations" refer to the activities of the various contributing entities.
Statements contained in this "Management's Discussion and Analysis of Financial
Condition and Results of Operations" which are not historical facts may be
forward-looking statements. Such statements are subject to certain risks and
uncertainties which could cause actual results to differ materially from those
projected. Readers are cautioned not to place undue reliance on these
forward-looking statements which speak only as of the date hereof.
OVERVIEW
The Company generates revenue primarily from rent received from tenants at
the Properties, including reimbursements from tenants for certain operating
costs. In addition, the Company's growth is, in part, dependent upon its ability
to increase occupancy rates and/or increase rental rates of its properties and
its ability to continue the acquisition and development of additional
properties.
The Company has achieved significant growth in its portfolios over the last
five years. The Company's portfolio has increased in size from 6.7 million
rentable square feet at December 31, 1993 to 36.5 million rentable square feet
at September 30, 1997. The table below details the size of the portfolio as of
each of the dates presented.
<TABLE>
<CAPTION>
SQUARE FEET
DATE NUMBER OF PROPERTIES -------------
- ------------------- -------------------- (IN MILLIONS)
<S> <C> <C>
September 30, 1997 96 36.5
December 31, 1996 86 33.3
September 30, 1996 73 27.6
December 31, 1995 59 23.3
December 31, 1994 41 15.5
December 31, 1993 21 6.7
</TABLE>
An additional important element of the Company's historical growth was its
ability to maintain stable levels of occupancy and rents during the last five
years. The following table sets forth historical information relating to the
occupancy rates of the AMB Contributed Properties as of each of the dates
presented.
<TABLE>
<CAPTION>
DATE INDUSTRIAL OCCUPANCY RETAIL OCCUPANCY
- ------------------- -------------------- ----------------
<S> <C> <C>
September 30, 1997 95.6% 94.3%
December 31, 1996 97.2 92.4
September 30, 1996 94.1 90.9
December 31, 1995 97.6 92.4
December 31, 1994 97.5 93.7
December 31, 1993 97.4 96.5
</TABLE>
RESULTS OF OPERATIONS
The historical financial data presented herein show significant increases
in revenues and expenses principally attributable to the Company's substantial
portfolio growth. As a result, the Company does not believe its year-to-year
financial data are comparable to prior periods. Therefore, the analysis below
shows (i) changes resulting from Properties that were held during the entire
period for both years being compared
59
<PAGE> 69
(the "Core Portfolio") and (ii) changes attributable to acquisition activity.
For the comparison between the years ended December 31, 1996 and 1995, the Core
Portfolio consists of the 42 Properties acquired prior to January 1, 1995, and
for the comparison between the years ended December 31, 1995 and 1994, the Core
Portfolio consists of the 21 Properties acquired prior to January 1, 1994. The
Company's future financial condition and results of operations, including rental
revenues, may be impacted by the acquisition of additional properties, including
the Pending Acquisition Properties. No assurance can be given that the past
trends of revenues, expenses or income of the Company will continue in the
future at their historical rates, and any variation therefrom may be material.
The Company does not presently expect to incur significant costs in future
periods to modify its computer programs to reflect a four-digit year, as opposed
to a two-digit year, in anticipation of the year 2000.
AMB CONTRIBUTED PROPERTIES -- NINE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996
Rental revenues. Rental income, including tenant reimbursements and other
property related income, increased by $48.2 million for the nine-month period
ended September 30, 1997, or 40.1%, to $168.3 million as compared to $120.1
million for the nine-month period ended September 30, 1996. Approximately $3.9
million, or 8.1% of this increase, was related to the Core Portfolio while the
remaining $44.3 million was attributable to Properties acquired in 1997 and
1996. The 3.8% growth in rental income in the Core Portfolio resulted primarily
from rental rate increases.
Property operating expenses and real estate taxes. Property operating
expenses and real estate taxes increased by $12.9 million in total, or 38.5%, to
$46.4 million for the nine-month period ended September 30, 1997, as compared to
$33.5 million for the nine-month period ended September 30, 1996. Approximately
$1.3 million of this increase was attributable to the Core Portfolio, with the
remaining $11.6 million attributable to Properties acquired in 1997 and 1996.
The Core Portfolio had an increase of approximately $0.1 million in real estate
tax and insurance expense. The other property operating expenses (excluding real
estate taxes and insurance) for the Core Portfolio increased by $1.2 million for
the nine-month period ended September 30, 1997 as compared to the same period in
1996.
Interest expense. Interest expense increased by $16.6 million, or 87.8%, to
$35.5 million for the nine-month period ended September 30, 1997, compared to
$18.9 million for the nine-month period ended September 30, 1996. Interest
expense related to the Core Portfolio increased by $7.8 million, while financing
related to Properties acquired during the nine-month period ended September 30,
1997 and September 30, 1996 added $8.8 million to interest expense.
Depreciation and amortization expense. Depreciation and amortization
expense increased by $6.2 million, or 30.2%, to $26.7 million for the nine-month
period ended September 30, 1997, compared to $20.5 million for the nine-month
period ended September 30, 1996. Approximately $0.1 million of this increase was
attributable to the Core Portfolio and $6.1 million was related to Properties
acquired in 1997 and 1996. The increase in these expenses in the Core Portfolio
was related to depreciation of capital and tenant improvements made at the Core
Portfolio Properties in 1997 and 1996 and amortization of leasing commissions
and loan fees paid during that time period.
General, administrative and other expenses. General, administrative and
other expenses increased by $0.1 million or 16.7% to $0.7 million for the
nine-month period ended September 30, 1997, compared to $0.6 million for the
nine-month period ended September 30, 1996. The increase was attributable to the
substantial growth in the number of properties owned. General, administrative
and other expenses as a percentage of total revenues were 0.4% and 0.5% for the
nine months ended September 30, 1997 and September 30, 1996, respectively.
General, administrative and other expenses as a percentage of total
revenues were 0.7%, 0.7%, 0.5%, 0.5% and 0.4% for the years ended December 31,
1994, 1995 and 1996 and for the nine months ended September 30, 1996 and 1997,
respectively. This steady decline is due to increased efficiency and economies
of scale resulting from greater assets under management.
Interest and other income. Interest and other income decreased by $0.1
million, or 9.1%, to $1.0 million for the nine-month period ended September 30,
1997, compared to $1.1 million for the nine-month period ended September 30,
1996. This decrease was primarily due to lower average cash balances.
60
<PAGE> 70
AMB CONTRIBUTED PROPERTIES -- YEARS ENDED DECEMBER 31, 1996 AND 1995
Rental revenues. Rental income, including tenant reimbursements and other
property related income, increased by $60.2 million for the year ended December
31, 1996, or 56.7%, to $166.4 million as compared to $106.2 million for the year
ended 1995. Approximately $7.5 million, or 12.5% of this increase, was related
to the Core Portfolio with the remaining $52.7 million being attributable to
Properties acquired in 1996 and 1995. The 8.6% growth in rental income in the
Core Portfolio resulted primarily from rental rate increases.
Property operating expenses and real estate taxes. Property operating
expenses and real estate taxes increased by $15.2 million, or 49.7%, to $45.8
million for the year ended December 31, 1996, as compared to $30.6 million for
the year ended December 31, 1995. Approximately $1.6 million of this increase
was attributable to the Core Portfolio, with the remaining $13.6 million
attributable to Properties acquired in 1996 and 1995. The Core Portfolio had an
increase of approximately $1.0 million in real estate tax and insurance expense.
The other property operating expenses (excluding real estate taxes and
insurance) for the Core Portfolio increased by $0.6 million from 1995 to 1996.
Interest expense. Interest expense increased by $6.4 million, or 31.2%, to
$26.9 million for the year ended December 31, 1996, compared to $20.5 million
for the year ended December 31, 1995. Interest expense related to the Core
Portfolio increased by $3.2 million, while financing related to Properties
acquired in 1996 and 1995 added $3.2 million to interest expense.
Depreciation and amortization expense. Depreciation and amortization
expense increased by $11.1 million, or 63.4%, to $28.6 million for the year
ended December 31, 1996, compared to $17.5 million for the year ended December
31, 1995. Approximately $0.7 million of this increase related to the Core
Portfolio and $10.4 million related to Properties acquired after January 1,
1995. The increase in these expenses in the Core Portfolio was related to
depreciation of capital and tenant improvements made at the Core Portfolio
Properties in 1996 and 1995 and amortization of leasing commissions paid during
that time period.
General, administrative and other expenses. General, administrative and
other expenses remained unchanged at $0.8 million for the years ended December
31, 1996 and December 31, 1995. General, administrative and other expenses as a
percentage of total revenues was 0.5% for the year ended December 31, 1996 and
0.7% for the year ended December 31, 1995.
Interest and other income. Interest income decreased by $0.6 million, or
28.6%, to $1.5 million for the year ended December 31, 1996, compared to $2.1
million for the year ended December 31, 1995. This decrease was primarily due to
lower average cash balances.
AMB CONTRIBUTED PROPERTIES -- YEARS ENDED DECEMBER 31, 1995 AND 1994
Rental revenues. Rental income, including tenant reimbursements and other
property related income, increased by $55.3 million for the year ended December
31, 1995, or 108.6%, to $106.2 million as compared to $50.9 million for the year
ended 1994. Approximately $2.0 million, or 3.6% of this increase, was related to
the Core Portfolio with the remaining $53.3 million being attributable to
Properties acquired in 1995 and 1994. The 5.1% growth in rental income in the
Core Portfolio resulted primarily from rental rate increases.
Property operating expenses and real estate taxes. Property operating
expenses and real estate taxes increased by $17.0 million, or 125.0%, to $30.6
million for the year ended December 31, 1995, as compared to $13.6 million for
the year ended December 31, 1994. Substantially all of this increase was
attributable to Properties acquired in 1995 and 1994. The Core Portfolio had a
decrease of approximately $0.2 million in real estate taxes and insurance
expense. The other property operating expenses (excluding real estate taxes and
insurance) for the Core Portfolio increased by $0.1 million from 1994 to 1995.
Interest expense. Interest expense increased by $8.5 million, or 70.8%, to
$20.5 million for the year ended December 31, 1995, compared to $12.0 million
for the year ended December 31, 1994. Interest expense related to the Core
Portfolio increased by $1.6 million due to the incurrence of additional debt on
the Core Portfolio properties, while financing related to Properties acquired in
1995 and 1994 added $6.9 million to interest expense.
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<PAGE> 71
Depreciation and amortization expense. Depreciation and amortization
expense increased by $8.7 million, or 98.9%, to $17.5 million for the year ended
December 31, 1995, compared to $8.8 million for the year ended December 31,
1994. Approximately $0.3 million of this increase was attributable to the Core
Portfolio and $8.4 million was related to Properties acquired after January 1,
1994. The increase in depreciation and amortization in the Core Portfolio was
related to additions of capital and tenant improvements and payments of leasing
commissions during 1995 and 1994.
General, administrative and other expenses. General, administrative and
other expenses increased by $0.4 million or 100.0%, to $0.8 million for the year
ended December 31, 1995, compared to $0.4 million for the year ended December
31, 1994. This increase was attributable to the substantial growth in the number
of properties owned by the AMB Predecessors. General, administrative and other
expenses as a percentage of total revenues was 0.7% for each of the years ended
December 31, 1995 and 1996.
Interest income. Interest income increased by $1.3 million, or 162.5%, to
$2.1 million for the year ended December 31, 1995, compared to $0.8 million for
the year ended December 31, 1994. This increase was primarily due to higher
average cash balances.
AMB -- NINE MONTHS ENDED SEPTEMBER 30, 1996 AND 1997
Investment management income. Investment management income for the nine
months ended September 30, 1996 and 1997 was $14.4 million and $23.2 million,
respectively. This $8.8 million increase was due to a growing portfolio which
had an impact on investment management income resulting in a net increase of
62.2% from September 30, 1996 to September 30, 1997.
Interest and other income declined from $0.3 million to $0.1 million due to
reduced earnings of AMB's subsidiary. Earnings from the subsidiary declined due
to a reduction in the subsidiary's revenue sources.
General and administrative expenses. General and administrative expenses
increased from $11.5 million to $14.3 million for the nine months ended
September 30, 1996 and 1997, respectively, reflecting the increase in the size
of the portfolio under management.
AMB -- YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996
Investment management income. Investment management income increased each
year from 1994 to 1996 primarily due to management fees associated with a
growing portfolio and increased economies of scale from managing this larger
portfolio. Investment management income for the years ended December 31, 1994,
1995 and 1996 was $12.8 million, $16.6 million and $23.6 million, respectively.
Investment management income had a net increase of 29.7% from 1994 to 1995 and
of 42.2% from 1995 to 1996.
Interest and other income was $0.1 million, $0.2 million and $0.4 million
for the years ended December 31, 1994, 1995 and 1996, respectively. This
increase was due to increased earnings on cash, as well as earnings passed
through a limited partnership in which AMB was a general partner.
General and administrative expenses. General and administrative expenses
for the years ended December 31, 1994, 1995 and 1996, respectively, were $9.9
million, $13.6 million and $16.9 million, reflecting the increases in size of
the portfolio under management.
Net income. Net income was $2.9 million, $3.3 million and $7.0 million for
the years ended December 31, 1994, 1995 and 1996, respectively. In 1995, net
income grew $0.4 million on increased total revenues of $4.0 million. This was
due to the increased staffing in both San Francisco and Boston, as well as an
expansion of AMB's Boston office. In 1996, net income grew $3.7 million on
increased total revenues of $7.0 million. This additional growth was due to
stabilized staffing and no additional office expansion.
LIQUIDITY AND CAPITAL RESOURCES
The principal sources of funding for acquisitions (including the Pending
Acquisition), development, expansion and renovation of the Properties includes
the Credit Facility, permanent secured debt financing, proceeds from equity
offerings and cash flow provided by operations. Management believes that its
liquidity
62
<PAGE> 72
and its ability to access capital are adequate to continue to meet liquidity
requirements for the foreseeable future.
Capital Resources
On October 25, 1996, CIF entered into a two-year $100 million unsecured
revolving credit agreement with MGT (the "CIF Facility"). The CIF Facility has
been used to fund acquisitions. The agreement provides for various variable
interest rate options and payment terms which are determined at the discretion
of the Company as amounts are drawn.
On August 8, 1997, CIF increased the CIF Facility with Morgan Guaranty
Trust Company of New York ("MGT") from $100 million to $200 million pursuant to
an amended and restated unsecured revolving credit agreement. The CIF Facility
matures August 7, 1999. In connection with the Formation Transactions, the
Company, through the Operating Partnership, will assume the obligations of and
become the obligor under the CIF Facility (as assumed and as amended as of the
consumnation of the Offering, the "Credit Facility"). The Company, through the
Operating Partnership, expects to obtain a commitment to increase the
availability under the Credit Facility to $500 million and make certain
amendments thereto. The Credit Facility will be a recourse obligation of the
Operating Partnership. The Company intends to use the Credit Facility
principally for acquisitions and for working capital purposes. See "Business and
Properties -- Debt Financing -- Unsecured Debt." Borrowings under the Credit
Facility, at the Company's election, are expected to bear interest at a floating
rate equal to LIBOR plus 110 basis points for the first nine months after the
Offering or until the Company receives an investment grade debt rating.
Thereafter, borrowings under the Credit Facility will bear interest at a rate
equal to LIBOR plus 90 to 120 basis points, depending upon the Company's then
current debt rating. As of September 30, 1997, the outstanding balance on the
Credit Facility was $181.3 million and bore interest at LIBOR plus 1.5%,
resulting in an interest rate on most recent borrowings of 7.1875%. Monthly debt
service payments on the Credit Facility are interest only. In the event the
Pending Acquisition is completed, the Company presently expects to finance the
purchase price of $216.7 million, including related closing costs and fees, from
amounts available under the Credit Facility. See "The Company -- The Pending
Acquisition."
On December 12, 1996, CIF entered into a 12-year non-recourse secured
financing facility (the "Secured Facility"). As of September 30, 1997, $73.0
million was outstanding. Payments of interest only are due monthly at a fixed
annual interest rate of 7.53%. The payment of principal is due December 12,
2008. This facility, which is secured by six of the Properties, will become an
obligation of the Company upon consummation of the Formation Transactions. Under
this facility, the Company may substitute collateral, subject to certain
requirements with respect to the property offered as replacement collateral.
In addition to the Credit Facility and the Secured Facility described
above, 39 of the Properties secure mortgage indebtedness. The aggregate
principal amount of such mortgage indebtedness was $441 million, $403 million
and $254 million at September 30, 1997 and December 31, 1996 and 1995,
respectively. The mortgage indebtedness bears interest at rates varying from
7.01% to 10.38% per annum (with a weighted average of 7.87%) and final maturity
dates ranging from 1998 to 2008. The mortgage indebtedness will be assumed by
the Company through the Operating Partnership upon completion of the Formation
Transactions. On a pro forma basis at September 30, 1997, after giving effect to
the Formation Transactions, the Offering and the completion of the Pending
Acquisition, the Company expects to have total debt outstanding of approximately
$751.6 million ($534.9 million excluding the effect of the Pending Acquisition),
including debt premiums of approximately $18.6 million. See "Financial
Information -- Pro Forma Financial Information."
As of September 30, 1997, the annual debt service on the Company's secured
debt aggregating $514.4 million is approximately $46.6 million, including
principal amortization of approximately $6.3 million.
Liquidity
Cash and cash equivalents increased by approximately $12.9 million, to
approximately $46.0 million at September 30, 1997, compared to $33.1 million at
December 31, 1996. This increase was the result of $81.6 million of cash
generated by operations and, $215.2 million generated from financing activities
reduced
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<PAGE> 73
by $283.9 million invested in new acquisitions, capital and tenant improvements,
and payment of leasing commissions.
Net cash provided by operations totaled $90.9 million, $52.4 million and
$28.5 million for the years ended December 31, 1996, 1995 and 1994,
respectively. Net cash provided by operations represents the primary source of
liquidity to fund distributions, service debt and fund recurring capital costs.
Upon completion of the Formation Transactions, the Company and the Operating
Partnership intend to make quarterly distributions to holders of shares of
Common Stock and Units, respectively. The Company and the Operating Partnership
will establish their initial distribution based upon their estimate of
annualized cash flow that will be available after the Formation Transactions.
Net cash provided by financing activities totaled $404.0 million, $355.2
million and $372.0 million for the years ended December 31, 1996, 1995 and 1994,
respectively. Net cash used for investing activities totaled $572.3 million,
$355.7 million and $346.9 million for the years ended December 31, 1996, 1995
and 1994, respectively.
The Company intends to maintain sufficient cash from operations to cover
necessary capital costs. The Company also intends to maintain a minimum amount
of working capital under the Credit Facility to provide for temporary working
capital and unanticipated cash needs. In the event the Pending Acquisition is
completed, the Company presently expects to finance the purchase price of $216.7
million, including related closing costs and fees, from amounts available under
the Credit Facility. See "The Company -- The Pending Acquisition."
The anticipated size of the Company's distributions will not allow it,
using only cash from operations, to retire all of its debt as it comes due.
Therefore, the Company intends to repay maturing debt with funds from debt
and/or equity financings.
Leasing Activity. During the year ending December 31, 1998, leases
relating to approximately 5.1 million rentable square feet of the Industrial
Properties and 0.4 million rentable square feet of the Retail Properties will
expire. If the expiring square feet were not renewed or re-tenanted, annual
contractual rents would be reduced by approximately $9.9 million for the
Industrial Properties, including approximately $1.9 million for the Pending
Acquisition Properties, and $1.7 million for the Retail Properties. Such amounts
are based upon the contractual rent from such expiring leases at the time of
expiration for the period from the expiration date to December 31, 1998.
Although no assurances can be given, the Company expects that it will be able to
renew or re-tenant the expiring square feet at then-prevailing market rates. The
table below sets forth the Company's historical (i) tenant retention rates for
each of the periods presented and (ii) contractual rental rate increases
(decreases) on renewed and re-tenanted space:
<TABLE>
<CAPTION>
YEAR ENDED NINE MONTHS
DECEMBER 31, ENDED
----------------------- SEPTEMBER 30, WEIGHTED
1994 1995 1996 1997 AVERAGE
----- ---- ---- ------------- --------
<S> <C> <C> <C> <C> <C>
Retention Rates:
Contributed Industrial
Properties(1)................. 64.0% 67.9% 79.2% 69.4% 71.8%
Retail Properties................ 82.4 63.5 88.4 85.4% 81.4%
Rent Increases (Decreases):
Contributed Industrial
Properties(1)................. (5.9)% 4.8% 4.7% 9.8%
Retail Properties................ 9.1 3.2 5.4 10.0%
</TABLE>
--------------------
(1) Excludes the Pending Acquisition Properties. The historical weighted
average retention rate for the Pending Acquisition Properties for the
year ended December 31, 1996, the six-month period ended June 30, 1997
and the 18-month period ended June 30, 1997 was approximately 78.4%,
83.3% and 79.5%, respectively.
Recurring Capital Expenditures. The Company classifies building
improvements which are not related to property expansions or renovations made
after the first three years of ownership as recurring building improvements. For
the period ending December 31, 1998 the Company estimates that recurring
building improvements will amount to $0.12 per square foot per year for
Industrial Properties and $0.15 per square foot per year for Retail Properties,
after the effect of excluding such costs during the first three years after
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<PAGE> 74
acquisition of the property. For the year ending December 31, 1998 the Company
expects to incur recurring building improvements of approximately $2.0 million
for the Industrial Properties (on 16.7 million square feet) and approximately
$0.4 million for the Retail Properties (on 2.7 million square feet). The actual
amount of recurring building improvements is subject to a number of factors
beyond the control of the Company; therefore, no assurances can be given that
the actual amount expended will not vary from such estimate.
The Company classifies tenant improvements and leasing commissions incurred
to lease space after the initial term of the initial tenant (excluding costs
incurred to relocate tenants as part of a re-tenanting strategy) as recurring
tenant improvements and leasing commissions. The table below sets forth the
Company's estimated recurring tenant improvements and leasing costs for the year
ending December 31, 1998.
<TABLE>
<CAPTION>
WEIGHTED AVERAGE EXPECTED
SQUARE FEET COSTS PER COSTS
EXPIRING(1) SQUARE FOOT(2) (000'S)(3)
----------- ---------------- ---------
<S> <C> <C> <C>
Industrial Properties:
Contributed Industrial Properties:
Square feet estimated to be renewed.......... 3,684,144 $ 0.91 $ 3,353
Square feet estimated to be re-tenanted...... 1,446,976 1.92 2,778
----------- ---------
Subtotal................................ 5,131,120 6,131
Pending Acquisition Properties:
Square feet to be renewed and re-tenanted.... 1,004,063 0.96 964
----------- ---------
6,135,183 $ 7,095
========= =======
Retail Properties:
Square feet estimated to be renewed.......... 363,170 $ 4.65 $ 1,689
Square feet estimated to be re-tenanted...... 82,985 5.87 487
----------- ---------
Total................................... 446,155 $ 2,176
========= =======
</TABLE>
- ---------------
(1) The classification of square feet expiring is based upon the Company's
historical weighted average tenant retention rates of: (i) during the
period from January 1, 1994 to September 30, 1997, approximately 81.4%
for the Retail Properties and approximately 71.8% for the Contributed
Industrial Properties and (ii) during the period from January 1, 1996 to
June 30, 1997, approximately 79.5% for the Pending Acquisition
Properties.
(2) Represents historical weighted average tenant improvements and leasing
commissions per square foot of leased space: (i) during the period from
January 1, 1994 to September 30, 1997 for the Contributed Industrial
Properties and the Retail Properties and (ii) during the period from
January 1, 1996 to June 30, 1997 for the Pending Acquisition Properties.
(3) The actual amount of tenant improvements and leasing commissions is
subject to a number of factors beyond the control of the Company;
therefore, no assurances can be given that the actual amount expended
will not vary significantly from such estimate.
NEW ACCOUNTING PRONOUNCEMENTS
In February 1997, the Financial Accounting Standards Board ("FASB") issued
Statement of Financial Accounting Standards ("SFAS") No. 128, "Earnings per
Share," effective for financial statements issued after December 15, 1997. SFAS
128 requires public business enterprises to disclose basic earnings per share if
the entity has a simple capital structure with no potential common shares from
convertible securities, options or warrants. If the entity does have potential
common shares, it is considered to have a complex capital structure and must
disclose basic and diluted earnings per share. This statement is not applicable
to the AMB Predecessors, as they are not public business enterprises. The
Company intends to adopt SFAS 128 in fiscal year 1997 and will include the
appropriate disclosure of earnings per share in accordance with SFAS 128 in the
1997 year-end financial statements.
In February 1997, the FASB issued SFAS No. 129, "Disclosure of Information
about Capital Structure," effective for periods ending after December 15, 1997.
This statement establishes standards for disclosing information about an
entity's capital structure. The financial statements of AMB are prepared in
accordance with the requirements of SFAS 129. This statement has no effect on
the financial statements of the AMB
65
<PAGE> 75
Contributed Properties, as they are not a legal entity. The Company intends to
adopt SFAS 129 in fiscal year 1997 and will include the appropriate disclosures
in accordance with SFAS 129 in the 1997 year-end financial statements.
In June 1997, the FASB issued SFAS No. 130, "Reporting Comprehensive
Income." This statement, effective for fiscal years beginning after December 15,
1997, would require the entity to report components of comprehensive income in a
financial statement that is displayed with the same prominence as other
financial statements. Comprehensive income is defined by Concepts Statement No.
6, "Elements of Financial Statements," as the change in the equity of a business
enterprise during a period from transactions and other events and circumstances
from nonowner sources. This statement has no impact on the AMB Predecessors as
their net income and comprehensive income are equal. The impact on the Company
is unknown as its comprehensive income has not yet been determined.
In June 1997, the FASB issued SFAS No. 131, "Disclosures about Segments of
an Enterprise and Related Information." This statement, effective for financial
statements for periods beginning after December 15, 1997, requires that a public
business enterprise report financial and descriptive information about its
reportable operating segments. Generally, information is required to be reported
on the basis that it is used internally for evaluating segment performance and
deciding how to allocate resources to segments. This statement is not applicable
to the AMB Predecessors, as they are not public business enterprises. The
Company has not yet determined the impact of this statement on its financial
statements.
INFLATION
Substantially all of the industrial and retail leases require the tenant to
pay, as additional rent, a portion of any increases in real estate taxes and
operating expenses over a base amount. In addition, many of the industrial and
retail leases provide for fixed increases in base rent or indexed escalations
(based on the Consumer Price Index or other measures). Management believes that
inflationary increases in operating expenses will be offset, in part, by the
expense reimbursements and contractual rent increases described above. See
"Business and Properties -- Industrial Properties -- Lease Terms" and "-- Retail
Properties -- Lease Terms."
FUNDS FROM OPERATIONS
Management believes that Funds from Operations ("FFO"), as defined by
NAREIT, is an appropriate measure of performance for an equity REIT. While FFO
is a relevant and widely used measure of operating performance of REITs, it does
not represent cash flow from operations or net income as defined by GAAP, and it
should not be considered as an alternative to those indicators in evaluating
liquidity or operating performance.
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<PAGE> 76
The following table reflects the calculation of the AMB Contributed
Properties' FFO on a historical combined basis for the years ended December 31,
1994, 1995 and 1996 and the nine months ended September 30, 1996 and 1997, and
on a pro forma basis for the Company (giving effect to the completion of the
Offering and the Pending Acquisition) for the year ended December 31, 1996 and
the nine months ended September 30, 1997:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, NINE MONTHS ENDED SEPTEMBER 30,
---------------------------------------------- --------------------------------
PRO FORMA PRO FORMA
1994 1995 1996 1996(3) 1996 1997 1997(3)
--------- --------- --------- ---------- --------- -------- ---------
(DOLLARS IN THOUSANDS)
<S> <C> <C> <C> <C> <C> <C> <C>
Income from operations before
disposal of real estate and
minority interests......... $ 13,753 $ 32,519 $ 56,336 $ 86,599 $ 41,084 $ 47,441 $ 71,769
Real estate depreciation and
amortization............... 8,812 17,524 28,591 46,842 20,549 26,686 35,191
FFO attributable to minority
interests(1)(2)............ (620) (255) (723) (1,599) (866) (928) (1,199)
--------- --------- --------- --------- --------- -------- --------
FFO(1)....................... $ 21,945 $ 49,788 $ 84,204 $ 131,842 $ 60,767 $ 73,199 $105,761
========= ========= ========= ========= ========= ======== ========
Cash flows provided by (used
in):
Operating Activities....... $ 28,522 $ 52,408 $ 90,918 $ 138,556 $ 66,043 $ 81,585 $114,147
Investing Activities....... (346,940) (355,725) (572,280) (1,155,338) (224,417) (283,866) (3,603)
Financing Activities....... 372,046 355,246 404,008 1,024,427 81,218 215,216 (87,871)
</TABLE>
- ---------------
(1) The White Paper on Funds from Operations approved by the Board of Governors
of the National Association of Real Estate Investment Trusts ("NAREIT") in
March 1995 (the "White Paper") defines Funds from Operations as net income
(loss) (computed in accordance with GAAP), excluding gains (or losses) from
debt restructuring and sales of properties, plus real estate related
depreciation and amortization. Management considers FFO an appropriate
measure of performance of an equity REIT because it is predicated on cash
flow analyses. The Company computes FFO in accordance with standards
established by the White Paper which may differ from the methodology for
calculating FFO utilized by other REITs and, accordingly, may not be
comparable to such other REITs. FFO should not be considered as an
alternative to net income (determined in accordance with GAAP) as an
indicator of the AMB Contributed Properties' financial performance or to
cash flow from operating activities (determined in accordance with GAAP) as
a measure of the AMB Contributed Properties' liquidity, nor is it indicative
of funds available to fund the AMB Contributed Properties' cash needs,
including its ability to make distributions.
(2) Represents FFO attributable to minority interests in consolidated joint
ventures for the periods presented, which has been computed as minority
interests' share of net income before disposal of properties plus minority
interests' share of real estate-related depreciation and amortization of the
consolidated joint ventures for such period. Such minority interests are not
convertible into shares of Common Stock.
(3) See the Pro Forma Financial Statements of AMB Property Corporation and the
notes thereto included elsewhere in this Prospectus.
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<PAGE> 77
BUSINESS AND PROPERTIES
Upon consummation of the Offering and completion of the Pending
Acquisition, the Company will own 128 properties aggregating 43.6 million
rentable square feet and located in 26 markets nationwide. The graphs below
illustrate the geographic distribution of the Company's properties. In addition
to the Properties it owns, the Company expects to manage investments in an
additional 37 properties aggregating 6.7 million rentable square feet under
investment management agreements with institutional investors, resulting in a
combined portfolio under management of 165 properties, totaling 50.3 million
rentable square feet.
GEOGRAPHIC DIVERSIFICATION OF THE PROPERTIES(1)
AS OF SEPTEMBER 30, 1997
<TABLE>
Industrial Retail Total
Properties Properties Properties
---------- ---------- ----------
<S> <C> <C> <C>
Southern(5) 25.4% 28.0% 25.8%
Eastern(2) 13.4 18.9 14.2
Western(3) 32.4 41.8 33.7
Midwestern(4) 28.8 11.3 26.3
</TABLE>
(1) Based on square footage. Includes only those Properties (including the
Pending Acquisition Properties) owned by the Company.
(2) The Eastern Region includes the states of Connecticut, Delaware, Kentucky,
Maine, Maryland, Massachusetts, New Hampshire, New Jersey, New York, North
Carolina, Pennsylvania, Rhode Island, South Carolina, Vermont and West
Virginia, and the District of Columbia.
(3) The Western Region includes the states of Alaska, Arizona, California,
Colorado, Hawaii, Montana, Nevada, New Mexico, Oregon, Utah, Washington and
Wyoming.
(4) The Midwestern Region includes the states of Illinois, Indiana, Iowa,
Kansas, Michigan, Minnesota, Missouri, Nebraska, North Dakota, Ohio, South
Dakota and Wisconsin.
(5) The Southern Region includes the states of Alabama, Arkansas, Florida,
Georgia, Louisiana, Mississippi, Oklahoma, Tennessee and Texas.
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<PAGE> 78
The following table summarizes the diversification of the Industrial and
Retail Properties by region:
INDUSTRIAL AND RETAIL PROPERTIES BY REGION
<TABLE>
<CAPTION>
INDUSTRIAL PROPERTIES RETAIL PROPERTIES TOTAL
------------------------------------------- ------------------------------ -------------------------------
RENTABLE RENTABLE RENTABLE
NUMBER OF NUMBER OF SQUARE % OF NUMBER OF SQUARE % OF NUMBER OF SQUARE % OF
REGION PROPERTIES BUILDINGS FEET TOTAL PROPERTIES FEET TOTAL PROPERTIES FEET TOTAL
- -------------- ---------- --------- ---------- ----- ---------- --------- ----- ---------- ---------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
CONTRIBUTED PROPERTIES
Western....... 25 129 10,745,975 28.8% 16 2,615,976 41.8% 41 13,361,951 30.6%
Southern...... 15 78 7,772,046 20.8 10 1,757,546 28.0 25 9,529,592 21.9
Midwestern.... 20 82 9,919,464 26.6 4 710,652 11.3 24 10,630,116 24.4
Eastern....... 7 33 3,396,251 9.1 3 1,184,462 18.9 10 4,580,713 10.5
-- -- --
--- ---------- ----- --------- ----- ---------- -----
Subtotal...... 67 322 31,833,736 85.3 33 6,268,636 100.0 100 38,102,372 87.4
PENDING ACQUISITION PROPERTIES
Western....... 7 8 1,349,401 3.6 -- -- -- 7 1,349,401 3.1
Southern...... 9 13 1,726,548 4.6 -- -- -- 9 1,726,548 3.9
Midwestern.... 3 5 811,666 2.2 -- -- -- 3 811,666 1.9
Eastern....... 9 10 1,612,311 4.3 -- -- -- 9 1,612,311 3.7
-- -- --
--- ---------- ----- --------- ----- ---------- -----
Subtotal...... 28 36 5,499,926 14.7 -- -- -- 28 5,499,926 12.6
-- -- --
--- ---------- ----- --------- ----- ---------- -----
Total......... 95 358 37,333,662 100.0% 33 6,268,636 100.0% 128 43,602,298 100.0%
== === ========== ===== == ========= ===== == ========== =====
</TABLE>
The Company has focused its investment and acquisition strategies in major
target markets based on the belief that there are significant opportunities for
growth in these markets. Among these markets, the Company has acquired a
significant share (28.0%) of its Properties in California (28.8% excluding the
Pending Acquisition Properties), particularly in Los Angeles and the San
Francisco Bay Area. The Company believes these markets possess diverse and
vibrant economies with strong prospects for future growth due to their Pacific
Rim location, quality of life, well-developed transportation infrastructures,
concentration of high technology industries and well-educated employee base.
Within California, the Company focuses its activities on the major metropolitan
areas of the San Francisco Bay Area, Sacramento, Los Angeles and San Diego.
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<PAGE> 79
INDUSTRIAL PROPERTIES
Contributed Industrial Properties
The Company owns 67 Contributed Industrial Properties (representing 322
buildings) aggregating approximately 31.8 million rentable square feet, located
in 19 markets nationwide (excluding the Pending Acquisition Properties). The
Contributed Industrial Properties accounted for $131.5 million of Annualized
Base Rent, or 60% of the Company's Annualized Base Rent for the Properties as of
September 30, 1997 (65% excluding the Pending Acquisition Properties). The
Contributed Industrial Properties were 95.6% leased to over 750 tenants as of
the same date, the largest of which accounted for no more than 1.3% of
Annualized Base Rent from its Industrial Properties (1.5% excluding the Pending
Acquisition Properties). The historical weighted average retention rate for the
Contributed Industrial Properties for the period beginning January 1, 1994
through September 30, 1997 was approximately 71.8%, based on 11.7 million
rentable square feet of expiring leases.
Property Characteristics. The Contributed Industrial Properties, which
consist primarily of warehouse distribution facilities suitable for single or
multiple tenants, are typically comprised of multiple buildings (an average of
five) and generally range between 300,000 and 600,000 rentable square feet,
averaging 475,000 rentable square feet per Property. The following table
identifies characteristics of the Company's typical industrial buildings:
CONTRIBUTED INDUSTRIAL BUILDING PROFILE
<TABLE>
<CAPTION>
TYPICAL BUILDING RANGE
---------------- ---------------------
<S> <C> <C>
Rentable Square Feet................... 100,000 70,000 - 150,000
Clear Height........................... 24 ft. 18 - 32 ft.
Building Depth......................... 200 ft. 150 - 300 ft.
Truck Court Depth...................... 110 ft. 90 - 130 ft.
Loading................................ Dock & Grade Dock or Dock & Grade
Parking Spaces per 1,000 Square Feet... 1.0 0.5 - 2.0
Square Footage Per Tenant.............. 35,000 5,000 - 100,000
Office Finish.......................... 8% 3% - 15%
Site Coverage.......................... 40% 35% - 55%
</TABLE>
Lease Terms. The Industrial Properties are typically subject to lease on a
"triple net basis," defined as leases in which tenants pay their proportionate
share of real estate taxes, operating costs and utility costs, or subject to
leases on a "modified gross basis," defined as leases in which tenants pay
expenses over certain threshold levels. Lease terms typically range from three
to 10 years, with an average of five years, excluding renewal options. The
majority of the industrial leases do not include renewal options. Contractual
base rent, excluding reimbursements, for the Contributed Industrial Properties
for the years ended December 31, 1994, 1995 and 1996, and for the nine months
ended September 30, 1997 was $25.8 million, $56.4 million, $89.8 million and
$89.8 million, respectively, which amounted to 65%, 67%, 68% and 67%,
respectively, of the Company's total contractual base rent excluding
reimbursements for Industrial and Retail Properties (and excluding the Pending
Acquisition Properties) during such periods.
Overview of Major Target Markets. AMB concentrates on national hub
distribution markets such as Atlanta, Chicago, Dallas/Fort Worth, Los Angeles,
Northern New Jersey and the San Francisco Bay Area because management believes
their strategic location, transportation network and infrastructure, and large
consumer and manufacturing base support strong demand for industrial space. The
six national hub markets listed above are the nation's largest warehouse markets
and, as of June 30, 1997, comprised 36% of the warehouse inventory of the 53
industrial markets tracked by CB Commercial/Torto Wheaton Research. As of
December 31, 1996, the combined population of these markets was approximately
37.5 million, and the amount of per capita warehouse space was 23% above the
average for such 53 industrial markets. As set forth in the table below, in
1996, these six markets contained five of the ten busiest cargo airports and
four of the ten busiest container ports.
70
<PAGE> 80
<TABLE>
<CAPTION>
10 BUSIEST PORTS BY CONTAINERIZED
10 LARGEST WAREHOUSE MARKETS 10 BUSIEST AIR CARGO MARKETS CARGO
<S> <C> <C> <C> <C> <C> <C> <C> <C>
<CAPTION>
SQ. FT. ANNUAL ANNUAL
MARKET (000S)(1) MARKE TONNAGE(2) MARKE TONNAGE(3)
<S> <C> <C> <C> <C> <C> <C> <C> <C>
------------------------------------- ------------------------------ -------------------------------------
* NO. NEW JERSEY............. 368,619 Memphis............. 1,933,846 * LONG BEACH/LOS ANGELES.... 31,411,023
* LOS ANGELES................ 345,400 * LOS ANGELES......... 1,719,449 * NEW YORK/NEW JERSEY....... 13,407,276
* CHICAGO.................... 296,045 MIAMI............... 1,709,906 SEATTLE/TACOMA............ 11,941,371
* ATLANTA.................... 275,727 New York............ 1,636,497 Charlestown............... 6,858,062
* DALLAS/FT. WORTH........... 261,302 Louisville.......... 1,368,520 * OAKLAND................... 6,767,463
* SAN FRANCISCO BAY AREA..... 253,606 * CHICAGO............. 1,259,858 HOUSTON................... 6,458,136
GREATER MIAMI.............. 190,279 * NEWARK.............. 958,267 Hampton Roads............. 6,189,183
PHILADELPHIA............... 186,837 * ATLANTA............. 800,181 Savannah.................. 5,505,551
HOUSTON.................... 161,782 * DALLAS/FT. WORTH.... 774,947 MIAMI/PORT EVERGLADES..... 5,356,102
St. Louis.................. 157,191 Dayton.............. 767,255 New Orleans............... 5,009,960
</TABLE>
AMB Markets are in bold. "*" denotes each of the six national hub markets as
characterized by AMB.
(1) Table derived from data, as of June 30, 1997, obtained from CB
Commercial/Torto Wheaton Research.
(2) Table derived from data, as of December 31, 1996, published by the Airports
Council International.
(3) Table derived from data, as of December 31, 1996, obtained from the U.S.
Bureau of the Census -- United States Foreign Trade.
Within these metropolitan areas, the Company's activities are concentrated
in in-fill locations within established, relatively large submarkets which the
Company believes will provide a higher rate of occupancy and rent growth. These
in-fill locations are typically near major ports or airports, have good access
to freeways and rail lines, are proximate to a diverse labor pool, and have
limited land available for new construction. There is broad demand for
industrial space in these centrally located submarkets due to a diverse mix of
industries and types of industrial uses, including warehouse distribution, light
assembly and manufacturing. AMB generally avoids locations at the periphery of
metropolitan areas where there are fewer supply constraints. Similarly, small
metropolitan areas or cities without a heavy concentration of warehouse activity
typically have few, if any, supply-constrained locations.
71
<PAGE> 81
The table below details the regional diversification of the Contributed
Industrial Properties by listing the individual markets in which the Company
owns and operates its Contributed Industrial Properties.
CONTRIBUTED INDUSTRIAL PROPERTIES BY MARKET
AT SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
PERCENTAGE PERCENTAGE
OF TOTAL ANNUALIZED OF NUMBER
NUMBER OF NUMBER OF RENTABLE RENTABLE PERCENTAGE BASE RENT ANNUALIZED OF
REGION/MARKET PROPERTIES BUILDINGS SQUARE FEET SQUARE FEET LEASED (000S) BASE RENT(1) LEASES
- -------------------- ---------- --------- ----------- ----------- ---------- ---------- ------------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
WESTERN
Los Angeles....... 4 35 3,525,043 9.4% 95.5% $ 14,120 9.5% 41
Orange County..... 3 12 563,437 1.5 95.6 2,781 1.9 31
San Francisco Bay
Area............ 12 61 4,611,875 12.4 98.6 27,486 18.3 173
Sacramento........ 1 1 182,437 0.5 100.0 630 0.4 1
San Diego......... 1 4 252,318 0.7 100.0 1,360 0.9 15
Seattle........... 4 16 1,610,865 4.3 98.3 5,636 3.8 45
-- --- ---------- ----- ----- -------- ----- ---
Western
Total/Weighted
Average........... 25 129 10,745,975 28.8 97.4 52,013 34.8 306
SOUTHERN
Atlanta........... 4 25 2,405,149 6.4 96.5 9,871 6.6 100
Miami............. 3 12 1,369,440 3.7 89.8 7,898 5.3 39
Orlando........... 1 1 201,600 0.5 100.0 579 0.4 1
Austin............ 1 6 735,240 2.0 100.0 4,801 3.2 22
Dallas/Fort
Worth........... 5 29 2,595,921 7.0 99.5 7,960 5.3 91
Houston........... 1 5 464,696 1.2 95.1 1,403 0.9 18
-- --- ---------- ----- ----- -------- ----- ---
Southern
Total/Weighted
Average........... 15 78 7,772,046 20.8 96.7 32,512 21.7 271
MIDWESTERN
Chicago........... 13 56 6,428,605 17.2 92.9 22,139 14.7 98
Minneapolis....... 7 26 3,490,859 9.4 98.6 11,338 7.6 124
-- --- ---------- ----- ----- -------- ----- ---
Midwestern
Total/Weighted
Average........... 20 82 9,919,464 26.6 94.9 33,477 22.3 222
EASTERN
Philadelphia...... 1 13 779,594 2.1 94.0 2,349 1.6 25
Baltimore/
Washington,
D.C............. 2 3 506,860 1.4 88.8 2,489 1.7 12
Boston............ 1 12 1,071,517 2.8 84.8 4,996 3.2 16
Wilmington........ 1 3 265,671 0.7 100.0 1,008 0.7 5
No. New Jersey.... 2 2 772,609 2.1 88.6 2,675 1.8 4
-- --- ---------- ----- ----- -------- ----- ---
Eastern
Total/Weighted
Average........... 7 33 3,396,251 9.1 89.6 13,517 9.0 62
-- --- ---------- ----- ----- -------- ----- ---
Total/Weighted
Average........... 67 322 31,833,736 85.3% 95.6% $131,519 87.8% 861
== === ========== ===== ===== ======== ===== ===
<CAPTION>
ANNUALIZED
BASE RENT PER
LEASED SQUARE
REGION/MARKET FOOT(2)
- -------------------- --------------
<S> <C>
WESTERN
Los Angeles....... $ 4.20
Orange County..... 5.16
San Francisco Bay
Area............ 6.05
Sacramento........ 3.45
San Diego......... 5.39
Seattle........... 3.56
-----
Western
Total/Weighted
Average........... 4.97
SOUTHERN
Atlanta........... 4.25
Miami............. 6.42
Orlando........... 2.87
Austin............ 6.53
Dallas/Fort
Worth........... 3.08
Houston........... 3.17
-----
Southern
Total/Weighted
Average........... 4.33
MIDWESTERN
Chicago........... 3.71
Minneapolis....... 3.29
-----
Midwestern
Total/Weighted
Average........... 3.56
EASTERN
Philadelphia...... 3.20
Baltimore/
Washington,
D.C............. 5.53
Boston............ 5.50
Wilmington........ 3.79
No. New Jersey.... 3.91
-----
Eastern
Total/Weighted
Average........... 4.44
-----
Total/Weighted
Average........... $ 4.32
=====
</TABLE>
- ---------------
(1) Calculated as Annualized Base Rent divided by total Annualized Base Rent for
the Industrial Properties as of September 30, 1997.
(2) Calculated as total Annualized Base Rent divided by total rentable square
feet actually leased as of September 30, 1997.
Pending Acquisition Properties
On October 31, 1997, two of the AMB Predecessors entered into the Purchase
Agreement for the purchase of the Pending Acquisition Properties for a purchase
price of $216.7 million in cash (including related closing costs and fees). The
Pending Acquisition Properties are comprised of 28 industrial properties,
representing 36 buildings, encompassing an aggregate of 5.5 million rentable
square feet. The Pending Acquisition Properties are located in 11 markets
throughout the United States. The Pending Acquisition Properties accounted for
$18.3 million of Annualized Base Rent, or 8% of the Company's Annualized Base
Rent for the Properties, and were 98.2% leased to over 50 tenants as of the same
date. The Pending Acquisition Properties generally have the same industrial
property characteristics and attributes as the Contributed Industrial
Properties. See "-- Contributed Industrial Properties."
72
<PAGE> 82
The following table sets forth the Pending Acquisition Properties on a
property-by-property basis.
<TABLE>
<CAPTION>
NUMBER RENTABLE
PROPERTY LOCATION OF BUILDINGS SQUARE FEET
- -------------------------------------------------- --------------------- ------------ -----------
<S> <C> <C> <C>
East Walnut Drive................................. City of Industry, CA 1 85,871
Commerce.......................................... Fontana, CA 1 254,414
Jasmine Avenue.................................... Fontana, CA 1 410,208
Weigman Road...................................... Hayward, CA 1 148,559
Yosemite Drive.................................... Milpitas, CA 1 169,195
Laurelwood........................................ Santa Clara, CA 2 155,500
72nd Avenue....................................... Kent, WA 1 125,654
McDaniel Drive.................................... Carrollton, TX 1 157,500
Valwood Parkway II................................ Carrollton, TX 2 254,209
Pagemill & Dillworth.............................. Dallas, TX 2 217,803
West Kiest........................................ Dallas, TX 1 248,698
Shiloh Road....................................... Garland, TX 1 192,720
N. Glenville Ave.................................. Richardson, TX 1 109,000
Presidents Drive.................................. Orlando, FL 1 129,372
Presidents Drive II............................... Orlando, FL 3 302,400
Viscount.......................................... Orlando, FL 1 114,846
Belden Avenue..................................... Addison, IL 3 346,233
Industrial Drive.................................. Columbus, OH 1 225,433
Janitrol.......................................... Columbus, OH 1 240,000
Brightseat Road................................... Landover, MD 1 121,785
Santa Barbara Court............................... Elkridge, MD 1 166,820
Preston Court..................................... Jessup, MD 1 178,880
Hampden Road...................................... Mansfield, MA 1 204,117
Dixie Highway..................................... Florence, KY 2 209,680
Empire Drive...................................... Florence, KY 1 199,440
Holton Drive...................................... Florence, KY 1 268,525
Production Drive.................................. Florence, KY 1 50,729
Docks Corner II................................... South Brunswick, NJ 1 212,335
--- ---------
Total................................... 36 5,499,926
=== =========
</TABLE>
73
<PAGE> 83
The table below details the regional diversification of the Pending
Acquisition Properties by listing the individual markets in which such
Properties are located.
PENDING ACQUISITION PROPERTIES BY MARKET
AT SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
PERCENTAGE PERCENTAGE
OF TOTAL ANNUALIZED OF NUMBER
NUMBER OF NUMBER OF RENTABLE RENTABLE PERCENTAGE BASE RENT ANNUALIZED OF
REGION/MARKET PROPERTIES BUILDINGS SQUARE FEET SQUARE FEET LEASED (000S) BASE RENT(1) LEASES
- -------------------- ---------- --------- ----------- ----------- ---------- ---------- ------------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
WESTERN
Los Angeles....... 3 3 750,493 2.0% 100.0% $ 2,434 1.6% 3
San Francisco Bay
Area............ 3 4 473,254 1.3 100.0 1,882 1.3 5
Seattle........... 1 1 125,654 0.3 100.0 445 0.3 1
-- -- --------- ----- ----- ------- -----
Western
Total/Weighted
Average........... 7 8 1,349,401 3.6 100.0 4,761 3.2 9
-- -- --------- ----- ----- ------- -----
SOUTHERN
Orlando........... 3 5 546,618 1.5 100.0 1,635 1.1 17
Dallas/Fort
Worth........... 6 8 1,179,930 3.1 100.0 3,504 2.3 13
-- -- --------- ----- ----- ------- -----
Southern
Total/Weighted
Average........... 9 13 1,726,548 4.6 100.0 5,139 3.4 30
-- -- --------- ----- ----- ------- -----
MIDWESTERN
Chicago........... 1 3 346,233 0.9 72.0 1,352 0.9 6
Columbus.......... 2 2 465,433 1.3 100.0 1,370 0.9 3
-- -- --------- ----- ----- ------- -----
Midwestern
Total/Weighted
Average........... 3 5 811,666 2.2 88.1 2,722 1.8 9
-- -- --------- ----- ----- ------- -----
EASTERN
Baltimore/Washington,
D.C............. 3 3 467,485 1.3 100.0 1,732 1.2 7
Boston............ 1 1 204,117 0.5 100.0 765 0.5 1
Cincinnati(3)..... 4 5 728,374 1.9 100.0 2,429 1.6 8
No. New Jersey.... 1 1 212,335 0.6 100.0 796 0.5 1
-- -- --------- ----- ----- ------- -----
Eastern
Total/Weighted
Average........... 9 10 1,612,311 4.3 100.0 5,722 3.8 17
-- -- --------- ----- ----- ------- -----
Pending Acquisition
Properties
Total/Weighted
Average........... 28 36 5,499,926 14.7% 98.2% $ 18,344 12.2% 65
== == ========= ===== ===== ======= ===== ==
<CAPTION>
ANNUALIZED
BASE RENT PER
LEASED SQUARE
REGION/MARKET FOOT(2)
- -------------------- --------------
<S> <C>
WESTERN
Los Angeles....... $ 3.24
San Francisco Bay
Area............ 3.98
Seattle........... 3.54
-----
Western
Total/Weighted
Average........... 3.53
-----
SOUTHERN
Orlando........... 2.99
Dallas/Fort
Worth........... 2.97
-----
Southern
Total/Weighted
Average........... 2.98
-----
MIDWESTERN
Chicago........... 5.42
Columbus.......... 2.94
-----
Midwestern
Total/Weighted
Average........... 3.81
-----
EASTERN
Baltimore/Washingt
D.C............. 3.70
Boston............ 3.75
Cincinnati(3)..... 3.33
No. New Jersey.... 3.75
-----
Eastern
Total/Weighted
Average........... 3.55
-----
Pending Acquisition
Properties
Total/Weighted
Average........... $ 3.40
=====
</TABLE>
- ---------------
(1) Calculated as Annualized Base Rent divided by total Annualized Base Rent for
the Industrial Properties as of September 30, 1997.
(2) Calculated as total Annualized Base Rent divided by total rentable square
feet actually leased as of September 30, 1997.
(3) The Properties included in the Cincinnati Consolidated Metropolitan
Statistical Area are located in Florence, Kentucky, and, accordingly, are
reflected in the Eastern region.
74
<PAGE> 84
INDUSTRIAL PROPERTY SUMMARY
The Industrial Properties' 358 buildings are diversified across 21 markets
nationwide as of September 30, 1997. Only two of the Industrial Properties
represent individually more than 3.5% of the Annualized Base Rent of the
Industrial Properties as of such date (and only six of the Contributed
Industrial Properties represent individually more than 3.5% of the Annualized
Base Rent of the Contributed Industrial Properties as of such date).
Additionally, the average age of the Industrial Properties is nine years (since
the time the property was built or substantially renovated), which the Company
believes should result in lower operating costs over the long term. Ownership of
each Property is fee simple unless otherwise noted.
<TABLE>
<CAPTION>
PERCENTAGE
OF TOTAL
RENTABLE RENTABLE
NUMBER OF YEAR BUILT/ SQUARE SQUARE PERCENTAGE
REGION/MARKET/PROPERTY LOCATION BUILDINGS RENOVATED(1) FEET FEET LEASED
- --------------------------------------- -------------------- --------- ------------ --------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES
WESTERN
Los Angeles
Artesia Industrial Portfolio....... Compton 27 1984 2,496,465 6.7% 93.6%
International Multifoods........... La Mirada 1 1995R 144,000 0.4 100.0
L.A. County Industrial Portfolio... Carson, Norwalk, 6 1980 818,191 2.2 100.0
City of Industry
Systematics........................ Walnut 1 1981 66,387 0.2 100.0
Orange County
Anaheim Industrial................. Anaheim 1 1980 161,500 0.4 100.0
Northpointe Commerce............... Fullerton 2 1992 119,445 0.3 100.0
Stadium Business Park.............. Anaheim 9 1995R 282,492 0.8 91.3
San Francisco Bay Area
Acer Distribution Center........... San Jose 1 1974 196,643 0.5 100.0
Alvarado Business Center........... San Leandro 10 1986 694,598 1.9 98.3
Ardenwood Corporate Park........... Fremont 4 1986 295,657 0.8 100.0
Dowe Industrial.................... Union City 2 1985R 326,080 0.9 100.0
Fairway Drive Industrial(3)........ San Leandro 2 1997D 175,325 0.5 100.0
Milmont Page....................... Fremont 3 1982 199,862 0.5 100.0
Moffett Business Center............ Sunnyvale 4 1994R 285,480 0.8 100.0
Moffett Park R&D Port.............. Sunnyvale 14 1994R 462,245 1.2 100.0
Pacific Business Center............ Fremont 2 1991 375,912 1.0 100.0
Silicon Valley R&D Portfolio....... San Jose, Sunnyvale, 6 1978 287,228 0.8 100.0
Milpitas
Southbay Industrial................ San Jose, Fremont 8 1990 1,011,781 2.7 94.7
Zanker/Charcot Industrial.......... San Jose 5 1993R 301,064 0.8 100.0
Sacramento
Hewlett Packard Distribution....... Roseville 1 1994 182,437 0.5 100.0
San Diego
Activity Distribution Center....... San Diego 4 1991 252,318 0.7 100.0
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER LEASED
BASE RENT ANNUALIZED NUMBER OF SQUARE
REGION/MARKET/PROPERTY (000S) BASE RENT LEASES FOOT(2)
- --------------------------------------- ------------- ------------ --------- ----------
<S> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES
WESTERN
Los Angeles
Artesia Industrial Portfolio....... $ 9,153 6.2% 28 $ 3.92
International Multifoods........... 720 0.5 1 5.00
L.A. County Industrial Portfolio... 3,796 2.5 11 4.64
Systematics........................ 451 0.3 1 6.79
Orange County
Anaheim Industrial................. 576 0.4 2 3.57
Northpointe Commerce............... 800 0.5 2 6.70
Stadium Business Park.............. 1,405 0.9 27 5.45
San Francisco Bay Area
Acer Distribution Center........... 1,038 0.7 2 5.28
Alvarado Business Center........... 3,649 2.4 35 5.35
Ardenwood Corporate Park........... 2,312 1.5 10 7.82
Dowe Industrial.................... 1,132 0.8 4 3.47
Fairway Drive Industrial(3)........ 748 0.5 2 4.27
Milmont Page....................... 1,106 0.7 11 5.53
Moffett Business Center............ 2,110 1.4 5 7.39
Moffett Park R&D Port.............. 4,674 3.2 34 10.11
Pacific Business Center............ 1,995 1.3 12 5.31
Silicon Valley R&D Portfolio....... 2,200 1.5 10 7.66
Southbay Industrial................ 4,864 3.3 29 5.08
Zanker/Charcot Industrial.......... 1,658 1.1 19 5.51
Sacramento
Hewlett Packard Distribution....... 630 0.4 1 3.45
San Diego
Activity Distribution Center....... 1,360 0.9 15 5.39
</TABLE>
75
<PAGE> 85
<TABLE>
<CAPTION>
PERCENTAGE
OF TOTAL
RENTABLE RENTABLE
NUMBER OF YEAR BUILT/ SQUARE SQUARE PERCENTAGE
REGION/MARKET/PROPERTY LOCATION BUILDINGS RENOVATED(1) FEET FEET LEASED
- -------------------------------------- -------------------- --------- ------------ ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
Seattle
Harvest Business Park............. Kent 3 1986 191,841 0.5% 100.0%
Kent Centre....................... Kent 4 1993 267,967 0.7 99.2
Kingsport Industrial Park......... Kent 7 1994R 951,056 2.5 97.4
Northwest Distribution Center..... Kent 2 1980 200,001 0.5 100.0
--- --------- ---- -----
Western Total/Weighted Average........ 129 10,745,975 28.8 97.4
SOUTHERN
Atlanta
Amwiler-Gwinnett Ind. Portfolio... Atlanta, Gwinnett 9 1996 792,686 2.1 98.6
County
Norcross/Brookhollow Portfolio.... Gwinnett County 4 1996 322,399 0.9 96.7
Atlanta South..................... Clayton County 4 1994 509,441 1.4 95.5
Southfield........................ Gwinnett County 8 1990 780,623 2.1 94.9
Miami
Beacon Industrial Park............ Miami 8 1995 785,251 2.1 84.8
Blue Lagoon....................... Miami 2 1994 325,611 0.9 100.0
Brittania Business Park........... Riviera Beach 2 1988 258,578 0.7 92.5
Orlando
Chancellor(3)..................... Orlando 1 1996R 201,600 0.5 100.0
Austin
Metric Center(3).................. Austin 6 1996 735,240 2.0 100.0
Dallas/Ft. Worth
Dallas Industrial Portfolio....... Farmers Branch, 18 1986 1,066,098 2.8 98.9
Arlington, Dallas
Lincoln Industrial Center......... Carrollton 1 1980 93,718 0.3 100.0
Lonestar.......................... Dallas, Irving, 7 1993 911,375 2.4 100.0
Grand Prairie
Valwood........................... Carrollton 2 1984 275,994 0.7 100.0
West North Carrier................ Grand Prairie 1 1993R 248,736 0.7 100.0
Houston
Houston Industrial Portfolio...... Houston 5 1986 464,696 1.2 95.1
--- --------- ---- -----
Southern Total/Weighted Average....... 78 7,772,046 20.8 96.7
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER LEASED
BASE RENT ANNUALIZED NUMBER OF SQUARE
REGION/MARKET/PROPERTY (000S) BASE RENT LEASES FOOT(2)
- -------------------------------------- ------------- ------------ --------- ----------
<S> <C> <C> <C> <C>
Seattle
Harvest Business Park............. $ 872 0.6% 10 $ 4.55
Kent Centre....................... 1,165 0.8 15 4.38
Kingsport Industrial Park......... 2,919 1.9 17 3.15
Northwest Distribution Center..... 680 0.5 3 3.40
------ ---- --- ----
Western Total/Weighted Average........ 52,013 34.8 306 4.97
SOUTHERN
Atlanta
Amwiler-Gwinnett Ind. Portfolio... 2,854 1.9 25 3.65
Norcross/Brookhollow Portfolio.... 1,696 1.1 21 5.44
Atlanta South..................... 2,414 1.6 19 4.6
Southfield........................ 2,907 1.9 35 3.92
Miami
Beacon Industrial Park............ 4,398 3.0 16 6.61
Blue Lagoon....................... 2,281 1.5 14 7.01
Brittania Business Park........... 1,219 0.8 9 5.10
Orlando
Chancellor(3)..................... 579 0.4 1 2.87
Austin
Metric Center(3).................. 4,801 3.3 22 6.53
Dallas/Ft. Worth
Dallas Industrial Portfolio....... 3,190 2.1 67 3.03
Lincoln Industrial Center......... 335 0.2 3 3.57
Lonestar.......................... 3,087 2.1 12 3.39
Valwood........................... 850 0.6 7 3.08
West North Carrier................ 498 0.3 2 2.00
Houston
Houston Industrial Portfolio...... 1,403 0.9 18 3.17
------ ---- --- ----
Southern Total/Weighted Average....... 32,512 21.7 271 4.33
</TABLE>
76
<PAGE> 86
<TABLE>
<CAPTION>
PERCENTAGE
OF TOTAL
RENTABLE RENTABLE
NUMBER OF YEAR BUILT/ SQUARE SQUARE PERCENTAGE
REGION/MARKET/PROPERTY LOCATION BUILDINGS RENOVATED(1) FEET FEET LEASED
- ----------------------------------- -------------------- --------- ------------ ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
MIDWESTERN
Chicago
Bensenville.................... Bensenville 13 1994R 2,137,370 5.6% 97.0%
Chicago Industrial............. Bensenville 2 1974 184,360 0.5 100.0
Crossroads Industrial.......... Bollingbrook 1 1990 260,890 0.7 100.0
Elk Grove Village Industrial... Northbrook, 10 1980 693,459 1.9 81.5
Mundelein, Itasca
Executive Drive................ Addison 1 1987 75,020 0.2 89.0
Greenleaf...................... Elk Grove Village 1 1973 50,695 0.1 100.0
Itasca Industrial Portfolio.... Itasca, Wood Dale 6 1996R 769,070 2.1 66.6
Lake Michigan Industrial
Portfolio(3)................... Itasca, Bridgeview 2 1994 310,681 0.8 100.0
Linder Skokie.................. Skokie 2 1991R 484,370 1.3 100.0
Lisle Industrial............... Lisle 1 1985R 360,000 1.0 100.0
Melrose Park................... Melrose Park 1 1982 346,538 0.9 100.0
O'Hare Industrial Portfolio.... Itasca, Naperville 15 1975 699,512 1.9 100.0
Windsor Court.................. Addison 1 1990 56,640 0.2 100.0
Minneapolis
Minneapolis Industrial......... Brooklyn Center, New 6 1997 499,673 1.3 92.9
Hope
Minneapolis Industrial Edina, Plymouth 4 1985R 514,546 1.4 97.6
Portfolio IV.................
Corporate Square............... Eagan 6 1992R 526,490 1.4 100.0
Minneapolis Distribution
Portfolio...................... Minneapolis, 5 1997R 1,029,837 2.8 99.8
Edina, St. Louis
Penn James Office Warehouse.... Bloomington 2 1974 215,606 0.6 100.0
Shady Oak...................... Eden Prarie 1 1980R 104,243 0.3 100.0
Twin Cities.................... New Hope, Mendota 2 1980 600,464 1.6 100.0
Heights
--- --------- ---- -----
Midwestern Total/Weighted.......... 82 9,919,464 26.6 94.9
Average
EASTERN
Philadelphia
Mid-Atlantic Business Center... West Deptford 13 1979R 779,594 2.1 94.0
Baltimore/Washington, D.C.
Patuxent....................... Jessup 2 1981 147,383 0.4 100.0
Pennsy Drive................... Landover 1 1985R 359,477 1.0 84.2
Boston
Cabot Business Park............ Mansfield 12 1970 1,071,517 2.8 84.8
Wilmington
Boulden........................ Wilmington 3 1986 265,671 0.7 100.0
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER LEASED
BASE RENT ANNUALIZED NUMBER OF SQUARE
REGION/MARKET/PROPERTY (000S) BASE RENT LEASES FOOT(2)
- ----------------------------------- ------------- ------------ --------- ----------
<S> <C> <C> <C> <C>
MIDWESTERN
Chicago
Bensenville.................... $ 7,784 5.2% 33 $ 3.75
Chicago Industrial............. 649 0.4 4 3.52
Crossroads Industrial.......... 1,044 0.7 4 4.00
Elk Grove Village Industrial... 2,412 1.6 13 4.27
Executive Drive................ 485 0.3 6 7.26
Greenleaf...................... 259 0.2 1 5.11
Itasca Industrial Portfolio.... 1,748 1.2 9 3.41
Lake Michigan Industrial
Portfolio(3)................... 1,091 0.7 3 3.51
Linder Skokie.................. 1,381 0.9 6 2.85
Lisle Industrial............... 756 0.5 1 2.10
Melrose Park................... 1,057 0.7 1 3.05
O'Hare Industrial Portfolio.... 3,197 2.1 16 4.57
Windsor Court.................. 276 0.2 1 4.87
Minneapolis
Minneapolis Industrial......... 1,465 1.0 17 3.16
Minneapolis Industrial 1,829 1.2 16 3.64
Portfolio IV.................
Corporate Square............... 1,664 1.1 22 3.15
Minneapolis Distribution
Portfolio...................... 3,260 2.2 29 3.17
Penn James Office Warehouse.... 813 0.5 23 3.77
Shady Oak...................... 377 0.3 9 3.62
Twin Cities.................... 1,930 1.3 8 3.21
------- ---- --- ----
Midwestern Total/Weighted.......... 33,477 22.3 222 3.56
Average
EASTERN
Philadelphia
Mid-Atlantic Business Center... 2,349 1.6 25 3.20
Baltimore/Washington, D.C.
Patuxent....................... 636 0.4 10 4.32
Pennsy Drive................... 1,853 1.2 2 6.12
Boston
Cabot Business Park............ 4,996 3.3 16 5.50
Wilmington
Boulden........................ 1,008 0.7 5 3.79
</TABLE>
77
<PAGE> 87
<TABLE>
<CAPTION>
PERCENTAGE
OF TOTAL
RENTABLE RENTABLE
NUMBER OF YEAR BUILT/ SQUARE SQUARE PERCENTAGE
REGION/MARKET/PROPERTY LOCATION BUILDINGS RENOVATED(1) FEET FEET LEASED
- ----------------------------------------- -------------------- --------- ------------ ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
No. New Jersey
Dock's Corner........................ South Brunswick 1 1996E 554,521 1.5 84.1%
Two South Middlesex.................. Monroe 1 1995R 218,088 0.6 100.0
--- ---------- ----- -----
Eastern Total/Weighted Average........... 33 3,396,251 9.1 89.6
--- ---------- ----- -----
Contributed Industrial Properties
Total/Weighted Average................. 322 31,833,736 85.3 95.6%
PENDING ACQUISITION PROPERTIES
WESTERN
Los Angeles
East Walnut Drive.................... City of Industry 1 1990 85,871 0.2 100.0
Commerce............................. Fontana 1 1990 254,414 0.7 100.0
Jasmine Avenue....................... Fontana 1 1990 410,208 1.1 100.0
San Francisco Bay Area
Weigman Road......................... Hayward 1 1990 148,559 0.4 100.0
Yosemite Drive....................... Milpitas 1 1983 169,195 0.5 100.0
Laurelwood........................... Santa Clara 2 1981 155,500 0.4 100.0
Seattle
72nd Avenue.......................... Kent 1 1988 125,654 0.3 100.0
--- ---------- ----- -----
Western Total/Weighted Average........... 8 1,349,401 3.6 100.0
SOUTHERN
Dallas/Ft. Worth
McDaniel Drive....................... Carrollton 1 1981 157,500 0.4 100.0
Valwood Parkway II................... Carrollton 2 1984 254,209 0.7 100.0
Pagemill & Dillworth................. Dallas 2 1981 217,803 0.6 100.0
West Kiest........................... Dallas 1 1981 248,698 0.7 100.0
Shiloh Road.......................... Garland 1 1979 192,720 0.5 100.0
N. Glenville Ave..................... Richardson 1 1981 109,000 0.3 100.0
Orlando
Presidents Drive..................... Orlando 1 1979 129,372 0.3 100.0
Presidents Drive II.................. Orlando 3 1984 302,400 0.8 100.0
Viscount............................. Orlando 1 1972 114,846 0.3 100.0
--- ---------- ----- -----
Southern Total/Weighted Average.......... 13 1,726,548 4.6 100.0
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER LEASED
BASE RENT ANNUALIZED NUMBER OF SQUARE
REGION/MARKET/PROPERTY (000S) BASE RENT LEASES FOOT(2)
- ----------------------------------------- ------------- ------------ --------- ----------
<S> <C> <C> <C> <C>
No. New Jersey
Dock's Corner........................ $ 1,819 1.2 2 $ 3.90
Two South Middlesex.................. 856 0.6 2 3.93
-------- ----- ---- -----
Eastern Total/Weighted Average........... 13,517 9.0 62 4.44
-------- ----- ---- -----
Contributed Industrial Properties
Total/Weighted Average................. $ 131,519 87.8% 861 $ 4.32
PENDING ACQUISITION PROPERTIES
WESTERN
Los Angeles
East Walnut Drive.................... 333 0.2 1 3.88
Commerce............................. 870 0.6 1 3.42
Jasmine Avenue....................... 1,231 0.8 1 3.00
San Francisco Bay Area
Weigman Road......................... 490 0.3 2 3.30
Yosemite Drive....................... 680 0.5 1 4.02
Laurelwood........................... 712 0.5 2 4.58
Seattle
72nd Avenue.......................... 445 0.3 1 3.54
-------- ----- ---- -----
Western Total/Weighted Average........... 4,761 3.2 9 3.53
SOUTHERN
Dallas/Ft. Worth
McDaniel Drive....................... 601 0.4 1 3.82
Valwood Parkway II................... 773 0.6 5 3.04
Pagemill & Dillworth................. 669 0.4 4 3.07
West Kiest........................... 517 0.3 1 2.08
Shiloh Road.......................... 530 0.4 1 2.75
N. Glenville Ave..................... 414 0.3 1 3.80
Orlando
Presidents Drive..................... 466 0.3 1 3.60
Presidents Drive II.................. 816 0.5 8 2.70
Viscount............................. 353 0.2 8 3.07
-------- ----- ---- -----
Southern Total/Weighted Average.......... 5,139 3.4 30 2.98
</TABLE>
78
<PAGE> 88
<TABLE>
<CAPTION>
PERCENTAGE
OF TOTAL
RENTABLE RENTABLE
NUMBER OF YEAR BUILT/ SQUARE SQUARE PERCENTAGE
REGION/MARKET/PROPERTY LOCATION BUILDINGS RENOVATED(1) FEET FEET LEASED
- ----------------------------------------- -------------------- --------- ------------ ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
MIDWESTERN
Chicago
Belden Avenue........................ Addison 3 1991 346,233 1.0% 72.0%
Columbus
Industrial Drive..................... Columbus 1 1991 225,433 0.6 100.0
Janitrol............................. Columbus 1 1989 240,000 0.6 100.0
--- ---------- ----- -----
Midwestern
Total/Weighted Average................. 5 811,666 2.2 88.1
EASTERN
Baltimore/Washington, D.C.
Brightseat Road...................... Landover 1 1990 121,785 0.3 100.0
Santa Barbara Court.................. Elkridge 1 1978 166,820 0.4 100.0
Preston Court........................ Jessup 1 1988 178,880 0.5 100.0
Boston
Hampden Road......................... Mansfield 1 1977 204,117 0.5 100.0
Cincinnati(4)
Dixie Highway........................ Florence, KY 2 1990 209,680 0.6 100.0
Empire Drive......................... Florence, KY 1 1989 199,440 0.5 100.0
Holton Drive......................... Florence, KY 1 1994 268,525 0.8 100.0
Production Drive..................... Florence, KY 1 1975 50,729 0.1 100.0
No. New Jersey
Docks Corner II...................... South Brunswick 1 1981 212,335 0.6 100.0
--- ---------- ----- -----
Eastern Total/Weighted Average........... 10 1,612,311 4.3 100.0
--- ---------- ----- -----
Pending Acquisition Properties
Total/Weighted Average................. 36 5,499,926 14.7 98.2
--- ---------- ----- -----
Industrial Properties Total/Weighted
Average................................ 358 37,333,662 100.0% 96.0%
=== ========== ===== =====
<CAPTION>
Columbus
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER LEASED
BASE RENT ANNUALIZED NUMBER OF SQUARE
REGION/MARKET/PROPERTY (000S) BASE RENT LEASES FOOT(2)
- ----------------------------------------- ------------- ------------ --------- ----------
<S> <C> <C> <C> <C>
MIDWESTERN
Chicago
Belden Avenue........................ $ 1,352 0.8% 6 $ 5.42
<S> <C> <C> <C> <C>
Industrial Drive..................... 678 0.5 1 3.01
Janitrol............................. 692 0.5 2 2.88
-------- ----- ---- -----
Midwestern
Total/Weighted Average................. 2,722 1.8 9 3.81
EASTERN
Baltimore/Washington, D.C.
Brightseat Road...................... 501 0.3 2 4.11
Santa Barbara Court.................. 560 0.4 2 3.36
Preston Court........................ 671 0.4 3 3.75
Boston
Hampden Road......................... 765 0.5 1 3.75
Cincinnati(4)
Dixie Highway........................ 636 0.4 3 3.03
Empire Drive......................... 622 0.4 3 3.12
Holton Drive......................... 1,009 0.8 1 3.76
Production Drive..................... 162 0.1 1 3.19
No. New Jersey
Docks Corner II...................... 796 0.5 1 3.75
-------- ----- ---- -----
Eastern Total/Weighted Average........... 5,722 3.8 17 3.55
-------- ----- ---- -----
Pending Acquisition Properties
Total/Weighted Average................. 18,344 12.2 65 3.40
-------- ----- ---- -----
Industrial Properties Total/Weighted
Average................................ $ 149,863 100.0% 926 $ 4.18
======== ===== ==== =====
</TABLE>
- ---------------
(1) Industrial Properties denoted with an "R," "E" or "D" indicate the date of
most recent renovation, expansion or development, respectively. All other
dates reference the year such Property was developed. Renovation with
respect to a property means capital improvements which have totaled 20% or
more of the total cost of such property within a 24-month period or have
resulted in a material improvement of the physical condition. Expansion with
respect to a property means construction resulting in an increase in the
rentable square footage of an existing structure or the development of
additional buildings on a property on which existing buildings are located.
Development with respect to a property means new construction on a
previously undeveloped location.
(2) Calculated as Annualized Base Rent divided by total rentable square feet
actually leased as of September 30, 1997.
(3) The Company holds an interest in this Property through a joint venture
interest in a limited partnership. See "-- Properties Held Through Joint
Ventures, Limited Liability Companies and Partnerships."
(4) The Properties included in the Cincinnati Consolidated Metropolitan
Statistical Area are located in Florence, Kentucky, and, accordingly, are
reflected in the Eastern region.
79
<PAGE> 89
INDUSTRIAL PROPERTY TENANT INFORMATION
Largest Industrial Property Tenants. The following table lists tenants with
Annualized Base Rent representing at least 0.5% of total Annualized Base Rent of
the Industrial Properties as of September 30, 1997 of which 12 lease space in
more than one of the Industrial Properties.
<TABLE>
<CAPTION>
PERCENTAGE OF PERCENTAGE OF
AGGREGATE AGGREGATE ANNUALIZED AGGREGATE
NUMBER OF RENTABLE LEASED SQUARE BASE RENT ANNUALIZED BASE
INDUSTRIAL TENANT NAME(1) PROPERTIES SQUARE FEET FEET(2) (000S) RENT(3)
------------------------------- --------- ----------- --------------- ---------- ---------------
<S> <C> <C> <C> <C> <C>
Contributed Industrial
Properties
United States Postal
Service.................... 2 430,202 1.2% $ 1,956 1.3%
Air Express International
USA, Inc................... 4 272,235 0.8 1,881 1.3
Dell USA L.P................. 3 290,400 0.8 1,724 1.2
Toys 'R Us, Inc.............. 1 219,665 0.6 1,500 1.0
Sage Enterprises............. 3 199,877 0.5 1,448 1.0
Cosmair...................... 1 303,843 0.8 1,291 0.9
Mylex Corporation............ 2 133,182 0.4 1,165 0.8
Harmonic Lightwaves.......... 1 110,160 0.3 1,124 0.8
Ciba Vision.................. 4 245,616 0.7 1,067 0.7
Melrose Distribution......... 1 346,538 1.0 1,057 0.7
Holman Distribution Center of
Washington, Inc............ 2 371,440 1.0 981 0.7
Hexcel Corporation........... 6 261,134 0.7 961 0.6
Mitsubishi Warehouse
Corporation................ 1 253,584 0.7 959 0.6
Superior Coffee and Foods.... 1 201,011 0.6 926 0.6
Pragmatech, Inc.............. 3 102,157 0.3 873 0.6
Rollerblade.................. 2 278,840 0.8 872 0.6
Best Buy Company............. 1 244,807 0.7 842 0.6
Logitech International,
S.A........................ 2 95,632 0.3 818 0.5
Belkin Components............ 1 219,028 0.6 815 0.5
Schmelbach-Lubeca AG......... 1 222,224 0.6 811 0.5
Vidco International.......... 2 146,460 0.4 809 0.5
Fujitsu America.............. 1 147,400 0.4 776 0.5
AT&T Resource Management
Corporation................ 1 360,000 1.0 768 0.5
Bridgestone Firestone,
Inc........................ 1 296,800 0.8 760 0.5
International Multifoods,
Inc........................ 1 144,000 0.4 720 0.5
--------- ---- ------- ----
Subtotal/Weighted
Average(4).......... 5,896,235 16.4 26,904 18.0
--------- ---- ------- ----
Pending Acquisition Properties
Avery Dennison Corp.......... 1 410,208 1.1 1,231 0.8
Nature Company............... 1 268,525 0.8 1,009 0.7
K-Swiss, Inc................. 1 254,414 0.7 870 0.6
Home Depot U.S.A., Inc....... 1 212,335 0.6 796 0.5
HomeGoods.................... 1 204,117 0.6 765 0.5
--------- ---- ------- ----
Subtotal/Weighted
Average............. 1,349,599 3.8 4,671 3.1
--------- ---- ------- ----
Industrial Properties
Total/Weighted Average....... 7,245,834 20.2% $ 31,575 21.1%
========= ==== ======= ====
</TABLE>
--------------------
(1) Tenant(s) may be a subsidiary of or an entity affiliated with the named
tenant.
(2) Computed as Aggregate Rentable Square Feet divided by the Aggregate
Leased Square Feet of the Industrial Properties (including the Pending
Acquisition Properties).
(3) Computed as Annualized Base Rent divided by the Aggregate Annualized
Base Rent of the Industrial Properties (including the Pending
Acquisition Properties).
(4) Excluding the Pending Acquisition Properties, the Percentage of
Aggregate Leased Square Feet and the Percentage of Aggregate Annualized
Base Rent are 18.5% and 20.5%, respectively.
80
<PAGE> 90
The largest industrial tenants represent 21.1% of the Industrial
Properties' Annualized Base Rent (20.5% excluding the Pending Acquisition
Properties). Other companies that are tenants in the Industrial Properties
include General Electric Company, International Business Machines, Inc., Sears
Roebuck & Co., Hewlett Packard Company, Federal Express Corporation, Lucent
Technologies, Inc. and a wide variety of other national, regional and local
industrial tenants. In addition to the larger leases reflected above, leases of
less than 25,000 rentable square feet represent 55.3% of the Industrial
Properties' total number of leases and 18.7% of the Industrial Properties'
Annualized Base Rent (57.4% of the total number of leases and 20.5% of the
Annualized Base Rent of the Contributed Industrial Properties), as depicted in
the table under the caption "Industrial Property Lease Distributions." Following
is a list of certain tenants which lease less than 25,000 rentable square feet
of industrial space:
<TABLE>
<S> <C> <C>
Alabama Metal Industries, Inc. Argosy Industries, Inc. Buckeye International, Inc.
City of San Leandro Creative Education Supplies Creative Solutions
Custom Walls & Windows Inc. Farmer's Insurance Genuine Parts Company
Golden West Games Le Gourmet Kitchens Litho Technical Services
National Tree Corporation New Golf Holding Co. Plastek USA Inc.
Plummer's, Inc. Quality Video Santa Cruz Motors
Supergraphics Inc. The Sportsman's Guide Tokyo World Transport (USA) Inc.
Type & Snowboard, Inc. W.R. Grace & Co. Zebra Express Inc.
</TABLE>
INDUSTRIAL PROPERTY LEASE EXPIRATIONS
The following table summarizes the lease expirations for the Industrial
Properties for leases in place as of September 30, 1997, without giving effect
to the exercise of renewal options or termination rights, if any, at or prior to
the scheduled expirations.
<TABLE>
<CAPTION>
ANNUALIZED
RENTABLE PERCENTAGE BASE RENT OF
SQUARE PERCENTAGE ANNUALIZED OF ANNUALIZED EXPIRING
NUMBER OF FOOTAGE OF OF TOTAL BASE RENT OF BASE RENT LEASES
LEASES EXPIRING RENTABLE SQUARE EXPIRING LEASES OF EXPIRING PER SQUARE
YEAR OF LEASE EXPIRATION EXPIRING LEASES FOOTAGE (000S) LEASES FOOT(2)
- --------------------------------- --------- ---------- --------------- --------------- -------------- ------------
<S> <C> <C> <C> <C> <C> <C>
Contributed Industrial Properties
1997(1)........................ 63 2,410,714 6.5% $ 10,312 6.9% $ 4.28
1998........................... 184 5,131,120 13.7 20,911 14.0 4.08
1999........................... 161 4,414,831 11.8 18,990 12.7 4.30
2000........................... 169 5,417,177 14.5 23,919 15.9 4.42
2001........................... 116 3,426,477 9.2 17,002 11.3 4.96
2002........................... 94 3,732,166 10.0 15,362 10.3 4.12
2003........................... 25 1,253,764 3.4 5,310 3.5 4.24
2004........................... 14 1,273,427 3.4 5,400 3.6 4.24
2005........................... 13 1,248,595 3.3 5,543 3.7 4.44
2006........................... 11 1,014,301 2.7 5,233 3.5 5.16
2007 and beyond................ 11 1,115,345 3.0 3,537 2.4 3.17
--- ---------- ---- -------- ----- ------
Subtotal/Weighted Average........ 861 30,437,917 81.5 131,519 87.8 4.32
Pending Acquisition Properties
1997(1)........................ 5 304,172 0.8 979 0.7 3.22
1998........................... 13 1,004,063 2.7 3,490 2.3 3.48
1999........................... 13 741,441 2.0 2,317 1.5 3.12
2000........................... 10 959,676 2.6 3,185 2.1 3.32
2001........................... 8 607,864 1.6 2,386 1.6 3.93
2002........................... 8 786,677 2.1 2,413 1.6 3.07
2003........................... 3 334,848 0.9 1,401 0.9 4.18
2004........................... 1 60,580 0.2 230 0.2 3.80
2005........................... 1 100,800 0.3 277 0.2 2.75
2006........................... 1 41,600 0.1 127 0.1 3.05
2007 and beyond................ 2 461,245 1.2 1,539 1.0 3.34
--- ---------- ---- -------- ----- ------
Subtotal/Weighted Average........ 65 5,402,966 14.5 18,344 12.2 3.40
--- ---------- ---- -------- ----- ------
Industrial Properties
Total/Weighted Average......... 926 35,840,883 96.0% $ 149,863 100.0% $ 4.18
=== ========== ==== ======== ===== ======
</TABLE>
- ---------------
(1) Represents lease expirations from October 1, 1997 to December 31, 1997 and
month-to-month leases.
(2) Calculated as Annualized Base Rent divided by the square footage of expiring
leases.
81
<PAGE> 91
INDUSTRIAL PROPERTY LEASE EXPIRATIONS BY REGION
For the 12-month period ended September 30, 1997, the Company renewed 147
industrial leases representing a retention rate of 72.9% of the expiring
industrial space (excluding leasing activity with respect to the Pending
Acquisition Properties). The following table details the Industrial Property
lease expirations by region and summarizes for leases in effect as of September
30, 1997, the year in which they expire for each of the ten years beginning with
1997, on an aggregate basis, without giving effect to the exercise of renewal
options and excluding an aggregate of approximately 1.5 million rentable square
feet of unleased space (1.4 million rentable square feet excluding the Pending
Acquisition Properties).
<TABLE>
<CAPTION>
REGION 1997 1998 1999 2000 2001 2002 2003 2004
- ---------------------------------- --------- --------- --------- --------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES
WESTERN
Rentable Square Feet(1)......... 445,101 2,004,008 1,288,189 1,403,822 1,457,651 1,360,454 673,203 1,153,075
% Rentable Square Feet(2)....... 1.2% 5.4% 3.4% 3.8% 3.9% 3.6% 1.9% 3.1%
Annualized Base Rent (000s)..... $2,574 $9,200 $6,493 $7,306 $7,537 $6,826 $3,090 $4,901
Number of Leases Expiring....... 28 65 61 39 42 36 14 11
Expiring Rent Per Sq. Ft.(3).... $5.78 $4.59 $5.04 $5.20 $5.17 $5.02 $4.59 $4.25
SOUTHERN
Rentable Square Feet(1)......... 451,834 869,746 742,533 1,259,786 1,104,813 1,561,221 271,075 --
% Rentable Square Feet(2)....... 1.2% 2.3% 2.0% 3.4% 3.0% 4.2% 0.7% --
Annualized Base Rent (000s)..... $1,693 $3,108 $3,125 $5,877 $5,820 $5,475 $891 $--
Number of Leases Expiring....... 13 44 38 69 52 36 5 --
Expiring Rent Per Sq. Ft.(3).... $3.75 $3.57 $4.21 $4.67 $5.27 $3.51 $3.29 $--
MIDWESTERN
Rentable Square Feet(1)......... 1,136,027 1,868,559 1,495,031 1,772,881 678,124 703,171 197,328 120,352
% Rentable Square Feet(2)....... 3.1% 5.0% 4.0% 4.7% 1.8% 1.9% 0.5% 0.3%
Annualized Base Rent (000s)..... $3,718 $7,085 $5,517 $6,683 $2,810 $2,623 $838 $499
Number of Leases Expiring....... 16 62 47 44 16 20 3 3
Expiring Rent Per Sq. Ft.(3).... $3.27 $3.79 $3.69 $3.77 $4.14 $3.73 $4.25 $4.15
EASTERN
Rentable Square Feet(1)......... 377,752 388,807 889,078 980,688 185,889 107,320 112,158 --
% Rentable Square Feet(2)....... 1.0% 1.0% 2.4% 2.6% 0.5% 0.3% 0.3% --
Annualized Base Rent (000s)..... $2,327 $1,518 $3,855 $4,053 $835 $438 $491 $--
Number of Leases Expiring....... 6 13 15 17 6 2 3 --
Expiring Rent Per Sq. Ft.(3).... $6.16 $3.90 $4.34 $4.13 $4.49 $4.08 $4.38 $--
CONTRIBUTED INDUSTRIAL PROPERTIES
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1)......... 2,410,714 5,131,120 4,414,831 5,417,177 3,426,477 3,732,166 1,253,764 1,273,427
% Rentable Square Feet(2)....... 6.5% 13.7% 11.8% 14.5% 9.2% 10.0% 3.4% 3.4%
Annualized Base Rent (000s)..... $10,312 $20,911 $18,990 $23,919 $17,002 $15,362 $5,310 $5,400
Number of Leases Expiring....... 63 184 161 169 116 94 25 14
Expiring Rent Per Sq. Ft.(3).... $4.28 $4.08 $4.30 $4.42 $4.96 $4.12 $4.24 $4.24
<CAPTION>
2007 AND TOTAL/WEIGHTED
REGION 2005 2006 BEYOND AVERAGE
- ---------------------------------- --------- --------- --------- --------------
<S> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES
WESTERN
Rentable Square Feet(1)......... 86,200 439,520 157,325 10,468,548
% Rentable Square Feet(2)....... 0.2% 1.1% 0.5% 28.1%
Annualized Base Rent (000s)..... $585 $2,933 $568 $52,013
Number of Leases Expiring....... 3 5 2 306
Expiring Rent Per Sq. Ft.(3).... $6.79 $6.67 $3.61 $4.97
SOUTHERN
Rentable Square Feet(1)......... 649,124 251,041 352,759 7,513,932
% Rentable Square Feet(2)....... 1.7% 0.7% 0.9% 20.1%
Annualized Base Rent (000s)..... $3,679 $1,519 $1,325 $32,512
Number of Leases Expiring....... 7 3 4 271
Expiring Rent Per Sq. Ft.(3).... $5.67 $6.05 $3.76 $4.33
MIDWESTERN
Rentable Square Feet(1)......... 513,271 323,740 605,261 9,413,745
% Rentable Square Feet(2)....... 1.4% 0.9% 1.6% 25.2%
Annualized Base Rent (000s)..... $1,279 $781 $1,644 $33,477
Number of Leases Expiring....... 3 3 5 222
Expiring Rent Per Sq. Ft.(3).... $2.49 $2.41 $2.72 $3.56
EASTERN
Rentable Square Feet(1)......... -- -- -- 3,041,692
% Rentable Square Feet(2)....... -- -- -- 8.1%
Annualized Base Rent (000s)..... $-- $-- $-- $13,517
Number of Leases Expiring....... -- -- -- 62
Expiring Rent Per Sq. Ft.(3).... $-- $-- $-- $4.44
CONTRIBUTED INDUSTRIAL PROPERTIES
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1)......... 1,248,595 1,014,301 1,115,345 30,437,917
% Rentable Square Feet(2)....... 3.3% 2.7% 3.0% 81.5%
Annualized Base Rent (000s)..... $5,543 $5,233 $3,537 $131,519
Number of Leases Expiring....... 13 11 11 861
Expiring Rent Per Sq. Ft.(3).... $4.44 $5.16 $3.17 $4.32
</TABLE>
82
<PAGE> 92
<TABLE>
<CAPTION>
REGION 1997 1998 1999 2000 2001 2002 2003 2004
- ---------------------------------- --------- --------- --------- --------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
PENDING ACQUISITION PROPERTIES
WESTERN
Rentable Square Feet(1) -- 538,757 -- 537,949 -- 169,195 103,500 --
% Rentable Square Feet(2) -- 1.4% -- 1.4% -- 0.5% 0.3% --
Annualized Base Rent (000s) -- $1,963 -- $1,631 -- $680 $487 --
Number of Leases Expiring -- 5 -- 2 -- 1 1 --
Rent Per Square Foot(3) -- $3.64 -- $3.03 -- $4.02 $4.71 --
SOUTHERN
Rentable Square Feet(1) 272,172 138,352 255,939 194,098 201,668 329,199 -- --
% Rentable Square Feet(2) 0.7% 0.4% 0.7% 0.5% 0.5% 0.9% -- --
Annualized Base Rent (000s) $880 $396 $708 $737 $658 $826 -- --
Number of Leases Expiring 4 3 7 4 4 5 -- --
Rent Per Square Foot(3) $3.23 $2.86 $2.77 $3.80 $3.26 $2.51 -- --
MIDWESTERN
Rentable Square Feet(1) 32,000 21,105 260,052 14,024 143,079 225,433 19,013 --
% Rentable Square Feet(2) 0.1% 0.1% 0.7% -- 0.4% 0.5% 0.1% --
Annualized Base Rent (000s) $99 $101 $869 $80 $777 $678 $118 --
Number of Leases Expiring 1 1 2 1 2 1 1 --
Rent Per Square Foot(3) $3.09 $4.79 $3.34 $5.70 $5.43 $3.01 $6.21 --
EASTERN
Rentable Square Feet(1) -- 305,849 225,450 213,605 263,117 62,850 212,335 60,580
% Rentable Square Feet(2) -- 0.8% 0.6% 0.7% 0.7% 0.2% 0.5% 0.2%
Annualized Base Rent (000s) -- $1,030 $740 $737 $951 $229 $796 $230
Number of Leases Expiring -- 4 4 3 2 1 1 1
Rent Per Square Foot(3) -- $3.37 $3.28 $3.45 $3.61 $3.64 $3.75 $3.80
PENDING ACQUISITION PROPERTIES
SUBTOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1) 304,172 1,004,063 741,441 959,676 607,864 786,677 334,848 60,580
% Rentable Square Feet(2) 0.8% 2.7% 2.0% 2.6% 1.6% 2.1% 0.9% 0.2%
Annualized Base Rent (000s) $979 $3,490 $2,317 $3,185 $2,386 $2,413 $1,401 $230
Number of Leases Expiring 5 13 13 10 8 8 3 1
Rent Per Square Foot(3) $3.22 $3.48 $3.12 $3.32 $3.93 $3.07 $4.18 $3.80
INDUSTRIAL PROPERTIES
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1) 2,714,886 6,135,183 5,156,272 6,376,853 4,034,341 4,518,843 1,588,612 1,334,007
% Rentable Square Feet(2) 7.3% 16.4% 13.8% 17.1% 10.8% 12.1% 4.3% 3.6%
Annualized Base Rent (000s) $11,291 $24,401 $21,307 $27,104 $19,388 $17,775 $6,711 $5,630
Number of Leases Expiring 68 197 174 179 124 102 28 15
Rent Per Square Foot(3) $4.16 $3.98 $4.13 $4.25 $4.81 $3.93 $4.22 $4.22
<CAPTION>
2007 AND TOTAL/WEIGHTED
REGION 2005 2006 BEYOND AVERAGE
- ---------------------------------- --------- --------- --------- --------------
<S> <C> <C> <C> <C>
PENDING ACQUISITION PROPERTIES
WESTERN
Rentable Square Feet(1) -- -- -- 1,349,401
% Rentable Square Feet(2) -- -- -- 3.6%
Annualized Base Rent (000s) -- -- -- $4,761
Number of Leases Expiring -- -- -- 9
Rent Per Square Foot(3) -- -- -- $3.53
SOUTHERN
Rentable Square Feet(1) 100,800 41,600 192,720 1,726,548
% Rentable Square Feet(2) 0.3% 0.1% 0.5% 4.6%
Annualized Base Rent (000s) $277 $127 $530 $5,139
Number of Leases Expiring 1 1 1 30
Rent Per Square Foot(3) $2.75 $3.05 $2.75 $2.98
MIDWESTERN
Rentable Square Feet(1) -- -- -- 714,706
% Rentable Square Feet(2) -- -- -- 1.9%
Annualized Base Rent (000s) -- -- -- $2,722
Number of Leases Expiring -- -- -- 9
Rent Per Square Foot(3) -- -- -- $3.81
EASTERN
Rentable Square Feet(1) -- -- 268,525 1,612,311
% Rentable Square Feet(2) -- -- 0.7% 4.4%
Annualized Base Rent (000s) -- -- $1,009 $5,722
Number of Leases Expiring -- -- 1 17
Rent Per Square Foot(3) -- -- $3.76 $3.55
PENDING ACQUISITION PROPERTIES
SUBTOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1) 100,800 41,600 461,245 5,402,966
% Rentable Square Feet(2) 0.3% 0.1% 1.2% 14.5%
Annualized Base Rent (000s) $277 $127 $1,539 $18,344
Number of Leases Expiring 1 1 2 65
Rent Per Square Foot(3) $2.75 $3.05 $3.34 $3.40
INDUSTRIAL PROPERTIES
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1) 1,349,395 1,055,901 1,576,590 35,840,883
% Rentable Square Feet(2) 3.6% 2.8% 4.2% 96.0%
Annualized Base Rent (000s) $5,820 $5,360 $5,076 $149,863
Number of Leases Expiring 14 12 13 926
Rent Per Square Foot(3) $4.31 $5.08 $3.22 $4.18
</TABLE>
- ---------------
(1) Reflects total rentable square footage of expiring leases from October 1
through December 31 for 1997 and for the calendar year for each year
thereafter.
(2) Reflects total rentable square footage of expiring leases as a percentage of
the total leased square footage.
(3) Expiring rent per square foot is calculated by dividing the Annualized Base
Rent of leases expiring by the square footage expiring in any given year.
83
<PAGE> 93
INDUSTRIAL PROPERTY LEASE DISTRIBUTIONS
The following table sets forth information relating to the distribution of
the Industrial Property leases, based on leased rentable square footage, as of
September 30, 1997:
<TABLE>
<CAPTION>
PERCENTAGE ANNUALIZED PERCENTAGE
DISTRIBUTION OF TOTAL LEASED OF AGGREGATE ANNUALIZED BASE RENT OF AGGREGATE
LEASED RENTABLE NUMBER PERCENT OF RENTABLE LEASED RENTABLE BASE RENT PER SQUARE ANNUALIZED
SQUARE FEET OF LEASES ALL LEASES SQUARE FEET SQUARE FEET (000S) FOOT(1) BASE RENT
- --------------------------------- ---------- ------------ --------------- ----------- ---------- ------------
<S> <C> <C> <C> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES
Ground leases........... 7 0.8% N/A N/A $ 92 N/A 0.1%
10,000 or less.......... 262 28.2 1,374,147 3.8% 7,971 $ 5.80 5.3
10,001 - 25,000......... 232 25.1 3,721,557 10.4 18,915 5.08 12.6
25,001 - 50,000......... 179 19.3 6,444,520 18.0 29,534 4.58 19.7
50,001 - 100,000........ 111 12.0 7,795,397 21.8 34,264 4.40 22.9
100,001 or greater...... 70 7.6 11,102,296 31.0 40,743 3.67 27.2
--- ----- ---------- ----- ----------- ----- -----
Subtotal/Weighted
Average............. 861 93.0 30,437,917 85.0 131,519 4.32 87.8
PENDING ACQUISITION PROPERTIES
10,000 or less.......... 5 0.5 42,109 0.1 126 2.99 0.1
10,001 - 25,000......... 13 1.4 231,955 0.6 1,009 4.35 0.7
25,001 - 50,000......... 12 1.3 405,441 1.1 1,198 2.95 0.8
50,001 - 100,000........ 13 1.4 849,296 2.4 3,016 3.55 2.0
100,001 or greater...... 22 2.4 3,874,165 10.8 12,995 3.35 8.6
--- ----- ---------- ----- ----------- ----- -----
Subtotal/Weighted
Average............. 65 7.0 5,402,966 15.0 18,344 3.40 12.2
Industrial Properties
Total/Weighted
Average............. 926 100.0% 35,840,883 100.0% $ 149,863 $ 4.18 100.0%
=== ===== ========== ===== =========== ===== =====
</TABLE>
- ---------------
(1) Calculated as Annualized Base Rent divided by the corresponding square
footage in each tenant size range.
84
<PAGE> 94
RETAIL PROPERTIES
The Company owns 33 Retail Properties aggregating approximately 6.3 million
rentable square feet. As of September 30, 1997, the Retail Properties were 94.3%
leased to over 700 tenants, the largest of which accounted for approximately
4.1% of the Company's Annualized Base Rent from its Retail Properties as of
September 30, 1997. The Retail Properties have an average age of five years
since built, expanded or renovated. The Company's historical weighted average
retention rate for the Retail Properties for the period beginning January 1,
1994 through September 30, 1997 was approximately 81.4%, based on 0.7 million
rentable square feet of expiring leases.
The Retail Properties generally are located in supply-constrained trade
areas of 15 major metropolitan areas. The Company's national operating strategy
for the community shopping center business is based on detailed research
regarding these target trade areas which typically have high population
densities and above-average income levels.
The two graphs below compare the population density and income levels
surrounding the Company's retail centers to the national averages.
1996 MEDIAN HOUSEHOLD INCOME
AMB RETAIL CENTERS VS. U.S.(1)
[S] [C]
$51,000(2) Within 3 miles of AMB Retail Centers
$40,000(3) All MSAs
$35,000(4) Total U.S.
- --------
(1) Weighted by number of households.
(2) Derived from information compiled by Claritas Inc. The Company has been
advised that the information comes from various government and industry
sources, but the Company has not independently verified the information.
(3) Derived from data obtained from Regional Financial Associates.
(4) Derived from data published by Regional Financial Associates.
1996 AVERAGE POPULATION WITHIN
THREE-MILE RADIUS OF SHOPPING CENTER(1)
[S] [C]
AMB Retail U.S. Shopping
Centers Centers
110,000 71,000(2)
- ----------
(1) Derived from information compiled by Claritas Inc. The Company has been
advised that the information comes from various government and industry
sources, but the Company has not independently verified the information.
(2) For all shopping centers greater than or equal to 50,000 square feet and
less than or equal to 400,000 square feet.
85
<PAGE> 95
Management believes that the characteristics of its trade areas tend to
result in centers with above-average retail sales. The graph below compares the
average sales of the Company's grocer anchors to the national average for
grocers.
AVERAGE 1996 GROCER ANCHOR SALES FOR
RETAIL PROPERTIES
AVERAGE GROCER
SALES/SQ. FT.
THE COMPANY(1)(2)............$505
TOTAL U.S. ..................$398(3)
(1) Includes sales/sq. ft. for grocer anchors reporting a full year of
sales. 27 of 33 centers are represented above. Of the six centers not
represented, (i) two do not have grocer anchors, (ii) three centers did
not have a full year of sales due to one center being built and two
centers repositioned during 1996 and (iii) the grocer-anchor store at
one center is not owned by the Company and does not report sales.
(2) All but five of the 27 centers included report on a calendar year
basis.
(3) Derived from data published in the Progressive Grocer Annual Report,
April 1997.
Property Characteristics. The Retail Properties generally contain between
80,000 and 350,000 rentable square feet. On average, 67% of the rentable square
feet for each of the Retail Properties is leased to one or more Anchor Tenants
(defined as those retail tenants occupying more than 10,000 rentable square feet
and all grocery stores and drugstores). The following table identifies
characteristics of a typical Retail Property.
RETAIL PROPERTY PROFILE
<TABLE>
<CAPTION>
TYPICAL PROPERTY TYPICAL RANGE
---------------- ------------------
<S> <C> <C>
Rentable Square Feet....................... 190,000 80,000 - 350,000
Percentage Leased by Anchor Tenants........ 67% 60% - 85%
Number of Tenants.......................... 25 10 - 50
Parking Spaces per 1,000 Square Feet....... 5.0 4.0 - 6.0
Square Footage Per Anchor Tenant........... 25,000 10,000 - 100,000
Average Square Footage Per Non-Anchor
Tenant................................... 1,500 750 - 5,000
</TABLE>
86
<PAGE> 96
Lease Terms. The Retail Properties are typically leased on a triple net
basis, defined as leases in which tenants pay their proportionate share of real
estate taxes, operating costs and utility costs. In addition, some leases,
including some Anchor Tenant leases, require tenants to pay percentage rents
based on gross retail sales above predetermined thresholds. Typical Anchor
Tenant leases also provide for payment of a percentage administrative fee in
lieu of a management fee (calculated as a percentage of common area maintenance)
which ranges between 5% and 15%. Lease terms typical for Anchor Tenants range
from 10 to 20 years, with an average of 19 years, with renewal options for an
additional 10 to 20 years at fixed rents. Tenant improvement allowances are
standard and the amounts vary by submarket.
Typical Non-Anchor Tenants have lease terms ranging between three and 10
years with an average of seven years and they typically receive options for an
additional five-year term at market rents. Contractual base rent excluding
reimbursements and percentage rent for the Retail Properties for the years ended
December 31, 1994, 1995 and 1996, and for the nine months ended September 30,
1997 was $14.0 million, $27.2 million, $43.0 million and $44.3 million,
respectively, which amounted to 35%, 33%, 32% and 33%, respectively, of the
Company's contractual base rent, excluding reimbursements and percentage rents,
from industrial and retail properties during such periods.
87
<PAGE> 97
The table below shows the diversification of the Retail Properties by
region.
RETAIL PROPERTIES BY REGION
AT SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
LEASED
LEASED NON-ANCHOR PERCENTAGE
ANCHOR RENTABLE AVAILABLE TOTAL OF TOTAL
NUMBER OF RENTABLE SQUARE RENTABLE RENTABLE RENTABLE PERCENTAGE
REGION CENTERS SQUARE FEET FEET SQUARE FEET SQUARE FEET SQUARE FEET LEASED
- -------------------------------- --------- ----------- ---------- ----------- ----------- ----------- ----------
<S> <C> <C> <C> <C> <C> <C> <C>
Western......................... 16 1,539,698 991,953 84,325 2,615,976 41.8% 96.8%
Southern........................ 10 1,108,510 443,705 205,331 1,757,546 28.0 88.3
Midwestern...................... 4 552,707 138,400 19,545 710,652 11.3 97.2
Eastern......................... 3 1,005,618 130,010 48,834 1,184,462 18.9 95.9
--- --------- --------- ------- --------- ----- ----
Total/Weighted Average.......... 33 4,206,533 1,704,068 358,035 6,268,636 100.0% 94.3%
=== ========= ========= ======= ========= ===== ====
<CAPTION>
ANNUALIZED
PERCENTAGE BASE RENT
ANNUALIZED OF PER OCCUPIED
BASE RENT ANNUALIZED SQUARE
REGION (000S) BASE RENT FOOT(1)
- -------------------------------- ---------- ---------- ------------
<S> <C> <C> <C>
Western......................... $ 33,023 47.0% $13.04
Southern........................ 17,414 24.8 11.22
Midwestern...................... 6,698 9.5 9.69
Eastern......................... 13,119 18.7 11.55
------- ----- ------
Total/Weighted Average.......... $ 70,254 100.0% $11.89
======= ===== ======
</TABLE>
- ---------------
(1) Calculated as total Annualized Base Rent divided by rentable square feet
actually leased as of September 30, 1997.
88
<PAGE> 98
RETAIL PROPERTIES BY MARKET
AT SEPTEMBER 30, 1997
<TABLE>
<CAPTION>
TOTAL ANCHOR
NUMBER OF LAND RENTABLE PERCENTAGE RENTABLE
REGION/MARKET CENTERS AREA (ACRES) SQUARE FEET LEASED SQUARE FEET
- ---------------------------------------- --------- ------------ ----------- ---------- -----------
<S> <C> <C> <C> <C> <C>
WESTERN
Denver................................ 2 44 512,493 98.8% 342,854
Los Angeles........................... 3 68 748,927 95.1 406,904
Reno.................................. 1 7 76,757 95.5 47,140
San Diego............................. 2 31 276,479 94.7 107,015
San Francisco Bay Area................ 5 53 673,031 97.6 419,117
Santa Barbara......................... 1 11 144,775 96.9 92,980
Seattle............................... 2 16 183,514 98.4 123,688
--- --- --------- ----- ---------
Western Total/Weighted Average.......... 16 230 2,615,976 96.8 1,539,698
SOUTHERN
Atlanta............................... 1 11 97,899 100.0 68,499
Houston............................... 5 67 823,599 95.1 553,677
Miami................................. 4 86 836,048 80.3 486,334
--- --- --------- ----- ---------
Southern Total/Weighted Average......... 10 164 1,757,546 88.3 1,108,510
MIDWESTERN
Chicago............................... 3 43 504,735 96.1 400,950
Minneapolis........................... 1 25 205,917 100.0 151,757
--- --- --------- ----- ---------
Midwestern Total/Weighted Average....... 4 68 710,652 97.2 552,707
EASTERN
Albany................................ 1 91 602,477 93.6 490,444
Baltimore/Washington, D.C. ........... 1 42 404,669 98.5 390,064
Hartford.............................. 1 20 177,316 97.5 125,110
--- --- --------- ----- ---------
Eastern Total/Weighted Average.......... 3 153 1,184,462 95.9 1,005,618
--- --- --------- ----- ---------
Total/Weighted Average.................. 33 615 6,268,636 94.3% 4,206,533
=== === ========= ===== =========
</TABLE>
89
<PAGE> 99
RETAIL PROPERTY SUMMARY
Anchor Tenants account for 67% of the aggregate square footage of the
Retail Properties. As of September 30, 1997, Annualized Base Rent for the
Company's 25 largest Anchor Tenants was approximately $27.2 million,
representing approximately 38.7% of Annualized Base Rent for all Retail
Properties. Annualized Base Rent for the remaining retail tenants was
approximately $43.0 million as of the same date, representing approximately
61.3% of the Annualized Base Rent for all Retail Properties. The following table
sets forth, on a property-by-property basis, the rentable square footage leased
to Anchor Tenants and Non-Anchor Tenants as of September 30, 1997. Ownership of
each Property is in fee simple unless otherwise noted.
<TABLE>
<CAPTION>
LEASED LEASED NON-
YEAR BUILT/ ANCHOR ANCHOR AVAILABLE TOTAL
RENOVATED RENTABLE RENTABLE RENTABLE RENTABLE PERCENT
REGION/MARKET/PROPERTY LOCATION (1) SQUARE FEET SQUARE FEET SQUARE FEET SQUARE FEET LEASED
- --------------------------------- -------------- ------------ ----------- ----------- ----------- ----------- ------
<S> <C> <C> <C> <C> <C> <C> <C>
WESTERN
Denver
Applewood Village S.C......... Wheat Ridge 1994R 258,538 88,903 5,815 353,256 98.4%
Arapahoe Village S.C.......... Boulder 1989R 84,316 74,770 151 159,237 99.9
Los Angeles
Granada Village............... Granada Hills 1996R 124,638 81,956 18,189 224,783 91.9
Manhattan
Manhattan Village S.C......... Beach 1992R 223,791 181,644 18,515 423,950 95.6
Twin Oaks S.C................. Agoura Hills 1996R 58,475 41,719 -- 100,194 100.0
Reno
Southwest Pavilion............ Reno 1997E 47,140 26,133 3,484 76,757 95.5
San Diego
La Jolla Village(4)........... La Jolla 1989R 67,238 97,989 -- 165,227 100.0
Rancho San Diego Village
S.C......................... La Mesa 1994R 39,777 56,688 14,787 111,252 86.7
San Francisco Bay Area
Bayhill S.C................... San Bruno 1997R 59,221 57,417 5,403 122,041 95.6
Lakeshore Plaza S.C........... San Francisco 1993 38,836 83,426 599 122,861 99.5
Pleasant Hill S.C............. Pleasant Hill 1990R 210,614 23,063 -- 233,677 100.0
Silverado Plaza S.C........... Napa 1994R 58,328 24,676 2,019 85,023 97.6
Ygnacio Plaza................. Walnut Creek 1990R 52,118 49,373 7,938 109,429 92.7
Santa Barbara
Five Points S.C............... Santa Barbara 1996 92,980 47,295 4,500 144,775 96.9
Seattle
Aurora Marketplace............ Edmonds 1991 74,113 29,912 2,925 106,950 97.3
Eastgate Plaza................ Bellevue 1995R 49,575 26,989 -- 76,564 100.0
--------- ------- ------ --------- -----
Western
Total/Weighted Average.......... 1,539,698 991,953 84,325 2,615,976 96.8
<CAPTION>
AVERAGE
ANNUALIZED BASE RENT
BASE RENT NUMBER OF PER SQUARE
REGION/MARKET/PROPERTY (000S) LEASES FOOT(2) PRIMARY TENANTS(3)
- --------------------------------- ---------- --------- ---------- ------------------------------
<S> <C> <C> <C> <C>
WESTERN
Denver
Applewood Village S.C......... $ 2,715 42 $ 7.81 Wal-Mart, King Soopers
Arapahoe Village S.C.......... 1,719 26 10.81 Safeway, SoFro Fabrics
Los Angeles
Granada Village............... 2,830 37 13.70 Hughes Market, TJ Maxx
Manhattan Village S.C......... 6,228 85 13.63 Ralphs, Sav-on Drugs
Twin Oaks S.C................. 1,056 24 10.54 Ralphs, Thrifty Drug
Reno
Southwest Pavilion............ 732 15 9.99 Scolari's Market
San Diego
La Jolla Village(4)........... 3,345 40 20.24 Whole Foods Market, Savon
Drugs
Rancho San Diego Village
S.C......................... 1,258 41 13.04 Von's, Sav-on Drugs
San Francisco Bay Area
Bayhill S.C................... 1,147 27 9.83 Mollie Stone's Markets, Longs
Drugs
Lakeshore Plaza S.C........... 3,256 36 26.63 Lucky, Ross
Pleasant Hill S.C............. 2,340 12 10.01 Target, Toys 'R Us
Silverado Plaza S.C........... 781 16 9.41 Payless Drugs, Nob Hill Foods
Ygnacio Plaza................. 1,241 22 12.23 Lucky, Thrifty Drug
Santa Barbara
Five Points S.C............... 2,204 25 15.71 Lucky, Ross
Seattle
Aurora Marketplace............ 1,394 17 13.40 Safeway, Drug Emporium
Eastgate Plaza................ 777 16 10.15 Albertson's, Payless Drugs
------- --- ------
Western
Total/Weighted Average.......... 33,023 481 13.04
</TABLE>
90
<PAGE> 100
<TABLE>
<CAPTION>
YEAR LEASED LEASED NON-
BUILT/ ANCHOR ANCHOR AVAILABLE TOTAL
RENOVATED RENTABLE RENTABLE RENTABLE RENTABLE PERCENT
REGION/MARKET/PROPERTY LOCATION (1) SQUARE FEET SQUARE FEET SQUARE FEET SQUARE FEET LEASED
- --------------------------------- -------------- --------- ----------- ----------- ----------- ----------- ------
<S> <C> <C> <C> <C> <C> <C> <C>
SOUTHERN
Atlanta
Woodlawn S.C.................. Cobb County 1993 68,499 29,400 -- 97,899 100.0%
Houston
Randall's Austin Parkway...... Sugarland 1993 90,650 21,025 -- 111,675 100.0
Randall's Commons Memorial.... Houston 1993 75,689 31,002 3,504 110,195 96.8
Randall's Dairy Ashford....... Houston 1993 115,360 20,575 -- 135,935 100.0
Weslayan Plaza................ Houston 1986R 206,870 125,546 23,834 356,250 93.3
Woodway Collection............ Houston 1993 65,108 31,146 13,290 109,544 87.9
Miami
Kendall Mall(5)............... Miami 1995R 194,550 79,915 25,040 299,505 91.6
Palm Aire(5).................. Pompano Beach 1997R 33,164 26,508 84,315 143,987 41.4
Shoppes at Lago Mar........... Miami 1995 42,323 30,253 10,532 83,108 87.3
The Plaza at Delray(5)........ Delray Beach 1996R 216,297 49,335 44,816 309,448 85.5
--------- ------- ------- --------- -----
Southern
Total/Weighted Average.......... 1,108,510 443,705 205,331 1,757,546 88.3
MIDWESTERN
Chicago
Brentwood Commons............. Bensenville 1990R 61,621 39,631 877 102,129 99.1
Civic Center Plaza............ Niles 1989 238,655 18,944 5,735 263,334 97.8
Riverview Plaza S.C........... Chicago 1981 100,674 25,665 12,933 139,272 90.7
Minneapolis
Rockford Road Plaza........... Plymouth 1991 151,757 54,160 -- 205,917 100.0%
--------- ------- ------- --------- -----
Midwestern Total/Weighted
Average......................... 552,707 138,400 19,545 710,652 97.2
<CAPTION>
AVERAGE
ANNUALIZED BASE RENT
BASE RENT NUMBER OF PER SQUARE
REGION/MARKET/PROPERTY (000S) LEASES FOOT (2) PRIMARY TENANTS(3)
- --------------------------------- ---------- --------- ---------- ---------------------------------
<S> <C> <C> <C> <C>
SOUTHERN
Atlanta
Woodlawn S.C.................. $ 1,193 18 $12.19 Publix Supermarket, Zany Brainy
Houston
Randall's Austin Parkway...... 1,091 12 9.77 Randall's, Sears Hardware
Randall's Commons Memorial.... 941 15 8.82 Randall's, Walgreen's
Randall's Dairy Ashford....... 1,304 12 9.59 Randall's, PetsMart
Weslayan Plaza................ 3,813 47 11.47 Randall's, Bering's Home Center
Woodway Collection............ 1,325 16 13.77 Randall's, Eckerd Drug
Miami
Kendall Mall(5)............... 3,525 41 12.84 Byrons, J.C. Penney Home Store
Palm Aire(5).................. 430 16 7.21 Winn-Dixie, Eckerd Drug
Shoppes at Lago Mar........... 833 16 11.48 Publix Supermarket
The Plaza at Delray(5)........ 2,959 33 11.18 Regal Cinema, Home Place
------- --- ------
Southern
Total/Weighted Average.......... 17,414 226 11.22
MIDWESTERN
Chicago
Brentwood Commons............. 1,029 20 10.16 Dominick's, Super Trak
Civic Center Plaza............ 2,489 15 9.66 Dominick's, Home Depot
Riverview Plaza S.C........... 1,173 13 9.28 Dominick's, Toys 'R Us
Minneapolis
Rockford Road Plaza........... 2,007 27 9.75 TJ Major, PetsMart
------- --- ------
Midwestern Total/Weighted
Average......................... 6,698 75 9.69
</TABLE>
91
<PAGE> 101
<TABLE>
<CAPTION>
YEAR LEASED LEASED NON-
BUILT/ ANCHOR ANCHOR AVAILABLE TOTAL
RENOVATED RENTABLE RENTABLE RENTABLE RENTABLE PERCENT
REGION/MARKET/PROPERTY LOCATION (1) SQUARE FEET SQUARE FEET SQUARE FEET SQUARE FEET LEASED
- --------------------------------- -------------- --------- ----------- ----------- ----------- ----------- ------
<S> <C> <C> <C> <C> <C> <C> <C>
EASTERN
Albany
Latham Farms.................. Albany 1993 490,444 73,733 38,300 602,477 93.6%
Baltimore
Long Gate S.C................. Ellicott City 1996 390,064 8,468 6,137 404,669 98.5
Hartford
Corbins Corner S.C............ Hartford 1988R 125,110 47,809 4,397 177,316 97.5
--------- ------- ------- --------- -----
Eastern
Total/Weighted Average.......... 1,005,618 130,010 48,834 1,184,462 95.9
--------- ------- ------- --------- -----
Total/Weighted Average.......... 4,206,533 1,704,068 358,035 6,268,636 94.3%
========= ======= ======= ========= =====
<CAPTION>
AVERAGE
ANNUALIZED BASE RENT
BASE RENT NUMBER OF PER SQUARE
REGION/MARKET/PROPERTY (000S) LEASES FOOT (2) PRIMARY TENANTS(3)
- --------------------------------- ---------- --------- ---------- ---------------------------------
<S> <C> <C> <C> <C>
EASTERN
Albany
Latham Farms.................. $ 5,759 25 $10.21 Wal-Mart, Sam's Wholesale
Baltimore
Long Gate S.C................. 4,451 10 11.17 Target, Kohl's
Hartford
Corbins Corner S.C............ 2,909 23 16.82 Toys 'R Us, Filene's Basement
------- --- ------
Eastern
Total/Weighted Average.......... 13,119 58 11.55
------- --- ------
Total/Weighted Average.......... $ 70,254 840 $11.89
======= === ======
</TABLE>
- ---------------
(1) Retail Properties denoted with an "R," "E" or "D" indicate the date of most
recent renovation, expansion or development, respectively. All other dates
reference the year such Property was developed. Renovation with respect to a
Property means capital improvements which have totaled 20% or more of the
total cost of such Property within a 24-month period or have resulted in a
material improvement of the physical condition. Expansion with respect to a
property means construction resulting in an increase in the rentable square
footage of an existing structure or the development of additional buildings
on a property on which existing buildings are located. Development with
respect to a Property means new construction on a previously undeveloped
location.
(2) Calculated as total Annualized Base Rent divided by rentable square feet
actually leased as of September 30, 1997.
(3) Primary tenants are defined as the two largest Anchor Tenants as measured by
rentable square footage.
(4) This Property includes 33 apartment units which were acquired as part of the
acquisition of the Property. Rental data relating to this Property includes
data relating to the apartment units.
(5) The Company holds an interest in this Property through a joint venture
interest in a limited partnership. See "-- Properties Held Through Joint
Ventures, Limited Liability Companies and Partnerships."
92
<PAGE> 102
RETAIL PROPERTY TENANT INFORMATION
Twenty-five Largest Retail Property Tenants. The Company's 25 largest
Retail Property tenants by Annualized Base Rent are set forth in the table
below. These tenants have an average of approximately 14 years remaining on
their lease terms, which the Company believes should provide a balance to the
typically shorter remaining lease terms of the Industrial Portfolio tenants.
<TABLE>
<CAPTION>
AGGREGATE PERCENTAGE OF PERCENTAGE OF
NUMBER RENTABLE AGGREGATE ANNUALIZED AGGREGATE
OF SQUARE LEASED SQUARE BASE RENT ANNUALIZED BASE
RETAIL TENANT NAME(1)(2) CENTERS FEET FEET(3) (000S) RENT(4)
- -------------------------------------------------- --------- ------------- ---------- ---------------
<S> <C> <C> <C> <C> <C>
Wal-Mart Stores, Inc. and Sam's Club....... 3 388,866 6.6% $ 2,891 4.1%
Randall's Food & Drugs, Inc. .............. 5 298,549 5.0 2,369 3.4
Safeway Stores, Inc. ...................... 4 187,334 3.2 1,860 2.6
Home Place................................. 2 109,104 1.8 1,450 2.1
Dominick's................................. 3 175,229 2.9 1,430 2.0
Target Stores Corp. ....................... 2 115,344 1.9 1,251 1.8
Toys 'R Us, Inc. .......................... 4 135,332 2.3 1,247 1.8
Blockbuster Video, Inc. ................... 10 58,785 1.0 1,232 1.8
Home Quarters.............................. 1 101,783 1.7 1,167 1.7
Publix..................................... 4 178,644 3.0 1,142 1.6
Home Depot................................. 1 116,095 2.0 1,016 1.4
Kohls...................................... 1 86,889 1.5 949 1.3
PetsMart, Inc. ............................ 4 102,100 1.7 875 1.2
Barnes & Noble Super Stores, Inc. ......... 2 46,180 0.8 840 1.2
Super Shop and Save........................ 1 63,664 1.1 828 1.1
Gap, Inc. ................................. 3 42,361 0.7 793 1.1
Ross Stores, Inc. ......................... 2 56,911 1.0 769 1.1
Fry's Electronics.......................... 1 46,200 0.8 702 1.0
J.C. Penney................................ 1 45,000 0.8 626 0.9
Ralphs..................................... 2 84,053 1.4 598 0.9
Bally Total Fitness........................ 1 31,460 0.5 578 0.8
Eckerd Corporation......................... 4 40,206 0.7 537 0.8
Gateway Foods.............................. 1 65,608 1.1 535 0.8
Regal Cinemas.............................. 1 55,000 0.9 531 0.8
Hughes Market.............................. 1 40,198 0.7 502 0.7
Filene's Basement.......................... 1 26,750 0.5 495 0.7
--------- ---- ------- ----
Total/Weighted Average........... 2,697,645 45.6% $ 27,213 38.7%
========= ==== ======= ====
</TABLE>
- ---------------
(1) Tenant(s) may be a subsidiary of or an entity affiliated with the named
tenant.
(2) Of the top 25 Retail Property tenants, eight are grocers. Of the 33 Retail
Properties, 31 are grocer-anchored.
(3) Computed as Aggregate Rentable Square Feet divided by the Aggregate Leased
Square Feet of the Retail Properties.
(4) Computed as Annual Base Rent divided by the Aggregate Annualized Base Rent
of the Retail Properties.
With over 700 tenants, the Retail Properties include other national
retailers as well as regional and local tenants, many of which are privately
held. In addition to the larger leases reflected above, leases of less than
2,500 rentable square feet represent 55.2% of the Retail Property leases and
19.0% of the Retail Properties' Annualized Base Rent, as depicted in the table
under the caption "Retail Property Lease Distributions." Following is a list of
certain tenants which lease less than 2,500 rentable square feet of retail
space:
<TABLE>
<S> <C> <C>
Agoura Beauty Supply Baskin Robbins, Inc. Domino's Pizza
Flower Basket Great Escapes Travel Imagination Toys
Islands Restaurants Let Us Mail Nail Xpress
Pacific Dyes & T's Pavilion Cleaners Prestige Jewelers
Ring Dragon Santa Barbara Travel Sears Driving School
Star of India State Farm Insurance Subway
TCBY The Bowling Store Yum-Yum Donuts
</TABLE>
93
<PAGE> 103
RETAIL PROPERTY LEASE EXPIRATIONS
The following table sets forth a summary schedule of the Retail Property
lease expirations for leases in place as of September 30, 1997 without giving
effect to the exercise of renewal options or termination rights, if any, at or
prior to the scheduled expirations.
<TABLE>
<CAPTION>
RENTABLE PERCENTAGE ANNUALIZED
SQUARE OF TOTAL BASE RENT PERCENTAGE OF ANNUALIZED
YEAR OF NUMBER OF FOOTAGE OF RENTABLE OF EXPIRING ANNUALIZED BASE RENT OF
LEASE LEASES EXPIRING SQUARE LEASES RENT OF EXPIRING LEASES
EXPIRATION EXPIRING LEASES FOOTAGE (000S) EXPIRING LEASES PER SQUARE FOOT(2)
- ----------------- --------- ---------- ----------- ----------- --------------- ------------------
<S> <C> <C> <C> <C> <C> <C>
1997(1).......... 54 194,527 3.1% $ 2,546 3.6% $13.09
1998............. 118 446,155 7.1 5,629 8.0 12.62
1999............. 121 308,513 4.9 4,910 7.0 15.92
2000............. 104 415,380 6.6 5,150 7.3 12.40
2001............. 97 297,142 4.7 4,687 6.7 15.77
2002............. 91 321,195 5.1 4,711 6.7 14.67
2003............. 25 189,212 3.0 2,537 3.6 13.41
2004............. 28 142,916 2.3 2,020 2.9 14.13
2005............. 38 152,818 2.4 2,998 4.3 19.62
2006............. 50 339,670 5.4 4,804 6.8 14.14
2007 and
beyond......... 114 3,103,073 49.7 30,262 43.1 9.75
--- --------- ---- ------- ----- ------
Total/Weighted
Average........ 840 5,910,601 94.3% $70,254 100.0% $11.89
=== ========= ==== ======= ===== ======
</TABLE>
- ---------------
(1) Represents lease expirations from October 1, 1997 to December 31, 1997 and
month-to-month leases.
(2) Calculated as Annualized Base Rent divided by the square footage of expiring
leases.
94
<PAGE> 104
RETAIL PROPERTY LEASE EXPIRATIONS BY REGION
For the period ending September 30, 1997, the Company renewed 73 retail
leases representing a retention rate of 87.8% of the expiring retail space.
During the period from October 1, 1997 through December 31, 2000, 397 leases
covering an aggregate of 1.4 million rentable square feet of retail space are
scheduled to expire. As of September 30, 1997, the average rent for this retail
space was $11.89 per rentable square foot. The following table sets forth a
schedule of lease expirations by region for Retail Property leases in place as
of September 30, 1997 for each of the 10 years beginning with the year ending
December 31, 1997, on an aggregate basis, without giving effect to the exercise
of renewal options or termination rights, if any, at or prior to scheduled
expirations, and also excludes an aggregate of approximately 358,035 square feet
of unleased space.
<TABLE>
<CAPTION>
REGION 1997 1998 1999 2000 2001 2002 2003 2004
- -------------------------------------- ------- ------- ------- ------- ------- ------- ------- -------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
WESTERN
Rentable Square Feet(1)............. 120,797 313,957 187,438 278,150 163,511 183,469 71,111 97,126
% Rentable Square Feet(2)........... 2.0% 5.0% 2.9% 4.4% 2.6% 2.9% 1.1% 1.6%
Annualized Base Rent (000s)......... $1,929 $3,807 $3,150 $3,193 $2,950 $2,857 $1,296 $1,225
Number of Leases Expiring........... 40 71 74 62 63 53 15 16
Expiring Rent Per Sq. Ft.(3)........ $15.97 $12.13 $16.81 $11.48 $18.04 $15.57 $18.23 $12.61
SOUTHERN
Rentable Square Feet(1)............. 38,850 101,276 66,669 70,924 56,517 83,326 50,625 32,412
% Rentable Square Feet(2)........... 0.6% 1.6% 1.1% 1.1% 0.9% 1.3% 0.8% 0.5%
Annualized Base Rent (000s)......... $382 $1,293 $999 $1,235 $757 $1,052 $467 $580
Number of Leases Expiring........... 8 34 27 31 15 23 4 9
Expiring Rent Per Sq. Ft.(3)........ $9.83 $12.77 $14.98 $17.41 $13.39 $12.63 $9.22 $17.89
MIDWESTERN
Rentable Square Feet(1)............. 19,230 23,922 17,338 66,306 68,394 35,506 -- --
% Rentable Square Feet(2)........... 0.3% 0.4% 0.3% 1.1% 1.1% 0.6% -- --
Annualized Base Rent (000s)......... $69 $372 $282 $722 $779 $419 -- --
Number of Leases Expiring........... 4 11 9 11 16 10 -- --
Expiring Rent Per Sq. Ft.(3)........ $3.59 $15.55 $16.26 $10.89 $11.39 $11.80 -- --
EASTERN
Rentable Square Feet(1)............. 15,650 7,000 37,068 -- 8,720 18,894 67,476 13,378
% Rentable Square Feet(2)........... 0.2% 0.1% 0.6% -- 0.1% 0.3% 1.1% 0.2%
Annualized Base Rent (000s)......... $166 $157 $479 -- $201 $383 $774 $215
Number of Leases Expiring........... 2 2 11 -- 3 5 6 3
Expiring Rent Per Sq. Ft.(3)........ $10.61 $22.43 $12.92 -- $23.05 $20.27 $11.47 $16.07
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1)............. 194,527 446,155 308,513 415,380 297,142 321,195 189,212 142,916
% Rentable Square Feet(2)........... 3.1% 7.1% 4.9% 6.6% 4.7% 5.1% 3.0% 2.3%
Annualized Base Rent (000s)......... $2,546 $5,629 $4,910 $5,150 $4,687 $4,711 $2,537 $2,020
Number of Leases Expiring........... 54 118 121 104 97 91 25 28
Expiring Rent Per Sq. Ft.(3)........ $13.09 $12.62 $15.92 $12.40 $15.77 $14.67 $13.41 $14.13
<CAPTION>
TOTAL
2007 AND WEIGHTED
REGION 2005 2006 BEYOND AVERAGE
- -------------------------------------- ------ ------- --------- ---------
<S> <C<C> <C> <C> <C>
WESTERN
Rentable Square Feet(1)............. 59,456 122,867 933,769 2,531,651
% Rentable Square Feet(2)........... 0.9% 2.0% 15.0% 40.4%
Annualized Base Rent (000s)......... $1,121 $2,332 $9,163 $33,023
Number of Leases Expiring........... 15 26 46 481
Expiring Rent Per Sq. Ft.(3)........ $18.85 $18.98 $9.81 $13.04
SOUTHERN
Rentable Square Feet(1)............. 56,135 163,585 831,896 1,552,215
% Rentable Square Feet(2)........... 0.9% 2.6% 13.3% 24.7%
Annualized Base Rent (000s)......... $1,112 $2,080 $7,457 $17,414
Number of Leases Expiring........... 18 21 36 226
Expiring Rent Per Sq. Ft.(3)........ $19.81 $12.72 $8.96 $11.22
MIDWESTERN
Rentable Square Feet(1)............. 1,340 53,218 405,853 691,107
% Rentable Square Feet(2)........... 0.0% 0.8% 6.5% 11.1%
Annualized Base Rent (000s)......... $17 $392 $3,646 $6,698
Number of Leases Expiring........... 1 3 10 75
Expiring Rent Per Sq. Ft.(3)........ $12.69 $7.37 $8.98 $9.69
EASTERN
Rentable Square Feet(1)............. 35,887 -- 931,555 1,135,628
% Rentable Square Feet(2)........... 0.6% -- 14.9% 18.1%
Annualized Base Rent (000s)......... $748 -- $9,996 $13,119
Number of Leases Expiring........... 4 -- 22 58
Expiring Rent Per Sq. Ft.(3)........ $20.84 -- $10.73 $11.55
TOTAL/WEIGHTED AVERAGE
Rentable Square Feet(1)............. 152,818 339,670 3,103,073 5,910,601
% Rentable Square Feet(2)........... 2.4% 5.4% 49.7% 94.3%
Annualized Base Rent (000s)......... $2,998 $4,804 $30,262 $70,254
Number of Leases Expiring........... 38 50 114 840
Expiring Rent Per Sq. Ft.(3)........ $19.62 $14.14 $9.75 $11.89
</TABLE>
- ---------------
(1) Reflects total square footage of expiring leases from October 1 through
December 31 for 1997 and for the calendar year for each year thereafter.
(2) Reflects total square footage of expiring leases as a percentage of the
total leased square footage.
(3) Rent per square foot is calculated by dividing the Annualized Base Rent of
expiring leases by the square footage expiring in any given year.
95
<PAGE> 105
RETAIL PROPERTY LEASE DISTRIBUTIONS
The following table sets forth information relating to the distribution of
the Retail Property leases, based on leased rentable square feet, as of
September 30, 1997.
<TABLE>
<CAPTION>
TOTAL PERCENTAGE
LEASED OF AGGREGATE ANNUALIZED PERCENTAGE
PERCENT RENTABLE LEASED ANNUALIZED BASE RENT OF AGGREGATE
DISTRIBUTION OF LEASED NUMBER OF ALL SQUARE RENTABLE SQUARE BASE RENT PER SQUARE ANNUALIZED
RENTABLE SQUARE FEET OF LEASES LEASES FEET FEET (000S) FOOT(1) BASE RENT
- ----------------------------- --------- ------- --------- --------------- ---------- ---------- ------------
<S> <C> <C> <C> <C> <C> <C> <C>
Ground Leases................ 28 3.3% N/A N/A $ 1,096 N/A 1.6%
1,000 or Less................ 120 14.3 85,536 1.4% 2,339 $27.35 3.3
1,001-2,500.................. 344 41.0 552,706 9.4 11,033 19.96 15.7
2,501-5,000.................. 155 18.5 549,250 9.3 9,887 18.00 14.1
5,001-10,000................. 84 10.0 600,285 10.2 9,741 16.23 13.9
10,001-20,000................ 28 3.3 405,447 6.9 4,651 11.47 6.6
20,001-50,000................ 56 6.7 1,778,636 30.1 15,280 8.59 21.7
50,001-100,000............... 18 2.1 1,099,857 18.5 9,902 9.00 14.1
100,001 or Greater........... 7 0.8 838,884 14.2 6,325 7.54 9.0
--- ----- --------- ----- ------- ------ -----
Total/Weighted Average....... 840 100.0% 5,910,601 100.0% $ 70,254 $11.89 100.0%
=== ===== ========= ===== ======= ====== =====
</TABLE>
- ---------------
(1) Calculated as Annualized Base Rent divided by the corresponding square
footage in each tenant size range.
HISTORICAL LEASE RENEWALS AND RETENTION RATES
The following table sets forth information relating to the historical lease
renewals for the Properties for each of the periods presented.
<TABLE>
<CAPTION>
NINE MONTHS
YEAR ENDED DECEMBER 31, ENDED
------------------------------------- SEPTEMBER 30, TOTAL/WEIGHTED
1994 1995 1996 1997 AVERAGE
--------- --------- --------- ------------- --------------
<S> <C> <C> <C> <C> <C>
Contributed Industrial
Properties(1)
Square feet renewed...... 783,901 1,592,905 3,027,639 2,944,897 8,349,342
Total square feet
expired............... 1,224,779 2,345,338 3,822,307 4,242,266 11,634,690
Retention rate........... 64.0% 67.9% 79.2% 69.4% 71.8%
Retail Properties
Square feet renewed...... 97,641 89,368 213,185 148,065 548,259
Total square feet
expired............... 118,439 140,801 241,093 173,302 673,635
Retention rate........... 82.4% 63.5% 88.4% 85.4% 81.4%
</TABLE>
- ---------------
(1) Excludes the Pending Acquisition Properties. The historical weighted average
retention rate for the Pending Acquisition Properties for the year ended
December 31, 1996, the six-month period ended June 30, 1997 and the 18-month
period ended June 30, 1997 was approximately 78.4%, 83.3% and 79.5%,
respectively.
96
<PAGE> 106
RECURRING BUILDING IMPROVEMENTS
The Company considers recurring building improvements to be expenditures
that (i) are incurred subsequent to the first three years of ownership of the
Property, during which the initial capital improvement plan is completed and
(ii) prevent deterioration or maintain the building in an efficient operating
condition. The table below summarizes recurring building improvements for the
years ended December 31, 1994, 1995 and 1996 and the nine months ended September
30, 1997 for the Industrial Properties, including the Pending Acquisition
Properties, and the Retail Properties. The amounts set forth below are not
necessarily indicative of future levels of building improvements.
<TABLE>
<CAPTION>
NINE MONTHS
FISCAL YEARS ENDED ENDED
----------------------------- SEPTEMBER 30,
1994 1995 1996 1997
------- ------- ------- ------------
<S> <C> <C> <C> <C>
CONTRIBUTED INDUSTRIAL PROPERTIES(1):
Number of Industrial Properties................... 27 40 56 63
Rentable square feet (in millions)................ 13.11 20.01 28.02 30.24
Annual recurring building improvements per square
foot........................................... $ 0.00 $ 0.01 $ 0.01 $ 0.03
PENDING ACQUISITION PROPERTIES:
Number of Industrial Properties................... 28 28 28 28
Rentable square feet (in millions) 5.45 5.50 5.50 5.50
Annual recurring building improvements per square
foot........................................... $ 0.12 $ 0.02 $ 0.06 $ 0.37
ALL INDUSTRIAL PROPERTIES(1):
Number of Industrial Properties................... 55 68 84 91
Rentable square feet (in millions)................ 18.56 25.51 33.52 35.74
Annual recurring building improvements per square
foot........................................... $ 0.04 $ 0.01 $ 0.02 $ 0.08
RETAIL PROPERTIES:
Number of Retail Properties....................... 14 19 30 33
Rentable square feet (in millions)................ 2.42 3.30 5.28 6.27
Annual recurring building improvements per square
foot........................................... $ 0.01 $ 0.03 $ 0.04 $ 0.09
</TABLE>
- ---------------
(1) Includes the Properties owned by the Company and managed by AMB as of
September 30, 1997 and excludes four Properties not managed by AMB but
expected to be contributed to the Company in connection with the Formation
Transactions.
97
<PAGE> 107
RECURRING TENANT IMPROVEMENTS AND LEASING COMMISSIONS
The tables below summarize for Industrial Properties, including the Pending
Acquisition Properties, and Retail Properties, separately, the recurring tenant
improvements and leasing commissions for the three years ended December 31,
1994, 1995 and 1996, and the nine months ended September 30, 1997. The recurring
tenant improvements and leasing commissions represent costs incurred to lease
space after the initial lease term of the initial tenant, excluding costs
incurred to relocate tenants as part of a re-tenanting strategy. The tenant
improvements and leasing commissions set forth below are not necessarily
indicative of future tenant improvements and leasing commissions.
<TABLE>
<CAPTION>
NINE MONTHS
FISCAL YEARS ENDED ENDED
-------------------------- SEPTEMBER 30, WEIGHTED
1994 1995 1996 1997 AVERAGE
------ ------ ------ ------------ --------
<S> <C> <C> <C> <C> <C>
INDUSTRIAL PROPERTIES(1):
Contributed Industrial Properties:
Renewal space:
Expenditures (in thousands).......... $ 719 $1,319 $2,392 $ 2,047
Square feet leased (in thousands).... 869 1,454 2,586 2,191
Per square foot leased............... $ 0.83 $ 0.91 $ 0.93 $ 0.93 $ 0.91
Re-tenanted space:
Expenditures (in thousands).......... $2,719 $2,442 $2,767 $ 2,787
Square feet leased (in thousands).... 1,268 1,399 1,404 1,499
Per square foot leased............... $ 2.14 $ 1.75 $ 1.97 $ 1.86 $ 1.92
Aggregate weighted average per square
foot leased.......................... $ 1.61 $ 1.32 $ 1.29 $ 1.31 $ 1.36
Pending Acquisition Properties:
Expenditures (in thousands).......... $ 834 $2,233 $ 991 $ 195
Square feet leased (in thousands).... 1,317 1,561 927 612
Aggregate weighted average per square
foot leased....................... $ 0.63 $ 1.43 $ 1.07 $ 0.32 $ 0.96
Total aggregate weighted average per
square foot leased..................... $ 1.24 $ 1.36 $ 1.25 $ 1.17 $ 1.26
RETAIL PROPERTIES:
Renewal space:
Expenditures (in thousands)............ $ 158 $ 438 $ 493 $ 449
Square feet leased (in thousands)...... 32 79 104 115
Per square foot leased................. $ 4.95 $ 5.53 $ 4.72 $ 3.90 $ 4.65
Re-tenanted space:
Expenditures (in thousands)............ $ 257 $ 304 $ 634 $ 1,018
Square feet leased (in thousands)...... 42 57 97 181
Per square foot leased................. $ 6.11 $ 5.37 $ 6.53 $ 5.62 $ 5.87
Aggregate weighted average per square
foot leased.......................... $ 5.61 $ 5.46 $ 5.61 $ 4.96 $ 5.31
</TABLE>
- ---------------
(1) Excludes four Properties not managed by AMB but expected to be contributed
to the Company in connection with the Formation Transactions.
98
<PAGE> 108
OCCUPANCY
The table below sets forth weighted average occupancy rates, based on
square feet leased, of the Industrial Properties, including the Pending
Acquisition Properties, and the Retail Properties as of December 31, 1994, 1995,
1996 and September 30, 1997.
<TABLE>
<CAPTION>
NINE MONTHS
YEARS ENDED DECEMBER 31, ENDED
---------------------------- SEPTEMBER 30,
1994 1995 1996 1997
------ ------ ------ ------------
<S> <C> <C> <C> <C>
INDUSTRIAL PROPERTIES:
CONTRIBUTED INDUSTRIAL PROPERTIES:
Number of Properties at period end............. 28 44 60 67
Rentable square feet at period end (in
thousands)................................... 13,364 21,598 29,609 31,834
Occupancy rate at period end................... 96.9% 97.3% 97.2% 95.6%
Average base rent per square foot(1)........... $ 3.48 $ 3.43 $ 3.81 $ 4.09
PENDING ACQUISITION PROPERTIES:
Number of Properties at period end............. 28 28 28 28
Rentable square feet at period end (in
thousands)................................... 5,455 5,500 5,500 5,500
Occupancy rate at period end................... 97.0% 99.0% 100.0% 98.2%
Average base rent per square foot(1)........... $ 3.36 $ 3.31 $ 3.46 $ 3.54
ALL INDUSTRIAL PROPERTIES:
Number of Properties at period end............. 55 68 84 91
Rentable square feet at period end (in
thousands)................................... 18,819 27,098 35,109 37,334
Occupancy rate at period end................... 96.9% 97.6% 97.6% 96.0%
Average base rent per square foot(1)........... $ 3.45 $ 3.41 $ 3.76 $ 4.01
RETAIL PROPERTIES:
Number of Properties at period end................ 14 19 30 33
Rentable square footage at period end (in
thousands)..................................... 2,422 3,299 5,282 6,269
Occupancy rate at period end...................... 93.7% 92.4% 92.4% 94.3%
Average base rent per square foot(1).............. $ 9.45 $10.46 $11.32 $ 11.43(1)
</TABLE>
- ---------------
(1) Average base rent per square foot represents the total contractual base
rental revenue for the period divided by the average occupied square feet
during the period.
99
<PAGE> 109
RENOVATION, EXPANSION AND DEVELOPMENT PROJECTS IN PROGRESS
The following table sets forth the Properties owned by the Company which
are currently undergoing renovation, expansion, or new development. Data with
respect to completed portions of renovation, expansion and development projects
are included in the geographic diversification, occupancy and Annualized Base
Rent information presented elsewhere in this Prospectus as such Properties were
acquired prior to September 30, 1997.
<TABLE>
<CAPTION>
DEVELOPMENT ACTIVITY
------------------------------------------------------
INITIAL TOTAL
ACQUISITION SQUARE FEET ESTIMATED ESTIMATED SQUARE FEET
PROPERTY DATE PRICE AT COMPLETION INVESTMENT(4) AT
NAME LOCATION ACQUIRED (000S) ACQUISITION TYPE(2) DATE(3) (000S) COMPLETION
- ---------- -------------------- -------- ----------- ----------- ------------ ---------- ------------- -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Industrial
Properties
Dock's
Corner... South Brunswick, NJ May-96 $21,000 554,521 Expansion July-98 $46,900 1,200,000
Fairway
Drive
Phase
II.... San Leandro, CA Aug-96 5,400 175,325 Development Jan-98 10,600 255,300
Fairway
Drive
Phase
III... San Leandro, CA Aug-97 1,100 --(1) Development Aug-98 4,800 115,000
Mendota
Heights... Mendota Heights, MN Jun-97 1,100 --(1) Development Nov-97 6,900 150,400
----------- ----------- ------------- -----------
Subtotal-Industrial... 28,600 729,846 69,200 1,720,700
Retail
Properties
Palm
Aire... Miami, FL May-96 3,100 143,987 Renovation Feb-98 11,500 144,300
Southwest
Pavilion... Reno, NV Sep-90 8,600 76,757 Expansion May-98 9,100 80,800
----------- ----------- ------------- -----------
Subtotal-Retail... 11,700 220,744 20,600 225,100
----------- ----------- ------------- -----------
Total... $40,300 950,590 $89,800 1,945,800
========= ========= =========== =========
</TABLE>
- ---------------
(1) Represents the development of a building.
(2) Renovation with respect to a Property means capital improvements which have
totaled 20% or more of the total cost of such Property within a 24-month
period or have resulted in a material improvement of physical condition.
Expansion with respect to a Property means construction resulting in an
increase in the rentable square footage of an existing structure or the
development of additional buildings on a Property on which existing
buildings are located. Development with respect to a Property means new
construction on a previously undeveloped location.
(3) Represents expected date of shell completion.
(4) Represents total estimated cost of renovation, expansion or development,
including initial acquisition.
PROPERTIES HELD THROUGH JOINT VENTURES, LIMITED LIABILITY COMPANIES AND
PARTNERSHIPS
At September 30, 1997, the Company held interests in nine joint ventures,
limited liability companies and partnerships (collectively, the "Joint
Ventures") with certain unaffiliated third parties (the "Joint Venture
Participants"). Pursuant to the existing agreements with respect to each Joint
Venture, the Company holds a greater than 50% interest in eight of the Joint
Ventures and a 50% interest in the ninth Joint Venture, but in certain cases
such agreements provide that the Company will be a limited partner or that the
Joint Venture Participant will be principally responsible for management control
of the Property. Under the agreements governing the Joint Ventures, the Company
and the Joint Venture Participant may be required to make additional capital
contributions, and subject to certain limitations, the Joint Ventures may incur
additional debt. Such agreements also impose certain restrictions on the
transfer of the interest in the Joint Venture by the Company or the Joint
Venture Participant, and provide certain rights to the Company or the Joint
Venture Participant to sell its interest to the Joint Venture or to the other
participant on terms specified in the agreement. Other than the joint venture
relating to the Chancellor property, the terms of all of the Joint Ventures end
in the year 2024 or later, but the Joint Ventures may end earlier if the
respective Joint Venture ceases to hold any interest in or have any obligations
relating to the property held by such Joint Venture.
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The following table sets forth certain information regarding the Joint
Ventures:
<TABLE>
<CAPTION>
PARTICIPANT WITH PRIMARY
PROPERTY ENTITY FORM COMPANY INTEREST OPERATIONAL RESPONSIBILITY
- --------------------------- -------------------- ------------------------ --------------------------
<S> <C> <C> <C>
Palm Aire.................. General Partnership 50.0001% general Joint Venture Participant
partnership interest
Chancellor................. Joint Venture 90% general partnership Shared
(General interest
Partnership)
Kendall Mall............... Limited Partnership 50.0001% limited Joint Venture Participant
partnership interest
Fairway Drive Industrial... Limited Liability 70% member interest Company
Company
Lake Michigan Industrial
Portfolio (Nippon Express
Building)................ Limited Partnership 50% limited partnership Joint Venture Participant
interest
Metric Center Phase I...... Limited Partnership 87.15% limited Joint Venture Participant
partnership interest
The Plaza at Delray........ Limited Partnership 50.0001% limited Joint Venture Participant
partnership interest
Metric Center (4 & 12)..... Limited Partnership 87.15% limited Joint Venture Participant
partnership interest
Manhattan Village.......... Joint Venture 90% interest in Limited Joint Venture Participant
Liability Company
</TABLE>
The Company accounts for all of the above investments on a consolidated
basis for financial reporting purposes because of its ability to exercise
control over significant aspects of the investment as well as its significant
economic interest in such investments. See Note 2 to the historical combined
financial statements of the AMB Contributed Properties.
DEBT FINANCING
The Company's financing policies and objectives are determined by the Board
of Directors and may be altered without the consent of the Company's
stockholders. The Company's organizational documents do not limit the amount of
indebtedness that it may incur. The Company presently intends to limit the
Debt-to-Total Market Capitalization Ratio to approximately 45%. As of September
30, 1997, on a pro forma basis after giving effect to the Formation Transactions
and Offering and the application of the net proceeds therefrom as described in
"Use of Proceeds," the Company's Debt-to-Total Market Capitalization Ratio was
29.8% (28.4% if the Underwriters' over-allotment option is exercised in full).
Excluding the effect of the Pending Acquisition, the Company's Debt-to-Total
Market Capitalization Ratio was approximately 23.2% (approximately 22.8% if the
Underwriters' over-allotment is exercised in full). The Company believes that
the Debt-to-Total Market Capitalization Ratio is a useful indicator of a
company's ability to incur indebtedness and has gained acceptance as an
indicator of leverage for real estate companies. The Company intends to utilize
one or more sources of capital for future acquisitions, including development
and capital improvements, which may include undistributed cash flow, borrowings
under the Credit Facility, issuance of debt or equity securities, funds from its
co-investment partners and other bank and/or institutional borrowings. There can
be no assurance, however, that the Company will be able to obtain capital for
any such acquisitions, developments or improvements on terms favorable to the
Company. See "Strategies for Growth -- Growth Through Acquisition."
Unsecured Debt. On August 8, 1997, CIF increased the CIF Facility with MGT
from $100 million to $200 million pursuant to an amended and restated unsecured
revolving credit agreement, which matures on August 7, 1999. In connection with
the Formation Transactions, the Company, through the Operating Partnership, will
assume the obligations of and become the obligor under the CIF Facility (as
assumed and as amended as of the consummation of the Offering, the "Credit
Facility"). The Company, through the
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Operating Partnership, expects to obtain a commitment to increase the
availability under the Credit Facility to $500 million and make certain
amendments thereto. The Company intends to use the Credit Facility principally
for acquisitions, including the Pending Acquisition, and for working capital
purposes. Borrowings under the Credit Facility will bear interest at a floating
rate equal to LIBOR plus 110 basis points for the first nine months after the
Offering or until the Company receives an investment grade debt rating.
Thereafter, borrowings under the Credit Facility will bear interest at a rate
equal to LIBOR plus 90 to 120 basis points, depending upon the Company's then
current debt rating.
The Company's ability to borrow under the Credit Facility will be subject
to the Company's ongoing compliance with a number of financial and other
covenants. The Credit Facility requires that: (i) the Company maintain a ratio
of unencumbered property value to unsecured indebtedness of at least 2 to 1;
(ii) the unencumbered properties generate sufficient net operating income to
maintain a debt service coverage ratio of at least 2 to 1; (iii) the Company
maintain a total indebtedness to total asset value ratio of not more than 0.5 to
1; (iv) the ratio of net operating cash flow to debt service plus estimated
capital expenditures and preferred dividends be at least 2 to 1; and (v) certain
other customary covenants and performance requirements. The Credit Facility
will, except under certain circumstances, limit the Company's ability to make
distributions to no more than 95% of its annual FFO.
The ability of the Operating Partnership to assume the existing CIF
Facility and expand and modify the terms thereof in connection with the
Formation Transactions is subject to final approval of the lenders, satisfactory
completion of the Offering and certain due diligence and other review rights of
the agent.
Secured Debt. On December 12, 1996, CIF entered into a 12-year non-recourse
secured financing facility (the "Secured Facility"). As of September 30, 1997,
$73.0 million was outstanding. Payments of interest only are due monthly at a
fixed annual interest rate of 7.53%. The payment of principal is due December
12, 2008. The Secured Facility, which is secured by six of the Properties, will
become an obligation of the Company upon consummation of the Formation
Transactions. Under the Secured Facility, the Company may substitute collateral,
subject to certain requirements with respect to the property offered as
replacement collateral.
Mortgage Debt. In addition to the Credit Facility and the Secured Facility
described above, 39 of the Properties secure mortgage indebtedness. The
aggregate principal amount of such mortgage indebtedness was $441 million, $403
million and $254 million at September 30, 1997 and December 31, 1996 and 1995,
respectively. The mortgage indebtedness and the Secured Facility bears interest
at rates varying from 7.01% to 10.38% per annum (with a weighted average of
7.87%) and final maturity dates ranging from 1998 to 2008. The mortgage
indebtedness will be assumed by the Company, through the Operating Partnership,
upon completion of the Formation Transactions.
Construction Debt. On April 8, 1997, VAF entered into a construction loan
agreement in the amount of $8 million to fund building improvements. The loan
matures three years from the date of the first loan draw, which occurred in July
1997. Borrowings under the construction loan bear interest at LIBOR plus 275
basis points, or the greater of the prime rate or the federal funds rate plus
0.5%, at the borrower's option. The balance of the construction loan outstanding
at September 30, 1997 was $1.9 million.
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The following table sets forth scheduled principal payments under the
Secured Facility and mortgage debt for the Properties on a historical combined
basis as of September 30, 1997 for each of the years beginning with the year
ending December 31, 1997. All of the Company's mortgage debt is fixed-rate. The
Company's mortgage debt has generally been arranged by the Company directly with
lenders such as Principal Financial Group, Northwestern Mutual Life, Prudential
Insurance and Nationwide Insurance.
<TABLE>
<CAPTION>
WEIGHTED
SCHEDULED PRINCIPAL TOTAL AVERAGE
PRINCIPAL DUE AT PRINCIPAL YEAR-END
YEAR AMORTIZATION MATURITY PAYMENTS INTEREST RATE
- ------------------------------------------- ------------ -------- -------- -------------
(DOLLARS IN THOUSANDS)
<S> <C> <C> <C> <C>
1997 (three months)...................... $ 1,536 $ -- $ 1,536 7.87%
1998..................................... 6,314 13,076 19,390 7.88
1999..................................... 6,099 3,567 9,666 7.86
2000..................................... 7,357 -- 7,357 7.85
2001..................................... 7,840 27,814 35,654 7.86
2002..................................... 7,792 36,175 43,967 7.85
2003..................................... 7,046 114,982 122,028 7.76
2004..................................... 5,149 36,085 41,234 7.65
2005..................................... 4,500 33,416 37,916 7.54
2006..................................... 2,893 103,922 106,815 7.60
2007..................................... 1,078 13,751 14,829 7.55
2008..................................... 1,004 73,000 74,004 0.00
-------- -------- -------- ----
Total/Weighted Average..................... $ 58,608 $455,788 $514,396 7.81%
======== ======== ======== ====
</TABLE>
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<PAGE> 113
The following table sets forth scheduled maturities of the Secured Facility
and mortgage debt on an historical combined basis as of September 30, 1997 on a
property-by-property basis. The data excludes properties not owned by the AMB
Predecessors and managed by AMB at September 30, 1997.
<TABLE>
<CAPTION>
NOTE BALANCE AT ANNUAL DEBT
INTEREST RATE AT SEPTEMBER 30, 1997 SERVICE
PROPERTY SEPTEMBER 30, 1997 (000S) (000S) MATURITY DATE
- ------------------------------------------- ------------------ ------------------ ----------- -------------
<S> <C> <C> <C> <C>
INDUSTRIAL PROPERTIES:
Harvest Business Park.................. 10.38% $ 3,661 $ 438 04/01/99
Ardenwood.............................. 7.84 10,000 883 09/01/07
Chancellor............................. 7.45 2,966 273 01/15/03
Blue Lagoon............................ 7.15 11,897 1,032 02/01/03
Kingsport Industrial Park.............. 7.81 17,584 1,582 08/01/03
Moffett Business Center................ 7.20 12,857 1,123 12/15/03
Bensenville............................ 8.53 20,146 2,034 08/01/04
Bensenville............................ 8.53 6,733 678 08/01/04
Bensenville............................ 8.35 2,721 267 08/01/04
Bensenville............................ 8.35 7,111 691 08/01/04
Bensenville............................ 8.35 5,142 499 08/01/04
South Bay Industrial(1)................ 8.31 19,516 1,843 04/05/05
Lonestar............................... 8.23 17,000 1,399 08/01/05
Activity Distribution Center........... 7.27 5,362 478 01/01/06
Stadium Business Park.................. 7.27 4,875 434 01/01/06
Hewlett Packard Distribution........... 7.27 3,412 304 01/01/06
Minneapolis Industrial Portfolio IV.... 7.27 8,287 739 01/01/06
Amwiler-Gwinnett Ind. Portfolio........ 7.01 8,693 838 04/01/06
Pacific Business Center................ 8.59 9,898 1,003 08/01/06
Chicago Industrial..................... 8.59 3,267 331 08/01/06
Valwood................................ 8.59 4,036 409 08/01/06
West North Carrier..................... 8.59 3,267 331 08/01/06
Artesia Industrial Center.............. 7.29 54,100 3,944 11/15/06
Amwiler-Gwinnett Ind. Portfolio........ 7.68 5,648 514 01/01/07
Mendota Heights........................ 8.50 668 57 06/18/07
Minneapolis Industrial................. 8.88 7,477 1,053 12/01/08
CIF Debt Facility-Industrial(2)........ 7.53 47,450 3,573 12/12/08
----- -------- -------
Subtotal/Weighted Average (rate/number
of years)............................ 7.81 303,774 26,750 8.3
RETAIL PROPERTIES:
Lakeshore Plaza........................ 7.68 13,970 1,867 11/10/98
The Plaza at Delray.................... 7.78 23,000 1,983 09/01/02
Woodlawn Point......................... 8.50 4,659 474 01/01/01
Kendall Mall........................... 7.65 24,780 2,169 11/15/01
Silverado Plaza........................ 9.02 4,906 534 04/10/02
Arapahoe Village....................... 7.81 10,839 1,002 08/01/02
Brentwood Commons...................... 8.74 5,109 502 06/01/03
Granada Village........................ 8.74 14,669 1,441 06/01/03
Ygnacio Plaza.......................... 8.74 7,827 769 06/01/03
La Jolla Village....................... 8.74 18,006 1,768 06/01/03
Latham Farms........................... 7.88 37,761 3,665 12/01/03
Civic Center Plaza..................... 7.27 13,668 1,216 02/01/06
Shoppes at Lago Mar.................... 7.50 5,878 532 04/01/06
CIF Debt Facility-Retail(2)............ 7.53 25,550 1,924 12/12/08
----- -------- -------
Subtotal/Weighted Average (rate/number
of years)............................ 7.96 210,622 19,846 6.0
----- -------- ------- --------
Totals/Weighted Averages (rate/number
of years)............................ 7.87% $514,396 $46,596 7.4
===== ======== ======= ========
</TABLE>
- ---------------
(1) Comprised of three loans with identical terms that are not
cross-collateralized.
(2) The CIF Facility is a $73 million nonrecourse secured facility which has
been cross collateralized, with the following properties as collateral: L.A.
County Industrial Portfolio, Southfield, Corbins Corner Shopping Center, Elk
Grove Village Industrial, Pleasant Hill Shopping Center and Milmont Page.
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<PAGE> 114
INSURANCE
The Company carries blanket coverage for owned and managed properties, with
a single aggregate policy limit and deductible. Management believes that its
properties are covered adequately by commercial general liability insurance,
including excess liability coverage, and commercial "all risks" property
insurance, including loss of rents coverage, with commercially reasonable
deductibles, limits and policy terms and conditions customarily carried for
similar properties. There are, however, certain types of losses which may be
uninsurable or not economically insurable, such as losses due to loss of rents
caused by strikes, nuclear events or acts of war. Should an uninsured loss
occur, the Company could lose both its invested capital in and anticipated
profits from the property.
The Company insures its properties for earthquake or earth movement. A
number of both the Industrial and Retail Properties are located in areas that
are known to be subject to earthquake activity. This is focused in California
where as of September 30, 1997, there are 27 Industrial Properties aggregating
10.1 million rentable square feet (including six Pending Acquisition Properties
aggregating 1.2 million rentable square feet) and 11 Retail Properties
aggregating 1.8 million square feet. Through an annual analysis prepared by
outside consultants, the Company determines appropriate limits of earthquake
coverage to secure. Coverage is on a replacement cost basis, subject to the
maximum limit purchased which the Company believes is adequate and appropriate
given both exposure and cost considerations. Therefore, no assurance can be
given that material losses in excess of insurance proceeds will not occur in the
future.
The Company has insurance for loss in the event of damage to its properties
for earthquake activity, which consists of a sublimit of $10,000,000 per
occurrence for earthquake coverage provided as part of the "All Risk Property
Policy" with a primary insurer, with $65,000,000 per occurrence for losses in
excess of the $10,000,000 sublimit. The per occurrence deductible for this
coverage in California is 5% of the values applied separately to each building
subject to a minimum deductible of $100,000 (to the extent that such amount is
greater than 5% of the values at each location), and the deductible for
Properties outside of California is $25,000.
GOVERNMENT REGULATIONS
Many laws and governmental regulations are applicable to the Properties and
changes in these laws and regulations, or their interpretation by agencies and
the courts, occur frequently.
Costs of Compliance with Americans with Disabilities Act. Under the
Americans with Disabilities Act of 1990 (the "ADA"), all places of public
accommodation are required to meet certain federal requirements related to
access and use by disabled persons. Compliance with the ADA might require
removal of structural barriers to handicapped access in certain public areas
where such removal is "readily achievable." Noncompliance with the ADA could
result in the imposition of fines or an award of damages to private litigants.
The impact of application of the ADA to the Properties, including the extent and
timing of required renovations, is uncertain.
Environmental Matters. Under Federal, state and local laws and regulations
relating to the protection of the environment ("Environmental Laws"), a current
or previous owner or operator of real estate may be liable for contamination
resulting from the presence or discharge of hazardous or toxic substances or
petroleum products at such property, and may be required to investigate and
clean-up such contamination at such property or such contamination which has
migrated from such property. Such laws typically impose liability and clean-up
responsibility without regard to whether the owner or operator knew of or caused
the presence of the contaminants, and the liability under such laws has been
interpreted to be joint and several unless the harm is divisible and there is a
reasonable basis for allocation of responsibility. In addition, the owner or
operator of a site may be subject to claims by third parties based on personal
injury, property damage and/or other costs, including investigation and clean-up
costs, resulting from environmental contamination present at or emanating from a
site.
Environmental Laws also govern the presence, maintenance and removal of
asbestos-containing building materials ("ACBM"). Such laws require that ACBM be
properly managed and maintained, that those who may come into contact with ACBM
be adequately apprised or trained and that special precautions, including
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<PAGE> 115
removal or other abatement, be undertaken in the event ACBM is disturbed during
renovation or demolition of a building. Such laws may impose fines and penalties
on building owners or operators for failure to comply with these requirements
and may allow third parties to seek recovery from owners or operators for
personal injury associated with exposure to asbestos fibers. Some of the
Properties may contain ACBM.
Some of the Properties are leased or have been leased, in part, to owners
and operators of dry cleaners that operate on-site dry cleaning plants, to
owners and operators of gas stations or to owners or operators of other
businesses that use, store or otherwise handle petroleum products or other
hazardous or toxic substances. Some of these Properties contain, or may have
contained, underground storage tanks for the storage of petroleum products and
other hazardous or toxic substances. These operations create a potential for the
release of petroleum products or other hazardous or toxic substances. Some of
the Properties are adjacent to or near other properties that have contained or
currently contain underground storage tanks used to store petroleum products or
other hazardous or toxic substances. In addition, certain of the Properties are
on or are adjacent to or near other properties upon which others, including
former owners or tenants of the Properties, have engaged or may in the future
engage in activities that may release petroleum products or other hazardous or
toxic substances.
All of the Contributed Properties were subject to a Phase I or similar
environmental assessments by independent environmental consultants at the time
of acquisition or shortly after acquisition. In addition, each of the Pending
Acquisition Properties recently has been subject to, or in connection with the
Pending Acquisition will be subject to, a Phase I or similar environmental
assessment. Phase I assessments are intended to discover and evaluate
information regarding the environmental condition of, the surveyed property and
surrounding properties. Phase I assessments generally include an historical
review, a public records review, an investigation of the surveyed site and
surrounding properties, and preparation and issuance of a written report, but do
not include soil sampling or subsurface investigations and typically do not
include an asbestos survey. Some of the Company's environmental assessments of
the Contributed Properties do not contain a comprehensive review of the past
uses of the Properties and/or the surrounding properties.
None of the Company's environmental assessments of the Contributed
Properties has revealed any environmental liability that the Company believes
would have a material adverse effect on the Company's financial condition or
results of operations taken as a whole, nor is the Company aware of any such
material environmental liability. Nonetheless, it is possible that the Company's
assessments do not reveal all environmental liabilities or that there are
material environmental liabilities of which the Company is unaware. In addition,
only certain of such assessments have been updated for purposes of this
Offering, and approximately 50% of the Contributed Properties have environmental
assessments which are more than two years old. Moreover, there can be no
assurance that (i) future laws, ordinances or regulations will not impose any
material environmental liability or (ii) the current environmental condition of
the Properties will not be affected by tenants, by the condition of land or
operations in the vicinity of the Properties (such as releases from underground
storage tanks), or by third parties unrelated to the Company. If the costs of
compliance with the various environmental laws and regulations, now existing or
hereafter adopted, exceed the Company's budgets for such items, the Company's
ability to make expected distributions to stockholders could be adversely
affected.
Other Regulations. The Properties are also subject to various Federal,
state and local regulatory requirements such as state and local fire and life
safety requirements. Failure to comply with these requirements could result in
the imposition of fines by governmental authorities or awards of damages to
private litigants. The Company believes that the Contributed Properties are
currently in substantial compliance with all such regulatory requirements.
However, there can be no assurance that these requirements will not be changed
or that new requirements will not be imposed which would require significant
unanticipated expenditures by the Company, which expenditure could have an
adverse effect on the Company's results of operations and financial condition.
Risk of Reassessment. Certain local real property tax assessors may seek
to reassess certain of the Contributed Properties as a result of the Formation
Transactions and the transfer of interests to occur in connection therewith. In
jurisdictions such as California, where Proposition 13 limits the assessor's
ability to
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<PAGE> 116
reassess real property so long as there is no change in ownership, the assessed
value could increase by as much as the full value of any appreciation that has
occurred during the AMB Predecessors' period of ownership. Where appropriate,
the Company would contest vigorously any such reassessment. Subject to market
conditions, current leases may permit the Company to pass through to tenants a
portion of the effect of any increases in real estate taxes resulting from any
such reassessment.
Except as described in this Prospectus, there are no other laws or
regulations which have a material effect on the Company's operations, other than
typical state and local laws affecting the development and operation of real
property, such as zoning laws. See "Risk Factors -- Government Regulations,"
"Certain Provisions of Maryland Law and of the Articles of Incorporation and
Bylaws," "Partnership Agreement of Operating Partnership," "Federal Income Tax
Consequences" and "ERISA Considerations."
MANAGEMENT AND EMPLOYEES
The Company conducts substantially all of its operations through the
Operating Partnership and conducts substantially all of its third party
portfolio management activities and related operations through the Investment
Management Subsidiary. The Company generally has full, exclusive and complete
responsibility and discretion in the management and control of the Operating
Partnership. See "Risk Factors -- Investment Management Subsidiary."
The Company (primarily through the Operating Partnership and the Investment
Management Subsidiary) employs 105 persons, 88 of whom are located at the
Company's headquarters in San Francisco, and 17 of whom are located in the
Company's Boston office.
LEGAL PROCEEDINGS
Neither the Company nor any of the Properties is subject to any material
litigation nor, to the Company's knowledge, is any material litigation
threatened against any of them, other than routine litigation arising in the
ordinary course of business, which is generally expected to be covered by
liability insurance, or to have an immaterial effect on financial results.
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POLICIES WITH RESPECT TO CERTAIN ACTIVITIES
The following is a discussion of the anticipated policies with respect to
investments, financing and certain other activities of the Operating Partnership
and the Company. Upon consummation of the Offering, these policies and those set
forth under "Conflicts of Interest" will be determined by the Board of Directors
of the Company and may be amended or revised from time to time at the discretion
of the Board of Directors without notice to or a vote of the stockholders of the
Company or the limited partners of the Operating Partnership, except that
changes in certain policies with respect to conflicts of interest must be
consistent with legal requirements. Such legal requirements include those
arising from fiduciary principles under the Maryland General Corporation Law
("MGCL"), including Section 2-419 thereof (which provides procedures for
approval of interested director transactions), and the Delaware Revised Uniform
Limited Partnership Act, and the judicial decisions under each of such statutes.
See "Conflicts of Interest."
INVESTMENT POLICIES
Investments in Real Estate or Interests in Real Estate. The Company
currently plans to conduct all of its investment activities through the
Operating Partnership. The Company's investment objectives are to increase FFO
per share and the value of the Properties, and to acquire established
income-producing industrial properties and community shopping centers with FFO
growth potential. Additionally, where prudent and possible, the Company may
develop new properties and seek to renovate or reposition the existing
Properties and any newly-acquired properties. The Company's business will be
focused on industrial properties and community shopping centers, but the Company
may invest in other types of properties which represent investment opportunities
at the discretion of management. In addition, the Company may invest in other
property types in connection with industrial and retail acquisition and
development opportunities. Where appropriate, and subject to REIT qualification
rules, the Operating Partnership may sell certain of the Properties.
The Company expects to pursue its investment objectives through the direct
and indirect ownership of properties and ownership interests in other entities.
The Company will focus on properties in those markets where the Company
currently has operations and in new markets selectively targeted by management.
See "The Company -- General." However, future investments, including the
activities described below, will not be limited to any geographic area or to a
specified percentage of the Company's assets.
The Company also may participate with other entities in property ownership
through joint ventures or other types of co-ownership. Equity investments may be
subject to existing mortgage financing and other indebtedness or such financing
or indebtedness may be incurred in connection with acquiring investments. Any
such financing or indebtedness will have priority over the Company's equity
interest in such property. See "Business and Operating Strategies -- Investment
Management Subsidiary."
Investments in Real Estate Mortgages. While the Company will emphasize
equity real estate investments, it may, in its discretion, invest in mortgages,
deeds of trust and other similar interests. The Company does not intend to
invest significantly in mortgages or deeds of trust, but may acquire such
interests as a strategy for acquiring ownership of a property or the economic
equivalent thereof, subject to the investment restrictions applicable to REITs.
See "Federal Income Tax Consequences -- Taxation of the Company -- Income Tests"
and "-- Asset Tests." In addition, the Company may invest in mortgage-related
securities and/or may seek to issue securities representing interests in such
mortgage-related securities as a method of raising additional funds.
Securities of or Interests in Persons Primarily Engaged in Real Estate
Activities and Other Issuers. Subject to the gross income and asset tests
necessary for REIT qualification, the Company also may invest in securities of
entities engaged in real estate activities or securities of other issuers,
including for the purpose of exercising control over such entities. The Company
may acquire all or substantially all of the securities or assets of other REITs
or similar entities where such investments would be consistent with the
Company's investment policies. In any event, the Company does not intend that
its investments in securities will require it or the Operating Partnership to
register as an "investment company" under the Investment Company Act of 1940, as
amended.
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FINANCING POLICIES
In addition to the limitations on indebtedness which are likely to be
imposed on the Company under the Credit Facility, upon the consummation of the
Offering, the Company intends to maintain a Debt-to-Total Market Capitalization
Ratio of approximately 45% or less. This policy differs from conventional
mortgage debt-to-equity ratios which are asset-based ratios. The Company,
however, may from time to time re-evaluate this policy and decrease or increase
such ratio in light of then current economic conditions, relative costs to the
Company of debt and equity capital, market values of its properties, growth and
acquisition opportunities and other factors. There is no limit on the
Debt-to-Total Market Capitalization Ratio imposed by either the Articles of
Incorporation or Bylaws or the Partnership Agreement. To the extent the Board of
Directors of the Company determines to obtain additional capital, the Company
may issue equity securities, or cause the Operating Partnership to issue
additional Units or debt securities, or retain earnings (subject to provisions
in the Code requiring distributions of taxable income to maintain REIT status),
or a combination of these methods. As long as the Operating Partnership is in
existence, the net proceeds of all equity capital raised by the Company will be
contributed to the Operating Partnership in exchange for additional interests in
the Operating Partnership.
To the extent that the Board of Directors determines to obtain debt
financing in addition to the existing mortgage indebtedness, the Company intends
to do so generally through mortgages on its properties and the Credit Facility;
however, the Company may also issue or cause the Operating Partnership to issue
additional debt securities in the future. Such indebtedness may be recourse,
non-recourse or cross-collateralized and may contain cross-default provisions.
The net proceeds of any debt securities issued by the Company will be lent to
the Operating Partnership on substantially the same terms and conditions as are
incurred by the Company. The Company does not have a policy limiting the number
or amount of mortgages that may be placed on any particular property, but
mortgage financing instruments usually limit additional indebtedness on such
properties. In the future, the Company may seek to extend, expand, reduce or
renew the Credit Facility, or obtain new credit facilities or lines of credit,
subject to its general policy on debt capitalization, for the purpose of making
acquisitions or capital improvements or providing working capital or meeting the
taxable income distribution requirements for REITs under the Code.
LENDING POLICIES
The Company may consider offering purchase money financing in connection
with the sale of Properties where the provision of such financing will increase
the value received by the Company for the property sold. The Operating
Partnership also may make loans to joint ventures in which it may participate in
the future. The Company may also make loans to the Operating Partnership, the
Investment Management Subsidiary, and joint ventures and other entities in which
it or the Operating Partnership have an equity interest.
CONFLICT OF INTEREST POLICIES
Officers and Directors of the Company. Without the unanimous approval of
the disinterested directors, the Company and its subsidiaries will not (i)
acquire from or sell to any director, officer or employee of the Company, or any
entity in which a director, officer or employee of the Company owns more than a
1% interest, or acquire from or sell to any affiliate of any of the foregoing,
any assets or other property, (ii) make any loan to or borrow from any of the
foregoing persons or (iii) engage in any other material transaction with any of
the foregoing persons. Each transaction of the type described above will be in
all respects on such terms as are, at the time of the transaction and under the
circumstances then prevailing, fair and reasonable to the Company and its
subsidiaries in the opinion of the disinterested directors. For purposes of this
paragraph, "disinterested directors" means those Independent Directors who do
not have an interest in the transaction in question.
Policies Applicable to All Directors. Under Maryland law, each director
will be obligated to offer to the Company any opportunity (with certain limited
exceptions) which comes to such director and which the Company could reasonably
be expected to have an interest in developing or acquiring. The Company has
adopted certain policies relating to such matters applicable to Independent
Directors actively engaged in industrial and retail real estate which will
generally limit directly competitive activities by such directors. In addition,
under Maryland law, any contract or other transaction between a corporation and
any director or any
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other corporation, firm or other entity in which the director is a director or
has a material financial interest may be void or voidable. However, the MGCL
provides that any such contract or transaction will not be void or voidable if
(i) it is authorized, approved or ratified, after disclosure of, or with
knowledge of, the common directorship or interest, by the affirmative vote of a
majority of disinterested directors (even if the disinterested directors
constitute less than a quorum) or by the affirmative vote of a majority of the
votes cast by disinterested stockholders or (ii) it is fair and reasonable to
the corporation.
POLICIES WITH RESPECT TO OTHER ACTIVITIES
The Company may, but does not presently intend to, make investments other
than as previously described. The Company will make real property investments
only through the Company and the Operating Partnership, except to the extent
necessary to establish the Investment Management Subsidiary, financing
partnerships or similar vehicles established substantially for the benefit of
the Company or the Operating Partnership. The Company will have authority to
offer its shares of Common Stock or other equity or debt securities of the
Operating Partnership in exchange for property and to repurchase or otherwise
reacquire its shares of Common Stock or any other securities and may engage in
such activities in the future. Similarly, the Operating Partnership may offer
additional Units or other equity interests in the Operating Partnership that are
exchangeable for shares of Common Stock, or Preferred Stock in exchange for
property. The Operating Partnership also may make loans to joint ventures in
which it may participate in the future. Neither the Company nor the Operating
Partnership will engage in trading, underwriting or the agency distribution or
sale of securities of other issuers.
POLICIES WITH RESPECT TO INVESTMENT ADVISORY SERVICES
Uninvested commitments of clients of the Investment Management Subsidiary
existing upon consummation of the Offering will be invested on a "separate
account" basis as such investments have been made in the past pursuant to
existing advisory agreements (generally, direct investment in the entire
ownership interest in properties or in joint ventures or partnerships with third
parties). Any additional amounts committed by these clients and any amounts
committed by investors which become clients of the Investment Management
Subsidiary following the consummation of the Offering will be invested only in
properties in which the Company also invests, on a "co-investment" basis. See
"Business and Operating Strategies -- Investment Management Subsidiary." The
Investment Management Subsidiary may also take over management of assets already
owned by existing or new clients and manage such assets on a "separate account"
basis. To the extent that transactions arise between the Company and a client of
the Investment Management Subsidiary, it is anticipated that the Investment
Management Subsidiary generally will not exercise decision-making authority on
behalf of the client, and the client will act through its own managers or
through other representatives designated thereby. Similarly, it is expected that
the terms of co-investment arrangements between the Company and clients of the
Investment Management Subsidiary will be negotiated at arm's-length at the time
the applicable investment management agreement is entered into, with any
subsequent modifications thereto to be likewise entered into on the basis of
arm's-length negotiations with the client or another representative designated
thereby at the time of such negotiation.
OTHER POLICIES
The Company operates in a manner that does not subject it to regulation
under the Investment Company Act of 1940. The Board of Directors has the
authority, without stockholder approval, to issue additional shares of Common
Stock or other securities and to repurchase or otherwise reacquire shares of
Common Stock or any other securities in the open market or otherwise and may
engage in such activities in the future. The Company may, under certain
circumstances, purchase shares of Common Stock in the open market, if such
purchases are approved by the Board of Directors. The Board of Directors has no
present intention of causing the Company to repurchase any of the shares of
Common Stock, and any such action would be taken only in conformity with
applicable Federal and state laws and the requirements for qualifying as a REIT
under the Code and the Treasury Regulations. The Company expects to issue shares
of Common Stock to holders of Units upon exercise of their exchange rights set
forth in the Partnership Agreement. Upon consummation of
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the Offering, the Company will not have any outstanding loans to its officers
and directors. The Company may in the future make loans to joint ventures in
which it participates in order to meet working capital needs. The Company has
not engaged in trading, underwriting or agency distribution or sale of
securities of other issuers other than the Operating Partnership, nor has the
Company invested in the securities of other issuers other than the Operating
Partnership and the Investment Management Subsidiary for the purposes of
exercising control, and does not intend to do so.
At all times, the Company intends to make investments in such a manner as
to be consistent with the requirements of the Code for the Company to qualify as
a REIT unless, because of changing circumstances or changes in the Code (or in
Treasury Regulations), the Board of Directors determines that it is no longer in
the best interests of the Company to qualify as a REIT and such determination is
approved by the affirmative vote of holders owning at least two-thirds of the
shares of the Company's capital stock outstanding and entitled to vote thereon.
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MANAGEMENT
Upon consummation of the Offering, the Company's Board of Directors will
include the directors named below. Directors of the Company will be elected on
an annual basis. The collective background and experience of the directors
provide the Company with advice and guidance in a number of areas, including
corporate governance, strategic planning, capital markets expertise and property
acquisition and management.
The Company believes that an independent Board of Directors, whose
interests are aligned with those of the stockholders, is essential to the
creation of long-term stockholder value. Therefore, it is expected that upon
consummation of the Offering, seven of 10 of the Company's directors will not be
employed by, or otherwise affiliated with, the Company ("Independent
Directors"). To demonstrate the alignment of their interests with those of
stockholders, the Independent Directors have waived cash retainers and instead
will receive options to purchase shares of Common Stock at current market prices
on the date of grant.
The following table lists the executive officers and directors of the
Company:
<TABLE>
<CAPTION>
NAME AGE POSITION
- --------------------------- --- ------------------------------------------------------------
<S> <C> <C>
Douglas D. Abbey 48 Chairman of the Investment Management Subsidiary, Director
Hamid R. Moghadam 41 President and Chief Executive Officer, Director
T. Robert Burke 54 Chairman of the Board of Directors
Daniel H. Case, III 40 Director
Robert H. Edelstein, Ph.D. 54 Director
Lynn M. Sedway 55 Director
Paul P. Shepherd 65 Director
Jeffrey L. Skelton, Ph.D. 48 Director
Thomas W. Tusher 56 Director
Caryl B. Welborn, Esq. 46 Director
Luis A. Belmonte 56 Managing Director, Industrial Division
S. Davis Carniglia 46 Managing Director, Chief Financial Officer and General
Counsel
John H. Diserens 43 Managing Director, Retail Division
Bruce H. Freedman 49 Managing Director, Industrial Division
Jean Collier Hurley 57 Managing Director, Investor Relations
Barbara J. Linn 45 Managing Director, President of Investment Management
Division
Craig A. Severance 45 Managing Director, Acquisitions
</TABLE>
Set forth below are the biographies of such persons in the table above and
certain other key employees of the Company.
<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Douglas D. Abbey 48 Mr. Abbey, one of the founders of AMB, will be appointed a
Director of the Company upon completion of the Offering and
will be Chairman of the Company's Investment Management
Subsidiary. He has been Chairman of the Investment Committee
since 1994 and is responsible for directing the economic
research used to determine the Company's investment
strategy, as well as the market research for property
acquisitions. Mr. Abbey has 22 years of experience in asset
management, acquisitions and real estate research. He is a
graduate of Amherst College and has a master's degree in
city planning from the University of California at Berkeley.
He is the chair of the Urban Land Institute's Commercial
Retail Council and Research Committee, serves on the Policy
Advisory Board for the Center for Real Estate and Urban
Economics at the University of California at Berkeley, is on
the Editorial Board for the Journal of Real Estate
Investment Trusts and is a Trustee of Golden Gate
University.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Hamid R. Moghadam 41 Mr. Moghadam, one of the founders of AMB, will be appointed
a Director of the Company upon completion of the Offering
and is the President and Chief Executive Officer of the
Company. Mr. Moghadam has 17 years of experience in real
estate acquisitions, dispositions, investment analysis,
finance and development, and is a member of the Investment
Committee. He has been on the board of directors of CIF
since April 1994 and of VAF since March 1996. Mr. Moghadam
holds bachelor's and master's degrees in civil engineering
and construction management, respectively, from the
Massachusetts Institute of Technology and an M.B.A. degree
from the Graduate School of Business at Stanford University.
He is a member of the board of directors of the National
Realty Committee, a member of the Young Presidents'
Organization, has served on the Advisory Committee of the
Massachusetts Institute of Technology Center for Real
Estate, and is a Trustee of the Bay Area Discovery Museum.
T. Robert Burke 54 Mr. Burke, one of the founders of AMB, will be appointed a
Director of the Company upon completion of the Offering and
has been the Chairman of the Board of AMB since 1994. He has
28 years of experience in real estate and is a member of the
Investment Committee. Mr. Burke has been on the board of
directors of CIF since April 1994 and of VAF since March
1996. He was formerly a senior real estate partner with
Morrison & Foerster LLP and for two years, served as that
firm's Managing Partner for Operations. Mr. Burke graduated
from Stanford University and holds a J.D. degree from
Stanford Law School. He is a member of the Board of
Directors of the National Association of Real Estate
Investment Trusts, is on the Board of the Stanford
Management Company and is a Trustee of Stanford University.
He is also a member of the Urban Land Institute, and is the
former Chairman of the Board of Directors of the Pension
Real Estate Association.
INDEPENDENT DIRECTORS
Daniel H. Case, III 40 Mr. Case will be appointed a Director of the Company upon
completion of the Offering and is President and Chief
Executive Officer of the Hambrecht & Quist Group. After
joining Hambrecht & Quist in 1981, he co-founded the
business which became Hambrecht & Quist Guaranty Finance in
1983. Mr. Case was named co-director of mergers and
acquisitions of Corporate Finance in 1986, and became a
managing director and head of Investment Banking in December
1987. In October 1991, he was elected to the board of
directors of Hambrecht & Quist. In April 1992, he was
elected President and Co-Chief Executive Officer. He became
Chief Executive Officer in October 1994. Mr. Case also
serves as a director of Rational Software Corporation,
Electronic Arts, the Securities Industry Association, and
the Bay Area Council. Mr. Case was named as one of the "100
Global Leaders for Tomorrow" by the World Economics Forum
and one of the "Top 50 Innovators in Technology" by Time
Magazine. He has a bachelor's degree in economics and public
policy from Princeton University and studied management at
the University of Oxford as a Rhodes Scholar.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Robert H. Edelstein, 54 Dr. Edelstein will be appointed a Director of the Company
Ph.D. upon completion of the Offering and has been an independent
director of CIF since April 1994. He has been a director of
TIS Mortgage Investment Company, a NYSE-listed mortgage
REIT, since 1988, and has been the Chairholder of
Professorship of Real Estate Development and Co-Chairman of
the Fisher Center for Real Estate and Urban Economics at the
Haas School of Business, University of California at
Berkeley since 1985. Prior to joining the faculty at
Berkeley in 1985, Dr. Edelstein was a Professor of Finance
at The Wharton School and Director of the Real Estate Center
for 15 years. He is active in research and consulting in
urban real estate economics, real estate finance, real
estate property taxation, environmental economics, energy
economics, public finance and urban financial problems. Dr.
Edelstein received his bachelor's, master's and Ph.D.
degrees in economics, with specialization fields in
statistics and econometrics, from Harvard University. He is
President of The American Real Estate and Urban Economics
Association, an ex officio member of Lambda Alpha (honorary
real estate association), the Urban Land Institute and The
Society for Real Estate Finance.
Lynn M. Sedway 55 Ms. Sedway will be appointed a Director of the Company upon
completion of the Offering and has been an independent
director of CIF since April 1994. She is principal and
founder of the Sedway Group, a 19-year old real estate
economics firm headquartered in San Francisco. Ms. Sedway is
recognized throughout the real estate investment industry as
an expert in urban and real estate economics. She currently
directs and has ultimate responsibility for the activities
of her firm, including market analysis, property valuation,
development and redevelopment analysis, acquisition and
disposition strategies, and public policy issues. Ms. Sedway
received her bachelor's degree in economics at the
University of Michigan and an M.B.A. degree from the
University of California at Berkeley, Graduate School of
Business, where she is also a guest lecturer. She is a
trustee of the Urban Land Institute, the Policy Advisory
Board of the Fisher Center for Real Estate and Urban
Economics, and the San Francisco Chamber of Commerce. Ms.
Sedway is a member of The International Council of Shopping
Centers and the American Society of Real Estate Counselors.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Paul P. Shepherd 65 Mr. Shepherd will be appointed a Director of the Company
upon completion of the Offering and has been an independent
director of CIF since April 1994. He is also on the board of
directors of the SWA Group, an organization that provides
management services to segments of the real estate industry.
For the last 13 years, Mr. Shepherd has been Land Manager
for Cargill Salt, a large multi-national company. He is also
a general partner for three development partnerships, and
President of two real estate consulting companies, Paul
Shepherd & Associates and Land Use Technologies, Inc. Mr.
Shepherd holds a bachelor's degree in civil engineering from
the Massachusetts Institute of Technology and completed
tours with the U.S. Navy Civil Engineering Corps. He has
served two terms as President of the National Association of
Industrial and Office Parks ("NAIOP"), and was a member of
the Visiting Committee for the School of Architecture and
Planning, M.I.T.
Jeffrey L. Skelton, 48 Dr. Skelton will be appointed a Director of the Company upon
Ph.D. completion of the Offering and has been an independent
director of VAF since March 1996. He is President and Chief
Executive Officer of Symphony Asset Management, the asset
management subsidiary of BARRA, Inc., a financial software
company. Prior to joining BARRA, Inc. in 1994, he was with
Wells Fargo Nikko Investment Advisors from January 1991 to
December 1993, where he served in a variety of capacities,
including Chief Research Officer, Vice Chairman, Co-Chief
Investment Officer and Chief Executive of Wells Fargo Nikko
Investment Advisors Limited in London. Dr. Skelton has a
Ph.D. in Mathematical Economics and Finance and an M.B.A.
degree from the University of Chicago, and was an Assistant
Professor of Finance at the University of California at
Berkeley, Graduate School of Business. He is a frequent
speaker in professional forums and is the author of a number
of works published in academic and professional journals.
Thomas W. Tusher 56 Mr. Tusher will be appointed a Director of the Company upon
completion of the Offering and has been an independent
director of VAF since March 1996. He was President and Chief
Operating Officer of Levi Strauss & Co. from 1984 through
1996. Previously, he was President of Levi Strauss
International from 1976 to 1984. Mr. Tusher began his career
at Levi Strauss in 1969. He was a director of the
publicly-held Levi Strauss & Co. from 1978 to 1985, and was
named a director of the privately-controlled Levi Strauss &
Co. in 1989. Prior to joining Levi Strauss & Co., Mr. Tusher
was with Colgate Palmolive from 1965 to 1969. Mr. Tusher has
a bachelor's degree from the University of California at
Berkeley and an M.B.A. degree from the Graduate School of
Business at Stanford University. He is a director of
Cakebread Cellars and Dash America. He has been a director
of Pearl Izumi since 1996, and a former director of Great
Western Financial Corporation and the San Francisco Chamber
of Commerce. He is also Chairman Emeritus and a member of
the advisory board of the Walter A. Haas School of Business
at the University of California at Berkeley.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Caryl B. Welborn, Esq. 46 Ms. Welborn will be appointed a Director of the Company upon
completion of the Offering and has been an independent
director of VAF since March 1996. She is a commercial real
estate attorney in San Francisco, and prior to starting her
own firm in 1995, she was a partner with Morrison & Foerster
LLP for 13 years. Ms. Welborn has a bachelor's degree from
Stanford University and a J.D. degree from the Law School at
the University of California at Los Angeles. She is a
program chair and frequent lecturer on real estate issues
nationally, and has published numerous articles in
professional publications. Ms. Welborn is an officer and
board member of the American College of Real Estate Lawyers.
She has held leadership positions in the American Bar
Association's Real Property, Probate and Trust Section. In
addition, Ms. Welborn has acted as an American Bar
Association advisor regarding revision of the Uniform
Partnership Act.
</TABLE>
EXECUTIVE OFFICERS
In addition to Messrs. Abbey, Moghadam and Burke whose biographies are set
forth above, the following are the Executive Officers of the Company:
<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Luis A. Belmonte 56 Mr. Belmonte is a Managing Director of the Company and
co-head of the Industrial Division. He specializes in
industrial property development and redevelopment, and is a
member of the Investment Committee. He joined AMB in 1990
and has over 29 years of experience in development,
redevelopment, finance, construction, and management of
commercial and industrial projects. He was a partner with
Lincoln Property Company, where he built a portfolio of 18
million square feet of buildings. Mr. Belmonte received his
bachelor's degree from the University of Santa Clara. He is
a member of the Urban Land Institute, an associate member of
the Society of Industrial Realtors, former President of the
San Francisco chapter of NAIOP, The Association for
Commercial Real Estate, and serves as Chairman of the
California Commercial Council.
S. Davis Carniglia 46 Mr. Carniglia is a Managing Director, Chief Financial
Officer and General Counsel of the Company and is a member
of the Investment Committee. He joined AMB in 1992 and has
22 years of experience in real estate accounting, taxation,
forecasting and financing. Mr. Carniglia was formerly a tax
and real estate consulting partner with KPMG/Peat Marwick,
where he was responsible for that firm's San Francisco Bay
Area real estate practice, and was an appraisal/ valuation
partner. Mr. Carniglia has a bachelor's degree in economics
from Pomona College and a J.D. degree from Hastings College
of Law. He is a Certified Public Accountant, and a member of
the State Bar of California, Financial Executives Institute,
Urban Land Institute, NAREIT, and Bay Area Mortgage
Association.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
John H. Diserens 43 Mr. Diserens is a Managing Director and head of the Retail
Division of the Company and is a member of the Investment
Committee. He has over 20 years of experience in asset and
property management for institutional investors. In his
eight years at AMB, he has been responsible for the asset
management of all properties, including over 40 community
shopping centers. Prior to joining AMB, Mr. Diserens was a
Vice President and a divisional manager with Property
Management Systems, one of the nation's largest asset and
property management firms, responsible for a diversified
portfolio in excess of 10 million square feet. Mr. Diserens
holds a bachelor's degree in economics and accounting from
Macquarie University of Sydney, Australia, and has completed
the Executive Program at the Graduate School of Business,
Stanford University. He is a member of the International
Council of Shopping Centers, Association of Foreign
Investors in U.S. Real Estate, National Association of Real
Estate Investment Managers ("NAREIM"), Institute of Real
Estate Management, and is on the board of NAREIM.
Bruce H. Freedman 49 Mr. Freedman is a Managing Director and co-head of the
Industrial Division of the Company and is a member of the
Investment Committee. He joined AMB in 1995 and has over 27
years of experience in real estate finance and investment.
Before joining the Company, he served as a Principal and
President of Allmerica Realty Advisors from 1993 to 1995 and
as Principal for Aldrich, Eastman & Waltch (AEW) from 1986
to 1992. At Allmerica, he was responsible for business
operation and management of a $250 million equity real
estate portfolio, and at AEW he managed a team of 20 people
which invested, managed, and accounted for over $1 billion
of institutional client assets. Mr. Freedman is a cum laude
graduate of Babson College. He is a member of the Urban Land
Institute, Real Estate Finance Association and the National
Association of Real Estate Investment Managers, and holds
the CRE designation from the American Society of Real Estate
Counselors.
Jean Collier Hurley 57 Ms. Hurley is a Managing Director responsible for Investor
Relations, and joined AMB in 1990. Ms. Hurley has structured
and raised $1.8 billion of equity capital for AMB from
clients, including investors in CIF and VAF, two existing
private REITs and several separate account relationships.
Prior to joining AMB, Ms. Hurley was a Vice President with
Crocker National Bank where she provided financing for major
national and international corporations. Ms. Hurley holds a
bachelor's degree in business management and a master of
science in marketing and design from San Diego State
University, and holds an M.B.A. degree in Finance from the
University of California at Berkeley, Graduate School of
Business. Ms. Hurley serves on the Editorial Board of the
Pension Real Estate Association Quarterly, and is a member
of the National Association of Real Estate Investment Trusts
and the National Investor Relations Institute.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Barbara J. Linn 45 Ms. Linn is a Managing Director and President of the
Investment Management Subsidiary, and is the Vice Chairman
of the Investment Committee. She joined AMB in 1990 and has
taken primary responsibility for portfolio management of
private investment client portfolios, including developing
and overseeing the execution of investment strategies,
performance analysis and valuations, reporting, review
meetings, and relationships with clients. Prior to joining
AMB, she spent eight years with RREEF as Vice President,
Director of Property Management and Finance. Ms. Linn holds
a bachelor's degree in accounting from the University of
Arizona and is a Certified Public Accountant and Certified
Financial Planner. She is President of the National Council
of Real Estate Investment Fiduciaries ("NCREIF") and
formerly NCREIF Research Committee Chairperson.
Craig A. Severance 45 Mr. Severance is a Managing Director and a member of the
Investment Committee, and has been responsible for property
acquisitions and information technology. He has managed the
screening of all property submissions and has developed the
Company's proprietary property submissions database. Before
joining AMB in 1986, he was a Vice President with the
investment real estate group at Bank of America, where he
represented domestic and foreign institutional investors in
major commercial property acquisitions. Mr. Severance has a
bachelor's degree in economics from Middlebury College, and
holds an M.B.A. degree from the Graduate School of Business
at Stanford University. He is a member of the International
Council of Shopping Centers.
OTHER OFFICERS
Mohammad Barzegar 36 Mr. Barzegar is a Vice President of the Company and has
specialized in property acquisitions in the Midwest region
since 1993. Prior to joining AMB, he spent two years as a
principal at Arcadia Capital, a real estate investment firm,
and four years disposing and acquiring commercial properties
in the Midwest and the West with Prudential Real Estate
Investors. Mr. Barzegar holds a bachelor's degree in
economics from the University of California at Berkeley and
an M.B.A. degree in Real Estate and Finance from The Wharton
School. He is an associate of the Urban Land Institute.
Michael A. Coke 29 Mr. Coke is the Company's Vice President of Financial
Management and Reporting. Mr. Coke joined AMB in 1997 after
seven years at Arthur Andersen LLP where he was most
recently an audit manager. At Arthur Andersen, he primarily
served public and private real estate companies, including
several public REITs, and specialized in real estate
auditing and accounting, mergers, initial public offerings
and business acquisition due diligence. Mr. Coke received a
bachelor's degree in business administration and accounting
from California State University at Hayward. He is a
Certified Public Accountant and a member of the American
Institute of Certified Public Accountants and NAREIT.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Martin J. Coyne 41 Mr. Coyne is a Vice President of the Company and has
specialized in the management of properties in the West and
Midwest since 1990. He joined AMB after five years with the
investment real estate group at Bank of America where, as
Vice President and Senior Asset Manager, he was responsible
for developing, managing and leasing industrial, retail, and
office properties in the Western U.S. Prior to that time, he
was with an international real estate investment firm. Mr.
Coyne holds a bachelor's degree in real estate management
from Thames College in London, is a Fellow of the Royal
Institution of Chartered Surveyors, and a Certified
Commercial Investment Member.
Kent D. Greenawalt 38 Mr. Greenawalt is a Vice President of the Company and has
specialized in the management of properties in the Southeast
since 1995. He joined AMB after three years as Senior
Investment Manager at Allmerica Realty Advisors. Prior to
Allmerica, he was a manager in the real estate group of
Aldrich, Eastman & Waltch where he originated investments
for pension fund clients. Mr. Greenawalt is a graduate of
Lehigh University and earned an M.B.A. degree from The
Wharton School. Mr. Greenawalt is a member of the
International Council of Shopping Centers and the Real
Estate Finance Association.
Jane L. Harris 38 Ms. Harris is a Vice President of the Company and Director
of Research and Strategic Planning. She joined AMB in 1989
and has been responsible for real estate research since
1996, and is a member of the Investment Committee. Ms.
Harris was previously in the AMB Acquisition Group from 1992
to 1996, where she acquired 17 retail and industrial
properties in seven markets across the nation on behalf of
institutional clients. Prior to joining AMB, she was a city
planner in Denver. Her planning work included retail and
other market research and regional planning. Ms. Harris
holds a bachelor's degree in Design and Planning from the
University of Colorado at Boulder and a master's degree from
the Massachusetts Institute of Technology Center for Real
Estate. While at M.I.T., she was awarded the Urban Land
Institute's Miller Fellowship.
Carlie P. Headapohl 34 Ms. Headapohl is a Vice President of the Company and
specializes in portfolio management, client reporting, and
client relations. She joined AMB in 1994 with responsibility
for the Portfolio Management of CIF. Before joining AMB, Ms.
Headapohl was Vice President of Expansion and Acquisitions
at Supercuts, Inc. from 1993 to 1994. Prior to that time,
she was a Vice President in Corporate Finance at Dean Witter
Reynolds, Inc. She holds a bachelor's degree in finance and
accounting from the University of California at Berkeley.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Tyler W. Higgins 33 Mr. Higgins is a Vice President of the Company and has
specialized in property acquisitions in the Southwest and
Northern California, and has been responsible for the
Acquisition Group's proactive marketing program since 1990.
Prior to joining AMB, Mr. Higgins served as a Finance and
Acquisition Associate at The Shidler Group. He also worked
in the Income Property Division at a major mortgage company.
Mr. Higgins holds a bachelor's degree in economics with
concentrations in real estate and finance from the
University of California at Berkeley. He is a member of both
the Urban Land Institute and the International Council of
Shopping Centers. Mr. Higgins is a director of the National
Association of Industrial and Office Parks.
William G. Marino 43 Mr. Marino is a Vice President of the Company and
specializes in property acquisitions in Southern California.
Prior to joining AMB in 1994, he spent four years with J&S
Development, a development and management company in New
York, where he was responsible for acquisitions and
dispositions of a $450 million portfolio. He has 15 years of
experience in real estate acquisitions, dispositions and
financing. Mr. Marino holds a bachelor's degree in economics
and an M.B.A. degree with a concentration in finance from
Cornell University.
John T. Roberts, Jr. 34 Mr. Roberts is the Vice President of Capital Markets and has
over 11 years of experience in real estate finance and
investment. Mr. Roberts joined AMB after spending six years
at Ameritech Pension Trust, where he most recently held the
position of Director-Real Estate Investments. His
responsibilities included managing a $1.6 billion real
estate portfolio and developing and implementing the trust's
real estate program. Prior to that, he worked for Richard
Ellis, Inc. and has experience in leasing and sales. Mr.
Roberts received a bachelor's degree from Tulane University
in New Orleans and an M.B.A. degree in finance and
accounting from the Graduate School of Business at the
University of Chicago. He currently serves on the board of
directors of the Pension Real Estate Association.
John L. Rossi 46 Mr. Rossi is a Vice President of the Company, where he has
specialized in the management of properties in Northern
California and the Southwest since 1992. He joined AMB after
seven years with RREEF where he was a District Manager,
responsible for the operation, accounting, and leasing of
office, industrial, retail and residential properties. Prior
to that time, he was the Director of Properties with Western
Savings and Loan. Mr. Rossi has a bachelor's degree from
Loyola University, holds the designation Real Property
Administrator (RPA) from the Building Owners and Managers
Institute, and is a Certified Commercial Investment Member.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Cynthia J. Sarver 44 Ms. Sarver is a Vice President of the Company and has
specialized in the management of properties in the
mid-Atlantic and mid-Western regions since July 1995. Prior
to joining AMB, she was a Vice President with Allmerica
Realty Advisors, Inc. from 1993 to 1995 where she
specialized in the management of properties and was a voting
member of the investment committee. Prior to that time, she
was a principal of Bay Square Associates, Inc., where she
consulted on acquisitions, management and REIT underwriting.
Ms. Sarver holds a bachelor of science degree in
environmental studies, a bachelor of arts degree from
Michigan State University, and an M.B.A. degree from the
University of California at Berkeley. She is a registered
Landscape Architect in the State of Massachusetts, a member
of the Real Estate Finance Association, and an Associate of
the Urban Land Institute.
Michael J. Scandalios 34 Mr. Scandalios is a Vice President of the Company and has
specialized in private equity capital and investor relations
since 1991. He was formerly with Copley Real Estate Advisors
where he focused on portfolio management and business
development, and prior to that was a financial analyst with
CB Investment Banking Services in San Francisco. Mr.
Scandalios holds a bachelor's degree from the University of
California at Los Angeles, and an M.B.A. degree in finance
and accounting from the Graduate School of Business at the
University of Chicago. He is a member of the Pension Real
Estate Association and the National Investor Relations
Institute.
Christine G. Schadlich 35 Ms. Schadlich is a Vice President of the Company and has
specialized in portfolio management since 1991. Before
joining AMB, Ms. Schadlich had seven years of institutional
real estate experience, including leasing, dispositions,
valuations and analytical work at Jones Lang Wootton and CB
Investment Banking Services. Her experience at AMB includes
portfolio management, performance reporting, asset
management and property valuations. Ms. Schadlich holds a
bachelor's degree in economics from the University of
California at Berkeley.
Gary C. Scheier 41 Mr. Scheier is the Company's Vice President of Corporate
Finance and Accounting. He has overseen the financial
forecasting process for AMB and supervised financial
operations activities since 1994. Mr. Scheier joined the
Company after three years as Vice President and Controller
at Oewel Partnership, Inc., a real estate firm. He has also
worked as a Senior Tax Manager at KPMG Peat Marwick and as a
Senior Staff Accountant with Arthur Andersen & Co. Mr.
Scheier received his bachelor's degree from California State
University in Sacramento. Mr. Scheier is a former member of
the Board of Directors of the Builder's Industry Association
Commercial Industrial Council and is a Certified Public
Accountant.
Lindsey K. Schubel 39 Ms. Schubel is a Vice President of the Company and has
specialized in portfolio management since 1994. Before
joining AMB, Ms. Schubel was Manager of Institutional Client
Services at Metric Realty Advisors, and supervised $600
million of real estate assets for 42 clients. In addition,
she has also worked as a financial manager. Ms. Schubel
holds a bachelor's degree in mechanical engineering from
Carnegie-Mellon University and an M.B.A. degree from the
University of California at Berkeley.
</TABLE>
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<TABLE>
<CAPTION>
NAME AGE POSITION AND BACKGROUND
- ----------------------- --- ------------------------------------------------------------
<S> <C> <C>
Andrew N. Singer 38 Mr. Singer is a Vice President of the Company and has
specialized in dispositions and management of assets in the
Mountain and Pacific Northwest regions since 1989. He joined
AMB after four years with Bank of America where he was
responsible for asset management, dispositions, loan
workouts, and portfolio analysis for major commercial real
estate assets throughout the U.S. Mr. Singer holds a
bachelor's degree and an M.B.A. degree with a concentration
in real estate and finance from the University of Denver,
and is a Certified Commercial Investment Member.
Gayle P. Starr 42 Ms. Starr is a Vice President of the Company and has
specialized in the management of partnerships, debt
instruments, and assets in the San Francisco Bay Area since
1992. Prior to joining AMB, she was Vice President of
Financial Asset Management for Lincoln Property Company,
where for eight years, she was responsible for real estate
development, major lease negotiations, financing and
dispositions. Ms. Starr holds a bachelor's degree from the
University of California at San Diego, a J.D. degree from
the University of California at Davis, and is a lecturer
with the University of California at Berkeley. She is a
member of the State Bar of California.
William Steinberg 42 Mr. Steinberg is a Vice President of the Company and has
specialized in property acquisitions in the Eastern United
States since 1994. Prior to joining AMB, he was a partner
with Trammell Crow Company where for nine years, he
developed and renovated major commercial properties in the
Southwest. Mr. Steinberg has been a director of NYSE-listed
Continental Homes Holding Co. since 1992. Mr. Steinberg
received his bachelor's degree from Amherst College, and his
Master's of Management degree from the Kellogg Graduate
School of Management at Northwestern University.
K.C. Swartzel 45 Mr. Swartzel is a Vice President of the Company and has
specialized in property acquisitions in the Southeast since
1995. Prior to joining AMB, he was a Senior Vice President
with TCW Realty Advisors and a senior Vice President with
Metric Realty, where he disposed of more than 120 commercial
properties nationwide. Mr. Swartzel holds a bachelor's
degree from the University of California, a master's degree
from Stanford University, and a J.D. degree from Peninsula
University College of Law. He is a licensed real estate
broker, and is a member of the International Council of
Shopping Centers, the National Association of Real Estate
Investment Managers, and the Real Estate Investment Advisory
Council.
</TABLE>
COMMITTEES OF THE BOARD OF DIRECTORS
Audit Committee. The Audit Committee, which will be comprised solely of
Independent Directors, will make recommendations concerning the engagement of
independent public accountants, review with the independent public accountants
the plans and results of the audit engagement, approve professional services
provided by the independent public accountants, review the independence of the
independent public accountants, consider the range of audit and non-audit fees
and review the adequacy of the Company's internal accounting controls.
Executive Committee. The Executive Committee will have the authority within
certain parameters to acquire, dispose of and finance investments for the
Company (including the issuance by the Operating Partnership of additional Units
or other equity interests) and approve the execution of contracts and
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agreements, including those related to the borrowing of money by the Company,
and generally exercise all other powers of the Board of Directors except as
prohibited by law.
Compensation Committee. The Compensation Committee, which will be comprised
solely of Independent Directors, will determine compensation for the Company's
Executive Officers, and will review and make recommendations concerning
proposals by management with respect to compensation, bonus, employment
agreements and other benefits and policies respecting such matters for the
Executive Officers of the Company.
The Board of Directors will not have a nominating committee; rather, the
entire Board of Directors will perform the function of such a committee.
COMPENSATION OF THE BOARD OF DIRECTORS
In lieu of cash compensation, each Independent Director will receive, upon
initial election to the Board of Directors and upon each election thereafter,
options to purchase Common Stock, at an exercise price equal to the fair market
value at the date of grant (in the case of options granted upon consummation of
the Offering, at the price to the public in the Offering). All of such options
will vest immediately upon grant. The initial grant of such options upon initial
election will cover 20,000 shares of Common Stock, and each subsequent grant
will cover 15,000 shares of Common Stock for each Independent Director. The
Company expects that the initial grant for each Independent Director appointed
to serve following the consummation of the Offering will cover 26,250 shares of
Common Stock representing the grant to each Independent Director with respect to
their initial election to the Board of Directors (expected to occur in 1998)
plus an additional grant of options to purchase 6,250 shares of Common Stock
with respect to the period from the date of the Offering through the date of
their initial election, but such Independent Directors will not be granted
options upon re-election in 1998. In addition, Independent Directors will be
paid $1,250 for each meeting in excess of six meetings of the Board of Directors
attended during each annual term and will be reimbursed for reasonable expenses
incurred to attend director and committee meetings. Officers of the Company who
are directors will not be paid any compensation in respect of their service as
directors. Independent Directors who are currently directors of CIF and VAF are
being paid $20,000 as compensation for services rendered in connection with the
Formation Transactions, which amount may be received in the form of shares of
Common Stock at the election of each such Independent Director. Such
compensation is not contingent upon consummation of the Formation Transactions
and the Offering.
EXECUTIVE COMPENSATION
The following table sets forth the annual base salary to be paid and
options expected to be granted upon consummation of the Offering to the
Company's Chairman of the Board, Chief Executive Officer and its four other most
highly compensated executive officers (collectively, the "Named Executive
Officers").
<TABLE>
<CAPTION>
ANNUAL BASE
NAME AND PRINCIPAL POSITION COMPENSATION OPTIONS
----------------------------------------------------- ------------ -------
<S> <C> <C>
T. Robert Burke...................................... $150,000 225,000
Chairman of the Board
Hamid R. Moghadam.................................... $400,000 500,000
President and Chief Executive Officer
Douglas D. Abbey..................................... $200,000 250,000
Chairman of Investment Committee
S. Davis Carniglia................................... $200,000 130,000
Chief Financial Officer and General Counsel
Craig A. Severance................................... $200,000 130,000
Managing Director, Acquisitions
John H. Diserens..................................... $200,000 130,000
Managing Director, Retail Division
</TABLE>
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OPTION GRANTS IN 1997
<TABLE>
<CAPTION>
POTENTIAL
REALIZABLE VALUE
OF ASSUMED
ANNUAL RATE OF
COMMON SHARE
PRICE
NUMBER OF PERCENT OF TOTAL APPRECIATION FOR
SECURITIES OPTIONS TO BE OPTION TERM(3)
UNDERLYING GRANTED TO EXERCISE PRICE (000S)
OPTIONS TO BE EMPLOYEES IN PER COMMON EXPIRATION ----------------
NAME GRANTED(1) 1997 SHARE(2) DATE 5% 10%
- ----------------------------- ------------- ---------------- -------------- ---------- ------ -------
<S> <C> <C> <C> <C> <C> <C>
T. Robert Burke.............. 225,000 7.6% $21.00 11/25/07 $2,972 $ 7,531
Hamid R. Moghadam............ 500,000 16.9 21.00 11/25/07 6,605 16,735
Douglas D. Abbey............. 250,000 8.5 21.00 11/25/07 3,303 8,368
S. Davis Carniglia........... 130,000 4.4 21.00 11/25/07 1,717 4,351
Craig A. Severance........... 130,000 4.4 21.00 11/25/07 1,717 4,351
John H. Diserens............. 130,000 4.4 21.00 11/25/07 1,717 4,351
</TABLE>
- ---------------
(1) All options are granted at the fair market value of the Common Stock at the
date of grant. Options granted are for a term of not more than 10 years from
the date of grant and vest in four equal installments (rounded to the
nearest whole share of Common Stock) over four years.
(2) Based on the assumed initial public offering price. The exercise price per
share will be the actual initial public offering price.
(3) In accordance with the rules of the SEC, these amounts are the hypothetical
gains or "option spreads" that would exist for the respective options based
on assumed rates of annual compound share price appreciation of 5% and 10%
from the date the options were granted over the full option term. No gain to
the optionee is possible without an increase in the price of Common Stock,
which would benefit all stockholders.
EMPLOYMENT AGREEMENTS
Upon consummation of the Offering, each of the Executive Officers will
enter into an employment agreement with the Company pursuant to which each will
agree to devote their entire business time to the Company. The employment
agreements will have an initial term of one year (three years in the case of Mr.
Moghadam) and will be subject to automatic one-year extensions following the
expiration of the initial term. The employment agreements provide for annual
base compensation (in the amounts set forth in the Executive Compensation table
with respect to the Named Executive Officers identified therein) with the amount
of any bonus to be determined by the Compensation Committee, based on certain
performance targets, up to 150% of the applicable annual base compensation in
the case of Messrs. Burke, Abbey and Moghadam, and 100% of the applicable annual
base compensation in the case of Messrs. Carniglia, Diserens and Severance. It
is expected that the Executive Officers will have the right to elect to receive
restricted stock or stock options in lieu of their bonus. The number of shares
of restricted stock to be so issued will equal 125% of the amount of the bonus,
divided by the current market price of the stock. The number of options to
purchase shares of Common Stock so granted will be determined based on 150% of
the amount of the bonus and the current market price of the Common Stock, using
option-pricing methodology adopted by the Compensation Committee. Such
restricted stock and options to purchase Common Stock will vest ratably over a
three-year period. The employment agreements also will provide that the
executive will receive certain insurance benefits, will be able to participate
in the Company's employee benefit plans, including the Stock Incentive Plan (as
defined below), and that, in the event of the executive's death, the executive's
estate will receive certain compensation payments. The executive also will be
entitled to receive severance during the term of the employment agreement and
for one year thereafter in the event of a termination of the executive's
employment resulting from a disability, by the Company without "cause" or by the
executive for "good reason." "Cause" means (i) gross negligence or willful
misconduct, (ii) an uncured breach of any of the employee's material duties
under the employment agreement, (iii) fraud or other conduct against the
material best interests of the Company or (iv) a conviction of a felony if such
conviction has a material adverse effect on the Company. "Good reason" means (a)
a substantial adverse change in the nature or scope of the employee's
responsibilities and authority under the employment agreement or (b) an uncured
breach by the Company of any of its material obligations under the employment
agreement. Severance benefits will include base compensation at the amounts
provided in the employment agreement and bonus based on the most recent amount
paid, as well as certain continuing insurance and other benefits.
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Such employment agreements will also contain a non-competition agreement
pursuant to which each executive will agree that he or she will not engage in
any activities, directly or indirectly, in respect of commercial real estate,
and will not make any investment in respect of industrial or retail real estate,
other than through ownership of not more than 5% of the outstanding shares of a
public company engaged in such activities and through existing investments as
described under "Risk Factors -- Conflicts of Interest." Such restrictions will
apply during the term of the employment agreements and for a one-year period
thereafter.
STOCK INCENTIVE PLAN
The Company will establish the Stock Option and Incentive Plan (the "Stock
Incentive Plan") to (i) enable executive officers, key employees and directors
of the Company, the Operating Partnership and the Investment Management
Subsidiary to participate in the ownership of the Company, (ii) attract and
retain executive officers, other key employees and directors of the Company, the
Operating Partnership and the Investment Management Subsidiary and (iii) provide
incentives to such persons to maximize the Company's performance and its cash
flow available for distribution. The Stock Incentive Plan provides for the award
to such officers and employees (subject to the Ownership Limit, or such other
limit as provided in the Company's Articles of Incorporation or as otherwise
permitted by the Board of Directors) of a broad variety of stock-based
compensation alternatives such as non-qualified stock options, incentive stock
options, restricted stock and stock appreciation rights, and provides for the
grant to Independent Directors and directors of the Investment Management
Subsidiary of non-qualified stock options.
The Compensation Committee, which will be comprised solely of Independent
Directors, will have the authority to determine the terms of options and
restricted shares of common stock granted under the Stock Incentive Plan,
including, among other things, the individuals who shall receive such grants,
the times when they shall receive them, whether an incentive stock option or
non-qualified option shall be granted and the number of shares to be subject to
each grant.
The Company has reserved 5,750,000 shares of Common Stock for issuance
under the Stock Incentive Plan and presently expects, upon consummation of the
Offering, to issue to certain directors, officers and employees options to
purchase 3,143,750 of such shares of Common Stock, at an exercise price equal to
the price to the public in the Offering. It is expected that such options will
have a ten-year term and vest pro rata in annual installments over a four-year
period with respect to initial grants. There is no limit on the number of awards
that may be granted to any one individual so long as the (i) aggregate fair
market value (determined at the time of grant) of shares with respect to which
an incentive stock option is first exercisable by an optionee during any
calendar year cannot exceed $100,000, (ii) grant does not violate the Ownership
Limit or cause the Company to fail to qualify as a REIT for Federal income tax
purposes and (iii) maximum number of shares of Common Stock for which stock
options and stock appreciation rights may be issued during any fiscal year to
any participant in the Stock Incentive Plan shall not exceed 1,000,000. See
"Description of Capital Stock -- Restrictions on Ownership and Transfer." The
Company plans to limit future grants under the Stock Incentive Plan to the
Company's directors and officers and a limited number of other employees.
Restricted Stock. Restricted stock may be sold to participants at various
prices (but not below par value) and is subject to such restrictions as may be
determined by the Compensation Committee. Restricted stock typically may be
repurchased by the Company at the original purchase price if certain conditions
or restrictions are not met. In general, restricted stock may not be sold, or
otherwise transferred or hypothecated, until restrictions are removed or expire.
Purchasers of restricted stock will have voting rights and receive distributions
prior to the time when the restrictions lapse. The Company has no present plans
to grant restricted shares of Common Stock other than with respect to (i) the
restricted shares of Common Stock issuable to certain Independent Directors as
described above under the caption "-- Compensation of the Board of Directors,"
and (ii) shares which may be issued to, and at the option of, certain employees
in lieu of annual cash bonus compensation.
Administration of the Stock Incentive Plan. The Stock Incentive Plan will
be administered by the Board of Directors and/or the Compensation Committee. No
person is eligible to serve on the Compensation Committee unless such person is
an Independent Director. The Committee has complete discretion to
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determine (subject to (i) the Ownership Limit contained in the Articles of
Incorporation of the Company and (ii) a limit against granting options or stock
appreciation rights for more than 1,000,000 shares to any person in any year)
which eligible individuals are to receive option or other stock grants, the
number of shares subject to each such grant, the status of any granted option as
either an incentive option or a non-qualified stock option under the Federal tax
laws, the exercise schedule to be in effect for the grant, the maximum term for
which any granted option is to remain outstanding and, subject to the specific
terms of the Stock Incentive Plan, any other terms of the grant.
Eligibility. All employees of the Company may, at the discretion of the
Compensation Committee, be granted incentive and non-qualified stock options to
purchase shares of Common Stock at an exercise price not less than 100% of the
fair market value of such shares on the grant date. Directors of the Company,
employees of the Operating Partnership, employees and directors of the
Investment Management Subsidiary, consultants and other persons who are not
regular salaried employees of the Company are not eligible to receive incentive
stock options, but are eligible to receive non-qualified stock options. In
addition, all employees and consultants of the Company, the Operating
Partnership and the Investment Management Subsidiary are eligible for awards of
restricted stock and grants of stock appreciation rights.
Purchase Price of Shares Subject to Options. The price of the shares of
Common Stock subject to each option shall be set by the Compensation Committee;
provided, however, that the price per share of an option shall be not less than
100% of the fair market value of such shares on the date such option is granted;
provided, further, that, in the case of an incentive stock option, the price per
share shall not be less than 110% of the fair market value of such shares on the
date such option is granted to an individual then owning (within the meaning of
Section 424(d) of the Code) more than 10% of the total combined voting power of
all classes of stock of the Company, any subsidiary or any parent corporation
("greater than 10% stockholders").
Non-Assignability. Options may be transferred only by will or by the laws
of descent and distribution. During a participant's lifetime, options are
exercisable only by the participant.
Terms and Exercisability of Options. Unless otherwise determined by the
Board of Directors or the Compensation Committee, all options granted under the
Stock Incentive Plan are subject to the following conditions: (i) options will
be exercisable in installments, on a cumulative basis, at the rate of
thirty-three and one-third percent (33 1/3%) each year beginning on the first
anniversary of the date of the grant of the option, until the options expire or
are terminated (other than options granted at the time of the Offering, which
will vest ratably over four years) and (ii) following an optionee's termination
of employment, the optionee shall have the right to exercise any outstanding
vested options for a specified period.
To the extent the aggregate fair market value of stock with respect to
which "incentive stock options" (within the meaning of Section 422 of the Code,
but without regard to Section 422(d) of the Code) are exercisable for the first
time by an optionee during any calendar year exceeds $100,000, such options
shall be taxed as non-qualified stock options. The rule set forth in the
preceding sentence shall be applied by taking options into account in the order
in which they were granted. For this purpose, the fair market value of stock
shall be determined as of the time that the option with respect to such stock is
granted.
Options are exercisable in whole or in part by written notice to the
Company, specifying the number of shares being purchased and accompanied by
payment of the purchase price for such shares. The option price may be paid: (i)
in cash or by certified or cashier's check payable to the order of the Company,
(ii) by delivery of shares of Common Stock already owned by, and in the
possession of, the optionee or (iii) if authorized by the Board of Directors or
the Compensation Committee or if specified in the option agreement for the
option being exercised, by a recourse promissory note made by the optionee in
favor of the Company or through installment payments to the Company.
On the date the option price is to be paid, the optionee must make full
payment to the Company of all amounts that must be withheld by the Company for
Federal, state or local tax purposes.
Termination of Employment; Death or Permanent Disability. If an option
holder ceases to be employed by the Company for any reason other than the
optionee's death or permanent disability, such optionee's stock option shall
expire three months after the date of such cessation of employment unless by its
terms it expires
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sooner; provided, however, that during such period after cessation of
employment, such stock option may be exercised only to the extent it was
exercisable according to such option's terms on the date of cessation of
employment. If an optionee dies or becomes permanently disabled while the
optionee is employed by the Company, such optionee's option shall expire twelve
months after the date of such optionee's death or permanent disability unless by
its terms it expires sooner. During such period after death, such stock option
may, to the extent it remains unexercised upon the date of such death, be
exercised by the person or persons to whom the optionee's rights under such
stock option are transferred under the laws of descent and distribution.
Acceleration of Exercisability. In the event the Company is acquired by
merger, consolidation or asset sale, each outstanding option which is not to be
assumed by the successor corporation or replaced with a comparable option to
purchase shares of the capital stock of the successor corporation will, at the
election of the Board of Directors (or if so provided in an option or other
agreement with an optionee), automatically accelerate in full.
Adjustments. In the event any change is made to the Common Stock issuable
under the Stock Incentive Plan by reason of any recapitalization, stock
dividend, stock split, combination of shares, exchange of shares or other change
in corporate structure effected without the Company's receipt of consideration,
appropriate adjustment will be made to (i) the maximum number and class of
shares issuable under the Stock Incentive Plan and (ii) the number and/or class
of shares and price per share in effect under each outstanding option.
Amendments to the Stock Incentive Plan. The Board of Directors may at any
time suspend or terminate the Stock Incentive Plan. The Board of Directors or
Compensation Committee may also at any time amend or revise the terms of the
Stock Incentive Plan; provided that no such amendment or revision shall, unless
appropriate stockholder approval of such amendment or revision is obtained, (i)
increase the maximum number of shares which may be acquired pursuant to options
granted under the Stock Incentive Plan (except for adjustments as described in
the foregoing paragraph) or (ii) change the minimum purchase price required
under the Stock Incentive Plan.
Termination. The Stock Incentive Plan will terminate on December 31, 2007,
unless sooner terminated by the Board of Directors.
Registration Statement on Form S-8. The Company will file with the
Securities and Exchange Commission a Registration Statement on Form S-8 covering
the shares of Common Stock underlying options granted under the Stock Incentive
Plan and restricted shares of Common Stock.
401(K) PLAN
Effective upon the consummation of the Offering, the Company intends to
establish its Section 401(k) Savings/Retirement Plan (the "Section 401(k) Plan")
to cover eligible employees of the Company and any designated affiliate. The
Section 401(k) Plan, which is expected to succeed to the Section 401(k) Plan
currently maintained by AMBI, will permit eligible employees of the Company to
defer up to 10% of their annual compensation, subject to certain limitations
imposed by the Code. The employees' elective deferrals will be immediately
vested and non-forfeitable upon contribution to the Section 401(k) Plan. The
Company currently intends to make matching contributions to the Section 401(k)
Plan in an amount equal to 50% of the first 3.5% of annual compensation deferred
by each employee; however, it reserves the right to make greater matching
contributions or discretionary profit sharing contributions in the future.
LIMITATION OF DIRECTORS' AND OFFICERS' LIABILITY
The Company's officers and directors will be indemnified under Maryland
law, its Articles of Incorporation and the Partnership Agreement against certain
liabilities. The Articles of Incorporation and Bylaws will require the Company
to indemnify its directors and officers to the fullest extent permitted from
time to time by the MGCL. See "Certain Provisions of Maryland Law and of the
Company's Articles of Incorporation and Bylaws."
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INDEMNIFICATION AGREEMENTS
The Company will enter into indemnification agreements with each of its
executive officers and directors. The indemnification agreements will require,
among other matters, that the Company indemnify its executive officers and
directors to the fullest extent permitted by law and reimburse the executive
officers and directors for all related expenses as incurred, subject to return
if it is subsequently determined that indemnification is not permitted. Under
the agreements, the Company must also indemnify and reimburse all expenses as
incurred by executive officers and directors seeking to enforce their rights
under the indemnification agreements and may cover executive officers and
directors under the Company's directors' and officers' liability insurance.
Although the form of indemnification agreement offers substantially the same
scope of coverage afforded by law, it provides greater assurance to directors
and executive officers that indemnification will be available, because, as a
contract, it cannot be modified unilaterally in the future by the Board of
Directors or the stockholders to eliminate the rights it provides.
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CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
In addition to the Formation Transactions described under "Formation and
Structure of the Company -- Formation Transactions," the Company has engaged in
the following transactions and relationships with certain of its executive
officers, directors and director nominees, and persons who will hold more than
5% of the outstanding shares of Common Stock upon consummation of the Offering.
During 1990, 1991, 1994, 1995 and 1996, Craig A. Severance, John H.
Diserens, S. Davis Carniglia, Barbara J. Linn, Jean C. Hurley and Bruce H.
Freedman issued notes to AMB in consideration of the acquisition of shares of
AMB common stock in the principal amounts of $189,472, $243,866, $132,237,
$132,237, $342,806 and $307,071, respectively. The notes bore interest at an
annual rate of prime plus 1.0%. The principal amount of the notes and accrued
interest thereon were repaid in full by all stockholders.
In January 1993, AMBI, AMB, AMBCREA, AMB Properties L.P., AMB Development,
Inc. and AMB Institutional Housing Partners entered into an agreement for the
purpose of the parties thereto to work together to accomplish separate business
purposes while sharing certain support and other resources. The Intercompany
Agreement was amended in August 1994 to add AMB Mortgage Advisors, Inc. (now
dormant) as a party thereto and amended in February 1995 to add AMB Rosen
Partners (now dormant) as a party thereto. Under the Intercompany Agreement,
each party to the agreement (each, an "AMB Intercompany Party") is permitted to
use the term "AMB" as a part of its name. Each AMB Intercompany Party also
agreed, among other things, to do business in a specified aspect of real estate
and finance; to use its best efforts to refer business opportunities outside of
its own line of business to other AMB Intercompany Parties; to provide
intercompany loans; and to utilize personnel of another AMB Intercompany Party
for a fee. In addition, under the Intercompany Agreement, AMBI agreed to: (i)
provide common business services, resources and support, including employees,
benefits, services contracts and financial management and reporting to each AMB
Intercompany Party; (ii) purchase all fixed assets and rent them to the AMB
Intercompany Parties for a fee; act as lessee for office space for each AMB
Intercompany Party; (iii) employ all employees of each AMB Intercompany Party,
fix such employees' salaries, bonuses and benefits, and charge such costs to the
appropriate AMB Intercompany Party; and (iv) pay for the direct and indirect
costs of operation of each AMB Intercompany Party and charge each AMB
Intercompany Party its allocated share. The total amount paid to AMBI by AMB
during the years ended December 31, 1994, 1995 and 1996 and the nine months
ended September 30, 1997 was $9,940,762, $13,564,178, $16,842,615 and
$14,305,400, respectively, which equaled the expenses incurred by AMBI allocable
to AMB for each such period. Messrs. Abbey, Moghadam and Burke each own
one-third of the stock of AMBI.
As part of the Formation Transactions, the Company will acquire AMBI's
assets (other than its leasehold interest for office space and certain office
equipment) and employ the employees utilized in its business, and all other AMBI
employees will be transferred to AMBCREA. Accordingly, upon consummation of the
Offering, the Intercompany Agreement will be modified so that it applies only to
the office space and certain office equipment leased by AMBI, which will be used
by the Company, the Operating Partnership and the Investment Management
Subsidiary, respectively, for fees equal to an allocation of AMBI's cost
thereof. It is also anticipated that following the Offering, AMBCREA, AMB
Institutional Housing Partners, AMB Development, Inc. and AMB Properties L.P.
will continue to use the name "AMB" pursuant to royalty-free license
arrangements with the Company. In addition, AMBCREA, which is in the process of
winding down operations, will continue to use office space leased by AMBI for a
fee equal to its allocated cost, and the Company may provide certain
administrative services to AMBCREA for arm's-length charges. It is presently
anticipated that AMBCREA will cease operations during the first six months of
1998. See "Risk Factors -- Conflicts of Interest -- Continued Involvement in
Other Real Estate Activities and Investments."
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PRINCIPAL STOCKHOLDERS
The following table sets forth certain information regarding the beneficial
ownership of shares of Common Stock (or shares of Common Stock for which Units
are exchangeable) by (i) each director and director nominee, (ii) each Named
Executive Officer, (iii) all directors (including director nominees) and
executive officers of the Company as a group and (iv) each person or entity
which is expected to be the beneficial owner of 5% or more of the outstanding
shares of Common Stock immediately following the completion of the Offering.
Except as indicated below, all of such shares of Common Stock (or Units) are
owned directly, and the indicated person or entity has sole voting and
investment power. The table reflects the ownership interests each of the
following persons would have if such person exchanged all of his Units for
shares of Common Stock at an initial exchange ratio of one share of Common Stock
for each Unit (without regard to the Ownership Limit and the prohibition on
redemption or exchange of Units until one year after the date of the Offering),
but it does not reflect the effect of any Performance Units. See "Description of
Certain Provisions of the Partnership Agreement of the Operating Partnership
Redemption/Exchange Rights." The extent to which a person will hold Units as
opposed to shares of Common Stock is set forth in the footnotes below.
<TABLE>
<CAPTION>
PERCENTAGE
OF
COMMON STOCK
NUMBER OF SHARES OF FOLLOWING
COMMON STOCK PERCENTAGE OF COMPLETION
NAME AND ADDRESS OF BENEFICIAL BENEFICIALLY NUMBER OF UNITS COMMON STOCK OF
OWNER(1) OWNED(2) BENEFICIALLY OWNED PRIOR TO OFFERING(3) OFFERING(3)(4)
- ------------------------------- ------------------- ------------------ -------------------- ------------
<S> <C> <C> <C> <C>
T. Robert Burke................ 847,289 -- 1.2% 1.0%
Hamid R. Moghadam.............. 1,396,383 -- 2.0 1.7
Douglas D. Abbey............... 1,122,749 -- 1.6 1.4
S. Davis Carniglia............. 224,379 -- * *
Craig A. Severance............. 327,964 -- * *
John H. Diserens............... 284,181 -- * *
Daniel H. Case III............. -- -- -- --
Robert H. Edelstein, Ph.D...... 952 -- * *
Lynn M. Sedway................. 952 -- * *
Paul P. Shepherd............... 952 -- * *
Jeffrey L. Skelton, Ph.D....... 952 -- * *
Thomas W. Tusher............... 952 -- * *
Caryl B. Welborn, Esq.......... 952 -- * *
Ameritech Pension Trust(5)..... 12,441,580 -- 17.8 15.2
City and County of San
Francisco Employees'
Retirement System(6)......... 6,877,897 -- 9.8 8.4
Southern Company Services,
Inc.(7)...................... 8,032,415 -- 11.5 9.8
All directors, nominated
directors and executive
officers as a group(17
persons)..................... 4,208,657 -- 6.0% 5.1%
</TABLE>
- ---------------
* Less than 1%.
(1) Unless otherwise indicated, the address of each named person is c/o AMB
Property Corporation, 505 Montgomery Street, San Francisco, California
94111.
(2) Excludes (i) the grants to each of the Executive Officers and directors of
options to purchase Common Stock upon consummation of the Offering and (ii)
shares of Common Stock to be purchased, if any, by such Executive Officers
and directors at the initial offering price in the Offering. See
"Management -- Compensation of the Board of Directors" and "-- Executive
Compensation."
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<PAGE> 140
(3) Assumes that all Units beneficially held by the identified person (and no
other person) are exchanged for shares of Common Stock. See "Description of
Certain Provisions of the Partnership Agreement of the Operating
Partnership -- Redemption/Exchange Rights" and "Shares Available for Future
Sale."
(4) Assumes shares of Common Stock outstanding immediately following completion
of the Offering.
(5) Reflects shares held by State Street Bank and Trust Company, as trustee, the
voting and investment power with respect to which are held by Ameritech
Corporation. The address of Ameritech Corporation for this purpose is 225 W.
Randolph, HQ13A, Chicago, Illinois 60606, Attn.: Director -- Real Estate.
(6) The address of the City and County of San Francisco Employees' Retirement
System is 1155 Market Street, San Francisco, California 94103.
(7) The address of Southern Company Services, Inc. ("SoCo") is 64 Perimeter
Center East, Atlanta, Georgia 06831. The number of shares of Common Stock to
be issued to SoCo in the Consolidation may not exceed 9.8% of the total
shares outstanding upon consummation of the Offering (without giving effect
to exercise of the underwriters' over-allotment option), with the balance of
its interest acquired for cash.
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<PAGE> 141
FORMATION AND STRUCTURE OF THE COMPANY
OPERATING ENTITIES OF THE COMPANY
The Operating Partnership is the principal vehicle through which the
Company will own the Properties. See "Policies with Respect to Certain
Activities -- Policies with Respect to Other Activities." The ownership and
management structure of the Company is intended to (i) enable the Company to
continue and grow the real estate operations of AMB and the Continuing
Investors, (ii) facilitate the Offering, (iii) enable the Company to acquire
assets in transactions that may defer some or all of the sellers' tax
consequences, including in connection with the Company's formation and (iv)
enable the Company to comply with certain technical and complex requirements
under the Federal tax rules and regulations relating to the assets and income
permitted for a REIT.
The Investment Management Subsidiary will continue to provide real estate
investment management services to certain of AMB's current clients which are not
participating in the Formation Transactions to certain other clients. In order
to comply with Federal tax requirements for REIT status, the Investment
Management Subsidiary will be a taxable corporation, in which the Company will
own 100% of the non-voting preferred stock (representing 95% of its economic
interest) and former stockholders of AMB will own all of the outstanding voting
common stock (representing 5% of its economic interest). The amount of such
advisory fees otherwise available for distribution to the Operating Partnership
and the Company will be substantially reduced due to the payment of income taxes
thereon. See "Risk Factors -- Investment Management Subsidiary."
The Joint Ventures are held through joint ventures, limited liability
companies and partnerships. Pursuant to the existing agreements with respect to
each Joint Venture, the Company will hold a greater than 50% interest in seven
of the Joint Ventures and a 50% interest in the eighth Joint Venture, but in
certain cases such agreements provide that the Company is a limited partner or
that the non-affiliated participant will be principally responsible for
management control of the property.
FORMATION TRANSACTIONS
Background. The Company will be formed in connection with the consolidation
of the Properties owned by CIF, VAF, WPF and the Individual Account Investors
and the investment management business owned by AMB. CIF and VAF are each
private REITs and WPF is a limited partnership.
The Formation Transactions include the following:
- (i) CIF, VAF and the Company's predecessor, AMB, will effect a series of
mergers pursuant to which such entities will merge into the Company, with
the institutional stockholders of CIF and VAF and the current
stockholders of AMB receiving shares of Common Stock, or, in the case of
CIF stockholders and VAF stockholders, to a limited extent, cash; (ii)
WPF Interests will be contributed to the Company in exchange for shares
of Common Stock, or, to a limited extent, cash; (iii) the real property
interests of the Individual Account Investors will be contributed to
either the Company in exchange for shares of Common Stock or to the
Operating Partnership in exchange for Units, or, to a limited extent,
cash; (iv) the interests of certain current owners of joint venture
interests in the properties will be contributed to the Operating
Partnership in exchange for Units; (v) the Company will contribute
substantially all of its assets, subject to its liabilities, to the
Operating Partnership, in exchange for the general partnership interest
therein; and (vi) the Operating Partnership and the Executive Officers
will contribute certain assets and cash to the Investment Management
Subsidiary in exchange for its stock. A portion of the cash available to
CIF stockholders, VAF stockholders and holders of WPF interests will be
provided by three institutional accredited investors who have irrevocably
committed to acquire certain interests of such persons in respect to the
Formation Transactions.
- The Company will sell shares of Common Stock in the Offering.
- The Company will contribute the Properties and the net proceeds of the
Offering to the Operating Partnership in exchange for a 97.2% interest
therein represented by a number of units of general
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<PAGE> 142
partnership interest ("GP Units") equal to the total number of shares of
Common Stock to be outstanding after the Offering.
- The Executive Officers during the second year following the Offering may
receive a profits interest in the Operating Partnership in the form of
units ("Performance Units"), depending on the trading price of and
dividends on the shares of Common Stock. The issuance of any Performance
Units is subject to a share escrow agreement with certain Continuing
Investors and will not dilute the interests of purchasers of Common Stock
in the Offering. The maximum number of Performance Units which may be
issued is expected to be 4,241,803.
- Cash in an amount equal to the net working capital balances of the AMB
Predecessors as of the consummation of the Formation Transactions will be
distributed to the applicable investors in the AMB Predecessors
approximately 60 days thereafter.
All persons and entities receiving shares of Common Stock or Units in the
Formation Transactions (i.e., the Continuing Investors), and all persons who may
receive Performance Units, are "accredited investors" as defined in Regulation D
under the Securities Act. Irrevocable consent of the Continuing Investors to the
Formation Transactions was received before September 18, 1997 pursuant to a
private solicitation thereof in compliance with Regulation D.
Consequences of the Offering and Formation Transactions. Following the
consummation of the Offering, the Operating Partnership will directly or
indirectly own interests in all of the Properties. All of the outstanding shares
of Common Stock will be owned by the purchasers of the Common Stock in the
Offering and the Continuing Investors. As a consequence of the Formation
Transactions, the Company will be the general partner of, and will own 97.2% of
the ownership interests in, the Operating Partnership. The remaining 2.8%
ownership interest in the Operating Partnership will be owned by Individual
Account Investors which elected to receive Units in lieu of shares of Common
Stock and certain owners of joint venture interests in the Properties which have
agreed to contribute their interests in the joint ventures to the Operating
Partnership in the Formation Transactions.
ESCROWS OF SHARES; PERFORMANCE UNITS AND PERFORMANCE SHARES
Performance Units and Performance Shares. Certain Continuing Investors (the
"Performance Investors") own assets (either directly or through CIF, VAF or WPF)
which are subject to advisory agreements with AMB that include "incentive fee"
provisions or in the case of WPF, a "catch-up adjustment." An aggregate of
4,241,803 shares of Common Stock and Units (the "Performance Shares") issuable
to the Performance Investors in the Formation Transactions will be escrowed for
possible transfer to the Company or the Operating Partnership (as applicable),
depending on the trading price of the shares of Common Stock as of the 15th,
18th, 21st and 24th month anniversaries of the consummation of the Offering
(each a "Measurement Date"). The Executive Officers, in their capacity as
limited partners of the Operating Partnership, may receive a profits interest in
the Operating Partnership expressed as a number of units (the "Performance
Units"). The Performance Units will be similar to Units in many respects,
including (i) the right to share in operating distributions and allocations of
operating income and loss of the Operating Partnership on a pro rata basis with
Units and (ii) certain redemption or exchange rights, including limited rights
to cause the Operating Partnership to redeem such Performance Units for cash or,
at the Company's option, to exchange such units for shares of Common Stock.
Depending on the trading price of, and accumulated dividends on, the shares of
Common Stock on each Measurement Date, the Executive Officers, in their capacity
as limited partners of the Operating Partnership, may be entitled to receive
Performance Units.
If any Performance Units are issued to the Executive Officers, in their
capacity as limited partners of the Operating Partnership, an equal number of GP
Units allocable to the Company, and Units allocable to Performance Investors who
are limited partners in the Operating Partnership, will be transferred to the
Operating Partnership. In addition, if any of the Company's Units are
transferred to the Operating Partnership as a result of the issuance of
Performance Units, an equal number of Performance Shares will be transferred by
Company stockholders to the Company from the applicable escrow. Accordingly, no
Company stockholder
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or limited partner in the Operating Partnership (other than the Performance
Investors, to the extent of their obligations to transfer Performance Shares to
the Company or the Operating Partnership (as applicable)) will be diluted as a
result of the issuance of Performance Units to the Executive Officers.
While Performance Shares are held in escrow, each Performance Investor will
receive all distributions with respect to its Performance Shares and will be
permitted to vote such shares unless and until such shares are required to be
transferred to the Company. Within 15 days following the determination of the
number of Performance Shares, if any, to be transferred to the Company or
Operating Partnership, as applicable, with respect to the final Measurement
Date, any Performance Shares not required to be transferred to the Company or
the Operating Partnership will be released from escrow and distributed to the
applicable Performance Investor, free of any future obligation to transfer such
shares to the Company or the Operating Partnership.
Indemnity Escrow. In connection with the Formation Transactions, each of
CIF, VAF, AMB and WPF and each Individual Account Investor has made certain
representations and warranties regarding its Properties and business. These
representations and warranties include such matters as compliance with laws, the
existence of material leases and other contracts with respect to the Properties
and certain other matters. CIF, VAF, WPF and AMB have also made certain
representations and warranties as to certain corporate and tax matters in
connection with the Formation Transactions. Each of CIF, VAF, WPF and AMB and
each Individual Account Investor will indemnify the Company and the Operating
Partnership for any breach of such representations and warranties subject to a
maximum liability equal to 1% of the value of the shares of Common Stock, Units
and cash received in the Formation Transactions by the Investors in the entity
responsible for the indemnification, or the applicable Individual Account
Investor. To assure that any indemnification obligation is borne only by
investors in an entity, or the Individual Account Investor, which made the
applicable representations and warranties, rather than other stockholders of the
Company or limited partners of the Operating Partnership, 1% of the shares of
Common Stock or Units issued, or cash paid (the "Indemnity Consideration"), to
each investor upon consummation of the Formation Transactions will be deposited
in an escrow available to provide for this indemnification commitment (the
"Indemnity Escrow"). Dividends, distributions and interest on Common Stock,
Units or cash deposited in the escrow will be paid as received to the applicable
investor. The representations and warranties will survive for a period ending on
the later of the first anniversary of the consummation of the Offering or the
sixtieth day following the completion of the audited financial statements of the
Company of the year ending December 31, 1998. If any claim of a breach of any
such representation or warranty has been made within such period, all or a
portion of the Indemnity Consideration will be held in the Indemnity Escrow
until resolution of such claim, at which time any Indemnity Consideration not
utilized in connection with satisfaction of any such claims will be returned to
the investors which would have received such consideration at the time of the
Offering. Any shares of Common Stock or Units used to satisfy claims through the
Indemnity Escrow shall be valued at the value per share or unit at the time of
the Offering, irrespective of the Common Stock or Unit value when such shares
are transferred out of the Indemnity Escrow.
BENEFITS OF THE FORMATION TRANSACTIONS AND THE OFFERING TO THE EXECUTIVE
OFFICERS AND AFFILIATES OF THE COMPANY
Certain Executive Officers and affiliates of the Company will realize
certain material benefits in connection with the Formation Transactions,
including the following:
- The current stockholders of AMB, who are comprised entirely of the
Executive Officers and certain of their affiliated trusts, will be the
beneficial owners of an aggregate of 4,746,624 shares of Common Stock,
with a total value of $99.7 million (based on the assumed initial public
offering price of $21 per share). Such shares will be issued in respect
of the shares of AMB in the Formation Transactions. The aggregate net
book value of such shares of AMB common stock as of September 30, 1997,
was approximately $9.5 million. The cost of such shares to the current
AMB stockholders was $2.6 million, resulting in an unrealized gain of
$97.1 million. The Company does not believe that the net book value of
such shares of AMB common stock (which reflects the historical cost of
such interests and assets of AMB and does not reflect the value of its
client base, management portfolio business systems or
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<PAGE> 144
employees) is equivalent to the fair market value of such shares, but the
fair market value of such shares may vary from the value of the shares of
Common Stock issued in exchange therefor.
- The Executive Officers, in their capacity as limited partners of the
Operating Partnership, may during the second year following the Offering
become the beneficial owners of Performance Units which under the
applicable arrangements will not exceed 4,241,803. Any issuance of these
Performance Units will not dilute the interests of the purchasers of
Common Stock in the Offering.
- The former AMB stockholders will serve as the Executive Officers of the
Company, will enter into employment agreements and receive the
compensation and will participate in the Stock Incentive Plan, including
receiving grants of options to purchase an aggregate of 1,885,000 shares
of Common Stock at the initial offering price, all as set forth under
"Management -- Executive Compensation."
- Commencing on the first anniversary of the Offering, Continuing Investors
who received Units in the Formation Transactions, and officers and
employees who receive Performance Units, will have certain registration
rights with respect to shares of Common Stock that may be issued in
exchange for such Units and Performance Units.
- The Company will assume a line of credit balance of AMB of not more than
$1.1 million in connection with AMB's purchase of furniture, fixtures and
equipment, leasehold interests, and other assets historically used in
connection with the Company's business from AMBI, a corporation owned
entirely by certain executive officers. The total purchase price of the
assets (equal to the approximate net book value) will be paid partly with
the proceeds of the above indebtedness and partly through the reduction
of an inter-company debt owed by AMBI to AMB. The Company will also
assume a note payable of AMBI to WPF in the amount of $791,925 as
consideration for the transfer to the Company of AMBI's general partner
interest in WPF (which the Company believes has a value equal to or
greater than the amount of the note).
- Certain Executive Officers will be relieved of their respective
guarantees of a portion of a $4.0 million revolving line of credit of
AMB, of which approximately $1.1 million is expected to be outstanding as
of the consummation of the Formation Transactions.
- A portion of the incentive fees earned and paid to the Investment
Management Subsidiary after the consummation of the Offering, in respect
of assets subject to such arrangements at the time of the Formation
Transactions, will be allocated to certain officers and employees of the
Company as follows. At the time that such fees are actually earned and
paid to the Investment Management Subsidiary, certain officers and
employees of the Company will be allocated an amount equal to such fees,
subject to an aggregate cap equal to the amount which would have been
paid had all of such assets for all such clients been sold for the "net
asset value" thereof as of the consummation of the Formation
Transactions. Such allocation will be made pursuant to a profits interest
held by such persons in the Investment Management Partnership.
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<PAGE> 145
DESCRIPTION OF CAPITAL STOCK
The following summary of the terms of the Company's capital stock does not
purport to be complete and is subject to and qualified in its entirety by
reference to the Articles of Incorporation and Bylaws, copies of which are filed
as exhibits to the Registration Statement of which this Prospectus is a part.
See "Additional Information."
GENERAL
Under the Articles of Incorporation, the authorized capital stock of the
Company consists of 500,000,000 shares of common stock, par value $.01 per share
("Common Stock"), and 100,000,000 shares of preferred stock, par value $.01 per
share ("Preferred Stock"). No shares of Preferred Stock will be issued and
outstanding.
COMMON STOCK
Each outstanding share of Common Stock will entitle the holder to one vote
on all matters presented to stockholders for a vote, including the election of
directors, and, except as otherwise required by law and except as provided in
any resolution adopted by the Board of Directors with respect to any other class
or series of stock establishing the designation, powers, preferences and
relative, participating, optional or other special rights and powers of such
series, the holders of such shares will possess the exclusive voting power,
subject to the provisions of the Company's Articles of Incorporation regarding
the ownership of shares of Common Stock in excess of the Ownership Limit or such
other limit as provided in the Company's Articles of Incorporation or as
otherwise permitted by the Board of Directors. Holders of shares of Common Stock
will not have any conversion, exchange, sinking fund, redemption or appraisal
rights or any preemptive rights to subscribe for any securities of the Company
or cumulative voting rights in the election of directors. All shares of Common
Stock to be issued and outstanding following the consummation of the Offering
will be duly authorized, fully paid and nonassessable. Subject to the
preferential rights of any other shares or series of stock and to the provisions
of the Articles of Incorporation regarding ownership of shares of Common Stock
in excess of the Ownership Limit, or such other limit as provided in the
Company's Articles of Incorporation or as otherwise permitted by the Board of
Directors, distributions may be paid to the holders of shares of Common Stock if
and when authorized and declared by the Board of Directors of the Company out of
funds legally available therefor. The Company intends to make quarterly
distributions, beginning with distributions for the portion of the quarter from
the consummation of the Offering. See "Distributions."
Under the MGCL, stockholders are generally not liable for the Company's
debts or obligations. If the Company is liquidated, subject to the right of any
holders of Preferred Stock to receive preferential distributions, each
outstanding share of Common Stock will be entitled to participate pro rata in
the assets remaining after payment of, or adequate provision for, all known
debts and liabilities of the Company, including debts and liabilities arising
out of its status as general partner of the Operating Partnership.
Subject to the provisions of the Articles of Incorporation regarding the
ownership of shares of Common Stock in excess of the Ownership Limit, or such
other limit as provided in the Company's Articles of Incorporation or as
otherwise permitted by the Board of Directors described below, all shares of
Common Stock will have equal distribution, liquidation and voting rights, and
will have no preference or exchange rights. See "-- Restrictions on Ownership
and Transfer."
Under the MGCL, a Maryland corporation generally cannot dissolve, amend its
charter, merge, sell all or substantially all of its assets, engage in a share
exchange or engage in similar transactions outside the ordinary course of
business unless approved by the affirmative vote of stockholders holding at
least two-thirds of the shares entitled to vote on the matter unless a lesser
percentage (but not less than a majority of all of the votes entitled to be cast
on the matter) is set forth in the corporation's charter. Under the MGCL, the
term "substantially all of the Company's assets" is not defined and is,
therefore, subject to Maryland common law and to judicial interpretation and
review in the context of the unique facts and circumstances of any particular
transaction. The Articles of Incorporation do not provide for a lesser
percentage in any such situation.
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<PAGE> 146
The Articles of Incorporation authorize the Board of Directors to
reclassify any unissued shares of Common Stock into other classes or series of
classes of stock and to establish the number of shares in each class or series
and to set the preferences, conversion and other rights, voting powers,
restrictions, limitations and restrictions on ownership, limitations as to
dividends or other distributions, qualifications and terms or conditions of
redemption for each such class or series.
PREFERRED STOCK
Preferred Stock may be issued from time to time, in one or more classes or
series, as authorized by the Board of Directors. No Preferred Stock is currently
issued or outstanding. Prior to the issuance of shares of each class or series,
the Board of Directors is required by the MGCL and the Company's Articles of
Incorporation to fix for each class or series the terms, preferences, conversion
or other rights, voting powers, restrictions, limitations as to distributions,
qualifications and terms or conditions of redemption, as permitted by Maryland
law. Because the Board of Directors has the power to establish the preferences,
powers and rights of each class or series of Preferred Stock, it may afford the
holders of any class or series of Preferred Stock preferences, powers and
rights, voting or otherwise, senior to the rights of holders of shares of Common
Stock. The issuance of Preferred Stock could have the effect of delaying or
preventing a change of control of the Company that might involve a premium price
for holders of shares of Common Stock or otherwise be in their best interest.
The Board of Directors has no present plans to issue any Preferred Stock.
RESTRICTIONS ON OWNERSHIP AND TRANSFER
For the Company to qualify as a REIT under the Code, no more than 50% in
value of its outstanding shares of 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 (other than the first
year for which an election to be treated as a REIT has been made). In addition,
if the Company, or an owner of 10% or more of the Company, actually or
constructively owns 10% or more of a tenant of the Company (or a tenant of any
partnership in which the Company is a partner), the rent received by the Company
(either directly or through any such partnership) from such tenant will not be
qualifying income for purposes of the gross income tests for REITs contained in
the Code. A REIT's stock must also be beneficially owned by 100 or more persons
during at least 335 days of a taxable year of twelve months or during a
proportionate part of a shorter taxable year (other than the first year for
which an election to be treated as a REIT has been made).
Because the Company expects to qualify as a REIT, the Articles of
Incorporation contain restrictions on the ownership and transfer of shares of
Common Stock which are intended to assist the Company in complying with these
requirements. The Ownership Limit set forth in the Company's Articles of
Incorporation provides that, subject to certain specified exceptions, no person
or entity may own, or be deemed to own by virtue of the applicable constructive
ownership provisions of the Code, more than 9.8% (by number or value, whichever
is more restrictive) of the outstanding shares of Common Stock. The constructive
ownership rules are complex, and may cause shares of Common Stock owned actually
or constructively by a group of related individuals and/or entities to be
constructively owned by one individual or entity. As a result, the acquisition
of less than 9.8% of the shares of Common Stock (or the acquisition of an
interest in an entity that owns, actually or constructively, shares of Common
Stock) by the individual or entity, could, nevertheless cause that individual or
entity, or another individual or entity, to own constructively in excess of 9.8%
of the outstanding shares of Common Stock and thus violate the Ownership Limit,
or such other limit permitted by the Board of Directors. The Board of Directors
may, but in no event will be required to, waive the Ownership Limit with respect
to a particular stockholder if it determines that such ownership will not
jeopardize the Company's status as a REIT and the Board of Directors otherwise
decides such action would be in the best interest of the Company. As a condition
of such waiver, the Board of Directors may require an opinion of counsel
satisfactory to it and/or undertakings or representations from the applicant
with respect to preserving the REIT status of the Company. The Board of
Directors currently expects to waive the Ownership Limit with respect to
Ameritech Pension Trust, allowing it to own up to 15.2% of the Common Stock.
However, such waiver will be conditioned upon the receipt of undertakings or
representations from Ameritech Pension Trust
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requested by the Board of Directors which are reasonably necessary to conclude
that such ownership will not cause the Company to fail to qualify as a REIT.
The Company's Articles of Incorporation further prohibit any person from
(i) actually or constructively owning shares of stock of the Company that would
result in the Company being "closely held" under Section 856(h) of the Code or
otherwise cause the Company to fail to qualify as a REIT or (ii) transferring
shares of stock of the Company if such transfer would result in shares of stock
of the Company being owned by fewer than 100 persons. Any person who acquires or
attempts or intends to acquire actual or constructive ownership of shares of
stock of the Company that will or may violate any of the foregoing restrictions
on transferability and ownership is required to give notice immediately to the
Company and provide the Company with such other information as the Company may
request in order to determine the effect of such transfer on the Company's
status as a REIT. The foregoing restrictions on transferability and ownership
will not apply if the Board of Directors determines that it is no longer in the
best interest of the Company to attempt to qualify, or to continue to qualify,
as a REIT. Except as otherwise described above, any change in the Ownership
Limit would require an amendment to the Articles of Incorporation which requires
the affirmative vote of holders owning at least two-thirds of the shares of the
Company's capital stock outstanding and entitled to vote thereon.
Pursuant to the Articles of Incorporation, if any purported transfer of
shares of Common Stock of the Company or any other event would otherwise result
in any person violating the Ownership Limit or such other limit as permitted by
the Board of Directors, then any such purported transfer will be void and of no
force or effect with respect to the purported transferee (the "Prohibited
Transferee") as to that number of shares of Common Stock in excess of the
Ownership Limit or such other limit, and the Prohibited Transferee shall acquire
no right or interest (or, in the case of any event other than a purported
transfer, the person or entity holding record title to any such excess shares of
Common Stock (the "Prohibited Owner") shall cease to own any right or interest)
in such excess shares. Any such excess shares described above will be
transferred automatically, by operation of law, to a trust, the beneficiary of
which will be a qualified charitable organization selected by the Company (the
"Beneficiary"). Such automatic transfer shall be deemed to be effective as of
the close of business on the business day prior to the date of such violative
transfer. Within 20 days of receiving notice from the Company of the transfer of
shares of Common Stock to the trust, the trustee of the trust (who shall be
designated by the Company and be unaffiliated with the Company and any
Prohibited Transferee or Prohibited Owner) will be required to sell such excess
shares of Common Stock to a person or entity who could own such shares without
violating the Ownership Limit, or such other limit as permitted by the Board of
Directors, and distribute to the Prohibited Transferee or Prohibited Owner, as
applicable, an amount equal to the lesser of the price paid by the Prohibited
Transferee or Prohibited Owner for such excess shares or the sales proceeds
received by the trust for such excess shares. In the case of any excess shares
of Common Stock resulting from any event other than a transfer, or from a
transfer for no consideration (such as a gift), the trustee will be required to
sell such excess shares to a qualified person or entity and distribute to the
Prohibited Owner or Prohibited Transferee, as applicable, an amount equal to the
lesser of the Market Price (as defined in the Company's Articles of
Incorporation) of such excess shares of Common Stock as of the date of such
event or the sales proceeds received by the trust for such excess shares. In
either case, any proceeds in excess of the amount distributable to the
Prohibited Transferee or Prohibited Owner, as applicable, will be distributed to
the Beneficiary. Prior to a sale of any such excess shares of Common Stock by
the trust, the trustee will be entitled to receive, in trust for the
Beneficiary, all dividends and other distributions paid by the Company with
respect to such excess shares, and also will be entitled to exercise all voting
rights with respect to such excess shares. Subject to Maryland law, effective as
of the date that such shares of Common Stock have been transferred to the trust,
the trustee shall have the authority (at the trustee's sole discretion) (i) to
rescind as void any vote cast by a Prohibited Transferee or Prohibited Owner, as
applicable, prior to the discovery by the Company that such shares of Common
Stock should have been automatically transferred to the trust and (ii) to recast
such vote in accordance with the desires of the trustee acting for the benefit
of the Beneficiary. However, if the Company has already taken irreversible
corporate action, then the trustee shall not have the authority to rescind and
recast such vote. Any dividend or other distribution paid to the Prohibited
Transferee or Prohibited Owner (prior to the discovery by the Company that such
shares of Common Stock had been automatically transferred to a trust as
described
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above) will be required to be repaid to the trustee upon demand for distribution
to the Beneficiary. In the event that the transfer to the trust as described
above is not automatically effective (for any reason) to prevent violation of
the Ownership Limit or such other limit as provided in the Company's Articles of
Incorporation or as otherwise permitted by the Board of Directors, then the
Articles of Incorporation provide that the transfer of the excess shares will be
void ab initio.
In addition, shares of Common Stock held in the trust shall be deemed to
have been offered for sale to the Company, or its designee, at a price per share
equal to the lesser of (i) the price per share in the transaction that resulted
in such transfer to the trust (or, in the case of a devise or gift, the market
price at the time of such devise or gift) and (ii) the market price on the date
the Company, or its designee, accepts such offer. The Company shall have the
right to accept such offer until the trustee has sold the shares held in the
trust. Upon such a sale to the Company, the interest of the Beneficiary in the
shares sold shall terminate and the trustee shall distribute the net proceeds of
the sale to the Prohibited Transferee or Prohibited Owner.
If any purported transfer of shares would cause the Company to be
beneficially owned by fewer than 100 persons, such transfer will be null and
void in its entirety and the intended transferee will acquire no rights to the
stock.
All certificates representing shares will bear a legend referring to the
restrictions described above. The foregoing ownership limitations could delay,
defer or prevent a transaction or a change in control of the Company that might
involve a premium price for the shares or otherwise be in the best interest of
stockholders.
Under the Articles of Incorporation, every owner of at least a specified
percentage of the outstanding shares must file a completed questionnaire with
the Company containing information regarding ownership of such shares, as set
forth in the Treasury Regulations. Under current Treasury Regulations, the
percentage will be set between 0.5% and 5.0%, depending upon the number of
record holders of the Common Stock. In addition, each stockholder shall upon
demand be required to disclose to the Company in writing such information as the
Company may request in order to determine the effect, if any, of such
stockholder's actual and constructive ownership of shares of Common Stock on the
Company's status as a REIT and to ensure compliance with the Ownership Limit, or
such other limit as provided in the Articles of Incorporation or as otherwise
permitted by the Board of Directors.
TRANSFER AGENT AND REGISTRAR
The transfer agent and registrar for the Common Stock is BankBoston, N.A.
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CERTAIN PROVISIONS OF MARYLAND LAW AND OF
THE COMPANY'S ARTICLES OF INCORPORATION AND BYLAWS
The following paragraphs summarize certain provisions of the MGCL and the
Company's Articles of Incorporation and Bylaws. Such paragraphs do not, however,
purport to be complete and are subject to and qualified in their entirety by
reference to the MGCL and the Articles of Incorporation and Bylaws.
BOARD OF DIRECTORS
The Articles of Incorporation provide that the number of directors of the
Company shall be established by the Bylaws but shall not be less than the
minimum number required by the MGCL, which in the case of the Company is three.
The Bylaws currently provide that the Board of Directors will consist of not
fewer than five nor more than 13 members and will be elected to a one-year term
at each annual meeting of the Company's stockholders. Any vacancy (except for a
vacancy caused by removal) will be filled by a majority of the entire Board of
Directors. The Bylaws provide that a majority of the Board must be "Independent
Directors." An "Independent Director" is a director who is not an employee,
officer or affiliate of the Company or a subsidiary or division thereof, or a
relative of a principal executive officer, or who is not an individual member of
an organization acting as advisor, consultant or legal counsel, receiving
compensation on a continuing basis from the Company in addition to director's
fees.
REMOVAL OF DIRECTORS
While the Articles of Incorporation and the MGCL empower the stockholders
to fill vacancies in the Board of Directors that are caused by the removal of a
director, the Articles of Incorporation preclude stockholders from removing
incumbent directors except upon a substantial affirmative vote. Specifically,
the Articles of Incorporation provide that a director may be removed only for
cause and only by the affirmative vote of at least two-thirds of the votes
entitled to be cast in the election of directors. Under the MGCL, the term
"cause" is not defined and is, therefore, subject to Maryland common law and to
judicial interpretation and review in the context of the unique facts and
circumstances of any particular situation. This provision, when coupled with the
provision in the Bylaws authorizing the Board of Directors to fill vacant
directorships, precludes stockholders from removing incumbent directors except
upon a substantial affirmative vote and filling the vacancies created by such
removal with their own nominees.
OPT OUT OF BUSINESS COMBINATIONS AND CONTROL SHARE ACQUISITION STATUTES
The Company will elect in its Bylaws not to be governed by the "control
share acquisition" provisions of the MGCL (Sections 3-701 through 3-709), and
the Board of Directors will adopt, by irrevocable resolution of the Board of
Directors, not to be governed by the "business combination" provision of the
MGCL (Section 3-602), each of which could have the effect of delaying or
preventing a change of control of the Company. The Bylaws will provide that the
Company cannot at a future date determine to be governed by either such
provision without the approval of a majority of the outstanding shares entitled
to vote. In addition, such irrevocable resolution adopted by the Board of
Directors may only be changed by the approval of a majority of the outstanding
shares entitled to vote.
AMENDMENT TO THE ARTICLES OF INCORPORATION AND BYLAWS
The Articles of Incorporation may not be amended without the affirmative
vote of at least two-thirds of the shares of capital stock outstanding and
entitled to vote thereon voting together as a single class. Other than
provisions of the Bylaws (i) opting out of the control share acquisition
statute, (ii) requiring approval by the Independent Directors of transactions
involving executive officers, directors or any limited partners of the Operating
Partnership and their affiliates and (iii) those governing amendment of the
Bylaws, each of which may be amended only with the approval of a majority of the
shares of capital stock entitled to vote, the Bylaws may be amended by the vote
of a majority of the Board of Directors or the shares of the Company's capital
stock entitled to vote thereon.
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MEETINGS OF STOCKHOLDERS
The Bylaws provide for annual meetings of stockholders, commencing in 1998,
to elect the Board of Directors and transact such other business as may properly
be brought before the meeting. Special meetings of stockholders may be called by
the President, the Board of Directors, the Chairman of the Board and/or at the
request in writing of the holders of 50% or more of the outstanding stock of the
Company entitled to vote.
The MGCL provides that any action required or permitted to be taken at a
meeting of stockholders may be taken without a meeting by unanimous written
consent, if such consent sets forth such action and is signed by each
stockholder entitled to vote on the matter and a written waiver of any right to
dissent is signed by each stockholder entitled to notice of the meeting but not
entitled to vote at it.
ADVANCE NOTICE OF DIRECTOR NOMINATIONS AND NEW BUSINESS
The Bylaws provide that (i) with respect to an annual meeting of
stockholders, nominations of persons for election to the Board of Directors and
the proposal of business to be considered by stockholders may be made only (a)
pursuant to the Company's notice of the meeting, (b) by or at the direction of
the Board of Directors or (c) by a stockholder who is entitled to vote at the
meeting and has complied with the advance notice procedures set forth in the
Bylaws, and (ii) with respect to special meetings of stockholders, only the
business specified in the Company's notice of meeting may be brought before the
meeting of stockholders.
The provisions in the Articles of Incorporation on amendments to the
Articles of Incorporation and the advance notice provisions of the Bylaws could
have the effect of discouraging a takeover or other transaction in which holders
of some, or a majority, of the shares of Common Stock might receive a premium
for their shares of Common Stock over the then prevailing market price or which
such holders might believe to be otherwise in their best interests.
DISSOLUTION OF THE COMPANY
Under the MGCL, the Company may be dissolved by (i) the affirmative vote of
a majority of the entire Board of Directors declaring such dissolution to be
advisable and directing that the proposed dissolution be submitted for
consideration at any annual or special meeting of stockholders and (ii) upon
proper notice, stockholder approval by the affirmative vote of the holders of
two-thirds of the total number of shares of capital stock outstanding and
entitled to vote thereon voting as a single class.
LIMITATION OF DIRECTORS' AND OFFICERS' LIABILITY
The Company's officers and directors will be indemnified under the MGCL,
the Articles of Incorporation and the Partnership Agreement against certain
liabilities. The Articles of Incorporation and Bylaws require the Company to
indemnify its directors and officers to the fullest extent permitted from time
to time by the MGCL.
The MGCL permits a corporation to indemnify its directors and officers and
certain other parties against judgments, penalties, fines, settlements and
reasonable expenses actually incurred by them in connection with any proceeding
to which they may be made a party by reason of their service in those or other
capacities unless it is established that (i) the act or omission of the director
or officer was material to the matter giving rise to the proceeding and was
committed in bad faith or was the result of active and deliberate dishonesty,
(ii) the director or officer actually received an improper personal benefit in
money, property or services or (iii) in the case of any criminal proceeding, the
director or officer had reasonable cause to believe that the act or omission was
unlawful. Indemnification may be made against judgments, penalties, fines,
settlements and reasonable expenses actually incurred by the director or officer
in connection with the proceeding; provided, however, that if the proceeding is
one by or in the right of the corporation, indemnification may not be made with
respect to any proceeding in which the director or officer has been adjudged to
be liable to the corporation. In addition, a director or officer may not be
indemnified with respect to any proceeding charging improper personal benefit to
the director or officer in which the director or officer was adjudged to be
liable on the basis that personal benefit was received. The termination of any
proceeding by conviction, or upon a plea of nolo contendere or its
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equivalent, or an entry of any order of probation prior to judgment, creates a
rebuttable presumption that the director or officer did not meet the requisite
standard of conduct required for indemnification to be permitted.
The MGCL permits the articles of incorporation of a Maryland corporation to
include a provision limiting the liability of its directors and officers to the
corporation and its stockholders for money damages, subject to specified
restrictions, and the Articles of Incorporation of the Company contain this
provision. The MGCL does not, however, permit the liability of directors and
officers to the corporation or its stockholders to be limited to the extent that
(i) it is proved that the person actually received an improper personal benefit
in money, property or services, (ii) a judgment or other final adjudication is
entered in a proceeding based on a finding that the person's action, or failure
to act, was committed in bad faith or was the result of active and deliberate
dishonesty and was material to the cause of action adjudicated in the proceeding
or (iii) in the case of any criminal proceeding, the director had reasonable
cause to believe that the act or failure to act was unlawful. This provision
does not limit the ability of the Company or its stockholders to obtain other
relief, such as an injunction or rescission.
The Partnership Agreement also provides for indemnification of the Company,
as general partner, and its officers and directors to the same extent
indemnification is provided to officers and directors of the Company in its
Articles of Incorporation, and limits the liability of the Company and its
officers and directors to the Operating Partnership and the partners of the
Operating Partnership to the same extent liability of officers and directors of
the Company to the Company and its stockholders is limited under the Articles of
Incorporation. See "Description of Certain Provisions of the Partnership
Agreement of the Operating Partnership -- Exculpation and Indemnification of the
Company."
Insofar as indemnification for liability arising under the Securities Act
may be permitted to directors, officers or persons controlling the Company
pursuant to the foregoing provisions, the Company has been informed that in the
opinion of the SEC, such indemnification is against public policy as expressed
in the Securities Act and is therefore unenforceable.
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DESCRIPTION OF CERTAIN PROVISIONS OF THE
PARTNERSHIP AGREEMENT OF THE OPERATING PARTNERSHIP
Substantially all of the Company's assets will be held, and all of its
operations will be conducted, by or through the Operating Partnership. The
Company is the general partner of the Operating Partnership and expects at all
times to own a majority interest in the Operating Partnership. The right and
power to manage the Operating Partnership will be vested exclusively in the
Company, as general partner. The interests in the Operating Partnership
allocated to the Company will be designated as a general partner interest.
Except with respect to distributions of cash and allocations of income and loss,
and except as otherwise noted herein and elsewhere in this Prospectus, the
description herein of Units is applicable also to Performance Units, and holders
of Performance Units will be treated as limited partners. The following summary
of the Amended and Restated Agreement of Limited Partnership of the Operating
Partnership (the "Partnership Agreement") and the descriptions of certain
provisions set forth elsewhere in this Prospectus are qualified in their
entirety by reference to the Partnership Agreement, which is filed as an exhibit
to the Registration Statement of which this Prospectus is a part.
GENERAL
Holders of Units will hold limited partnership interests in the Operating
Partnership, and all holders of partnership interests (including the Company in
its capacity as general partner) will be entitled to share in cash distributions
from, and in the profits and losses of, the Operating Partnership. The number of
GP Units held by the Company will be equal to the total number of shares of
Common Stock outstanding. Accordingly, the distributions paid by the Company per
share outstanding are expected to be equal to the distributions per Unit paid on
the outstanding Units. At the time of the Offering, the Units will not be
registered pursuant to Federal or state securities laws, and they will not be
listed on the NYSE or any other exchange or quoted on any national market
system. However, the shares of Common Stock that may be issued by the Company
upon redemption of the Units may be sold in registered transactions, or
transactions exempt from registration under the Securities Act. The limited
partners of the Operating Partnership will have the rights to which limited
partners are entitled under the Partnership Agreement and the Partnership Act.
The Partnership Agreement imposes certain restrictions on the transfer of Units,
as described below.
PURPOSE, BUSINESS AND MANAGEMENT
The Operating Partnership is organized as a Delaware limited partnership
pursuant to the terms of the Partnership Agreement. The Company will be the sole
general partner of the Operating Partnership and will conduct substantially all
of its business through the Operating Partnership, except for investment
advisory services (which will be conducted through the Investment Management
Subsidiary). The Operating Partnership will own 100% of the nonvoting preferred
stock of the Investment Management Subsidiary (representing 95% of its economic
interest) and former stockholders of AMB will own all of the outstanding voting
common stock of the Investment Management Subsidiary (representing 5% of its
economic interest).
The primary purpose of the Operating Partnership is, in general, to
acquire, purchase, own, operate, manage, develop, redevelop, invest in, finance,
refinance, sell, lease and otherwise deal with industrial and retail properties
and assets related thereto, and interests therein. The Operating Partnership is
authorized to conduct any business that may be lawfully conducted by a limited
partnership formed under the Partnership Act, except that the Partnership
Agreement requires the business of the Operating Partnership to be conducted in
such a manner that will permit the Company to be classified as a REIT under
Section 856 of the Code, unless the Company ceases to qualify as a REIT for
reasons other than the conduct of the business of the Operating Partnership.
Subject to the foregoing limitation, the Operating Partnership may enter into
partnerships, joint ventures or similar arrangements and may own interests
directly or indirectly in any other entity.
The Company, as the general partner of the Operating Partnership, has the
exclusive power and authority to conduct the business of the Operating
Partnership, subject to the consent of the limited partners in certain limited
circumstances (as discussed below) and except as expressly limited in the
Partnership Agreement.
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The Company has the right to make all decisions and take all actions with
respect to the Operating Partnership's acquisition and operation of the
Properties and all other assets and businesses of or related to the Partnership.
No limited partner may take part in the conduct or control of the business or
affairs of the Operating Partnership by virtue of being a holder of Units. In
particular, each limited partner expressly acknowledges in the Partnership
Agreement that the Company, as general partner, is acting on behalf of the
Operating Partnership's limited partners and the Company's stockholders
collectively, and is under no obligation to consider the tax consequences to
limited partners when making decisions for the benefit of the Operating
Partnership. The Company intends to make decisions in its capacity as general
partner of the Operating Partnership so as to maximize the profitability of the
Company and the Operating Partnership as a whole, independent of the tax effects
on the limited partners. The Company and the Operating Partnership will have no
liability to a limited partner as a result of any liabilities or damages
incurred or suffered by, or benefits not derived by, a limited partner as a
result of an action or inaction of the Company as general partner of the
Operating Partnership as long as the Company acted in good faith. Limited
partners will have no right or authority to act for or to bind the Operating
Partnership.
Investors who receive Units in connection with the Formation Transactions,
as limited partners of the Operating Partnership, will have no authority to
transact business for, or participate in the management activities or decisions
of, the Operating Partnership, except as provided in the Partnership Agreement
and as required by applicable law.
ENGAGING IN OTHER BUSINESSES; CONFLICTS OF INTEREST
The Company may not conduct any business other than in connection with the
ownership, acquisition and disposition of Operating Partnership interests as a
general partner and the management of the business of the Operating Partnership,
its operation as a public reporting company with a class (or classes) of
securities registered under the Securities Exchange Act of 1934, as amended (the
"Exchange Act"), its operation as a REIT and such activities as are incidental
to such activities (including, without limitation, ownership of any interest in
the Investment Management Subsidiary or a management or finance subsidiary
organized as a partnership, limited liability company or corporation) without
the consent of the holders of a majority of the limited partnership interests.
Except as may otherwise be agreed to in writing, each limited partner, and its
affiliates, is free to engage in any business or activity, even if such business
or activity competes with or is enhanced by the business of the Operating
Partnership. The Partnership Agreement does not prevent another person or entity
that acquires control of the Company in the future from conducting other
businesses or owning other assets, even though such businesses or assets may be
ones that it would be in the best interests of the limited partners for the
Operating Partnership to own. The Company, in the exercise of its power and
authority under the Partnership Agreement, may contract and otherwise deal with
or otherwise obligate the Operating Partnership to entities in which the Company
or any one or more of the officers, directors or stockholders of the Company may
have an ownership or other financial interest, whether direct or indirect.
REIMBURSEMENT OF THE COMPANY; TRANSACTIONS WITH THE COMPANY AND ITS AFFILIATES
The Company will not receive any compensation for its services as general
partner of the Operating Partnership. The Company, however, as a partner in the
Operating Partnership, has the same right to allocations and distributions as
other partners of the Operating Partnership. In addition, the Operating
Partnership will reimburse the Company for all expenses it incurs relating to
its activities as general partner, its continued existence and qualification as
a REIT and all other liabilities incurred by the Company in connection with the
pursuit of its business and affairs. The Company may retain such persons or
entities as it shall determine (including itself, any entity in which the
Company has an interest, or any entity with which it is affiliated) to provide
services to or on behalf of the Operating Partnership. The Company will be
entitled to reimbursement from the Operating Partnership for its out of pocket
expenses (other than amounts paid or payable to the Company or any entity in
which the Company has an interest or with which it is affiliated) incurred in
connection with Operating Partnership business. Such expenses include those
incurred in connection with the administration and activities of the Operating
Partnership, such as the maintenance of the Operating Partnership books and
records, management of the Operating Partnership property and assets, and
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preparation of information regarding the Operating Partnership provided to the
partners in the preparation of their individual tax returns. Except as expressly
permitted by the Operating Partnership Agreement, however, affiliates of the
Company will not engage in any transactions with the Operating Partnership
except on terms that are fair and reasonable and no less favorable to the
Operating Partnership than would be obtained from an unaffiliated third party.
EXCULPATION AND INDEMNIFICATION OF THE COMPANY
The Partnership Agreement generally provides that the Company, as general
partner of the Operating Partnership, will incur no liability to the Operating
Partnership or any limited partner for losses sustained, liabilities incurred,
or benefits not derived as a result of errors in judgment or for any mistakes of
fact or law or for anything which it may do or refrain from doing in connection
with the business and affairs of the Operating Partnership if the Company
carried out its duties in good faith. The Company's liability in any event is
limited to its interest in the Operating Partnership. Without limiting the
foregoing, the Company has no liability for the loss of any limited partner's
capital. In addition, the Company is not responsible for any misconduct,
negligent act or omission of any consultant, contractor or agent of the
Operating Partnership or of the Company and has no obligation other than to use
good faith in the selection of all such contractors, consultants and agents. The
Company may consult with counsel, accountants, appraisers, management
consultants, investment bankers, and other consultants and advisors selected by
it. An opinion by any such consultant on a matter which the Company believes to
be within such consultant's professional or expert competence is deemed to be
complete protection as to any action taken or omitted to be taken by the Company
based on such opinion and in good faith.
The Partnership Agreement also requires the Operating Partnership to
indemnify the Company, the directors and officers of the Company, and such other
persons as the Company may from time to time designate against any loss or
damage, including reasonable legal fees and court costs incurred by such person
by reason of anything it may do or refrain from doing for or on behalf of the
Operating Partnership or in connection with its business or affairs unless it is
established that: (i) the act or omission of the indemnified person was material
to the matter giving rise to the proceeding and either was committed in bad
faith or was the result of active and deliberate dishonesty; (ii) the
indemnified person actually received an improper personal benefit in money,
property or services; or (iii) in the case of any criminal proceeding, the
indemnified person had reasonable cause to believe that the act or omission was
unlawful. Any such indemnification claims must be satisfied solely out of the
assets of the Operating Partnership.
SALES OF ASSETS; LIQUIDATION
Under the Partnership Agreement, the Company, as general partner, generally
has the exclusive authority to determine whether, when and on what terms the
assets of the Operating Partnership (including the Properties) will be sold.
However, the Company anticipates that it will agree, in connection with the
contribution of Properties from taxable Investors in the Formation Transactions
(with an estimated aggregate value of approximately $34 million), not to dispose
of such assets in a taxable sale or exchange prior to the fourth anniversary of
the consummation of the Formation Transactions and, thereafter, to use
commercially reasonable efforts to minimize the adverse tax consequences of any
such sale. The Company may enter into similar agreements in connection with
other acquisitions of properties for Units.
A merger of the Operating Partnership with another entity generally
requires an affirmative vote of the holders of a majority of the outstanding
percentage interest (including that held directly or indirectly by the Company),
subject to certain consent rights of holders of Units as described below under
"Amendment of the Partnership Agreement." A dissolution or liquidation of the
Operating Partnership, including a sale or disposition of all or substantially
all of the Operating Partnership's assets and properties, also requires the
consent of a majority of all Units held by limited partners, including
Performance Units.
CAPITAL CONTRIBUTION
The Partnership Agreement provides that if the Operating Partnership
requires additional funds at any time or from time to time in excess of funds
available to the Operating Partnership from borrowings or capital
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contributions, the Company may borrow such funds from a financial institution or
other lender or through public or private debt offerings and lend such funds to
the Operating Partnership on the same terms and conditions as are applicable to
the Company's borrowing of such funds. As an alternative to borrowing funds
required by the Operating Partnership, the Company may contribute the amount of
such required funds as an additional capital contribution to the Operating
Partnership. If the Company so contributes additional capital to the Operating
Partnership, the Company's partnership interest in the Operating Partnership
will be increased on a proportionate basis. Conversely, the partnership
interests of the limited partners will be decreased on a proportionate basis in
the event of additional capital contributions by the Company. See "Policies With
Respect to Certain Activities -- Financing Policies."
REMOVAL OF THE GENERAL PARTNER; TRANSFERABILITY OF THE COMPANY'S INTERESTS;
TREATMENT OF UNITS IN SIGNIFICANT TRANSACTIONS
The general partner may not be removed by the limited partners, with or
without cause, other than with the consent of the general partner. The
Partnership Agreement provides that the Company may not voluntarily withdraw
from the Operating Partnership, without the consent of the limited partners.
However, except as set forth below, the Company may transfer or assign its
general partner interest in connection with a merger, consolidation or sale of
substantially all the assets of the Company without limited partner consent.
Neither the Company nor the Operating Partnership may engage in any merger,
consolidation or other combination with or into another person, or effect any
reclassification, recapitalization or change of its outstanding equity
interests, and the Company may not sell all or substantially all of its assets
(each a "Termination Transaction") unless in connection with the Termination
Transaction all holders of Units either will receive, or will have the right to
elect to receive, for each Unit an amount of cash, securities or other property
equal to the product of the number of shares of Common Stock into which each
Unit is then exchangeable and the greatest amount of cash, securities or other
property paid to the holder of one Share in consideration of one Share pursuant
to the Termination Transaction. If, in connection with the Termination
Transaction, a purchase, tender or exchange offer shall have been made to and
accepted by the holders of the outstanding shares of Common Stock, each holder
of Units will receive, or will have the right to elect to receive, the greatest
amount of cash, securities or other property which such holder would have
received had it exercised its right to redemption and received shares of Common
Stock in exchange for its Units immediately prior to the expiration of such
purchase, tender or exchange offer and had thereupon accepted such purchase,
tender or exchange offer. Performance Units issued or to be issued will also
have the benefit of such provisions, irrespective of the capital account then
applicable thereto.
A Termination Transaction may also occur if the following conditions are
met: (i) substantially all of the assets directly or indirectly owned by the
surviving entity are held directly or indirectly by the Operating Partnership or
another limited partnership or limited liability company which is the survivor
of a merger, consolidation or combination of assets with the Operating
Partnership (in each case, the "Surviving Partnership"); (ii) the holders of
Units, including the holders of Performance Units issued or to be issued, own a
percentage interest of the Surviving Partnership based on the relative fair
market value of the net assets of the Operating Partnership and the other net
assets of the Surviving Partnership immediately prior to the consummation of
such transaction; (iii) the rights, preferences and privileges of such holders
in the Surviving Partnership, including the holders of Performance Units issued
or to be issued, are at least as favorable as those in effect immediately prior
to the consummation of such transaction and as those applicable to any other
limited partners or non-managing members of the Surviving Partnership (except,
as to Performance Units, for such differences with Units regarding liquidation,
redemption or exchange as are described herein); and (iv) such rights of the
limited partners, including the holders of Performance Units issued or to be
issued, include at least one of the following: (a) the right to redeem their
interests in the Surviving Partnership for the consideration available to such
persons pursuant to the preceding paragraph; or (b) the right to redeem their
Units for cash on terms equivalent to those in effect immediately prior to the
consummation of such transaction, or, if the ultimate controlling person of the
Surviving Partnership has publicly traded common equity securities, such common
equity securities, with an exchange ratio based on the relative fair market
value of such securities and the Common Stock. For purposes of this paragraph,
the determination of relative fair market values and rights, preferences and
privileges of the limited partners shall be reasonably determined
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by the Company's Board of Directors as of the time of the Termination
Transaction and, to the extent applicable, the values shall be no less favorable
to the holders of Units than the relative values reflected in the terms of the
Termination Transaction.
The foregoing provisions may not be amended or waived without the consent
of a majority of all Units held by limited partners including Performance Units.
In addition, in the event of a Termination Transaction, the arrangements
with respect to Performance Units and Performance Shares will be equitably
adjusted to reflect the terms of the transaction, including, to the extent that
the shares are exchanged for consideration other than publicly traded common
equity, the transfer or release of remaining Performance Shares, and resulting
issuance of any Performance Units, as of the consummation of the Termination
Transaction or set forth in the applicable Supplement.
RESTRICTIONS ON TRANSFER OF UNITS BY LIMITED PARTNERS
The Partnership Agreement provides that no limited partner shall, without
the prior written consent of the Company as general partner (which may be
withheld in the sole discretion of the Company), sell, assign, distribute or
otherwise transfer all or any part of his or its interest in the Operating
Partnership except by operation of law, gift (outright or in trust) or by sale,
in each case to or for the benefit of his spouse or descendants, except for
pledges or other collateral transfers effected by a limited partner to secure
the repayment of a loan, or the redemption of Units in accordance with the
Partnership Agreement. All other transfers are subject to the general partner's
right of first refusal. All transfers must also be in compliance with certain
provisions relating to legal, tax and regulatory matters.
An assignee, legatee, distributee or other transferee ("Transferee") of all
or any portion of a partner's interest in the Operating Partnership shall be
entitled to receive profits, losses and distributions under the Partnership
Agreement attributable to such interest, from and after the effective date of
the transfer of such interest; provided, however, (i) no transfer by a limited
partner shall be effective until such transfer has been consented to by the
Company, (ii) no Transferee shall be considered a substituted limited partner
unless the Company, in its sole and absolute discretion, shall consent to the
admission of such Transferee as a substituted limited partner and (iii) the
Operating Partnership and the Company shall be entitled to treat the transferor
of such interest as the absolute owner thereof in all respects, and shall incur
no liability for the allocation of profits, losses or distributions which are
made to such transferor until such time as the written instrument of transfer
has been received by the Company and the effective date of the transfer is
passed. The "effective date" of any transfer shall be the last day of the month
set forth on the written instrument of transfer or such other date consented to
in writing by the Company as the "effective date." Notwithstanding the
foregoing, no transfer shall be effective to the extent it would, by treating
the Units so transferred as if they had been exchanged for shares of Common
Stock, violate the limitations on ownership set forth in the Articles of
Incorporation in order to protect and preserve the Company's status as a REIT.
NO WITHDRAWAL BY LIMITED PARTNERS
No limited partner has the right to withdraw from or reduce his or its
capital contribution to the Operating Partnership, except as a result of the
redemption, exchange, or transfer of Units in accordance with the Partnership
Agreement.
ISSUANCE OF ADDITIONAL UNITS AND/OR PREFERENCE UNITS
The Company is authorized at any time, without the consent of the limited
partners, to cause the Operating Partnership to issue additional partnership
interests to the Company, to the limited partners or to other persons for such
consideration and upon such terms and conditions as the Company deems
appropriate. If interests are issued to the Company, then the Company must issue
a corresponding number of shares of Common Stock and must contribute to the
Operating Partnership the proceeds, if any, received by the Company from such
issuance. Upon the issuance of additional interests, the percentage interest of
all the partners in the Operating Partnership would be diluted. In addition, the
Partnership Agreement provides that the Operating Partnership may also issue
preferred units and other partnership interests of different classes and series
(collectively, "Preference Units") having such rights, preferences and other
privileges, variations and designations as may be determined by the Company. Any
such Preference Units may have terms,
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provisions and rights which are preferential to the terms, provisions and rights
of the Units. Preference Units, however, may be issued to the Company only in
connection with an offering of securities of the Company having substantially
similar rights and the contribution of the proceeds therefrom to the Operating
Partnership. Consideration for partnership interests may be cash or any property
or other assets permitted by the Partnership Act. No limited partner has
preemptive, preferential or similar rights with respect to capital contributions
to the Operating Partnership or the issuance or sale of any partnership
interests therein.
AWARDS UNDER STOCK INCENTIVE PLAN
If options granted in connection with the Stock Incentive Plan are
exercised at any time or from time to time, or restricted shares of Common Stock
are issued under the Stock Incentive Plan, the Partnership Agreement requires
the Company to contribute to the Operating Partnership as an additional
contribution the exercise price received by the Company in connection with the
issuance of shares of Common Stock to such exercising participant or the
proceeds received by the Company upon issuance of such shares of Common Stock.
Upon such contribution the Company will be issued a number of Units in the
Operating Partnership equal to the number of shares of Common Stock so issued.
REDEMPTION/EXCHANGE RIGHTS
Holders of Units will have the right, commencing on the first anniversary
of becoming a limited partner of the Operating Partnership, to require the
Operating Partnership to redeem part or all of their Units for cash (based upon
the fair market value of an equivalent number of shares of Common Stock at the
time of such redemption) or the Company may elect to exchange such Units for
shares of Common Stock (on a one-for-one basis, subject to adjustment in the
event of stock splits, stock dividends, issuance of certain rights, certain
extraordinary distributions and similar events). The Company presently
anticipates that it will elect to issue shares of Common Stock in exchange for
Units in connection with each such redemption request, rather than having the
Operating Partnership pay cash. With each such redemption or exchange, the
Company's percentage ownership interest in the Operating Partnership will
increase. This redemption/exchange right may be exercised by limited partners
from time to time, in whole or in part, subject to the limitations that such
right may not be exercised at any time to the extent such exercise would result
in any person actually or constructively owning shares of Common Stock in excess
of the Ownership Limit or such other amount as permitted by the Board of
Directors, as applicable, assuming common stock was issued in such exchange. See
"Description of Capital Stock -- Restrictions on Ownership and Transfer."
Holders of Performance Units also have limited redemption/exchange rights, as
discussed in "-- Performance Units" below.
PERFORMANCE UNITS
Notwithstanding the foregoing discussion of distributions and allocations
of income or loss of the Operating Partnership, depending on the trading price
of the Common Stock after the first anniversary of the Offering, the Executive
Officers, in their capacity as limited partners of the Operating Partnership,
may receive Performance Units. The Performance Units will be similar to Units in
many respects, including (i) the right to share in operating distributions, and
allocations of operating income and loss, of the Operating Partnership on a pro
rata basis with Units; and (ii) certain redemption and exchange rights,
including limited rights to cause the Operating Partnership to redeem such
Performance Units for cash or, at the Company's option, to exchange such units
for shares of Common Stock. Any such redemption rights, however, will be
dependent upon an increase in the value of the assets of the Operating
Partnership (in some cases measured by reference to the trading price of the
shares of Common Stock) subsequent to the issuance of such Performance Units.
Without such an increase, the holders of Performance Units will not be entitled
to receive any proceeds upon the liquidation of the Operating Partnership or the
redemption of their Performance Units.
If any Performance Units are issued to the Executive Officers, in their
capacity as limited partners of the Operating Partnership, an equal number of GP
Units allocable to the Company and Units allocable to Performance Investors who
are limited partners in the Operating Partnership will be transferred to the
Operating Partnership. In addition, if any of the Company's GP Units are
transferred to the Operating Partnership as a result of the issuance of
Performance Units, an equal number of Performance Shares will be transferred by
Company stockholders to the Company from the applicable Performance Investors.
Accord-
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ingly, no Company stockholder or limited partner in the Operating Partnership
(other than Performance Investors, to the extent of their obligations to
transfer Performance Shares to the Company or the Operating Partnership, as
applicable) will be diluted as a result of the issuance of Performance Units to
the Executive Officers. See "Formation and Structure of the Company -- Escrow
Shares; Performance Units and Performance Shares."
REGISTRATION RIGHTS
The Company will grant to Investors receiving Units in connection with the
Formation Transactions certain registration rights (collectively, the
"Registration Rights") with respect to the shares of Common Stock issuable upon
exchange of Units or otherwise (the "Registrable Shares"). The Company has
agreed to file and generally keep continuously effective beginning one year
after the completion of the Offering a registration statement covering the
issuance of shares of Common Stock upon exchange of Units and the resale
thereof. Pursuant to the terms and conditions of such Registration Rights, prior
to the date upon which shares of Common Stock issued as of the date of the
consummation of the Offering would be eligible for resale under Rule 144(k)
under the Securities Act, as such rule may be amended from time to time (or any
similar rule or regulation hereafter adopted by the SEC), each Investor will be
limited to resales of Registrable Shares to the number of Registrable Shares
which otherwise would be eligible for resale by such Investor pursuant to Rule
144, assuming such Registrable Shares were issued as of the date of the
consummation of the Offering. The shelf registration statement will also cover
Shares issuable upon exchange of Performance Units. The Company may also agree
to provide the Registration Rights to any other person who may become an owner
of Units, provided such person provides the Company with satisfactory
undertakings. The Company will bear expenses incident to its registration
obligations upon exercise of the Registration Rights, including the payment of
Federal securities law and state Blue Sky registration fees, except that it will
not bear any underwriting discounts or commissions or transfer taxes relating to
registration of Registrable Shares.
OTHER TAX MATTERS
Pursuant to the Partnership Agreement, the Company will be the tax matters
partner of the Operating Partnership and, as such, will have authority to make
tax elections under the Code on behalf of the Operating Partnership.
The Partnership Agreement requires that the Operating Partnership be
operated in a manner that will enable the Company to satisfy the requirements
for being classified as a REIT and to avoid any Federal income tax liability.
Pursuant to the Partnership Agreement, the Operating Partnership will assume and
pay when due, or reimburse the Company for payment of, all expenses it incurs
relating to the ownership and operation of, or for the benefit of, the Operating
Partnership and all costs and expenses relating to the operations of the
Company.
DUTIES AND CONFLICTS
Except as otherwise set forth in "Policies with Respect to Certain
Activities -- Conflicts of Interest Policies" and "Management -- Employment
Agreements," any limited partner of the Operating Partnership may engage in
other business activities outside the Operating Partnership, including business
activities that directly compete with the Operating Partnership.
MEETINGS; VOTING
Meetings of the limited partners may be called by the Company, on its own
motion, or upon written request of limited partners owning at least 25% of the
then outstanding Units. Limited partners may vote either in person or by proxy
at meetings. Any action that is required or permitted to be taken by the limited
partners may be taken either at a meeting of the limited partners or without a
meeting if consents in writing setting forth the action so taken are signed by
limited partners owning not less than the minimum number of Units that would be
necessary to authorize or take such action at a meeting of the limited partners
at which all limited partners entitled to vote on such action were present. On
matters for which limited partners are
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entitled to vote, each limited partner will have a vote equal to the number of
Units the limited partner holds. A transferee of Units who has not been admitted
as a substituted limited partner with respect to such Units will have no voting
rights with respect to such Units, even if such transferee holds other Units as
to which it has been admitted as a limited partner. The Partnership Agreement
does not provide for annual meetings of the limited partners, and the Company
does not anticipate calling such meetings.
AMENDMENT OF THE PARTNERSHIP AGREEMENT
Amendments to the Partnership Agreement may be proposed by the Company or
by limited partners owning at least 25% of the then outstanding Units.
Generally, the Partnership Agreement may be amended with the approval of the
Company, as general partner, and partners (including the Company) holding a
majority of the percentage interest of the partnership. Certain provisions
regarding, among other things, the rights and duties of the Company as general
partner (e.g., restrictions on the Company's power to conduct businesses other
than as denoted herein) or the dissolution of the Operating Partnership, may not
be amended without the approval of a majority of the percentage interests of the
partnership. Notwithstanding the foregoing, the Company, as general partner,
will have the power, without the consent of the limited partners, to amend the
Partnership Agreement as may be required to, among other things, (i) add to the
obligations of the Company as general partner or surrender any right or power
granted to the Company as general partner, (ii) reflect the admission,
substitution, termination or withdrawal of partners in accordance with the terms
of the Partnership Agreement, (iii) establish the rights, powers, duties and
preferences of any additional partnership interests issued in accordance with
the terms of the Partnership Agreement, (iv) reflect a change of an
inconsequential nature that does not materially adversely affect any limited
partner, or cure any ambiguity, correct or supplement any provisions of the
Partnership Agreement not inconsistent with law or with other provisions of the
Partnership Agreement, or make other changes concerning matters under the
Partnership Agreement that are not otherwise inconsistent with the Partnership
Agreement or applicable law or (v) satisfy any requirements of Federal, state or
local law.
Certain amendments, including amendments effected directly or indirectly
through a merger or sale of assets of the Operating Partnership or otherwise,
that would, among other things, (i) convert a limited partner's interest into a
general partner's interest, (ii) modify the limited liability of a limited
partner, (iii) alter the interest of a partner in profits or losses, or the
rights to receive any distributions (except as permitted under the Partnership
Agreement with respect to the admission of new partners or the issuance of
additional Units, either of which actions will have the effect of changing the
percentage interests of the partners and thus altering their interests in
profits, losses and distributions) or (iv) alter the limited partner's
redemption right, must be approved by the Company and each limited partner that
would be adversely affected by such amendment. Such protections apply to both
holders of Units and holders of Performance Units. In addition, no amendment may
be effected, directly or indirectly, through a merger or sale of assets of the
Operating Partnership or otherwise, which would adversely affect the rights of
former stockholders of AMBIRA to receive Performance Units as described herein.
BOOKS AND REPORTS
The Operating Partnership's books and records are maintained at the
principal office of the Operating Partnership, which is located at 505
Montgomery Street, San Francisco, California 94111. All elections and options
available to the Operating Partnership for Federal or state income tax purposes
may be taken or rejected by the Operating Partnership in the sole discretion of
the Company. The limited partners will have the right, subject to certain
limitations, to receive copies of the most recent SEC filings by the Company,
the Operating Partnership's Federal, state and local income tax returns, a list
of limited partners, the Partnership Agreement, the partnership certificate and
all amendments thereto and certain information about the capital contributions
of the partners. The Company may keep confidential from the limited partners any
information that the Company believes to be in the nature of trade secrets or
other information the disclosure of which the Company in good faith believes is
not in the best interests of the Operating Partnership or which the Operating
Partnership is required by law or by agreements with unaffiliated third parties
to keep confidential.
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The Company will use reasonable efforts to furnish to each limited partner,
within 90 days after the close of each taxable year, the tax information
reasonably required by the limited partners for Federal and state income tax
reporting purposes.
TERM
The Operating Partnership will continue in full force and effect for
approximately 99 years or until sooner dissolved pursuant to the terms of the
Partnership Agreement.
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SHARES AVAILABLE FOR FUTURE SALE
Upon the completion of the Offering, the Company will have outstanding
81,963,529 shares of Common Stock (83,783,529 shares if the Underwriters'
over-allotment option is exercised in full). In addition, 2,386,910 shares of
Common Stock are reserved for issuance upon exchange of Units. The 12,000,000
shares of Common Stock issued in the Offering will be freely tradeable by
persons other than "affiliates" of the Company without restriction under the
Securities Act, subject to the limitations on ownership set forth in this
Prospectus. The shares of Common Stock received by the Investors in the
Formation Transactions and any shares of Common Stock acquired in redemption of
Units (the "Restricted Shares") will be "restricted securities" under the
meaning of Rule 144 promulgated under the Securities Act ("Rule 144") and may
not be sold in the absence of registration under the Securities Act unless an
exemption from registration is available, including exemptions contained in Rule
144. As described below under " -- Redemption/Exchange Rights/Registration
Rights," the Company has granted certain holders registration rights with
respect to their shares of Common Stock.
In general, under Rule 144 as currently in effect, if one year has elapsed
since the later of the date of acquisition of Restricted Shares from the Company
or from any "affiliate" of the Company, as that term is defined under the
Securities Act, the acquiror or subsequent holder thereof is entitled to sell
within any three-month period a number of shares that does not exceed the
greater of 1% of the then outstanding shares of Common Stock or the average
weekly trading volume of the shares of Common Stock during the four calendar
weeks immediately preceding the date on which notice of the sale is filed with
the SEC. Sales under Rule 144 also are subject to certain manner of sales
provisions, notice requirements and the availability of current public
information about the Company. If two years have elapsed since the date of
acquisition of Restricted Shares from the Company or from any "affiliate" of the
Company, and the acquiror or subsequent holder thereof is deemed not to have
been an affiliate of the Company at any time during the 90 days immediately
preceding a sale, such person is entitled to sell such shares in the public
market under Rule 144(k) without regard to the volume limitations, manner of
sale provisions, public information requirements or notice requirements.
Each of the Executive Officers of the Company has agreed that, during the
period ending two years after the date of this Prospectus, and the Company and
the Independent Directors have agreed that, during the period ending one year
after the date of this Prospectus, without the prior written consent of Morgan
Stanley & Co. Incorporated, on behalf of the Underwriters, they will not (i)
offer, pledge, sell, contract to sell, sell any option or contract to purchase,
purchase any option or contract to sell, grant any option, right or warrant to
purchase, lend or otherwise transfer or dispose of, directly or indirectly, any
shares of Common Stock or any securities convertible into or exercisable or
exchangeable for shares of Common Stock (provided that such shares or securities
are either now owned by such party or are hereafter acquired prior to or in
connection with the offering of the Common Stock offered hereby) or (ii) enter
into any swap or other arrangement that transfers to another, in whole or in
part, any of the economic consequences of ownership of the Common Stock, whether
any such transaction described in clause (i) or (ii) above is to be settled by
delivery of Common Stock or such other securities, in cash or otherwise, other
than (x) the shares of Common Stock to be purchased by the Underwriters under
the Underwriting Agreement, (y) the issuance by the Company of shares of Common
Stock upon the exercise of an option or a warrant or the conversion of a
security outstanding on the date of this Prospectus of which the Underwriters
have been advised in writing and (z) the issuance of shares of Common Stock by
the Company upon conversion or redemption of Units. Three of the Executive
Officers have pledged an aggregate of 319,306 shares of Common Stock to secure
an aggregate of $445,000 of indebtedness.
The Company will adopt the Stock Incentive Plan for the purpose of
attracting and retaining highly qualified directors, executive officers and
other key employees. See "Management -- Stock Incentive Plan" and
"-- Compensation of Board of Directors." The Company intends to issue options to
purchase approximately 3,143,750 shares of Common Stock to its directors,
officers and employees concurrently with the Offering and has reserved
additional shares for future issuance under the Stock Incentive Plan. Following
completion of the Offering, the Company expects to file a registration statement
with the SEC with respect to
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the shares of Common Stock issuable under the Stock Incentive Plan, which shares
may be resold without restriction, unless held by affiliates, subject to the
above contractual restrictions.
Prior to the Offering, there has been no public market for the shares of
Common Stock. Trading of the shares of Common Stock on the New York Stock
Exchange is expected to commence immediately following the completion of the
Offering. No prediction can be made as to the effect, if any, that future sales
of shares or the availability of shares for future sale, will have on the market
price prevailing from time to time. Sales of substantial amounts of shares of
Common Stock (including shares of Common Stock issued upon the exercise of
options), or the perception that such sales could occur, could adversely affect
prevailing market prices of the shares of Common Stock. See "Risk
Factors -- Risks of Ownership of Common Stock" and "Partnership
Agreement -- Transfer of Interests."
REDEMPTION/EXCHANGE RIGHTS/REGISTRATION RIGHTS
Each limited partner of the Operating Partnership has the right, commencing
on the first anniversary of becoming a limited partner, to require the Operating
Partnership to redeem part or all of such limited partner's Units for cash
(based on the fair market value of an equivalent number of shares of Common
Stock at the time of such redemption) or, at the election of the Company, to
exchange such Units for shares of Common Stock. See "Formation and Structure of
the Company -- Formation Transactions." If the Company elects to exchange Units
for Common Stock, each Unit will be exchangeable for one share of Common Stock,
subject to adjustment in the event of stock splits, distribution of rights,
extraordinary dividends and similar events.
In order to protect the Company's status as a REIT, a holder of Units is
prohibited from exchanging such Units for shares of Common Stock, to the extent
that as a result of such exchange any person would own or would be deemed to
own, actually or constructively, more than 9.8% of the Common Stock, except to
the extent such holder has been granted an exception to the Ownership Limit. See
"Description of Capital Stock -- Restrictions on Ownership and Transfer."
The Company has granted the Unitholders certain registration rights
(collectively, the "Registration Rights") with respect to the shares of Common
Stock acquired upon exchange of Units or otherwise (the "Registrable Shares").
The Company has agreed to file and generally keep continuously effective
beginning on the first anniversary of the Offering a registration statement
covering the issuance of shares of Common Stock upon exchange of Units and the
resale thereof, provided that such resale complies with the volume and manner of
sale limitations of Rule 144 as if the shares had been held beginning on the
date of the Offering. Such registration rights will also apply with respect to
Performance Units. The Company also has agreed to provide the Registration
Rights to any other person who may become an owner of Units, provided such
person provides the Company with satisfactory undertakings. The Company will
bear expenses incident to its registration obligations upon exercise of the
Registration Rights, including the payment of Federal securities law and state
Blue Sky registration fees, except that it will not bear any underwriting
discounts or commissions or transfer taxes relating to registration of
Registrable Shares.
REINVESTMENT AND SHARE PURCHASE PLAN
The Company is considering the adoption of a Dividend Reinvestment and
Share Purchase Plan that would allow stockholders to automatically reinvest cash
distributions on their outstanding shares of Common Stock and/or Units to
purchase additional shares of Common Stock at a discounted price and without the
payment of any brokerage commission or service charge. Stockholders would also
have the option of investing limited additional amounts by making cash payments.
No decision has been made yet by the Company whether or not to adopt such a plan
and there can be no assurance that such a plan will ever be adopted by the
Company.
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FEDERAL INCOME TAX CONSEQUENCES
The following summary of material Federal income tax considerations
regarding the Company and the Offering is based on current law, is for general
information only and is not tax advice. The information set forth below, to the
extent that it constitutes matters of law, summaries of legal matters or legal
conclusions, is the opinion of Latham & Watkins, tax counsel to the Company, as
to the material Federal income tax considerations relevant to purchasers of the
Common Stock. This discussion does not purport to deal with all aspects of
taxation that may be relevant to particular stockholders in light of their
personal investment or tax circumstances, or to certain types of stockholders
subject to special treatment under the Federal income tax laws, including,
without limitation, certain financial institutions, life insurance companies,
dealers in securities or currencies, stockholders holding Common Stock as part
of a conversion transaction, as part of a hedge or hedging transaction, or as a
position in a straddle for tax purposes, tax-exempt organizations (except to the
extent discussed under the heading "-- Taxation of Tax-Exempt Stockholders") or
foreign corporations, foreign partnerships and persons who are not citizens or
residents of the United States (except to the extent discussed under the heading
"-- Taxation of Non-U.S. Stockholders"). In addition, the summary below does not
consider the effect of any foreign, state, local or other tax laws that may be
applicable to prospective stockholders.
EACH PROSPECTIVE PURCHASER IS ADVISED TO CONSULT HIS OR HER OWN TAX ADVISOR
REGARDING THE SPECIFIC TAX CONSEQUENCES TO HIM OR HER OF THE PURCHASE, OWNERSHIP
AND SALE OF THE COMMON STOCK, INCLUDING THE FEDERAL, STATE, LOCAL, FOREIGN AND
OTHER TAX CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP AND SALE AND OF POTENTIAL
CHANGES IN APPLICABLE TAX LAWS.
TAXATION OF THE COMPANY
General. The Company intends to make an election to be taxed as a REIT
under Sections 856 through 860 of the Code, commencing with its taxable year
ending December 31, 1997. The Company believes that, commencing with its taxable
year ending December 31, 1997, it will be organized and will operate in such a
manner as to qualify for taxation as a REIT under the Code, and the Company
intends to continue to operate in such a manner, but no assurance can be given
that it will operate in a manner so as to qualify or remain qualified. Depending
on the timing of the closing of the Formation Transactions, it is possible that
the Company will not attempt to qualify as a REIT until 1998. In such case, (i)
the Company would intend to make an election to be taxed as a REIT commencing
with its taxable year ending December 31, 1998 and (ii) the tax opinion
regarding the Company's status as a REIT discussed below would be effective for
the Company's taxable year ending on December 31, 1998 (rather than on December
31, 1997).
These sections of the Code and the corresponding Treasury Regulations are
highly technical and complex. The following sets forth the material aspects of
the rules that govern the Federal income tax treatment of a REIT and its
stockholders. This summary is qualified in its entirety by the applicable Code
provisions, rules and regulations promulgated thereunder, and administrative and
judicial interpretations thereof.
Latham & Watkins has acted as tax counsel to the Company in connection with
the Formation Transactions, the Offering and the Company's election to be taxed
as a REIT. In the opinion of Latham & Watkins, commencing with the Company's
taxable year ending December 31, 1997, the Company will be organized in
conformity with the requirements for qualification as a REIT, and its proposed
method of operation will enable it to meet the requirements for qualification
and taxation as a REIT under the Code. It must be emphasized that this opinion
is based on various assumptions and is conditioned upon certain representations
made by the Company, the Operating Partnership, AMBIRA, the Private REITs and
certain other persons as to factual matters. In addition, this opinion is based
upon the factual representations of the Company concerning its business and
properties as set forth in this Prospectus, and assumes that the actions
described in this Prospectus are completed in a timely fashion. Moreover, such
qualification and taxation as a REIT depends upon the Company's ability to meet
(through actual annual operating results, distribution levels and diversity of
share ownership) the various qualification tests imposed under the Code
discussed below, the results of which will not be reviewed by Latham & Watkins.
Accordingly, no assurance can be given that the actual results of the Company's
operations for any particular taxable year will satisfy such 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. See "-- Failure of the
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Company to Qualify as a REIT." With respect to certain legal matters relating to
Maryland law, Latham & Watkins has relied upon the opinion of Ballard Spahr
Andrews & Ingersoll, counsel for the Company. In addition, the discussion set
forth in "Federal Income Tax Consequences" does not give effect to the
acquisition of the Pending Acquisition Properties.
If the Company qualifies for taxation as a REIT, it generally will not be
subject to Federal corporate income taxes on its net income that is currently
distributed to stockholders. This treatment substantially eliminates the "double
taxation" (at the corporate and stockholder levels) that generally results from
investment in a regular corporation. However, the Company will be subject to
Federal income tax as follows. First, the Company will be taxed at regular
corporate rates on any undistributed "REIT taxable income." Second, under
certain circumstances, the Company may be subject to the "alternative minimum
tax" on its items of tax preference. Third, if the Company has (i) net income
from the sale or other disposition of "foreclosure property" (defined generally
as property acquired by the Company through foreclosure or otherwise after a
default on a loan secured by the property or a lease of the property) which is
held primarily for sale to customers in the ordinary course of business or (ii)
other nonqualifying income from foreclosure property, it will be subject to tax
at the highest corporate rate on such income. Fourth, if the Company has net
income from prohibited transactions (which are, in general, certain sales or
other dispositions of property held primarily for sale to customers in the
ordinary course of business other than foreclosure property), such income will
be subject to a 100% tax. Fifth, if the Company should fail to satisfy the 75%
gross income test or the 95% gross income test (as discussed below), but has
nonetheless maintained its qualification as a REIT because certain other
requirements have been met, it will be subject to a 100% tax on an amount equal
to (a) the gross income attributable to the greater of the amount by which the
Company fails the 75% or 95% test multiplied by (b) a fraction intended to
reflect the Company's profitability. Sixth, if the Company should fail to
distribute during each calendar year at least the sum of (i) 85% of its REIT
ordinary income for such year, (ii) 95% of its REIT capital gain net income for
such year and (iii) any undistributed taxable income from prior periods, the
Company would be subject to a 4% excise tax on the excess of such required
distribution over the amounts actually distributed. Seventh, with respect to any
asset (a "Built-In Gain Asset") acquired by the Company from a corporation which
is or has been a C corporation (i.e., generally a corporation subject to full
corporate-level tax) in a transaction in which the basis of the Built-In Gain
Asset in the hands of the Company is determined by reference to the basis of the
asset in the hands of the C corporation, if the Company recognizes gain on the
disposition of such asset during the ten-year period (the "Recognition Period")
beginning on the date on which such asset was acquired by the Company, then, to
the extent of the Built-In Gain (i.e., the excess of (a) the fair market value
of such asset over (b) the Company's adjusted basis in such asset, determined as
of the beginning of the Recognition Period), such gain will be subject to tax at
the highest regular corporate rate pursuant to Treasury Regulations that have
not yet been promulgated. The results described above with respect to the
recognition of Built-In Gain assume that the Company will make an election
pursuant to IRS Notice 88-19.
Requirements for Qualification. The Code defines a REIT as a corporation,
trust or association (i) which is managed by one or more trustees or directors;
(ii) the beneficial ownership of which is evidenced by transferable shares, or
by transferable certificates of beneficial interest; (iii) which would be
taxable as a domestic corporation, but for Sections 856 through 859 of the Code;
(iv) which is neither a financial institution nor an insurance company subject
to certain provisions of the Code; (v) the beneficial ownership of which is held
by 100 or more persons; (vi) during the last half of each taxable year not more
than 50% in value of the outstanding stock of which is owned, actually or
constructively, by five or fewer individuals (as defined in the Code to include
certain entities); and (vii) which meets certain other tests, described below,
regarding the nature of its income and assets and the amount of its
distributions. The Code provides that conditions (i) to (iv), inclusive, must be
met during the entire taxable year and that condition (v) must be met during at
least 335 days of a taxable year of twelve months, or during a proportionate
part of a taxable year of less than twelve months. Conditions (v) and (vi) will
not apply until after the first taxable year for which an election is made to be
taxed as a REIT. For purposes of conditions (v) and (vi), pension funds and
certain other tax-exempt entities are treated as individuals, subject to a
"look-through" exception in the case of condition (vi).
The Company believes that it will issue sufficient shares of Common Stock
with sufficient diversity of ownership pursuant to the Formation Transactions
and the Offering to allow it to satisfy conditions (v) and
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(vi). In addition, the Articles of Incorporation provide for restrictions
regarding the transfer and ownership of shares, which restrictions are intended
to assist the Company in continuing to satisfy the share ownership requirements
described in (v) and (vi) above. Such ownership and transfer restrictions are
described in "Description of Capital Stock -- Restrictions on Ownership and
Transfer." These restrictions, however, may not ensure that the Company will, in
all cases, be able to satisfy the share ownership requirements described above.
If the Company fails to satisfy share ownership requirements, the Company's
status as a REIT will terminate; provided, however, if the Company complies with
the rules contained in the applicable Treasury Regulations requiring the Company
to ascertain the actual ownership of its Shares but the Company does not know,
or would not have known through the exercise of reasonable diligence, whether it
failed to meet the requirement in condition (vi) above, the Company will be
treated as having met such requirement. See "-- Failure of the Company to
Qualify as a REIT." In addition, a corporation may not elect to become a REIT
unless its taxable year is the calendar year. The Company will have a calendar
taxable year.
Termination of S Status. AMB believes that it validly elected to be taxed
as an S corporation beginning with its 1989 taxable year and that such election
has not been revoked and has not otherwise terminated since such year. In order
to become a REIT, AMB must revoke its S election. Under Section 1362(d) of the
Code, AMB may voluntarily revoke its S election as of a specified date, provided
that stockholders of AMB owning more than one-half of its issued and outstanding
shares on the day of the revocation consent to such revocation. It is expected
that AMB will revoke its S election shortly before the consummation of the
Formation Transactions. In such event, AMB will qualify as an S corporation for
the period (the "Short S Year") beginning on January 1 of such year and ending
on the day before the revocation is effective, and will be taxable as a C
corporation (and eligible to elect to be taxed as a REIT) for the period
beginning with its short taxable year (the "Short C Year") beginning on the
effective date of the revocation and ending on the following December 31. It is
expected that AMB's books will be closed at the end of its Short S Year, which
will allow AMB's income and loss attributable to its Short S Year and Short C
Year to be allocated solely to the short year to which it is attributable. This
treatment requires the unanimous approval of the persons who are AMB's
stockholders on the first day of the Short C Year (i.e., the historic AMB
stockholders). If AMB is not an S corporation in the calendar year in which the
Formation Transactions occur, AMB would not be permitted to have a Short S Year
and a Short C Year, as described above. In such case, the Company likely would
not qualify as a REIT for its year including the Formation Transactions and
perhaps subsequent years. See "Failure of the Company to Qualify as a REIT."
In the opinion of Latham & Watkins, commencing with AMB's 1989 taxable year
and through the revocation of its S status as a part of the Formation
Transactions, AMB has qualified for taxation as an S corporation for Federal
income tax purposes. This opinion is based on certain representations made by
AMB as to factual matters and upon the opinion of Farella Braun & Martel LLP,
counsel for certain shareholders of AMB, with respect to matters relating to the
tax status of such shareholders.
Ownership of a Partnership Interest. In the case of a REIT which is a
partner in a partnership, Treasury Regulations provide that the REIT will be
deemed to own its proportionate share of the assets of the partnership and will
be deemed to be entitled to the income of the partnership attributable to such
share. In addition, the character of the assets and gross income of the
partnership shall retain the same character in the hands of the REIT for
purposes of Section 856 of the Code, including satisfying the gross income tests
and the asset tests. Thus, the Company's proportionate share of the assets and
items of income of the Operating Partnership (including the Operating
Partnership's share of such items of any subsidiary partnerships including the
Joint Ventures) will be treated as assets and items of income of the Company for
purposes of applying the requirements described herein. The rules described
above will also apply to a REIT's membership interest in a limited liability
company which is taxable as a partnership for income tax purposes. Accordingly,
references to partnerships and their partners in this discussion of certain
Federal income tax consequences shall include limited liability companies and
their members, respectively. A summary of the rules governing the Federal income
taxation of partnerships and their partners is provided below in "-- Tax Aspects
of the Operating Partnership." The Company will have direct control of the
Operating Partnership and will operate it consistent with the requirements for
qualification as a REIT. The Company, however, will not have control of certain
of the Joint Ventures. If a Joint Venture takes or expects to take actions which
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could jeopardize the Company's status as a REIT or subject the Company to tax,
the Company may be forced to dispose of its interest in such Joint Venture, if
possible.
The Company owns 100% of the stock of a subsidiary that is a qualified REIT
subsidiary (a "QRS") and may acquire stock of one or more new subsidiaries. A
corporation will qualify as a QRS if 100% of its stock is held by the Company. A
QRS will not be treated as a separate corporation, and all assets, liabilities,
and items of income, deduction, and credit of a QRS will be treated as assets,
liabilities and such items (as the case may be) of the Company for all purposes
of the Code including the REIT qualification tests. For this reason, references
under "Federal Income Tax Consequences" to the income and assets of the Company
shall include the income and assets of any QRS. A QRS will not be subject to
federal income tax and the Company's ownership of the voting stock of a QRS will
not violate the restrictions against ownership of securities of any one issuer
which constitute more than 10% of such issuer's voting securities or more than
5% of the value of the Company's total assets, described below under "-- Asset
Tests."
Income Tests. In order to maintain qualification as a REIT, the Company
annually must satisfy two gross income requirements. First, at least 75% of the
Company's gross income (excluding gross income from prohibited transactions) for
each taxable year must be derived directly or indirectly from investments
relating to real property or mortgages on real property (including "rents from
real property" and, in certain circumstances, interest) or from certain types of
temporary investments. Second, at least 95% of the Company's gross income
(excluding gross income from prohibited transactions) for each taxable year must
be derived from such real property investments, dividends, interest and gain
from the sale or disposition of stock or securities (or from any combination of
the foregoing).
Rents received by the Company will qualify as "rents from real property" in
satisfying the gross income requirements for a REIT described above only if
several conditions are met. 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. Second, the Code provides that rents received from a
tenant will not qualify as "rents from real property" in satisfying the gross
income tests if the REIT, or an owner of 10% or more of the REIT, actually or
constructively owns 10% or more of such tenant (a "Related Party Tenant").
Third, if rent attributable to personal property leased in connection with a
lease of real property is greater than 15% of the total rent received under the
lease, then the portion of rent attributable to such personal property will not
qualify as "rents from real property." Finally, for rents received to qualify as
"rents from real property," the REIT generally must not operate or manage the
property or furnish or render services to the tenants of such property, other
than through an independent contractor from whom the REIT derives no revenue
(subject to a 1% de minimis exception); provided, however, the Company may
directly perform certain 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. The Company will not, and
as general partner of the Operating Partnership, will not permit the Operating
Partnership (or any subsidiary partnerships) to (i) charge rent for any property
that is based in whole or in part on the income or profits of any person (except
by reason of being based on a percentage of receipts or sales, as described
above), (ii) rent any property to a Related Party Tenant, (iii) derive rental
income attributable to personal property (other than personal property leased in
connection with the lease of real property, the amount of which is less than 15%
of the total rent received under the lease), or (iv) perform services considered
to be rendered to the occupant of the property, other than through an
independent contractor from whom the Company derives no revenue. Notwithstanding
the foregoing, the Company may take certain of the actions set forth in (i)
through (iv) above to the extent such actions will not, based on the advice of
tax counsel to the Company, jeopardize the Company's status as a REIT.
The term "interest" generally does not include any amount received or
accrued (directly or indirectly) if the determination of such 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. The Company does not expect to derive significant amounts of interest
that will not qualify under the 75% and 95% gross income tests.
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The Investment Management Partnership will conduct the asset management
business and receive fees (including incentive fees) in exchange for the
provision of certain services to continuing asset management clients. Such fees
will not accrue to the Company, but the Company will derive its allocable share
of dividend income from the Investment Management Subsidiary through its
interest in the Operating Partnership. Such dividend income will qualify under
the 95%, but not the 75%, REIT gross income test. The Operating Partnership may
provide certain management or administrative services to the Investment
Management Partnership. The fees derived by the Operating Partnership as a
result of the provision of such services will be nonqualifying income to the
Company under both the 95% and 75% REIT income tests. The amount of such income
will depend on a number of factors which cannot be determined with certainty,
including the level of services provided. The Company will monitor the amount of
this fee income and take actions intended to keep this income (and any other
nonqualifying income) within the limitations of the REIT income tests. However,
there can be no assurance that such actions will in all cases prevent the
Company from violating a REIT income test.
If the Company fails to satisfy one or both of the 75% or 95% gross income
tests for any taxable year, it may nevertheless qualify as a REIT for such year
if it is entitled to relief under certain provisions of the Code. These relief
provisions will be generally available if the Company's failure to meet such
tests was due to reasonable cause and not due to willful neglect, the Company
attaches a schedule of the sources of its income to its Federal income tax
return, and 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 the Company would be entitled to the benefit of these relief
provisions. For example, if the Company fails to satisfy the gross income tests
because nonqualifying income that the Company intentionally incurs exceeds the
limits on such income, the IRS could conclude that the Company's failure to
satisfy the tests was not due to reasonable cause. If these relief provisions
are inapplicable to a particular set of circumstances involving the Company, the
Company would not qualify as a REIT. As discussed above in "Federal Income Tax
Consequences -- Taxation of the Company -- General," even if these relief
provisions apply, a 100% tax would be imposed on an amount equal to (a) the
gross income attributable to the greater of the amount by which the Company
failed the 75% or 95% test multiplied by (b) a fraction intended to reflect the
Company's profitability.
Any gain realized by the Company on the sale of any property held as
inventory or other property held primarily for sale to customers in the ordinary
course of business (including the Company's share of any such gain realized by
the Operating Partnership) will be treated as income from a prohibited
transaction that is subject to a 100% penalty tax. Such prohibited transaction
income may also have an adverse effect upon the Company's 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 a trade or business is a question of fact that depends on all the facts and
circumstances with respect to the particular transaction. The Operating
Partnership expects to hold the Properties for investment with a view to
long-term appreciation, engage in the business of acquiring, developing, owning,
and operating the Properties (and other properties) and make such occasional
sales of the Properties as are consistent with the Operating Partnership's
investment objectives. There can be no assurance, however, that the IRS might
not contend that one or more of such sales is subject to the 100% penalty tax.
Asset Tests. The Company, at the close of each quarter of its taxable year,
must also satisfy three tests relating to the nature of its assets. First, at
least 75% of the value of the Company's total assets must be represented by real
estate assets (including (i) its allocable share of real estate assets held by
partnerships in which the Company owns an interest and (ii) stock or debt
instruments held for not more than one year purchased with the proceeds of a
stock offering or long-term (at least five years) debt offering of the Company),
cash, cash items and government securities. Second, not more than 25% of the
Company's total assets may be represented by securities other than those in the
75% asset class. Third, of the investments included in the 25% asset class, the
value of any one issuer's securities owned by the Company may not exceed 5% of
the value of the Company's total assets and the Company may not own more than
10% of any one issuer's outstanding voting securities.
As described above, the Operating Partnership will own 100% of the non
voting preferred stock of the Investment Management Subsidiary, and by virtue of
its ownership of interests in the Operating Partnership,
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the Company will be considered to own its pro rata share of such stock. See
"Formation and Structure of the Company." The stock of the Investment Management
Subsidiary held by the Operating Partnership will not be a qualifying real
estate asset. The Operating Partnership will not own any of the voting
securities of the Investment Management Subsidiary, and therefore the Company
(through the Operating Partnership) will not be considered to own more than 10%
of the voting securities of the Investment Management Subsidiary. However, the
value of the Investment Management Subsidiary stock held by the Company (through
the Operating Partnership) also could not exceed 5% of the value of the
Company's total assets. Latham & Watkins will rely on the Company's
representation as to the value of the stock of such corporation. There can be no
assurance, however, that the IRS would not take a contrary position. The 5%
value test must be satisfied not only on the date that the Company (directly or
through the Operating Partnership) acquires securities in the Investment
Management Subsidiary, but also each time the Company increases its ownership of
securities of the Investment Management Subsidiary (including as a result of
increasing its interest in the Operating Partnership as a result of Company
capital contributions to the Operating Partnership or as limited partners
exercise their redemption/exchange rights). Although the Company will take steps
to ensure that it satisfies the 5% value test for any quarter with respect to
which retesting is to occur, there can be no assurance that such steps will
always be successful, or will not require a reduction in the Operating
Partnership's overall interest in the Investment Management Subsidiary.
After initially meeting the asset tests at the close of any quarter, the
Company will not lose its 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 (including as a result of the
Company increasing its interest in the Operating Partnership), the failure can
be cured by the disposition of sufficient nonqualifying assets within 30 days
after the close of that quarter. The Company intends to maintain adequate
records of the value of its 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 the Company fails to cure
noncompliance with the asset tests within such time period, the Company would
cease to qualify as a REIT.
Annual Distribution Requirements. The Company, in order to qualify as a
REIT, is required to distribute dividends (other than capital gain dividends) to
its stockholders in an amount at least equal to (i) the sum of (a) 95% of the
Company's "REIT taxable income" (computed without regard to the dividends paid
deduction and by excluding the Company's net capital gain) and (b) 95% of the
excess of the net income, if any, from foreclosure property over the tax imposed
on such income, minus (ii) the excess of the sum of certain items of non-cash
income over 5% of "REIT taxable income." In addition, if the Company disposes of
any Built-In Gain Asset during its Recognition Period, the Company will be
required, pursuant to Treasury Regulations which have not yet been promulgated,
to distribute at least 95% of the Built-in Gain (after tax), if any, recognized
on the disposition of such asset. Such distributions must be paid in the taxable
year to which they relate, or in the following taxable year if declared before
the Company timely files its tax return for such year and if paid on or before
the first regular dividend payment after such declaration. Such distributions
are taxable to holders of Common Stock (other than tax-exempt entities, as
discussed below) in the year in which paid, even though such distributions
relate to the prior year for purposes of the Company's 95% distribution
requirement. The amount distributed must not be preferential -- e.g., each
holder of shares of Common Stock must receive the same distribution per share.
To the extent that the Company does not distribute all of its net capital gain
or distributes at least 95%, but less than 100%, of its "REIT taxable income,"
as adjusted, it will be subject to tax thereon at regular ordinary and capital
gain corporate tax rates. The Company expects to make timely distributions
sufficient to satisfy these annual distribution requirements. In this regard,
the Partnership Agreement authorizes the Company, as general partner, to take
such steps as may be necessary to cause the Operating Partnership to distribute
to its partners an amount sufficient to permit the Company to meet these
distribution requirements.
It is expected that the Company's REIT taxable income will be less than its
cash flow due to the allowance of depreciation and other non-cash charges in
computing REIT taxable income. Accordingly, the Company anticipates that it will
generally have sufficient cash or liquid assets to enable it to satisfy the
distribution requirements described above. It is possible, however, that the
Company, from time to time, may
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not have sufficient cash or other liquid assets to meet these distribution
requirements due to timing differences between (i) the actual receipt of income
and actual payment of deductible expenses and (ii) the inclusion of such income
and deduction of such expenses in arriving at taxable income of the Company. In
the event that such timing differences occur, in order to meet the distribution
requirements, the Company 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.
Under certain circumstances, the Company may be able to rectify a failure
to meet the distribution requirement described above for a year by paying
"deficiency dividends" to stockholders in a later year, which may be included in
the Company's deduction for dividends paid for the earlier year. Thus, the
Company may be able to avoid being taxed on amounts distributed as deficiency
dividends; however, the Company will be required to pay interest based upon the
amount of any deduction taken for deficiency dividends.
Furthermore, if the Company should fail to distribute during each calendar
year (or in the case of distributions with declaration and record dates falling
in the last three months of the calendar year, by the end of January immediately
following such year) at least the sum of (i) 85% of its REIT ordinary income for
such year, (ii) 95% of its REIT capital gain income for such year and (iii) any
undistributed taxable income from prior periods, the Company would be subject to
a 4% excise tax on the excess of such required distribution over the amounts
actually distributed. Any REIT taxable income and net capital gain on which this
excise tax is imposed for any year is treated as an amount distributed during
that year for purposes of calculating such tax.
Earnings and Profits Distribution Requirement. In order to qualify as a
REIT, the Company cannot have at the end of any taxable year any undistributed
"earnings and profits" that are attributable to a "C corporation" taxable year.
In the Mergers, the Company will succeed to various tax attributes of AMB and
the Private REITs (if the Private REIT Mergers are treated as tax-free
reorganizations under the Code), including any undistributed C corporation
earnings and profits of such corporations. If AMB has qualified as an S
corporation for each year in which its activities would have created C
corporation earnings and profits, and each of the Private REITs has qualified as
a REIT during its existence and its Merger into the Company was treated as a
tax-free reorganization under the Code, then such corporations would not have
any undistributed C corporation earnings and profits. If, however, (i) one or
more of the Private REITs has failed to qualify as a REIT throughout the
duration of its existence, or (ii) AMB failed to qualify as an S corporation for
any year in which its activities would have created C corporation earnings and
profits, then the Company would acquire undistributed C corporation earnings and
profits that, if not distributed by the Company prior to the end of its first
taxable year, would prevent the Company from qualifying as a REIT.
The Company and the Private REITs believe that each of the Private REITs
has qualified as a REIT throughout the duration of its existence and that, in
any event, neither Private REIT should be considered to have any undistributed C
corporation earnings and profits at the time of the applicable Private REIT
Merger. The Company and AMB believe that AMB has qualified as an S corporation
since its 1989 taxable year and that its activities prior to such year did not
create any C corporation earnings and profits. There can be no assurance,
however, that the IRS would not contend otherwise on a subsequent audit of one
or more of AMB or the Private REITs. Although not free from doubt, it appears
pursuant to Treasury Regulations that the Company may be able to use certain
"deficiency dividend" procedures to distribute any earnings and profits deemed
to have been acquired in the Mergers and not distributed by the Company prior to
the end of its first taxable year as a REIT. In order to use this procedure, the
Company would have to make an additional dividend distribution to its
stockholders (in addition to distributions made for purposes of satisfying the
normal REIT distribution requirements) within 90 days of the IRS determination.
In addition, the Company would have to pay to the IRS an interest charge on 50%
of the acquired earnings and profits that were not distributed prior to the end
of the taxable year in which the Formation Transactions occurred. The
availability of this deficiency dividend procedure under these circumstances is
not entirely clear, and there can be no assurance that this procedure would be
available (in which case the Company would fail to qualify as a REIT for each
year in which it failed to satisfy the earnings and profits distribution
requirement). In addition, even if the procedure is available, if the Company
had C corporation earnings and profits at the end of the taxable year in which
the Formation Transactions occur, such a distribution may only allow the Company
to qualify as
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a REIT for subsequent years (and it may not be permitted to qualify as a REIT in
the year of the Formation Transactions).
Finally, in the event that either Private REIT were determined not to
qualify as a REIT, the Company would not be eligible to elect REIT status for up
to five years after the year in which such Private REIT failed to qualify as a
REIT, if the Company were considered a "successor" to such Private REIT. The
Company would be considered a "successor" for these purposes, however, only if
(i) persons who own 50 percent or more of the shares of Common Stock of the
Company at any time during the taxable year ending after the Formation
Transactions occur owned, directly or indirectly, 50% or more in value of the
shares of such Private REIT during the first year in which it ceased to qualify
as a REIT, and (ii) a significant portion of the Company's assets were assets
owned by such Private REIT. The Company does not believe that the ownership
portion of this test will be met.
Morrison & Foerster has acted as tax counsel to each of CIF and VAF in
connection with their formation and operation prior to the Formation
Transactions. In the opinion of Morrison & Foerster, commencing with each of
CIF's and VAF's first taxable year and through the closing of the Formation
Transactions, each of such corporations has been organized in conformity with
the requirements for qualification as a REIT, and its method of operation as set
forth in certain representations has enabled each such corporation to qualify as
a REIT under the Code. These opinions are subject to limitations which are
similar to the limitations described above with respect to the opinion of Latham
& Watkins regarding the Company's tax status as a REIT. See "-- General."
As set forth under the caption "-- Taxation of the Company -- Termination
of S Status" above, Latham & Watkins has rendered to the Company an opinion
regarding AMB's tax status as an S corporation.
FAILURE OF THE COMPANY TO QUALIFY AS A REIT
If the Company fails to qualify for taxation as a REIT in any taxable year,
and the relief provisions do not apply, the Company will be subject to tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Distributions to stockholders in any year in which the
Company fails to qualify will not be deductible by the Company nor will they be
required to be made. As a result, the Company's failure to qualify as a REIT
would substantially reduce the cash available for distribution to stockholders.
In addition, if the Company fails to qualify as a REIT, all distributions to
stockholders will be taxable as ordinary income to the extent of current and
accumulated earnings and profits, and, subject to certain limitations of the
Code, corporate distributees may be eligible for the dividends received
deduction. Unless entitled to relief under specific statutory provisions, the
Company would 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 the Company would be entitled to such
statutory relief.
TAXATION OF TAXABLE U.S. STOCKHOLDERS GENERALLY
As used herein, the term "U.S. Stockholder" means a holder of shares of
Common Stock who (for United States Federal income tax purposes) (i) is a
citizen or resident of the United States, (ii) is a corporation, partnership, or
other entity created or organized in or under the laws of the United States or
of any political subdivision thereof, (iii) is an estate the income of which is
subject to United States Federal income taxation regardless of its source or
(iv) is a trust whose administration is subject to 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 regulations, certain trusts in
existence on August 20, 1996, and treated as United States persons prior to such
date that elect to continue to be treated as United States persons, shall also
be considered U.S. Stockholders.
As long as the Company qualifies as a REIT, distributions made by the
Company out of its current or accumulated earnings and profits (and not
designated as capital gain dividends) will constitute dividends taxable to its
taxable U.S. Stockholders as ordinary income. Such distributions will not be
eligible for the dividends received deduction otherwise available with respect
to dividends received by U.S. Stockholders that
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are corporations. Distributions made by the Company that are properly designated
by the Company as capital gain dividends will be taxable to taxable U.S.
Stockholders as gains (to the extent that they do not exceed the Company's
actual net capital gain for the taxable year) from the sale or disposition of a
capital asset held for more than one year without regard to the period for which
a U.S. Stockholder has held his shares of Common Stock. It is not clear whether
such amounts will be taxable to non-corporate U.S. Stockholders at mid-term
capital gain rates (applicable to gains from the sale of capital assets held for
more than one year but not more than eighteen months), long-term capital gain
rates (applicable to gains from the sale of capital assets held for more than
eighteen months), or some other rate. This uncertainty may be clarified by
future legislation or regulations. U.S. Stockholders that are corporations may,
however, be required to treat up to 20% of certain capital gain dividends as
ordinary income. To the extent that the Company makes distributions (not
designated as capital gain dividends) in excess of its current and accumulated
earnings and profits, such distributions will be treated first as a tax-free
return of capital to each U.S. Stockholder, reducing the adjusted basis which
such U.S. Stockholder has in his shares of Common Stock for tax purposes by the
amount of such distribution (but not below zero), with distributions in excess
of a U.S. Stockholder's adjusted basis in his shares taxable as capital gain,
provided that the shares have been held as a capital asset (which, with respect
to a non-corporate U.S. Stockholder, will be taxable as long-term capital gain
if the shares have been held for more than eighteen months, mid-term capital
gain if the shares have been held for more than one year but not more than
eighteen months, or short-term capital gain if the shares have been held for one
year or less). Dividends declared by the Company in October, November, or
December of any year and payable to a stockholder of record on a specified date
in any such month shall be treated as both paid by the Company and received by
the stockholder on December 31st of such year; provided that the dividend is
actually paid by the Company on or before January 31st of the following calendar
year. Stockholders may not include in their own income tax returns any net
operating losses or capital losses of the Company.
Distributions made by the Company and gain arising from the sale or
exchange by a U.S. Stockholder of shares of Common Stock will not be treated as
passive activity income, and, as a result, U.S. Stockholders generally will not
be able to apply any "passive losses" against such income or gain. Distributions
made by the Company (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 limitation. Gain arising from the sale or other disposition
of Common Stock (or distributions treated as such), however, will not be treated
as investment income under certain circumstances.
The Company may elect to retain, rather than distribute as a capital gain
dividend, its net long-term capital gains. In such event, the Company would pay
tax on such retained net long-term capital gains. In addition to the extent
designated by the Company, a U.S. Stockholder generally would (i) include its
proportionate share of such 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 the Company's taxable year falls (subject to certain limitations as to
the amount so includable), (ii) be deemed to have paid the capital gains tax
imposed on the Company on the designated amounts included in such U.S.
Stockholder's long-term capital gains, (iii) receive a credit or refund for such
amount of tax deemed paid by it, (iv) increase the adjusted basis of its Shares
by the difference between the amount of such includable gains and the tax deemed
to have been paid by it, and (v), in the case of a U.S. Stockholder that is a
corporation, appropriately adjust its earnings and profits for the retained
capital gains in accordance with Treasury Regulations to be prescribed by the
IRS.
Upon any sale or other disposition of Common Stock, a U.S. Stockholder will
recognize gain or loss for Federal income tax purposes in an amount equal to the
difference between (i) the amount of cash and the fair market value of any
property received on such sale or other disposition and (ii) the holder's
adjusted basis in such shares of Common Stock for tax purposes. Such gain or
loss will be capital gain or loss if the shares have been held by the U.S.
Stockholder as a capital asset and, with respect to a non-corporate U.S.
Stockholder, will be mid-term or long-term gain or loss if such shares have been
held for more than one year or more than eighteen months, respectively. In
general, any loss recognized by a U.S. Stockholder upon the sale or other
disposition of shares of Common Stock that have been held for six months or less
(after applying certain holding period rules) will be treated as a long-term
capital loss, to the extent of capital gain dividends received by such U.S.
Stockholder from the Company which were required to be treated as long-term
capital gains.
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BACKUP WITHHOLDING
The Company reports to its U.S. Stockholders and the IRS the amount of
dividends paid during each calendar year, and the amount of tax withheld, if
any. Under the backup withholding rules, a stockholder may be subject to backup
withholding at the rate of 31% with respect to dividends paid unless such holder
(i) is a corporation or comes within certain other exempt categories and, when
required, demonstrates this fact, or (ii) provides a taxpayer identification
number, certifies as to no loss of exemption from backup withholding, and
otherwise complies with applicable requirements of the backup withholding rules.
A U.S. Stockholder that does not provide the Company with his correct taxpayer
identification number may also be subject to penalties imposed by the IRS. Any
amount paid as backup withholding will be creditable against the stockholder's
income tax liability. In addition, the Company may be required to withhold a
portion of capital gain distributions to any stockholders who fail to certify
their non-foreign status to the Company. See "-- Taxation of Non-U.S.
Stockholders."
TAXATION OF TAX-EXEMPT STOCKHOLDERS
The IRS has ruled that amounts distributed as dividends by a qualified REIT
do not constitute unrelated business taxable income ("UBTI") when received by a
tax-exempt entity. Based on that ruling, provided that a tax-exempt stockholder
(except certain tax-exempt stockholders described below) has not held its shares
of Common Stock as "debt financed property" within the meaning of the Code and
such shares are not otherwise used in a trade or business, the dividend income
from the Company will not be UBTI to a tax-exempt stockholder. Similarly, income
from the sale of Common Stock will not constitute UBTI unless such tax-exempt
stockholder has held such shares as "debt financed property" within the meaning
of the Code or has used the shares in a trade or business.
For tax-exempt stockholders which are social clubs, voluntary employee
benefit associations, supplemental unemployment benefit trusts, and qualified
group legal services plans exempt from Federal income taxation under Code
Sections 501(c)(7), (c)(9), (c)(17) and (c)(20), respectively, income from an
investment in the Company will constitute UBTI unless the organization is able
to properly deduct amounts set aside or placed in reserve for certain purposes
so as to offset the income generated by its investment in the Company. Such
prospective investors should consult their own tax advisors concerning these
"set aside" and reserve requirements.
Notwithstanding the above, however, a portion of the dividends paid by a
"pension held REIT" shall be treated as UBTI as to any trust which (i) is
described in Section 401(a) of the Code, (ii) is tax-exempt under Section 501(a)
of the Code and (iii) holds more than 10% (by value) of the interests in the
REIT. Tax-exempt pension funds that are described in Section 401(a) of the Code
are referred to below as "qualified trusts."
A REIT is a "pension held REIT" if (i) it would not have qualified as a
REIT but for the fact that Section 856(h)(3) of the Code provides that stock
owned by qualified trusts shall be treated, for purposes of the "not closely
held" requirement, as owned by the beneficiaries of the trust (rather than by
the trust itself), and (ii) either (a) at least one such qualified trust holds
more than 25% (by value) of the interests in the REIT, or (b) one or more such
qualified trusts, each of which owns more than 10% (by value) of the interests
in the REIT, hold in the aggregate more than 50% (by value) of the interests in
the REIT. The percentage of any REIT dividend treated as UBTI is equal to the
ratio of (i) the UBTI earned by the REIT (treating the REIT as if it were a
qualified trust and therefore subject to tax on UBTI) to (ii) the total gross
income of the REIT. A de minimis exception applies where the percentage is less
than 5% for any year. The provisions requiring qualified trusts to treat a
portion of REIT distributions as UBTI will not apply if the REIT is able to
satisfy the "not closely held" requirement without relying upon the
"look-through" exception with respect to qualified trusts. As a result of
certain limitations on transfer and ownership of Common Stock contained in the
Articles of Incorporation, the Company does not expect to be classified as a
"pension held REIT."
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TAXATION OF NON-U.S. STOCKHOLDERS
The rules governing United States Federal income taxation of the ownership
and disposition of stock by persons that are, for purposes of such taxation,
nonresident alien individuals, foreign corporations, foreign partnerships or
foreign estates or trusts (collectively, "Non-U.S. Stockholders") are complex,
and no attempt is made herein to provide more than a brief summary of such
rules. Accordingly, the discussion does not address all aspects of United States
Federal income tax and does not address state, local or foreign tax consequences
that may be relevant to a Non-U.S. Stockholder in light of its particular
circumstances, including, for example, if the investment in the Company is
connected to the conduct by a Non-U.S. Stockholder of a U.S. trade or business.
In addition, this discussion is based on current law, which is subject to
change, and assumes that the Company qualifies for taxation as a REIT.
Prospective Non-U.S. Stockholders should consult with their own tax advisors to
determine the impact of Federal, state, local and foreign income tax laws with
regard to an investment in Common Stock, including any reporting requirements.
Distributions. Distributions by the Company to a Non-U.S. Stockholder that
are neither attributable to gain from sales or exchanges by the Company of
United States real property interests nor designated by the Company as capital
gains dividends will be treated as dividends of ordinary income to the extent
that they are made out of current or accumulated earnings and profits of the
Company. Such distributions ordinarily will be subject to withholding of United
States Federal income tax on a gross basis (that is, without allowance of
deductions) at a 30% rate or such lower rate as may be specified by an
applicable income tax treaty, unless the dividends are treated as effectively
connected with the conduct by the Non-U.S. Stockholder of a United States trade
or business or, if an income tax treaty applies, as attributable to a United
States permanent establishment of the Non-U.S. Stockholder. Dividends that are
effectively connected with such a trade or business (or, if an income tax treaty
applies, that are attributable to a United States permanent establishment of the
Non-U.S. Stockholder) will be subject to tax on a net basis (that is, after
allowance of deductions) at graduated rates, in the same manner as domestic
stockholders are taxed with respect to such dividends and are generally not
subject to withholding. Any such dividends received by a Non-U.S. Stockholder
that is a corporation may also be subject to an additional branch profits tax at
a 30% rate or such lower rate as may be specified by an applicable income tax
treaty.
Pursuant to current Treasury Regulations, dividends paid to an address in a
country outside the United States are generally presumed to be paid to a
resident of such country for purposes of determining the applicability of
withholding discussed above and the applicability of a tax treaty rate. Under
certain treaties, lower withholding rates generally applicable to dividends do
not apply to dividends from a REIT, such as the Company. Certain certification
and disclosure requirements must be satisfied to be exempt from withholding
under the effectively connected income and permanent establishment exemptions
discussed above.
Distributions in excess of current or accumulated earnings and profits of
the Company will not be taxable to a Non-U.S. Stockholder to the extent that
they do not exceed the adjusted basis of the stockholder's Common Stock, but
rather will reduce the adjusted basis of such stock. To the extent that such
distributions exceed the adjusted basis of a Non-U.S. Stockholder's Common
Stock, they will give rise to gain from the sale or exchange of his stock, the
tax treatment of which is described below. If it cannot be determined at the
time a distribution is made whether or not such distribution will be in excess
of current or accumulated earnings and profits, the distribution will generally
be treated as a dividend for withholding purposes. However, amounts thus
withheld are generally refundable if it is subsequently determined that such
distribution was, in fact, in excess of current or accumulated earnings and
profits of the Company. A Non-U.S. Stockholder may obtain such a refund by
filing the appropriate claim for refund with the IRS.
Distributions to a Non-U.S. Stockholder that are designated by the Company
at the time of distribution as capital gains dividends (other than those arising
from the disposition of a United States real property interest) generally will
not be subject to United States Federal income taxation, unless (i) investment
in the Common Stock is effectively connected with the Non-U.S. Stockholder's
United States trade or business (or, if an income tax treaty applies, is
attributable to a United States permanent establishment of the Non-U.S.
Stockholder), in which case the Non-U.S. Stockholder will be subject to the same
treatment as domestic stockholders with respect to such gain (except that a
stockholder that is a foreign corporation may also be
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subject to the 30% branch profits tax, as discussed above) or (ii) the Non-U.S.
Stockholder is a nonresident alien individual who is present in the United
States for 183 days or more during the taxable year and has a "tax home" in the
United States, in which case the nonresident alien individual will be subject to
a 30% tax on the individual's capital gains.
Distributions to a Non-U.S. Stockholder that are attributable to gain from
sales or exchanges by the Company of United States real property interests will
cause the Non-U.S. Stockholder to be treated as recognizing such gain as income
effectively connected with a United States trade or business. Non-U.S.
Stockholders would thus generally be entitled to offset its gross income by
allowable deductions and would pay tax on the resulting taxable income at the
same rates applicable to domestic stockholders (subject to a special alternative
minimum tax in the case of nonresident alien individuals). Also, such gain may
be subject to a 30% branch profits tax in the hands of a Non-U.S. Stockholder
that is a corporation and is not entitled to treaty relief or exemption, as
discussed above. The Company is required to withhold 35% of any such
distribution. That amount is creditable against the Non-U.S. Stockholder's
United States Federal income tax liability. To the extent that such withholding
exceeds the actual tax owed by the Non-U.S. Stockholder, the Non-U.S.
Stockholder may claim a refund from the IRS.
The Company or any nominee (e.g., a broker holding shares in street name)
may rely on a certificate of non-foreign status on Form W-8 or Form W-9 to
determine whether withholding is required on gains realized from the disposition
of United States real property interests. A domestic person who holds shares of
Common Stock on behalf of a Non-U.S. Stockholder will bear the burden of
withholding, provided that the Company has properly designated the appropriate
portion of a distribution as a capital gain dividend.
Sale of Common Stock. Gain recognized by a Non-U.S. Stockholder upon the
sale or exchange of shares of Common Stock generally will not be subject to
United States taxation unless such shares constitute a "United States real
property interest" within the meaning of the Foreign Investment in Real Property
Tax Act of 1980 ("FIRPTA"). The Common Stock will not constitute a "United
States real property interest" so long as the Company is a "domestically
controlled REIT." A "domestically controlled REIT" is a REIT in which at all
times during a specified testing period less than 50% in value of its stock is
held directly or indirectly by Non-U.S. Stockholders. The Company believes that
it will be a "domestically controlled REIT," and therefore that the sale of
shares of Common Stock will not be subject to taxation under FIRPTA. However,
because the shares of Common Stock are publicly traded, no assurance can be
given that the Company will continue to be a "domestically-controlled REIT."
Notwithstanding the foregoing, gain from the sale or exchange of shares of
Common Stock not otherwise subject to FIRPTA will be taxable to a Non-U.S.
Stockholder if (i) its investment in the stock is effectively connected with the
Non-U.S. Stockholder's United States trade or business (or, if an income tax
treaty applies, is attributable to a United States permanent establishment of
the Non-U.S. Stockholder) or (ii) the Non-U.S. Stockholder is a nonresident
alien individual who is present in the United States for 183 days or more during
the taxable year and has a "tax home" in the United States. In such case, the
nonresident alien individual will be subject to a 30% tax on the amount of such
individual's gain.
If the Company does not qualify as or ceases to be a
"domestically-controlled REIT," gain arising from the sale or exchange by a
Non-U.S. Stockholder of shares of Common Stock would be subject to United States
taxation under FIRPTA as a sale of a "United States real property interest"
unless the shares are "regularly traded" (as defined by applicable Treasury
Regulations) on an established securities market (e.g., the New York Stock
Exchange) and the selling Non-U.S. Stockholder held no more than 5% (after
applying certain constructive ownership rules) of the shares of Common Stock
during the shorter of (i) the period during which the taxpayer held such shares
or (ii) the 5-year period ending on the date of the disposition of such shares.
If gain on the sale or exchange of shares of Common Stock were subject to
taxation under FIRPTA, the Non-U.S. Stockholder would be subject to regular
United States income tax with respect to such gain in the same manner as a U.S.
Stockholder (subject to any applicable alternative minimum tax, a special
alternative minimum tax in the case of nonresident alien individuals and the
possible application of the 30% branch profits tax in the case of foreign
corporations), and the purchaser of the stock would be required to withhold and
remit to the IRS 10% of the purchase price. The 10% withholding tax will not
apply if the shares are "regularly traded" on an established securities market.
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Backup Withholding Tax and Information Reporting. Backup withholding tax
(which generally is a withholding tax imposed at the rate of 31% on certain
payments to persons that fail to furnish certain information under the United
States information reporting requirements) and information reporting will
generally not apply to distributions paid to Non-U.S. Stockholders outside the
United States that are treated as (i) dividends subject to the 30% (or lower
treaty rate) withholding tax discussed above, (ii) capital gains dividends or
(iii) distributions attributable to gain from the sale or exchange by the
Company of United States real property interests. As a general matter, backup
withholding and information reporting will not apply to a payment of the
proceeds of a sale of Common Stock by or through a foreign office of a foreign
broker. Information reporting (but not backup withholding) will apply, however,
to a payment of the proceeds of a sale of Common Stock by a foreign office of a
broker that (a) is a United States person, (b) derives 50% or more of its gross
income for certain periods from the conduct of a trade or business in the United
States or (c) is a "controlled foreign corporation" (generally, a foreign
corporation controlled by United States stockholders) for United States tax
purposes, unless the broker has documentary evidence in its records that the
holder is a Non-U.S. Stockholder and certain other conditions are met, or the
stockholder otherwise establishes an exemption. Payment to or through a United
States office of a broker of the proceeds of a sale of Common Stock is subject
to both backup withholding and information reporting unless the stockholder
certifies under penalty of perjury that the stockholder is a Non-U.S.
Stockholder, or otherwise establishes an exemption. Backup withholding is not an
additional tax. A Non-U.S. Stockholder may obtain a refund of any amounts
withheld under the backup withholding rules by filing the appropriate claim for
refund with the IRS.
New Withholding Regulations. Final regulations dealing with withholding tax
on income paid to foreign persons and related matters (the "New Withholding
Regulations") were recently promulgated. In general, the New Withholding
Regulations do not significantly alter the substantive withholding and
information reporting requirements, but unify current certification procedures
and forms and clarify reliance standards. For example, the New Withholding
Regulations adopt a certification rule which was in the proposed regulations
under which a foreign stockholder who wishes to claim the benefit of an
applicable treaty rate with respect to dividends received from a United Stated
corporation will be required to satisfy certain certification and other
requirements. In addition, the New Withholding Regulations require a corporation
that is a REIT to treat as a dividend the portion of a distribution that is not
designated as a capital gain dividend or return of basis and apply the 30%
withholding tax (subject to any applicable deduction or exemption) to such
portion, and to apply the FIRPTA withholding rules (discussed above) with
respect to the portion of the distribution designated by the REIT as capital
gain dividend. The New Withholding Regulations will generally be effective for
payments made after December 31, 1998, subject to certain transition rules. THE
DISCUSSION SET FORTH ABOVE IN "TAXATION OF NON-U.S. STOCKHOLDERS" DOES NOT TAKE
THE NEW WITHHOLDING REGULATIONS INTO ACCOUNT. PROSPECTIVE NON-U.S. STOCKHOLDERS
ARE STRONGLY URGED TO CONSULT THEIR OWN TAX ADVISORS WITH RESPECT TO THE NEW
WITHHOLDING REGULATIONS.
TAX ASPECTS OF THE OPERATING PARTNERSHIP AND THE JOINT VENTURES
General. Substantially all of the Company's investments will be held
indirectly through the Operating Partnership. In addition, the Operating
Partnership will hold certain of its investments indirectly through the Joint
Ventures. In general, partnerships are "pass-through" entities which are not
subject to Federal income tax. Rather, partners are allocated their
proportionate shares of the items of income, gain, loss, deduction and credit of
a partnership, and are potentially subject to tax thereon, without regard to
whether the partners receive a distribution from the partnership. The Company
will include in its income its proportionate share of the foregoing partnership
items for purposes of the various REIT income tests and in the computation of
its REIT taxable income. Moreover, for purposes of the REIT asset tests, the
Company will include its proportionate share of assets held through the
Operating Partnership and the Joint Ventures. See "-- Taxation of the
Company -- Ownership of Partnership Interests by a REIT."
Entity Classification. The Company's interests in the Operating Partnership
and the Joint Ventures involve special tax considerations, including the
possibility of a challenge by the IRS of the status of any of such partnerships
as a partnership (as opposed to an association taxable as a corporation) for
Federal income
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tax purposes. If the Operating Partnership or any of the Joint Ventures were
treated as an association, it would be taxable as a corporation and therefore be
subject to an entity-level tax on its income. In such a situation, the character
of the Company's assets and items of gross income would change and preclude the
Company from satisfying the asset tests and possibly the income tests (see
"Taxation of the Company -- Requirements for Qualification" and "-- Asset Tests"
and "-- Income Tests"), and, in turn, would prevent the Company from qualifying
as a REIT. See "-- Taxation of the Company -- Failure of the Company to Qualify
as a REIT" above for a discussion of the effect of the Company's failure to meet
such tests for a taxable year. In addition, a change in the status of the
Operating Partnership or any of the Joint Ventures for tax purposes might be
treated as a taxable event, in which case the Company might incur a tax
liability without any related cash distributions.
The IRS recently finalized and published certain Treasury Regulations (the
"Final Regulations") which provide that a domestic business entity not otherwise
classified as a corporation and which has at least two members (an "Eligible
Entity") may elect to be taxed as a partnership for Federal income tax purposes.
The Final Regulations apply for tax periods beginning on or after January 1,
1997 (the "Effective Date"). The Company has not requested, and does not intend
to request, a ruling from the IRS that the Operating Partnership or any of the
Joint Ventures will be treated as a partnership for Federal income tax purposes.
However, the Company believes that the Operating Partnership and each of the
Joint Ventures will be so treated. In addition, in the opinion of Latham &
Watkins, based on the provisions of the Partnership Agreement, certain factual
assumptions and representations described in the opinion and the Final
Regulations, the Operating Partnership will be treated as a partnership for
Federal income tax purposes (and not as an association or a publicly traded
partnership taxable as a corporation). Unlike a private letter ruling, an
opinion of counsel is not binding on the IRS, and no assurance can be given that
the IRS will not challenge the status of the Operating Partnership as a
partnership for Federal income tax purposes. If such a challenge were sustained
by a court, the Operating Partnership could be treated as a corporation for
Federal income tax purposes.
Allocations of Operating Partnership Income, Gain, Loss and Deduction. The
Operating Partnership Agreement generally provides that all items of operating
income and loss shall be allocated to its partners in proportion to the number
of Units or Performance Units held by each Unitholder. The allocation of gain or
loss relating to the disposition of the Operating Partnership's assets upon
liquidation is allocated first to the partners in the amounts necessary, in
general, to equalize the Company's and the limited partners' per unit capital
accounts, with any special allocation of gain to the PLPs being offset by a
reduction in the gain allocation to the Company and Unitholders which were
Performance Investors. Although a partnership agreement will generally determine
the allocation of income and loss among partners, such allocations will be
disregarded for tax purposes if they do not comply with the provisions of
Section 704(b) of the Code and the Treasury Regulations promulgated thereunder.
Generally, Section 704(b) and the Treasury Regulations promulgated thereunder
require that partnership allocations respect the economic arrangement of the
partners. Accordingly, as required by Section 704(b) of the Code, the
Partnership Agreement provides for certain "regulatory" allocations which, among
other things, may defer the allocation of losses to the limited partners of the
Operating Partnership. If an allocation is not respected under Section 704(b) of
the Code for Federal income tax purposes, the item subject to the allocation
will be reallocated in accordance with the partners' interests in the
partnership, which will be determined by taking into account all of the facts
and circumstances relating to the economic arrangement of the partners with
respect to such item. The allocations of taxable income and loss provided for in
the Partnership Agreement of the Operating Partnership are intended to comply
with the requirements of Section 704(b) of the Code and the Treasury Regulations
promulgated thereunder.
Pursuant to Section 704(c) of the Code, income, gain, loss and deduction
attributable to appreciated or depreciated property that is contributed to a
partnership in exchange for an interest in the partnership, must be allocated in
a manner such that the contributing partner is charged with, or benefits from,
respectively, the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of such unrealized gain or
unrealized loss is generally equal to the difference between the fair market
value of contributed property at the time of contribution and the adjusted tax
basis of such property at such time (a
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"Book-Tax Difference"). Such allocations are solely for Federal income tax
purposes and do not affect the book capital accounts or other economic or legal
arrangements among the partners. The Operating Partnership will be formed by way
of contributions of property (such as the property contributed by certain
Individual Account Investors and property contributed by the Company, which the
Company acquired as successor to the Private REITs, if the Private REIT Mergers
qualify as tax-free reorganizations) which may have a fair market value which
differs from its adjusted tax basis at the time of contribution. Consequently,
the Partnership Agreement of the Operating Partnership requires that such
allocations be made in a manner consistent with Section 704(c) of the Code.
In general, the partners of the Operating Partnership who contributed
assets having an adjusted tax basis less than their fair market value at the
time of contribution will be allocated depreciation deductions for tax purposes
which are lower than such deductions would be if determined on a pro-rata basis.
In addition, in the event of the disposition of any of the contributed assets
which have such a Book-Tax Difference, all income attributable to such Book-Tax
Difference generally will be allocated to such contributing partners. These
allocations will tend to eliminate the Book-Tax Difference over the life of the
Operating Partnership. However, the special allocation rules of Section 704(c)
do not always entirely eliminate the Book-Tax Difference on an annual basis or
with respect to a specific taxable transaction such as a sale. Thus, the
carryover basis of the contributed assets in the hands of the Operating
Partnership may cause the Company or other partners to be allocated lower
depreciation and other deductions, and possibly an amount of taxable income in
the event of a sale of such contributed assets in excess of the economic or book
income allocated to it as a result of such sale. Such an allocation might cause
the Company or other partners to recognize taxable income in excess of cash
proceeds, which might adversely affect the Company's ability to comply with the
REIT distribution requirements. See "-- Taxation of the Company -- Requirements
for Qualification" and "-- Annual Distribution Requirements."
Treasury Regulations under Section 704(c) of the Code provide a partnership
with a choice of several methods of accounting for Book-Tax Differences,
including retention of the "traditional method" or the election of certain
methods which would permit any distortions caused by a Book-Tax Difference to be
entirely rectified on an annual basis or on a specific taxable transaction such
as a sale. The Operating Partnership and the Company intend to use the
"traditional method" to account for Book-Tax Differences with respect to the
Properties initially contributed to the Operating Partnership in connection with
the Formation Transactions, but they have not yet determined which method they
will use to account for Book-Tax Differences with respect to other properties to
be contributed to the Operating Partnership.
With respect to any property purchased for cash by the Operating
Partnership subsequent to the Formation Transactions and Offering, such property
will initially have a tax basis equal to its fair market value, and Section
704(c) of the Code will not apply.
Basis in Operating Partnership Interest. The Company's adjusted tax basis
in its interest in the Operating Partnership generally (i) will be equal to the
amount of cash and the basis of any other property contributed to the Operating
Partnership by the Company, (ii) will be increased by (a) its allocable share of
the Operating Partnership's income and (b) its allocable share of indebtedness
of the Operating Partnership and (iii) will be reduced, but not below zero, by
the Company's allocable share of (a) losses suffered by the Operating
Partnership, (b) the amount of cash distributed to the Company and (c) by
constructive distributions resulting from a reduction in the Company's share of
indebtedness of the Operating Partnership.
If the allocation of the Company's distributive share of the Operating
Partnership's loss exceeds the adjusted tax basis of the Company's partnership
interest in the Operating Partnership, the recognition of such excess loss will
be deferred until such time and to the extent that the Company has sufficient
adjusted tax basis in its interest in the Operating Partnership to offset the
loss. To the extent that the Operating Partnership's distributions, or any
decrease in the Company's share of the indebtedness of the Operating Partnership
(such decreases being considered a constructive cash distribution to the
partners), exceeds the Company's adjusted tax basis in the Operating
Partnership, such excess distributions (including such constructive
distributions) will constitute taxable income to the Company.
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TAX LIABILITIES AND ATTRIBUTES INHERITED FROM PREDECESSORS
Pursuant to the Formation Transactions, the Company will succeed to certain
of the assets and liabilities of the entities included in the Formation
Transactions, including potential tax liabilities of such entities. For
instance, as a result of the Private REIT Mergers and the Reincorporation
Merger, the Company will acquire all of the assets and liabilities of CIF, VAF,
and AMB, including any tax liabilities of such corporations. The tax treatment
of the Private REIT Mergers is the subject of certain proposed regulations
which, as presently drafted, would not be effective for transfers occurring, or
transfers pursuant to a written agreement which is binding, on or before the
date final regulations on such subject are published. Therefore, the tax
treatment of the Private REIT Mergers may depend, among other things, upon the
timing of such mergers, the date on which the agreements regarding such mergers
become binding and the timing of the publication of the final regulations (if,
and in whatever form, ultimately issued) on this subject. If either of the
Private REIT Mergers does not qualify as a tax-free reorganization under the
Code, the Private REIT Merger would be treated as a taxable sale by the
corresponding Private REIT of its assets to the Company in exchange for shares
of Common Stock of the Company, followed by the Private REIT's distribution to
its stockholders of such shares in a taxable liquidation of the Private REIT. In
this case, such Private REIT would recognize gain on this deemed taxable sale.
However, assuming each Private REIT has at all times qualified for taxation as a
REIT, in calculating its taxable income, it should be entitled to a deduction in
an amount equal to the lesser of (i) its earnings and profits for its taxable
year ending with the Private REIT Merger (including the earnings and profits
arising from the deemed sale of the assets to the Company) or (ii) the fair
market value of the Private REIT Merger consideration it was deemed to
distribute to its stockholders as a result of the Private REIT Merger. As a
result of such deduction, it is expected that neither CIF nor VAF would be
taxable on a material amount of gain for Federal income tax purposes as a result
of such transactions. If either or both of CIF and VAF recognized any such gain
or failed to qualify as a REIT, or if AMB failed to qualify as an S corporation,
for any year prior to the Formation Transactions, the Company could assume a
material Federal income tax liability. In addition, because many of the
properties owned by CIF and VAF have fair market values in excess of their
bases, if the Private REIT Mergers are treated as tax-free reorganizations under
Section 368(a) of the Code, the Company's basis in the assets received pursuant
to the applicable Private REIT Merger will be lower than it would have been had
such Private REIT Merger not been so treated. This lower basis would cause the
Company to have lower depreciation deductions and higher gain on sale with
respect to such properties than would be the case if such properties had been
acquired in a taxable transaction.
The Built-in Gain rules described under the caption "-- Taxation of the
Company -- General" above would apply (i) with respect to any assets acquired by
the Company from a Private REIT in connection with the Private REIT Mergers if
such Private REIT Mergers qualified as tax-free reorganizations under the Code
and if a Private REIT failed to qualify, for any reason, as a REIT at any time
during its existence, and/or (ii) with respect to AMB's assets on the Company's
election to be taxed as a REIT, if AMB failed to qualify, for any reason, as an
S corporation at any time after its acquisition of any of its assets and prior
to its revocation of such election in connection with the Formation
Transactions. In such case, if the Company were not to make an election pursuant
to Notice 88-19, a Private REIT would recognize taxable gain on the Private REIT
Merger under the Built-in Gain rules, notwithstanding that the Private REIT
Merger otherwise qualified as a tax-free reorganization under the Code, and the
Company would be required to recognize taxable gain with respect to AMB's assets
on its election to be taxed as a REIT under the Built-in Gain rules,
notwithstanding that the Company otherwise qualified as a REIT. The liability
for any tax due with respect to the gain described above would be assumed by the
Company as a result of the Mergers. The Company believes that (i) each of the
Private REITs has qualified as a REIT throughout its existence and (ii) AMB has
qualified as an S corporation since its 1989 taxable year and that it did not
own any assets prior to such date. However, the Company intends to make a
protective election under Notice 88-19 with respect to each of the Private REIT
Mergers, and its election to be taxed as a REIT, in order to avoid the adverse
consequences that otherwise could result from such events.
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OTHER TAX CONSEQUENCES
The Company and its stockholders may be subject to state or local taxation
in various state or local jurisdictions, including those in which it or they
transact business or reside. The state and local tax treatment of the Company
and its stockholders may not conform to the Federal income tax consequences
discussed above. Consequently, prospective stockholders should consult their own
tax advisors regarding the effect of state and local tax laws on an investment
in the Company. In addition, the Investment Management Subsidiary will not
qualify as a REIT or as a partnership and, accordingly, will be subject to
Federal, state and local income taxes on its taxable income at regular corporate
rates. As a result, the Investment Management Subsidiary will only be able to
distribute out its net after-tax earnings to its stockholders, including the
Operating Partnership, thereby reducing the cash available for distribution by
the Company to its stockholders.
ERISA CONSIDERATIONS
The following is a summary of material considerations arising under ERISA
and the prohibited transaction provisions of Section 4975 of the Code that may
be relevant to a prospective purchaser (including, with respect to the
discussion contained in "-- Status of the Company under ERISA," a prospective
purchaser that is not an employee benefit plan, another tax-qualified retirement
plan or an individual retirement account ("IRA")). This discussion does not
purport to deal with all aspects of ERISA or Section 4975 of the Code or, to the
extent not preempted, state law that may be relevant to particular employee
benefit plan stockholders (including plans subject to Title I of ERISA, other
employee benefit plans and IRAs subject to the prohibited transaction provisions
of Section 4975 of the Code, and governmental plans and church plans that are
exempt from ERISA and Section 4975 of the Code but that may be subject to state
law requirements) in light of their particular circumstances.
A FIDUCIARY MAKING THE DECISION TO INVEST IN SHARES OF COMMON STOCK ON
BEHALF OF A PROSPECTIVE PURCHASER WHICH IS AN ERISA PLAN, A TAX QUALIFIED
RETIREMENT PLAN, AN IRA OR OTHER EMPLOYEE BENEFIT PLAN IS ADVISED TO CONSULT ITS
OWN LEGAL ADVISOR REGARDING THE SPECIFIC CONSIDERATIONS ARISING UNDER ERISA,
SECTION 4975 OF THE CODE, AND (TO THE EXTENT NOT PRE-EMPTED) STATE LAW WITH
RESPECT TO THE PURCHASE, OWNERSHIP OR SALE OF SHARES OF COMMON STOCK BY SUCH
PLAN OR IRA. Plans should also consider the entire discussion under the heading
"Federal Income Tax Consequences," as material contained therein is relevant to
any decision by an employee benefit plan, tax-qualified retirement plan or IRA
to purchase the Common Stock.
EMPLOYEE BENEFIT PLANS, TAX-QUALIFIED RETIREMENT PLANS AND IRAS
Each fiduciary of an employee benefit plan subject to Title I of ERISA (an
"ERISA Plan") should carefully consider whether an investment in shares of
Common Stock is consistent with its fiduciary responsibilities under ERISA. In
particular, the fiduciary requirements of Part 4 of Title I of ERISA require (i)
an ERISA Plan's investments to be prudent and in the best interests of the ERISA
Plan, its participants and beneficiaries, (ii) an ERISA Plan's investments to be
diversified in order to reduce the risk of large losses, unless it is clearly
prudent not to do so, (iii) an ERISA Plan's investments to be authorized under
ERISA and the terms of the governing documents of the ERISA Plan and (iv) that
the fiduciary not cause the ERISA Plan to enter into transactions prohibited
under Section 406 of ERISA. In determining whether an investment in shares of
Common Stock is prudent for purposes of ERISA, the appropriate fiduciary of an
ERISA Plan should consider all of the facts and circumstances, including whether
the investment is reasonably designed, as a part of the ERISA Plan's portfolio
for which the fiduciary has investment responsibility, to meet the objectives of
the ERISA Plan, taking into consideration the risk of loss and opportunity for
gain (or other return) from the investment, the diversification, cash flow and
funding requirements of the ERISA Plan, and the liquidity and current return of
the ERISA Plan's portfolio. A fiduciary should also take into account the
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nature of the Company's business, the length of the Company's operating history
and other matters described under "Risk Factors."
The fiduciary of an IRA or of an employee benefit plan not subject to Title
I of ERISA because it is a governmental or church plan or because it does not
cover common law employees (a "Non-ERISA Plan") should consider that such an IRA
or Non-ERISA Plan may only make investments that are either authorized or not
prohibited by the appropriate governing documents, not prohibited under Section
4975 of the Code and permitted under applicable state law.
STATUS OF THE COMPANY UNDER ERISA
A prohibited transaction may occur if the assets of the Company are deemed
to be assets of the investing ERISA Plans and disqualified persons deal with
such assets. In certain circumstances where an ERISA Plan holds an interest in
an entity, the assets of the entity are deemed to be ERISA Plan assets (the
"look-through rule"). Under such circumstances, any person that exercises
authority or control with respect to the management or disposition of such
assets is an ERISA Plan fiduciary. ERISA Plan assets are not defined in ERISA or
the Code, but the United States Department of Labor has issued regulations,
effective March 13, 1987 (the "Regulations"), that outline the circumstances
under which an ERISA Plan's interest in an entity will be subject to the
look-through rule.
The Regulations apply only to the purchase by an ERISA Plan of an "equity
interest" in an entity, such as common stock of a REIT. However, the Regulations
provide an exception to the look-through rule for equity interests that are
"publicly-offered securities." The Regulations also provide exceptions to the
look-through rule for equity interests in certain types of entities, including
any entity which qualifies as either a "real estate operating company" (a
"REOC") or a "venture capital operating company" (a "VCOC").
Under the Regulations, a "publicly-offered security" is a security that is
(i) freely transferable, (ii) part of a class of securities that is widely-held
and (iii) either (a) part of a class of securities that is registered under
section 12(b) or 12(g) of the Exchange Act or (b) sold to an ERISA Plan as part
of an offering of securities to the public pursuant to an effective registration
statement under the Securities Act and the class of securities of which such
security is a part is registered under the Exchange Act within 120 days (or such
longer period allowed by the SEC) after the end of the fiscal year of the issuer
during which the offering of such securities to the public occurred. Whether a
security is considered "freely transferable" depends on the facts and
circumstances of each case. Under the Regulations, if the security is part of an
offering in which the minimum investment is $10,000 or less, then, (i) any
restriction on or prohibition against any transfer or assignment of such
security for the purposes of preventing a termination or reclassification of the
entity for Federal or state tax purposes will not ordinarily prevent the
security from being considered freely transferable and (ii) limitations or
restrictions on the transfer or assignment of a security which are created or
imposed by persons other than the issuer of the security or persons acting for
or on behalf of the issuer will ordinarily not prevent the security from being
considered freely transferable. A class of securities is considered
"widely-held" if it is a class of securities that is owned by 100 or more
investors independent of the issuer and of one another.
Under the Regulations, a REOC is defined as an entity (i) which on certain
testing dates has at least 50% of its assets (other than short-term investments
pending long-term commitment or distribution to investors), valued at cost,
invested in real estate which is managed or developed and with respect to which
the entity has the right to substantially participate directly in the management
or development activities and (ii) which, in the ordinary course of its
business, is engaged directly in real estate management or development
activities. A VCOC is defined as an entity (i) which on certain testing dates
has at least 50% of its assets (other than short-term investments pending
long-term commitment or distribution to investors), valued at cost, invested in
one or more operating companies with respect to which the entity has management
rights and (ii) which, in the ordinary course of its business, actually
exercises its management rights with respect to one or more of the operating
companies in which it invests.
The Common Stock of the Company is expected to meet the criteria of the
publicly-offered securities exception to the look-through rule. First, the
Common Stock should be considered to be freely transferable, as the minimum
investment will be less than $10,000 and the only restrictions upon its transfer
are those required
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under Federal tax laws to maintain the Company's status as a REIT, resale
restrictions under applicable Federal securities laws with respect to securities
not purchased in the Offering and those owned by the Company's officers,
directors and other affiliates, and voluntary restrictions agreed to by the
Company's executive officers, directors and stockholders and Morgan Stanley &
Co. Incorporated, on behalf of the Underwriters in connection with the Offering.
Second, the Common Stock is expected to be held by 100 or more investors and it
is expected that at least 100 or more of these investors will be independent of
the Company and of one another. Third, the Common Stock will be part of an
offering of securities to the public pursuant to an effective registration
statement under the Securities Act and will be registered under the Exchange Act
within 120 days after the end of the fiscal year of the Company during which the
offering of such securities to the public occurs. In addition, the Company
intends to obtain management rights with respect to the Operating Partnership
and to conduct its affairs in such a manner that it will qualify as either a
REOC or VCOC under the Regulations. Accordingly, the Company believes that if an
ERISA Plan purchases the Common Stock, the Company's assets should not be deemed
to be ERISA Plan assets and, therefore, that any person who exercises authority
or control with respect to the Company's assets should not be an ERISA Plan
fiduciary.
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UNDERWRITING
Under the terms and subject to the conditions in the Underwriting Agreement
dated the date hereof (the "Underwriting Agreement"), the U.S. Underwriters
named below for whom Morgan Stanley & Co. Incorporated, BT Alex. Brown
Incorporated, Lehman Brothers Inc., NationsBanc Montgomery Securities, Inc. and
Smith Barney Inc. are acting as U.S. Representatives, and the International
Underwriters named below for whom Morgan Stanley & Co. International Limited, BT
Alex. Brown International, division of Bankers Trust International PLC, Lehman
Brothers International (Europe), NationsBanc Montgomery Securities, Inc. and
Smith Barney Inc. are acting as International Representatives, have severally
agreed to purchase, and the Company has agreed to sell to them, severally, the
respective number of shares of Common Stock set forth opposite the names of such
Underwriters below:
<TABLE>
<CAPTION>
NUMBER OF
NAME SHARES
------------------------------------------------------------------------- ----------
<S> <C>
U.S. Underwriters:
Morgan Stanley & Co. Incorporated......................................
BT Alex. Brown Incorporated............................................
Lehman Brothers Inc....................................................
NationsBanc Montgomery Securities, Inc.................................
Smith Barney Inc. .....................................................
----------
Subtotal.......................................................... 9,600,000
----------
International Underwriters:
Morgan Stanley & Co. International Limited.............................
BT Alex. Brown International, division of Bankers Trust International
PLC.................................................................
Lehman Brothers International (Europe).................................
NationsBanc Montgomery Securities, Inc.................................
Smith Barney Inc. .....................................................
----------
Subtotal.......................................................... 2,400,000
----------
Total.......................................................... 12,000,000
==========
</TABLE>
The U.S. Underwriters and the International Underwriters, and the U.S.
Representatives and the International Representatives, are collectively referred
to as the "Underwriters" and the "Representatives," respectively. The
Underwriting Agreement provides that the obligations of the several Underwriters
to pay for and accept delivery of the shares of Common Stock offered hereby are
subject to the approval of certain legal matters by their counsel and to certain
other conditions. The Underwriters are obligated to take and pay for all of the
shares of Common Stock offered hereby (other than those covered by the U.S.
Underwriters' over-allotment option described below) if any such shares are
taken.
Pursuant to the Agreement between U.S. and International Underwriters, each
U.S. Underwriter has represented and agreed that, with certain exceptions: (i)
it is not purchasing any Shares (as defined herein) for the account of anyone
other than a United States or Canadian Person (as defined herein) and (ii) it
has not offered or sold, and will not offer or sell, directly or indirectly, any
Shares or distribute any prospectus relating to the Shares outside the United
States or Canada or to anyone other than a United States or Canadian Person.
Pursuant to the Agreement between U.S. and International Underwriters, each
International Underwriter has represented and agreed that, with certain
exceptions: (i) it is not purchasing any Shares for the account of any United
States or Canadian Person and (ii) it has not offered or sold, and will not
offer or sell, directly or indirectly, any Shares or distribute any prospectus
relating to the Shares in the United States or Canada or to any United States or
Canadian Person. With respect to any Underwriter that is a U.S. Underwriter and
an International Underwriter, the foregoing representations and agreements (i)
made by it in its capacity as a U.S. Underwriter apply only to it in its
capacity as a U.S. Underwriter and (ii) made by it in its capacity as an
International Underwriter apply only to it in its capacity as an International
Underwriter. The foregoing limitations do not apply to stabilization
transactions or to certain other transactions specified in the Agreement between
U.S. and International Underwriters. As used herein, "United States or Canadian
Person" means any national or resident of the United States or Canada, or any
corporation, pension, profit-
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sharing or other trust or other entity organized under the laws of the United
States or Canada or of any political subdivision thereof (other than a branch
located outside the United States and Canada of any United States or Canadian
Person), and includes any United States or Canadian branch of a person who is
otherwise not a United States or Canadian Person. All shares of Common Stock to
be purchased by the Underwriters under the Underwriting Agreement are referred
to herein as the "Shares."
Pursuant to the Agreement between U.S. and International Underwriters,
sales may be made between the U.S. Underwriters and International Underwriters
of any number of Shares as may be mutually agreed. The per share price of any
Shares sold shall be the public offering price set forth on the cover page
hereof, in United States dollars, less an amount not greater than the per share
amount of the concession to dealers set forth below.
Pursuant to the Agreement between U.S. and International Underwriters, each
U.S. Underwriter has represented that it has not offered or sold, and has agreed
not to offer or sell, any Shares, directly or indirectly, in any province or
territory of Canada or to, or for the benefit of, any resident of any province
or territory of Canada in contravention of the securities laws thereof and has
represented that any offer or sale of Shares in Canada will be made only
pursuant to an exemption from the requirement to file a prospectus in the
province or territory of Canada in which such offer or sale is made. Each U.S.
Underwriter has further agreed to send to any dealer who purchases from it any
of the Shares a notice stating in substance that, by purchasing such Shares,
such dealer represents and agrees that it has not offered or sold, and will not
offer or sell, directly or indirectly, any of such Shares in any province or
territory of Canada or to, or for the benefit of, any resident of any province
or territory of Canada in contravention of the securities laws thereof and that
any offer or sale of Shares in Canada will be made only pursuant to an exemption
from the requirement to file a prospectus in the province or territory of Canada
in which such offer is made, and that such dealer will deliver to any other
dealer to whom it sells any of such Shares a notice containing substantially the
same statement as is contained in this sentence.
Pursuant to the Agreement between U.S. and International Underwriters, each
International Underwriter has represented and agreed that (i) it has not offered
or sold and, prior to the date six months after the closing date for the sale of
Shares to the International Underwriters, will not offer or sell, any Shares to
persons in the United Kingdom except to persons whose ordinary activities
involve them in acquiring, holding, managing or disposing of investments (as
principal or agent) for the purposes of their businesses or otherwise in
circumstances which have not resulted and will not result in an offer to the
public in the United Kingdom within the meaning of the Public Offers of
Securities Regulations 1995; (ii) it has complied and will comply with all
applicable provisions of the Financial Services Act 1986 with respect to
anything done by it in relation to the Shares in, from or otherwise involving
the United Kingdom; and (iii) it has only issued or passed on and will only
issue or pass on in the United Kingdom any document received by it in connection
with the offering of the Shares to a person who is of a kind described in
Article 11(3) of the Financial Services Act 1986 (Investment Advertisements)
(Exemptions) Order 1996 or is a person to whom such document may otherwise
lawfully be issued or passed on.
Pursuant to the Agreement between U.S. and International Underwriters, each
International Underwriter has further represented that it has not offered or
sold, and has agreed not to offer or sell, directly or indirectly, in Japan or
to or for the account of any resident thereof, any of the Shares acquired in
connection with the distribution contemplated hereby, except for offers or sales
to Japanese International Underwriters or dealers and except pursuant to any
exemption from the registration requirements of the SEC and otherwise in
compliance with applicable provisions of Japanese law. Each International
Underwriter has further agreed to send to any dealer who purchases from it any
of the Shares a notice stating in substance that, by purchasing such Shares,
such dealer represents and agrees that it has not offered or sold, and will not
offer or sell, any of such Shares, directly or indirectly, in Japan or to or for
the account of any resident thereof except for offers or sales to Japanese
International Underwriters or dealers and except pursuant to any exemption from
the registration requirements of the SEC and otherwise in compliance with
applicable provisions of Japanese law, and that such dealer will send to any
other dealer to whom it sells any of such Shares a notice containing
substantially the same statement as is contained in this sentence.
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The Underwriters initially propose to offer part of the shares of Common
Stock directly to the public at the public offering price set forth on the cover
page hereof and part to certain dealers at a price that represents a concession
not in excess of $. a share under the public offering price. The
Underwriters may allow, and such dealers may reallow, a concession not in excess
of $. a share to other Underwriters or other Underwriters or to certain
dealers. After the initial offering of the shares of Common Stock, the offering
price and other selling terms may from time to time be varied by the
Representatives.
Pursuant to the Underwriting Agreement, the Company has granted to the U.S.
Underwriters an option, exercisable for 30 days from the date of this
Prospectus, to purchase up to an aggregate of 1,800,000 additional shares of
Common Stock at the public offering price set forth on the cover page hereof,
less underwriting discounts and commissions. The U.S. Underwriters may exercise
such option to purchase solely for the purpose of covering over-allotments, if
any, made in connection with the offering of the shares of Common Stock offered
hereby. To the extent such option is exercised, each U.S. Underwriter will
become obligated, subject to certain conditions, to purchase approximately the
same percentage of such additional shares of Common stock as the number set
forth next to such U.S. Underwriter's name in the preceding table bears to the
total number of shares of Common Stock set forth next to the names of all U.S.
Underwriters in the preceding table.
At the request of the Company, the Underwriters have reserved for sale, at
the initial public offering price, up to 500,000 shares offered hereby for
directors, officers and employees of the Company. The number of shares of Common
Stock available for sale to the general public will be reduced to the extent
such persons purchase such reserved shares. Any reserved shares which are not so
purchased will be offered by the Underwriters to the general public on the same
basis as the other shares offered hereby.
The shares of Common Stock have been approved for listing, subject to
official notice of issuance, on the NYSE under the symbol "AMB."
Each of the Executive Officers of the Company has agreed that, during the
period ending two years after the date of this Prospectus, and the Company and
the Independent Directors have agreed that, during the period ending one year
after the date of this Prospectus, without the prior written consent of Morgan
Stanley & Co. Incorporated on behalf of the Underwriters, they will not (i)
offer, pledge, sell, contract to sell, sell any option or contract to purchase,
purchase any option or contract to sell, grant any option, right or warrant to
purchase, lend or otherwise transfer or dispose of, directly or indirectly, any
shares of Common Stock or any securities convertible into or exercisable or
exchangeable for shares of Common Stock (provided that such shares or securities
are either now owned by such party or are hereafter acquired prior to or in
connection with the offering of the Common Stock offered hereby) or (ii) enter
into any swap or other arrangement that transfers to another, in whole or in
part, any of the economic consequences of ownership of the Common Stock, whether
any such transaction described in clause (i) or (ii) above is to be settled by
delivery of Common Stock or such other securities, in cash or otherwise, other
than (x) the Shares, (y) the issuance by the Company of shares of Common Stock
upon the exercise of an option or a warrant or the conversion of a security
outstanding on the date of this Prospectus of which the Underwriters have been
advised in writing and (z) the issuance of shares of Common Stock by the Company
upon conversion or redemption of Units.
The Underwriters have informed the Company that they do not intend sales to
discretionary accounts to exceed five percent of the total number of shares of
Common Stock offered by them.
In order to facilitate the offering of the shares of Common Stock, the
Underwriters may engage in transactions that stabilize, maintain or otherwise
affect the price of the shares of Common Stock. Specifically, the Underwriters
may over-allot in connection with the Offering, creating a short position in the
shares of Common Stock for their own account. In addition, to cover
over-allotments or to stabilize the price of the shares of Common Stock, the
Underwriters may bid for, and purchase, shares of Common Stock in the open
market. Finally, the underwriting syndicate may reclaim selling concessions
allowed to an Underwriter or a dealer for distributing the shares of Common
Stock in the Offering, if the syndicate repurchases previously distributed
shares of Common Stock in transactions to cover syndicate short positions, in
stabilization transactions or otherwise. Any of these activities may stabilize
or maintain the market price of the shares of
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Common Stock above independent market levels. The Underwriters are not required
to engage in these activities, and may end any of these activities at any time.
The Company and the Underwriters have agreed to indemnify each other
against certain liabilities, including liabilities under the Securities Act.
Prior to the Offering, there has been no public market for the Common
Stock. The initial public offering price will be determined by negotiations
between the Company and the U.S. Underwriters. Among the factors considered in
determining the initial public offering price will be the future prospects of
the Company and its industry in general, sales, earnings and certain other
financial and operating information of the Company in recent periods, and the
price-earnings ratio, price-sales ratio, market prices of securities and certain
financial and operating information of companies engaged in activities similar
to those of the Company.
Morgan Stanley & Co. Incorporated, on behalf of the Underwriters, has
undertaken with the NYSE to meet the NYSE distribution standards of 2,000 round
lot holders with 100 shares or more, with 1.1 million shares outstanding and a
minimum public market value of $40 million.
Morgan Stanley Asset Management Inc. ("MSAM"), an affiliate of Morgan
Stanley & Co. Incorporated, purchased on behalf of an affiliate and four other
clients for which MSAM serves as an investment advisor an aggregate of 1,322,783
shares of Common Stock in the Formation Transactions. In accordance with the
rules of the National Association of Securities Dealers, Inc., an aggregate
discount to the assumed initial public offering price of approximately $140,000
is attributable to MSAM and is therefore deemed underwriting compensation to
Morgan Stanley & Co. Incorporated.
The Company has agreed to pay Morgan Stanley & Co. Incorporated an advisory
fee equal to 0.65% of the gross proceeds received from the sale of Common Stock
of the Offering for advisory services rendered in connection with the
evaluation, analysis and structuring of the Formation Transactions and the
Offering.
LEGAL MATTERS
Certain legal matters in connection with the Offering will be passed upon
for the Company by Latham & Watkins, Los Angeles, California. Certain legal
matters will be passed upon for the Underwriters by Gibson, Dunn & Crutcher LLP,
Los Angeles, California. Certain legal matters relating to Maryland law,
including the validity of the issuance of the shares of Common Stock offered
hereby, will be passed upon for the Company by Ballard Spahr Andrews &
Ingersoll, Baltimore, Maryland. Morrison & Foerster LLP, San Francisco,
California will give certain legal opinions in connection with the Formation
Transactions on behalf of CIF and VAF, each of which are AMB Predecessors.
Farella Braun & Martel LLP, San Francisco, will give certain legal opinions in
connection with the Formation Transactions with respect to certain shareholders
of AMB. In addition, the description of Federal income tax consequences
contained in this Prospectus under the caption "Federal Income Tax Consequences"
is, to the extent that it constitutes matters of law, summaries of legal matters
or legal conclusions, the opinion of Latham & Watkins, special tax counsel to
the Company as to the material Federal income tax consequences of the Offering.
EXPERTS
The financial statements and schedules included in this Prospectus, to the
extent and for the periods indicated in their reports thereto, have been audited
by Arthur Andersen LLP, independent public accountants, and are included herein
in reliance upon the authority of said firm as experts in auditing and
accounting in giving said reports.
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ADDITIONAL INFORMATION
The Company has filed with the Commission a Registration Statement on Form
S-11 (of which this Prospectus is a part) under the Securities Act with respect
to the securities offered hereby. This Prospectus does not contain all
information set forth in the Registration Statement, certain portions of which
have been omitted as permitted by the rules and regulations of the Commission.
Statements contained in this Prospectus as to the content of any contract or
other document are not necessarily complete, and in each instance reference is
made to the copy of such contract or other document filed as an exhibit to the
Registration Statement, each such statement is qualified in all respects by such
reference and the exhibits and schedules hereto. For further information
regarding the Company and the shares of Common Stock offered hereby, reference
is hereby made to the Registration Statement and such exhibits and schedules,
which may be obtained from the Commission at its principal office at 450 Fifth
Street, N.W., Washington, D.C. 20549, upon payment of the fees prescribed by the
Commission. The Commission maintains a website at http://www.sec.gov containing
reports, proxy and information statements and other information regarding
registrants, including the Company, that file electronically with the
Commission. In addition, the Company intends to file an application to list the
shares of Common Stock on the NYSE and, if the shares of Common Stock are listed
on the NYSE, similar information concerning the Company can be inspected and
copied at the offices of the New York Stock Exchange, 20 Broad Street, New York,
New York 10005.
The Company intends to furnish its stockholders with annual reports
containing audited financial statements and a report thereon by independent
certified public accountants.
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GLOSSARY
"ACBM" means asbestos-containing building materials.
"ADA" means the Americans with Disabilities Act of 1990.
"affiliate" has the meaning given to it in the Securities Act.
"AMB" means AMB Institutional Realty Advisors, Inc., a California
corporation.
"AMB Contributed Properties" means a collective reference to 96 properties
located throughout the U.S., which are owned by certain real estate investment
funds, trusts and partnerships and which are managed by AMB under separate
investment management agreements.
"AMB Intercompany Party" means a party to the Intercompany Agreement.
"AMB Predecessors" means collectively, AMB and certain real estate
investment funds, trusts, corporations and partnerships that prior to the
Offering owned the Properties, as identified in "Note 1. Organization and Basis
of Presentation" to the historical financial statements of the AMB Contributed
Properties, including CIF, VAF, WPF and the Individual Account Investors.
"AMB Property Corporation" means AMB Property Corporation, a Maryland
corporation with its principal office at 505 Montgomery Street, San Francisco,
California 94111.
"AMBCREA" means AMB Corporate Real Estate Advisors, Inc., a California
corporation.
"AMBI" means AMB Investments, Inc., a California corporation.
"Anchor Tenants" means retail tenants occupying more than 10,000 rentable
square feet and all grocery stores and drugstores.
"Annualized Base Rent" means the monthly contractual rent under existing
leases at September 30, 1997, multiplied by 12. This amount excludes expense
reimbursements and rental abatements for industrial and retail properties as
well as percentage rents for retail properties.
"Articles of Incorporation" means the Articles of Incorporation of the
Company.
"Beneficiary" means a qualified charitable organization selected by the
Company which is the beneficiary of a trust to which will be transferred any
shares of Common Stock in excess of the Ownership Limit or any other limit.
"Book-Tax Difference" means the difference between the fair market value of
contributed property at the time of contribution and the adjusted tax basis of
such property at such time.
"Built-in Gain Asset" means an asset acquired by the Company from a
corporation which is or has been a C Corporation.
"Bylaws" means the bylaws of the Company.
"catch-up adjustment" means an adjustment found in certain advisory
agreements, which is the equivalent of an incentive fee adjustment, as used in
the Amended and Restated Agreement of Limited Partnership of WPF, dated as of
December 15, 1990.
"CIF" means AMB Current Income Fund, Inc., a Maryland corporation, and its
Merger Sub.
"CIF Facility" means the unsecured $200 million line of credit by and
between CIF and Morgan Guaranty Trust Company of New York entered into on August
8, 1997.
"Code" means the Internal Revenue Code of 1986.
"Common Stock" means shares of common stock of the Company.
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"Company" means AMB Property Corporation and its subsidiaries, including
AMB Property, L.P. and AMB Institutional Realty Advisors, Inc., and with respect
to the period prior to the Offering, the AMB Predecessors.
"Continuing Investors" means persons and entities which beneficially own
interests in the AMB Predecessors or in the Properties and will receive shares
of Common Stock, or Units, in connection with the Formation Transactions.
"Contributed Industrial Properties" means the Industrial Properties
excluding the Pending Acquisition Properties.
"Contributed Properties" means the Properties excluding the Pending
Acquisition Properties.
"Core Portfolio" means Properties held by the Company during the entire
period for the years being compared as set forth under "Management's Discussion
and Analysis of Financial Condition and Results of Operations."
"CP" means CP Institutional Partners I, Inc.
"Credit Facility" means the unsecured $500 million line of credit with a
consortium of national and international banks which the Company expects to
enter into through the Operating Partnership.
"Debt-to-Total Market Capitalization Ratio" means a ratio calculated based
on the total consolidated and unconsolidated debt of the Company as a percentage
of the market value of outstanding shares of Common Stock and Units (not owned
by the Company) plus total consolidated and unconsolidated debt, but excluding
(i) all nonrecourse consolidated debt in excess of the Company's proportionate
share of such debt and (ii) all nonrecourse unconsolidated debt of partnerships
in which the Company is a limited partner.
"debt financed property" means debt financed property as defined in Section
514(b) of the Code.
"Eastern region" means the Eastern region of the United States as defined
by the National Council of Real Estate Investment Fiduciaries which includes the
states of Connecticut, Delaware, Kentucky, Maine, Maryland, Massachusetts, New
Hampshire, New Jersey, New York, North Carolina, Pennsylvania, Rhode Island,
South Carolina, Vermont, West Virginia and the District of Columbia. The Eastern
region contains the Properties located in the markets of Albany, Baltimore,
Boston, Cincinnati, Hartford, Northern New Jersey, Philadelphia, Washington,
D.C. and Wilmington.
"Effective Date" means January 1, 1997.
"Eligible Entity" means a domestic business entity not otherwise classified
as a corporation and which has at least two members.
"Environmental Laws" means the Federal, state and local laws and
regulations relating to the protection of the environment.
"ERISA" means the Employee Retirement Income Security Act of 1974, as
amended.
"ERISA Plan" means a pension or welfare benefit plan subject to ERISA or
Section 4975 of the Code.
"Exchange Act" means the Securities Exchange Act of 1934, as amended.
"Executive Officers" means the executive officers of the Company.
"expense reimbursements" means each tenant's proportionate share of taxes,
insurance and operating expenses to be reimbursed to the Company.
"FASB" means the Financial Accounting Standards Board.
"Final Regulations" means certain recently finalized and published Treasury
Regulations which provide that an Eligible Entity may elect to be taxed as a
partnership for Federal income tax purposes.
"FIRPTA" means the Foreign Investment in Real Property Tax Act of 1980.
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"Formation Transactions" means certain transactions which the Company, the
Operating Partnership and the Investment Management Subsidiary will engage in to
enable the Company to continue and grow the real estate operations of the AMB
Predecessors, to facilitate the Offering, to enable the Company to qualify as a
REIT for Federal income tax purposes commencing with its taxable year ending
December 31, 1997 and to preserve certain tax advantages for the existing owners
of the Properties.
"forward-looking statements" means statements relating to, without
limitation, future economic performance, plans and objectives of management for
future operations and projections of revenue and other financial items, which
can be identified by the use of forward-looking terminology such as "may,"
"will," "should," "expect," "anticipate," "estimate" or "continue" or the
negative thereof or other variations thereon or comparable terminology.
"Funds from Operations" or "FFO" means income (loss) from operations before
disposal of real estate properties, minority interests and extraordinary items
plus depreciation and amortization, excluding depreciation of furniture,
fixtures and equipment less FFO attributable to minority interests in
consolidated joint ventures which are not convertible into shares of Common
Stock.
"GAAP" means generally accepted accounting principles.
"GP Units" means units of the Operating Partnership representing the
general partnership interest therein, with generally identical rights to
distributions as the Units.
"greater than 10% stockholder" means an individual owning (within the
meaning of Section 424(d) of the Code) more than ten percent of the total
combined voting power of all classes of stock of the Company, any subsidiary or
any parent corporation.
"Incentive Stock Option" means the options which the Company expects to
issue, upon consummation of the Offering, to certain officers and employees of
the Company to purchase a specified number of shares of Common Stock at an
exercise price equal to the price to the public in the Offering.
"Indemnity Consideration" means the shares of Common Stock or Units issued,
or cash paid pursuant to any indemnification obligation.
"Indemnity Escrow" means an escrow available to provide for an
indemnification commitment into which the Indemnity Consideration will be
deposited.
"Independent Director" means a director who is not an employee, officer or
affiliate of the Company or a subsidiary or division thereof, or a relative of a
principal executive officer, or who is not an individual member of an
organization acting as advisor, consultant or legal counsel, receiving
compensation on a continuing basis from the Company in addition to director's
fees.
"Individual Account Investors" means certain individual account investors,
each of which has assets under management with AMB pursuant to an investment
advisory agreement.
"Industrial Properties" means the industrial properties comprised
principally of warehouse distribution facilities which are owned by the Company,
including the Pending Acquisition Properties.
"in-fill" means those markets which are typified by significant population
densities and low availability of land which could be developed into competitive
retail properties. Such properties allow for a more precise analysis of their
trade areas and competition than properties located in areas which are
undergoing substantial real estate development.
"Intercompany Agreement" means that certain agreement dated January 1,
1993, as amended, entered into by and among AMBI, AMB, AMBCREA, AMB Properties,
AMB Development, Inc., AMB Institutional Housing Partners and other related or
commonly controlled business entities as may become parties thereto from to
time.
"International Prospectus" means the prospectus to be used in connection
with an international offering of the shares of Common Stock.
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"International Underwriters" means the underwriters named herein for whom
Morgan Stanley & Co. International Limited, BT Alex. Brown International,
division of Bankers Trust International PLC, Lehman Brothers International
(Europe), NationsBanc Montgomery Securities, Inc. and Smith Barney Inc. are
acting as International Representatives.
"Investment Management Partnership" means AMB Institutional Realty
Advisors, L.P., a Maryland limited partnership, of which the Investment
Management Subsidiary will be the sole general partner and own the entire
capital interests, and through which the operations of the Investment Management
Subsidiary will be conducted.
"Investment Management Subsidiary" means AMB Institutional Realty Advisors,
Inc., a Maryland corporation, of which the Company will own 100% of the
non-voting preferred stock (representing 95% of its economic value) and the
Executive Officers will own 100% of the outstanding voting common stock
(representing 5% of its economic value) with its operations conducted through
the Investment Management Partnership and which, through the Investment
Management Partnership, will provide the real estate advisory services to the
Company and to certain of AMB's current clients which do not participate in the
Consolidation.
"Investors" means the CIF Stockholders, VAF Stockholders, WPF Investors and
the Individual Account Investors.
"IRA" means an individual retirement account.
"IRS" means the United States Internal Revenue Service.
"Joint Ventures" means the joint ventures, limited liability companies and
partnerships between affiliates of CIF, VAF and certain Individual Account
Investors on the one hand, and certain third parties, on the other.
"look-through rule" means under certain circumstances, where an investing
plan holds an interest in an entity and the assets of the entity are deemed to
be Plan assets.
"Measurement Date" means each of the 15th, 18th, 21st and 24th month
anniversaries of the consummation of the Offering.
"Merger Sub" means a newly-formed wholly-owned subsidiary of each of CIF
and VAF.
"Mergers" means the mergers of CIF and VAF into the Merger Subs, the
mergers of the survivors of such mergers into the Company, and the
Reincorporation Merger.
"MGCL" means Maryland General Corporation Law.
"MGT" means Morgan Guaranty Trust Company of New York.
"Midwestern region," means the Midwestern region of the United States as
defined by the National Council of Real Estate Investment Fiduciaries which
includes the states of Illinois, Iowa, Indiana, Kansas, Michigan, Minnesota,
Missouri, Nebraska, North Dakota, Ohio, South Dakota and Wisconsin. The
Midwestern region contains the Properties located in the markets of Chicago,
Cleveland, Columbus and Minneapolis.
"Morgan Stanley" means Morgan Stanley & Co. Incorporated
"Mortgages" means secured indebtedness as set forth under "Management's
Discussion and Analysis of Financial Condition and Results of Operations."
"MSAM" means Morgan Stanley Asset Management Inc., an affiliate of Morgan
Stanley & Co. Incorporated.
"Named Executive Officers" means the Company's Chief Executive Officer and
the four other most highly compensated executive officers.
"NAIOP" means the National Association of Industrial and Office Parks.
"NAREIM" means the National Association of Real Estate Investment Managers.
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"NAREIT" means the National Association of Real Estate Investment Trusts.
"NCREIF" means the National Council of Real Estate Investment Fiduciaries.
"New Withholding Regulations" means final regulations which were recently
promulgated which deal with withholding tax on income paid to foreign persons
and related matters.
"Non-Anchor Tenant" refers to all tenants which are not Anchor Tenants.
"Non-ERISA Plan" means the fiduciary of an IRA or of an employee benefit
plan not subject to Title I of ERISA because it is a governmental or church plan
or because it does not cover common law employees.
"Non-U.S. Stockholders" means persons that are, for purposes of United
States Federal income taxation, nonresident alien individuals, foreign
corporations, foreign partnerships or foreign estates or trusts.
"NPI" means the NCREIF National Property Index.
"NYSE" means the New York Stock Exchange.
"Offering" means the initial public offering of the Company's common stock
made hereby.
"Operating Partnership" means AMB Property, L.P., a Delaware limited
partnership of which the Company is the general partner.
"Ownership Limit" means the Company generally will prohibit ownership,
directly or by virtue of the constructive ownership provisions of the Code, by
any single stockholder of more than 9.8% of the issued and outstanding shares of
Common Stock (subject to certain exceptions) and generally will prohibit
ownership, directly or by virtue of the constructive ownership provisions of the
Code, by any single stockholder of more than 9.8% of the issued and outstanding
shares of any class or series of the Company's Preferred Stock.
"Partnership Act" means the Delaware Uniform Limited Partnership Act.
"Partnership Agreement" means the partnership agreement of the Operating
Partnership.
"Pending Acquisition" means the proposed acquisition of the Pending
Acquisition Properties.
"Pending Acquisition Properties" means the 28 industrial properties which
two of the AMB Predecessors have agreed to acquire pursuant to the Purchase
Agreement.
"percentage rents" means the rents calculated as a percentage of a tenant's
gross sales above predetermined thresholds.
"Performance Investors" means those Investors which own assets (either
directly or through CIF, VAF or WPF) which are subject to advisory agreements
with AMB and include an incentive fee provision or, in the case of WPF, a "catch
up adjustment."
"Performance Shares" means the specified portion of the Shares issuable in
the Formation Transactions to Performance Investors.
"Performance Units" means units of the Operating Partnership issuable to
certain officers and employees of the Operating Partnership.
"Plan" means an ERISA Plan, a tax-qualified retirement plan or other
employee benefit plan.
"Preference Units" means the preferred units and other partnership
interests of different classes and series of the Operating Partnership having
such rights, preferences and other privileges, variations and designations as
may be determined by the Company.
"Preferred Stock" means preferred shares of beneficial interest, $0.01 par
value per share, which the Articles of Incorporation of the Company authorize
the Board of Directors to cause the Company to issue, in series, and to
establish the preferences, rights and other terms of any series so issued.
"Private REIT(s)" means CIF and VAF individually or collectively, including
the Merger Sub of each.
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"Private REIT Mergers" means the mergers of the Private REITs with and into
the Company.
"Prohibited Owner" means the person or entity holding shares in excess of
the Ownership Limit or such other limit.
"Prohibited Transferee" means the purported transferee of a transfer of
Shares of the Company or any other event that would result in any person
violating the Ownership Limit or such other limit provided in the Company's
Articles of Incorporation or as otherwise permitted by the Board of Directors of
the Company.
"Properties" means the Industrial Properties and the Retail Properties.
"property operating expenses" means real estate taxes and insurance,
repairs and maintenance and property operating expenses.
"Proposed Regulations" means certain proposed regulations concerning the
tax treatment of the Private REIT Mergers.
"Prospectuses" means the International Prospectus and the U.S. Prospectus.
"Purchase Agreement" means that certain agreement dated October 31, 1997 by
and among two of the AMB Predecessors and CP Institutional Partners I, Inc.
relating to the acquisition by such AMB Predecessors of the Pending Acquisition
Properties.
"QRS" means a qualified REIT subsidiary.
"R&D" means research and development.
"Recognition Period" means a 10-year period during which the Company
recognizes gain on the disposition of a Built-in Gain Asset.
"Registrable Shares" means the Shares issuable upon exchange of Units or
otherwise, the holder of which has certain registration rights with respect to
those Shares.
"Registration Rights" means certain registration rights with respect to the
Shares issuable upon exchange of Units or otherwise granted to Investors
receiving Units in connection with the Formation Transactions.
"Regulations" means regulations issued by the United States Department of
Labor, effective as of March 13, 1987.
"Reincorporation Merger" means the merger by which AMB would merge into AMB
Property Corporation for the purpose of reincorporating from California into
Maryland.
"REIT" means a real estate investment trust under the Code.
"Related Party Tenant" means a tenant in which a REIT, or an owner of 10%
or more of the REIT actually or constructively owns 10% or more of such tenant.
"Renovation and Expansion Projects" means those properties owned by the
Company under development for completion after September 30, 1997.
"REOC" means an entity (i) which on certain testing dates has at least 50%
of its assets (other than short-term investments pending long-term commitment or
distribution to investors), valued at cost, invested in real estate which is
managed or developed and with respect to which the entity has the right to
substantially participate directly in the management or development activities
and (ii) which, in the ordinary course of its business, is engaged directly in
real estate management or development activities.
"Representatives" means the collective reference to the U.S.
Representatives and the International Representatives.
"restricted securities" has the meaning given to it in Rule 144 under the
Securities Act.
"Restricted Shares" means the "restricted securities" under the meaning of
Rule 144 of the Securities Act consisting of the Shares held or to be held by
Investors and the Shares reserved for issuance upon
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redemption of Units by Investors who elect to receive Units in exchange for
their respective real property interests.
"Retail Properties" means the retail properties comprised principally of
community shopping centers which are owned by the Company.
"Rule 144" means the rule adopted by the SEC that permits holders of
restricted securities as well as affiliates of an issuer of the securities,
pursuant to certain conditions and subject to certain restrictions, to sell
their securities publicly without registration under the Securities Act.
"San Francisco Bay Area" means the area comprised of the nine counties in
immediate proximity to the San Francisco Bay.
"SEC" or "Commission" means the Securities and Exchange Commission.
"Section 401(k) Plan" means the Company's Section 401(k) savings/retirement
plan.
"Secured Facility" means a 12-year non-recourse secured financing facility
entered into by CIF on December 12, 1996, which will become an obligation of the
Company upon consummation of the Formation Transactions.
"Securities Act" means the Securities Act of 1933, as amended.
"SFAS" means statements of financial accounting standards issued by the
Financial Accounting Standards Board from time to time.
"Short C Year" means a period in which AMB will be taxable as a C
Corporation beginning on the effective date of revocation of AMB's S Corporation
status and ending on the following December 31.
"Short S Year" means the period prior to which AMB is expected to terminate
its status as an S Corporation beginning on January 1 of such year and ending on
the day before the revocation is effective.
"SoCo" means Southern Company Services, Inc., an Alabama corporation.
"Southern region" means the Southern region of the United States as defined
by the National Council of Real Estate Investment Fiduciaries which includes the
states of Alabama, Arkansas, Florida, Georgia, Louisiana, Mississippi, Oklahoma,
Tennessee and Texas. The Southern region contains the Properties located in the
markets of Atlanta, Austin, Dallas/ Ft. Worth, Houston, Miami and Orlando.
"stabilization" or "stabilized" means with respect to property, that
capital improvements for repositioning, development and redevelopment programs
have been completed and in effect for a sufficient period of time (but in no
case more than 12 months after shell completion) to achieve market occupancy.
"Stock Incentive Plan" means the Stock Option and Incentive Plan
established by the Company.
"Stockholders" means the collective reference to Stockholders of each of
CIF, VAF and AMB.
"Subsidiaries" means the subsidiaries of AMB Property Corporation and AMB
Property, L.P.
"Surviving Partnership" means a limited partnership or limited liability
company which is the surviving entity of a merger, consolidation or combination
of assets with the Operating Partnership.
"Tax-Exempt Stockholder" means a Stockholder exempt from taxation under the
Code.
"Termination Transaction" means, with respect to the Company, any merger,
consolidation or other combination with or into another person, a sale of all or
substantially all of its assets or any reclassification, recapitalization or
change of its outstanding equity interests, unless in connection with such
transaction, all holders of Units either will receive, or will have the right to
elect to receive, for each Unit an amount of cash, securities or other property
equal to the product of the number of Shares into which each Unit is then
exchangeable and the greatest amount of cash, securities or other property paid
to the holder of one Share in consideration of one Share pursuant to such
transaction.
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"Transferee" means an assignee, legatee, distributee or other transferee of
all or any portion of a partner's interest in the Operating Partnership.
"Treasury Regulations" means the IRS regulations.
"UBTI" or "unrelated business taxable income" means unrelated business
taxable income as defined in Section 512 of the Code.
"Underwriters" means the collective reference to the U.S. Underwriters and
the International Underwriters.
"Underwriting Agreement" means that certain underwriting agreement dated
the date hereof pursuant to which the U.S. Underwriters and the International
Underwriters have severally agreed to purchase, and the Company has agreed to
sell to them, severally, the respective number of shares of Common Stock set
forth on the table under the caption "Underwriting" herein.
"United States or Canadian Person" means any national or resident of the
United States or Canada, or any corporation, pension, profit-sharing or other
trust or other entity organized under the laws of the United States or Canada or
of any political subdivision thereof (other than a branch located outside the
United States and Canada of any United States or Canadian Person), and includes
any United States or Canadian branch of a person who is otherwise not a United
States or Canadian Person.
"Unitholder" means a holder of Units or Performance Units.
"Units" means units of the Operating Partnership.
"UPREIT" means an umbrella partnership real estate investment trust which
is a REIT that holds all or substantially all of its properties through a
partnership in which the REIT holds an interest.
"U.S. Prospectus" means the prospectus to be used in connection with a
United States offering of the Company's shares of Common Stock.
"U.S. Stockholder" means a holder of shares of Common Stock who (for United
States Federal income tax purposes) (i) is a citizen or resident of the United
States, (ii) is a corporation, partnership, or other entity created or organized
in or under the laws of the United States or of any political subdivision
thereof or (iii) is an estate or trust, the income of which is subject to United
States Federal income taxation regardless of its source.
"U.S. Underwriters" means those underwriters named herein for whom Morgan
Stanley & Co. Incorporated, BT Alex. Brown Incorporated, Lehman Brothers Inc.,
NationsBanc Montgomery Securities, Inc. and Smith Barney Inc. are acting as U.S.
Representatives.
"VAF" means AMB Value Added Fund, Inc., a Maryland corporation, and its
Merger Sub.
"VCOC" means an entity (i) which on certain testing dates has at least 50%
of its assets (other than short-term investments pending long-term commitment or
distribution to investors), valued at cost invested in one or more operating
companies with respect to which the entity has management rights and (ii) which,
in the ordinary course of its business, actually exercises its management rights
with respect to one or more of the operating companies in which it invests.
"Western region" means the Western region of the United States as defined
by the National Council of Real Estate Investment Fiduciaries which includes the
states of Alaska, Arizona, California, Colorado, Hawaii, Montana, Nevada, New
Mexico, Oregon, Utah, Washington and Wyoming. The Western region contains the
Properties located in the markets of Denver, Los Angeles, Orange County, Reno,
Sacramento, San Diego, the San Francisco Bay Area, Santa Barbara and Seattle.
"White Paper" means the White Paper on Funds from Operations approved by
the Board of Governors of the NAREIT in March 1995.
"WPF" means AMB Western Properties Fund-I, a California limited
partnership.
"WPF Interests" means the partnership interests in WPF.
"WPF Investors" means the partners of WPF.
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INDEX TO FINANCIAL INFORMATION
<TABLE>
<CAPTION>
PRO FORMA FINANCIAL INFORMATION (UNAUDITED) PAGE
-----
<S> <C>
AMB PROPERTY CORPORATION
- Pro forma condensed consolidated balance sheet as of September 30, 1997.......... F-3
- Notes to pro forma condensed consolidated balance sheet.......................... F-4
- Pro forma condensed consolidated statements of operations for the nine months
ended September 30, 1997 and for the year ended December 31, 1996................ F-7
- Notes to pro forma condensed consolidated statements of operations............... F-9
</TABLE>
HISTORICAL FINANCIAL INFORMATION
<TABLE>
<S> <C>
AMB CONTRIBUTED PROPERTIES
- Report of independent public accountants......................................... F-16
- Combined balance sheets as of December 31, 1995 and 1996 and September 30, 1997
(unaudited)...................................................................... F-17
- Combined statements of operations for the years ended December 31, 1994, 1995 and
1996 and for the nine months ended September 30, 1996 (unaudited) and 1997
(unaudited)...................................................................... F-18
- Combined statements of owners' equity for the years ended December 31, 1994, 1995
and 1996 and for the nine months ended September 30, 1997 (unaudited)............ F-19
- Combined statements of cash flows for the years ended December 31, 1994, 1995 and
1996 and for the nine months ended September 30, 1996 (unaudited) and 1997
(unaudited)...................................................................... F-20
- Notes to combined financial statements........................................... F-21
- Schedule III -- Historical combined real estate and accumulated depreciation..... F-28
AMB INSTITUTIONAL REALTY ADVISORS, INC.
- Report of independent public accountants......................................... F-33
- Consolidated balance sheets as of December 31, 1995 and 1996 and September 30,
1997 (unaudited)................................................................. F-34
- Consolidated statements of operations for the years ended December 31, 1994, 1995
and 1996 and for the nine months ended September 30, 1996 (unaudited) and 1997
(unaudited)...................................................................... F-35
- Consolidated statement of changes in shareholders' equity for the years ended
December 31, 1994, 1995 and 1996, and for the nine months ended September 30,
1997 (unaudited)................................................................. F-36
- Consolidated statements of cash flows for the years ended December 31, 1994, 1995
and 1996, and for the nine months ended September 30, 1996 (unaudited) and 1997
(unaudited)...................................................................... F-37
- Notes to consolidated financial statements....................................... F-38
THE PENDING ACQUISITION PROPERTIES
- Report of independent public accountants......................................... F-42
- Combined statements of revenues and certain expenses for the year ended December
31, 1996 and for the nine months ended September 30, 1997 (unaudited)............ F-43
- Notes to combined statements of revenues and certain expenses.................... F-44
THE 1997 ACQUIRED PROPERTIES
- Report of independent public accountants......................................... F-46
- Combined statements of revenues and certain expenses for the year ended December
31, 1996 and for the period from January 1, 1997 to the earlier of the
acquisition date or September 30, 1997 (unaudited)............................... F-47
- Notes to combined statements of revenues and certain expenses.................... F-48
THE 1996 ACQUIRED PROPERTIES
- Report of independent public accountants......................................... F-50
- Combined statements of revenues and certain expenses for the year ended December
31, 1995 and for the period from January 1, 1996 to the acquisition date
(unaudited)...................................................................... F-51
- Notes to combined statements of revenues and certain expenses.................... F-52
</TABLE>
F-1
<PAGE> 196
AMB PROPERTY CORPORATION
PRO FORMA FINANCIAL INFORMATION (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
BACKGROUND
The accompanying unaudited pro forma condensed consolidated balance sheet
as of September 30, 1997 has been prepared to reflect: (i) the acquisition and
contribution of properties subsequent to September 30, 1997, (ii) the partial
disposition of a property subsequent to September 30, 1997, (iii) the Formation
Transactions, (iv) completion of the Pending Acquisition, (v) the Offering and
the application of the net proceeds therefrom and (vi) certain other adjustments
as if such transactions and adjustments had occurred on September 30, 1997. The
accompanying unaudited pro forma condensed consolidated statements of operations
have been prepared to reflect: (i) the incremental effect of the acquisition of
properties during the nine months ended September 30, 1997 and during the year
ended December 31, 1996, (ii) the acquisition and contribution of properties
subsequent to September 30, 1997, (iii) the incremental effect of the
disposition or partial disposition of properties during 1997 and in 1996, (iv)
the Formation Transactions, (v) completion of the Pending Acquisition, (vi) pro
forma debt adjustments resulting from the repayment of indebtedness with the net
proceeds of the Offering and (vii) certain other adjustments as if such
transactions and adjustments had occurred on January 1, 1996.
These unaudited pro forma condensed consolidated statements should be read
in connection with the historical combined financial statements and notes
thereto of the AMB Contributed Properties and the financial statements and notes
thereto of AMB included elsewhere in this Prospectus. In the opinion of
management, the pro forma condensed consolidated financial information provides
for all adjustments necessary to reflect the effects of the Formation
Transactions, the Pending Acquisition, the Offering, property acquisitions and
dispositions and certain other transactions.
The pro forma information is unaudited and is not necessarily indicative of
the consolidated results that would have occurred if the transactions and
adjustments reflected therein had been consummated in the period or on the date
presented, or on any particular date in the future, nor does it purport to
represent the financial position, results of operations or changes in cash flows
for future periods.
F-2
<PAGE> 197
AMB PROPERTY CORPORATION
PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET
AS OF SEPTEMBER 30, 1997 (UNAUDITED)
(IN THOUSANDS)
<TABLE>
<CAPTION>
AMB PRE-
CONTRIBUTED PROPERTY PROPERTY FORMATION OFFERING PENDING
PROPERTIES AMB ACQUISITIONS DISPOSITIONS TRANSACTIONS AS ACQUISITION OFFERING
(1) (2) (3) (4) (5) ADJUSTED (6) (7)
----------- ------- ------------ ------------ ------------ ---------- -------------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
ASSETS
Investments in real
estate, net....... $1,813,326 $ -- $ 86,095 $ (4,900) $ 319,053 $2,213,574 $216,700 $ --
Cash and cash
equivalents....... 46,055 6,224 -- 5,900 (33,943) 24,236 -- (13,494)
Financing and
leasing costs,
net............... 15,130 -- -- -- (15,130) -- -- 800
Other assets........ 30,364 7,558 -- -- (11,374) 26,548 -- (3,017)
---------- ------- -------- ------- ----------- ---------- -------- ---------
Total
assets.... $1,904,875 $13,782 $ 86,095 $ 1,000 $ 258,606 $2,264,358 $216,700 $ (15,711)
========== ======= ======== ======= =========== ========== ======== =========
LIABILITIES
Secured line of
credit............ $43,613 $ -- $(43,613) $ -- $ -- $ -- $ -- $ --
Secured debt
facility.......... 73,000 -- -- -- 2,176 75,176 -- --
Credit Facility..... 181,300 -- -- -- -- 181,300 216,700 (181,300)
Mortgage loans...... 443,324 -- -- -- 16,406 459,730 -- --
Other liabilities... 49,613 4,195 -- -- 53,804 107,612 -- (50,637)
---------- ------- -------- ------- ----------- ---------- -------- ---------
Total
liabilities... 790,850 4,195 (43,613) -- 72,386 823,818 216,700 (231,937)
---------- ------- -------- ------- ----------- ---------- -------- ---------
MINORITY
INTERESTS......... 16,224 64 965 -- 50,081 67,334 -- (546)
---------- ------- -------- ------- ----------- ---------- -------- ---------
SHAREHOLDERS' EQUITY
Common shares....... -- -- -- -- 700 700 -- 120
Additional paid-in
capital........... -- -- -- -- 1,372,506 1,372,506 -- 216,652
Owners'
equity/retained
earnings.......... 1,097,801 9,523 128,743 1,000 (1,237,067) -- -- --
---------- ------- -------- ------- ----------- ---------- -------- ---------
Total
equity.... 1,097,801 9,523 128,743 1,000 136,139 1,373,206 -- 216,772
---------- ------- -------- ------- ----------- ---------- -------- ---------
$1,904,875 $13,782 $ 86,095 $ 1,000 $ 258,606 $2,264,358 $216,700 $ (15,711)
========== ======= ======== ======= =========== ========== ======== =========
<CAPTION>
AMB PROPERTY
CORPORATION PRO
FORMA
---------------
<S> <C>
ASSETS
Investments in real
estate, net....... $ 2,430,274
Cash and cash
equivalents....... 10,742
Financing and
leasing costs,
net............... 800
Other assets........ 23,531
----------
Total
assets.... $ 2,465,347
==========
LIABILITIES
Secured line of
credit............ $ --
Secured debt
facility.......... 75,176
Credit Facility..... 216,700
Mortgage loans...... 459,730
Other liabilities... 56,975
----------
Total
liabilities... 808,581
----------
MINORITY
INTERESTS......... 66,788
----------
SHAREHOLDERS' EQUITY
Common shares....... 820
Additional paid-in
capital........... 1,589,158
Owners'
equity/retained
earnings.......... --
----------
Total
equity.... 1,589,978
----------
$ 2,465,347
==========
</TABLE>
The accompanying notes are an integral part of these pro forma financial
statements.
F-3
<PAGE> 198
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED BALANCE SHEET
AS OF SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
1. Reflects the historical combined balance sheet of the AMB Contributed
Properties as of September 30, 1997. See the historical combined financial
statements and notes thereto of the AMB Contributed Properties included
elsewhere in this Prospectus.
2. Reflects the historical balance sheet of AMB as of September 30, 1997.
See the historical financial statements and notes thereto of AMB included
elsewhere in this Prospectus.
3. Reflects property acquisitions and contributions subsequent to September
30, 1997 for an estimated total purchase price of approximately $86,095,
including estimated acquisition costs. The Company expects to fund these
acquisitions with the issuance of common stock in connection with the Formation
Transactions and capital contributions by the owners of the AMB Contributed
Properties. The property acquisitions and contributions include the following
properties:
<TABLE>
<CAPTION>
EXPECTED
PROPERTY NAME LOCATION ACQUISITION PRICE
----------------------------------------------- ------------ -----------------
<S> <C> <C>
Manhattan Village Phase II..................... Los Angeles $ 9,650
Boulden........................................ Wilmington 10,412
Mid-Atlantic Business Center................... Philadelphia 24,407
Brittania Business Park........................ Miami 11,865
Silicon Valley R&D Portfolio................... San Jose 29,761
-------
$86,095
=======
</TABLE>
See the combined statements of revenues and certain expenses of the 1997
Acquired Properties included elsewhere in this Prospectus.
Manhattan Village Phase II represents the acquisition of a property, and
the formation of several joint ventures that will own the property, in which the
Company will own a 90% interest. The joint venture will be accounted for on a
consolidated basis and, accordingly, a 10% minority interest has been reflected
relative to this pending acquisition. This parcel is considered a part of the
Manhattan Village Shopping Center and is not counted as a separate property in
determining the aggregate number of the Company's Properties.
Also reflects the repayment of the secured line of credit with capital
contributed by the owners of the AMB Contributed Properties of approximately
$43,613. The secured line of credit is secured by contribution subscriptions
receivable of certain investors. As capital contributions are made against these
subscriptions receivable to fund acquisitions, the collateralizing asset is
reduced, therefore requiring a corresponding paydown on the secured line of
credit.
The net increase in owners' equity/retained earnings of $128,743 represents
the paydown of the secured line of credit and property acquisitions funded
through capital contributions by the owners of the AMB Contributed Properties.
4. Reflects the effects of the partial disposition of a property, a
building included in the L.A. County Industrial property, subsequent to
September 30, 1997 resulting in net sales proceeds of approximately $5,900 and a
gain on sale of approximately $1,000.
5. Reflects the effect of the Formation Transactions which, in accordance
with GAAP, will be accounted for as the purchase of real estate assets by AMB.
F-4
<PAGE> 199
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED BALANCE SHEET (CONTINUED)
AS OF SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
The following table sets forth the Company's calculation of the fair value
of the real estate assets purchased and the allocation of the consideration paid
in establishing the pre-Offering as adjusted balances:
<TABLE>
<S> <C>
Shares and units issued for equity interests in real estate
assets......................................................... 67,603,815
Fair value of shares and units per share or unit................. $ 21.00
----------
Fair value of equity interests in real estate assets acquired.... $1,419,680
Fair value of debt assumed, including debt premium of
approximately $18,582.......................................... 716,206
Purchase of investor interests................................... 49,926
Fair value of minority interests in consolidated joint
ventures....................................................... 20,485
----------
Total consideration paid by AMB.................................. 2,206,297
Net working capital contributed.................................. --
Purchase accounting accruals..................................... 7,277
----------
Fair value of real estate assets................................. $2,213,574
==========
</TABLE>
The application of the purchase accounting results in (i) an increase in
the investments in real estate of approximately $319,053 (based upon a pro forma
value of approximately $2,213,574, including certain acquisition costs), (ii)
the write-off of financing and leasing costs associated with the AMB Contributed
Properties of approximately $15,130, (iii) the write-off of deferred rent
receivables of approximately $8,347, (iv) the distribution of estimated net
working capital balances of approximately $33,882 to the owners of the AMB
Contributed Properties, (v) the elimination of intercompany receivables and
payables of approximately $3,024 and (vi) the recording of debt assumed by AMB
at its estimated fair value, resulting in debt premiums of approximately $2,176
and $16,406 on the secured debt facility and the mortgage loans, respectively.
The estimated fair value of the debt assumed is based upon estimated borrowing
rates available to the Company for similar debt instruments.
The Consolidation adjustments also reflect the effects of (i) certain
eliminating entries as a result of the consolidation of the historical results
of the AMB Contributed Properties and AMB, (ii) the transfer of a consolidated
investment in a limited partnership, consisting of cash of approximately $61,
other assets of approximately $3, and minority interest of approximately $64 and
(iii) the Company's pro forma equity investment in the Investment Management
Subsidiary of approximately $400, which is based upon the expected net book
value of assets contributed by the Company.
Also reflects the elimination of historical owner's equity/retained
earnings balances and the establishing of the new capital structure of the
Company based on the purchase accounting as described above.
The net change in other liabilities consists of (i) the elimination of
intercompany payables of $3,024, (ii) purchase accounting accruals of $7,277,
including acquisition costs and accrued interest on debt assumed, of which $375
had been incurred as of September 30, 1997, and (iii) the pro forma accrual of
approximately $49,926 related to the acquisition of interests in certain
properties from an Individual Account Investor. The pro forma basis in such
properties is included in the Company's calculation of the fair value of real
estate assets purchased set forth above. The purchase is expected to be funded
with the net proceeds of the Offering. See Note 7 below.
F-5
<PAGE> 200
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED BALANCE SHEET (CONTINUED)
AS OF SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
The following table sets forth the calculation of the pre-Offering minority
interest in the Operating Partnership and the Company:
<TABLE>
<S> <C>
Total equity, before minority interests........................................ $1,440,540
Minority interests in consolidated joint ventures.............................. (20,485)
----------
Equity in the Operating Partnership............................................ 1,420,055
Minority interests ownership percentage........................................ 3.3%
----------
Minority interests in the Operating Partnership...................... $ 46,849
==========
Minority interests in consolidated joint ventures.............................. 20,485
----------
Total minority interests in the Company.............................. $ 67,334
==========
</TABLE>
6. Reflects the completion of the Pending Acquisition for a total purchase
price of approximately $216,700, including acquisition costs. The Company
expects to fund the purchase with borrowings on its Credit Facility.
See the combined statements of revenues and certain expenses of the Pending
Acquisition Properties included elsewhere in this Prospectus.
7. Reflects (i) the repayment of indebtedness of approximately $181,300 and
(ii) the acquisition of interests in certain properties from an Individual
Account Investor for a purchase price of approximately $49,926 with the net
proceeds of the Offering of approximately $217,732 and cash on hand of $13,494.
In addition the Company expects to repay $1,100 in temporary borrowings incurred
after September 30, 1997, the proceeds of which were used to purchase furniture
and equipment from an affiliate of AMB. This repayment is expected to occur
immediately after the Offering and, as such, is not reflected as a use of net
Offering proceeds.
Also reflects financing costs of approximately $800 incurred in connection
with the modification of the Credit Facility. The modification of the Credit
Facility results in an increase in the total amount available from $200,000 to
$500,000.
Also, reflects an adjustment to eliminate approximately $711 of accrued
Offering costs and $3,017 of deferred Offering costs, which have been included
in the historical financial statements of AMB.
The following table sets forth the calculation of the pro forma minority
interest in the Operating Partnership and the Company:
<TABLE>
<S> <C>
Total equity, before minority interests......................................... $1,656,766
Minority interests in consolidated joint ventures............................... (20,485)
----------
Equity in the Operating Partnership............................................. 1,636,281
Minority interests ownership percentage......................................... 2.8%
----------
Minority interest in the Operating Partnership........................ $ 46,303
==========
Minority interests in consolidated joint ventures............................... 20,485
----------
Total minority interests in the Company............................... $ 66,788
==========
</TABLE>
F-6
<PAGE> 201
AMB PROPERTY CORPORATION
PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF OPERATIONS
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
AMB
CONTRIBUTED PROPERTY PROPERTY OTHER FORMATION
PROPERTIES AMB ACQUISITIONS DISPOSITIONS ADJUSTMENTS TRANSACTIONS PRE-OFFERING
(1) (2) (3) (4) (5) (6) AS ADJUSTED
----------- ------- ------------ ------------ ----------- ------------ ------------
<S> <C> <C> <C> <C> <C> <C> <C>
REVENUES
Rental revenue............ $ 168,267 $ -- $ 23,806 $ (1,165) $ -- $ 365 $ 191,273
Net advisory income....... -- 23,168 -- -- (7,065) (15,301) 802
Interest and other
income.................. 1,017 137 22 -- -- -- 1,176
-------- ------- ------- ------- ------- ------- ----------
Total revenues.... 169,284 23,305 23,828 (1,165) (7,065) (14,936) 193,251
-------- ------- ------- ------- ------- ------- ----------
OPERATING EXPENSES
Property operating
expenses................ 34,923 -- 4,042 (162) -- (8,238) 30,565
Real estate taxes......... 24,043 -- 2,387 (196) -- -- 26,234
Interest expense.......... 35,517 -- -- (75) 414 -- 35,856
Depreciation and
amortization............ 26,686 -- -- (149) (60) 4,758 31,235
General, administrative
and other............... 674 14,312 -- -- (3,722) (5,613) 5,651
-------- ------- ------- ------- ------- ------- ----------
Total operating
expenses........ 121,843 14,312 6,429 (582) (3,368) (9,093) 129,541
-------- ------- ------- ------- ------- ------- ----------
Income from operations
before disposal of real
estate and minority
interests............... 47,441 8,993 17,399 (583) (3,697) (5,843) 63,710
-------- ------- ------- ------- ------- ------- ----------
Gain on disposal of real
estate.................. 56 -- -- (56) -- -- --
-------- ------- ------- ------- ------- ------- ----------
Income from operations
before minority
interests............... 47,497 8,993 17,399 (639) (3,697) (5,843) 63,710
-------- ------- ------- ------- ------- ------- ----------
Minority interests........ (662) (11) (293) -- 11 (2,070) (3,025)
-------- ------- ------- ------- ------- ------- ----------
Net income................ $ 46,835 $ 8,982 $ 17,106 $ (639) $(3,686) $ (7,913) $ 60,685
======== ======= ======= ======= ======= ======= ==========
Net income per common
share................... $ 0.87
==========
Weighted average common
shares outstanding...... 69,963,529
==========
<CAPTION>
PRO FORMA AMB
PENDING DEBT AND OTHER PROPERTY
ACQUISITION ADJUSTMENTS CORPORATION
(7) (8) PRO FORMA
----------- -------------- -----------
<S> <C> <C> <C>
REVENUES
Rental revenue............ $16,683 $ -- $ 207,956
Net advisory income....... -- -- 802
Interest and other
income.................. 114 -- 1,290
------- -------- ----------
Total revenues.... $16,797 -- 210,048
------- -------- ----------
OPERATING EXPENSES
Property operating
expenses................ 1,107 -- 31,672
Real estate taxes......... 1,874 -- 28,108
Interest expense.......... -- 1,694 37,550
Depreciation and
amortization............ 4,063 -- 35,298
General, administrative
and other............... -- -- 5,651
------- -------- ----------
Total operating
expenses........ 7,044 1,694 138,279
------- -------- ----------
Income from operations
before disposal of real
estate and minority
interests............... 9,753 (1,694) 71,769
------- -------- ----------
Gain on disposal of real
estate.................. -- -- --
------- -------- ----------
Income from operations
before minority
interests............... 9,753 (1,694) 71,769
------- -------- ----------
Minority interests........ -- 66 (2,959)
------- -------- ----------
Net income................ $ 9,753 $ (1,628) $ 68,810 (9)
======= ======== ==========
Net income per common
share................... $ 0.84 (10)
==========
Weighted average common
shares outstanding...... 81,963,529
==========
</TABLE>
The accompanying notes are an integral part of these pro forma financial
statements.
F-7
<PAGE> 202
AMB PROPERTY CORPORATION
PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
AMB
CONTRIBUTED PROPERTY PROPERTY OTHER FORMATION
PROPERTIES AMB ACQUISITIONS DISPOSITIONS ADJUSTMENTS TRANSACTIONS PRE-OFFERING
(1) (2) (3) (4) (5) (6) AS ADJUSTED
----------- ------- ------------ ------------ ----------- ------------ ------------
<S> <C> <C> <C> <C> <C> <C> <C>
REVENUES
Rental revenue............ $ 166,415 $ -- $ 72,991 $ (2,624) $ -- $ 3,258 $ 240,040
Net advisory income....... -- 23,575 -- -- (8,043) (14,357) 1,175
Interest and other
income.................. 1,538 416 233 -- -- -- 2,187
-------- ------- ------- ------- ------- ------- ----------
Total revenues.... 167,953 23,991 73,224 (2,624) (8,043) (11,099) 243,402
-------- ------- ------- ------- ------- ------- ----------
OPERATING EXPENSES
Property operating
expenses................ 32,154 -- 10,321 (584) -- (3,965) 37,926
Real estate taxes......... 23,167 -- 9,377 (415) -- -- 32,129
Interest expense.......... 26,867 -- -- (128) 21,962 -- 48,701
Depreciation and
amortization............ 28,591 -- -- (348) (80) 13,404 41,567
General, administrative
and other............... 838 16,851 -- -- (4,793) (5,663) 7,233
-------- ------- ------- ------- ------- ------- ----------
Total operating
expenses........ 111,617 16,851 19,698 (1,475) 17,089 3,776 167,556
-------- ------- ------- ------- ------- ------- ----------
Income from operations
before disposal of real
estate and minority
interests............... 56,336 7,140 53,526 (1,149) (25,132) (14,875) 75,846
-------- ------- ------- ------- ------- ------- ----------
Loss on disposal of real
estate.................. (1,471) -- -- 1,471 -- -- --
-------- ------- ------- ------- ------- ------- ----------
Income from operations
before minority
interests............... 54,865 7,140 53,526 322 (25,132) (14,875) 75,846
-------- ------- ------- ------- ------- ------- ----------
Minority interests........ (465) (137) (494) -- 137 (2,471) (3,430)
-------- ------- ------- ------- ------- ------- ----------
Net income................ $ 54,400 $ 7,003 $ 53,032 $ 322 $ (24,995) $(17,346) $ 72,416
======== ======= ======= ======= ======= ======= ==========
Net income per common
share................... $ 1.04
==========
Weighted average common
shares outstanding...... 69,963,529
==========
<CAPTION>
PRO FORMA AMB
PENDING DEBT AND OTHER PROPERTY
ACQUISITION ADJUSTMENTS CORPORATION
(7) (8) PRO FORMA
----------- -------------- -----------
<S> <C> <C> <C>
REVENUES
Rental revenue............ $21,951 -- $ 261,991
Net advisory income....... -- -- 1,175
Interest and other
income.................. 197 -- 2,384
------- ------- ----------
Total revenues.... 22,148 -- 265,550
------- ------- ----------
OPERATING EXPENSES
Property operating
expenses................ 1,418 -- 39,344
Real estate taxes......... 2,391 -- 34,520
Interest expense.......... -- 2,168 50,869
Depreciation and
amortization............ 5,418 -- 46,985
General, administrative
and other............... -- -- 7,233
------- ------- ----------
Total operating
expenses........ 9,227 2,168 178,951
------- ------- ----------
Income from operations
before disposal of real
estate and minority
interests............... 12,921 (2,168) 86,599
------- ------- ----------
Loss on disposal of real
estate.................. -- -- --
------- ------- ----------
Income from operations
before minority
interests............... 12,921 (2,168) 86,599
------- ------- ----------
Minority interests........ -- 47 (3,383)
------- ------- ----------
Net income................ $12,921 $ (2,121) $ 83,216 (9)
======= ======= ==========
Net income per common
share................... $ 1.02 (10)
==========
Weighted average common
shares outstanding...... 81,963,529
==========
</TABLE>
The accompanying notes are an integral part of these pro forma financial
statements.
F-8
<PAGE> 203
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
1. Reflects the historical combined operations of the AMB Contributed
Properties. See the historical combined financial statements and notes thereto
of the AMB Contributed Properties included elsewhere in this prospectus.
2. Reflects the historical operations of AMB. See the historical financial
statements and notes thereto of AMB included elsewhere in this prospectus.
3. Reflects the incremental effects of (i) properties acquired during 1996,
(ii) properties acquired during the nine months ended September 30, 1997 and the
acquisition and contribution of properties subsequent to September 30, 1997
based on the historical operations of such properties for periods prior to
acquisition by the Company. Below is a summary of the incremental effect of such
properties:
<TABLE>
<CAPTION>
1997 1996
------------------------------------ -----------------------------------------------------
1997 1996 1997
ACQUIRED OTHER ACQUIRED ACQUIRED OTHER
PROPERTIES PROPERTIES TOTAL PROPERTIES PROPERTIES PROPERTIES TOTAL
------------- ---------- ------- ------------- ------------- ---------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenues... $17,856 $5,950 $23,806 $26,016 $27,274 $ 19,701 $ 72,991
Other income...... 22 -- 22 12 118 103 233
Property operating
expenses........ (2,589) (1,453) (4,042) (3,685) (3,992) (2,644) (10,321)
Real estate
taxes........... (1,883) (504) (2,387) (4,012) (3,529) (1,836) (9,377)
------- ------ ------- ------- ------- ------- -------
Pro forma
effect.......... $13,406 $3,993 $17,399 $18,331 $19,871 $ 15,324 $ 53,526
======= ====== ======= ======= ======= ======= =======
</TABLE>
One of the acquisitions described above, Manhattan Village Phase II,
represents the acquisition of a property, and the formation of several joint
ventures that will own the property, in which the Company will own a 90%
interest. The joint venture will be accounted for on a consolidated basis and,
accordingly, a 10% minority interest has been reflected relative to this pending
acquisition.
See the combined statements of revenues and certain expenses of the 1997
Acquired Properties and 1996 Acquired Properties included elsewhere in this
Prospectus.
The following table sets forth the incremental revenues and certain
expenses for periods prior to acquisition for the "Other Properties" acquired in
1997 and 1996, but not included in the combined statements
F-9
<PAGE> 204
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
of revenues and certain expenses of the 1997 Acquired Properties and the 1996
Acquired Properties included elsewhere in this Prospectus. See "Business and
Properties."
<TABLE>
<CAPTION>
1997
-------------------------------------------------------------------
PROPERTY
OPERATING REAL REVENUES IN
RENTAL OTHER AND ESTATE EXCESS OF
PROPERTY ACQUIRED REVENUES INCOME MAINTENANCE TAXES CERTAIN EXPENSES
- ------------------------------------- -------- ------ ----------- ------ ----------------
<S> <C> <C> <C> <C> <C>
Shady Oak............................ $ 326 $ -- $ (31) $ (39) $ 256
Metric Center........................ 635 -- (23) (27) 585
Southfield........................... 171 -- (7) (33) 131
Atlanta South Phase II............... 109 -- (55) (32) 22
O'Hare Industrial Portfolio
(Ardmore).......................... 265 -- (10) (64) 191
Windsor Court........................ 151 -- (33) (20) 98
Beacon Building 8.................... 765 -- (115) (65) 585
Greenleaf............................ 177 -- (45) (29) 103
Boulden.............................. 934 -- (215) (54) 665
Mid-Atlantic Business Center......... 1,491 -- (735) (79) 677
Brittania Business Park.............. 926 -- (184) (62) 680
------ --- ------- ----- ------
$5,950 $ -- $(1,453) $ (504) $3,993
====== === ======= ===== ======
</TABLE>
<TABLE>
<CAPTION>
1996
--------------------------------------------------------------------
PROPERTY
OPERATING REAL REVENUES IN
RENTAL OTHER AND ESTATE EXCESS OF
PROPERTY ACQUIRED REVENUES INCOME MAINTENANCE TAXES CERTAIN EXPENSES
- ------------------------------------------ -------- ------ ----------- ------- ----------------
<S> <C> <C> <C> <C> <C>
Shady Oak................................. $ 521 $ -- $ (49) $ (112) $ 360
Metric Center............................. 1,906 -- (68) (82) 1,756
Southfield................................ 512 -- (35) (40) 437
Atlanta South Phase II.................... 328 -- (30) (20) 278
O'Hare Industrial Portfolio (Ardmore)..... 544 -- (20) (91) 433
Windsor Court............................. 259 -- (25) (21) 213
Beacon Building 8......................... 856 -- (50) (76) 730
Greenleaf................................. 176 -- (25) (15) 136
Boulden................................... 1,245 -- (167) (99) 979
Mid-Atlantic Business Center.............. 2,747 -- (680) (98) 1,969
Brittania Business Park................... 1,445 -- (145) (89) 1,211
Pleasant Hill S.C......................... 33 -- (7) (3) 23
Arapahoe Village S.C...................... 388 1 (45) (63) 281
Ardenwood Corporate Park.................. 625 1 (79) (123) 424
Penn James Office Warehouse............... 318 -- (44) (76) 198
Corporate Square.......................... 969 -- (156) (115) 698
Palm Aire................................. 453 -- (272) (45) 136
Fairway Drive Industrial.................. 165 2 (63) (30) 74
Atlanta South............................. 1,691 -- (92) (141) 1,458
Blue Lagoon............................... 1,964 37 (164) (201) 1,636
Shoppes at Lago Mar....................... 1,013 27 (222) (115) 703
Moffett Business Center................... 1,543 35 (206) (181) 1,191
------- ---- ------- ------- -------
$19,701 $103 $(2,644) $(1,836) $ 15,324
======= ==== ======= ======= =======
</TABLE>
F-10
<PAGE> 205
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
4. Reflects the incremental effects of a disposition of one property during
1996 and the disposition or partial disposition of properties during 1997, based
upon the historical operations of such properties.
See Note 7 to the historical combined financial statements of the AMB
Contributed Properties included elsewhere in this Prospectus.
5. Reflects the effects of establishing the Company's investment in the
Investment Management Subsidiary which results in the elimination of (i)
advisory revenues of $7,867 and $9,218, respectively, (ii) general and
administrative expenses of $3,722 and $4,793, respectively, and (iii)
depreciation and amortization of $60 and $80, respectively, for the nine months
ended September 30, 1997 and the year ended December 31, 1996. The pro forma
operations of the Investment Management Subsidiary and the Company's share of
the Investment Management Subsidiary's net income based upon its 95% economic
interest are as follows:
<TABLE>
<CAPTION>
1997 1996
------- -------
<S> <C> <C>
Advisory revenues........................................ $ 4,219 $ 5,846
General and administrative expenses...................... (3,722) (4,793)
Depreciation and amortization............................ (60) (80)
------- -------
Income before income taxes............................... 437 973
Income taxes (at assumed effective tax rate of 40%)...... (175) (389)
------- -------
Income before minority interest.......................... 262 584
Minority interest........................................ (11) (137)
------- -------
Net income............................................... $ 251 $ 447
------- -------
Company's share of net income............................ $ 239 $ 425
======= =======
</TABLE>
Advisory revenues consist of actual fees earned by AMB during the nine
months ended September 30, 1997 and the year ended December 31, 1996 from the
assets that are expected to be managed by the Investment Management Subsidiary.
General and administrative expenses consist of direct costs and indirect
costs allocated to the Investment Management Subsidiary by the Company. Such
indirect costs have been allocated based upon the percentage of total assets
expected to be managed by the Investment Management Subsidiary.
In addition to its share of the net income of the Investment Management
Subsidiary's net income, the Company will receive an acquisition fee for
acquisition services provided to the subsidiary. The pro forma fees for 1997 and
1996 amount to $563 and $750, respectively.
F-11
<PAGE> 206
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
Also, reflects an adjustment to historical interest expense to derive
pre-Offering as adjusted interest expense, which has been based upon the
pre-Offering as adjusted debt balances as of September 30, 1997. The calculation
of pre-Offering as adjusted interest expense is as follows:
<TABLE>
<CAPTION>
1997 1996
------- -------
<S> <C> <C>
Secured debt facility, pre-Offering balance of $73,000
(before premium of $2,176), assumed interest rate of
7.53%.................................................. $ 4,123 $ 5,497
Credit Facility, pre-Offering balance of $181,300,
assumed interest rate of 7.14%......................... 9,708 12,945
Mortgage loans, pro forma balance of $443,324 (before
premium of $16,406), assumed weighted average interest
rate of 7.8%........................................... 25,934 34,579
Amortization of debt premium, $18,582 balance, eight year
term................................................... (2,193) (2,924)
Unused Credit Facility fees, unused balance of $18,700,
fee of 0.20%........................................... 27 36
Capitalized interest, average historical construction in
process of $29,187 and $19,095 at September 30, 1997
and December 31, 1996, respectively, overall weighted
average interest rate of 7.98%......................... (1,743) (1,432)
------- -------
Pre-Offering as adjusted interest expense................ $35,856 $48,701
======= =======
</TABLE>
In August 1997, CIF increased the amount available under the Credit
Facility from $100,000 to $200,000. The Credit Facility bears interest at a
variable rate and is subject to changes in LIBOR. A 1/8% increase or decrease
in LIBOR would result in an increase or decrease in annual interest expense of
approximately $228.
6. Reflects the effects of the application of purchase accounting as a
result of the Formation Transactions resulting in pro forma expense adjustments
for the nine months ended September 30, 1997, and the year ended December 31,
1996 as follows: (i) an increase in depreciation expense of $4,758 and $13,404,
respectively (including the effect of depreciation in the amount of $107 and
$143, respectively, on furniture, fixtures and equipment), (ii) the
reclassification of certain property-related expenses from general and
administrative expense to property operating expense (due to the internalization
of management) of approximately $4,330 and $5,543, respectively, and (iii) a
decrease in general, administrative and other expenses of $1,283 and $120,
respectively. Such changes are the result of the estimated changes in costs due
to operating as a public entity including investor relations, accounting and
legal fees and other costs related to the internalization of management.
Estimated depreciation and amortization has been based upon asset lives of 5 to
40 years.
The Consolidation adjustments also reflect the effects of certain
eliminating entries as a result of the consolidation of the historical results
of the AMB Contributed Properties and AMB for the nine months ended September
30, 1997 and the year ended December 31, 1996, including: (i) the elimination of
$15,301 and $14,357, respectively, in intercompany advisory revenues charged to
the owners of the AMB Contributed Properties by AMB, (ii) the elimination of the
corresponding advisory fee expense recorded by the owners of the AMB Contributed
Properties of $12,568 (excluding approximately $2,733 in real estate acquisition
fees paid to AMB which have been accounted for as acquisition costs by the
owners of the AMB Contributed Properties and accordingly capitalized into
Investments in Real Estate) and $9,508 (excluding approximately $4,849 in real
estate acquisition fees), respectively.
F-12
<PAGE> 207
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
Also reflects the effect of the Consolidation on minority interests. The
following table sets forth the calculation of pre-offering as adjusted minority
interest in the Operating Partnership and the Company:
<TABLE>
<CAPTION>
1997 1996
------- -------
<S> <C> <C>
Income from operations before minority interests................... $63,710 $75,846
Minority interests in consolidated joint ventures.................. (955) (959)
------- -------
Income from operations of the Operating Partnership................ 62,755 74,887
Minority interests ownership percentage............................ 3.3% 3.3%
------- -------
Minority interests in the Operating Partnership.......... $ 2,070 $ 2,471
======= =======
Minority interests in consolidated joint ventures.................. 955 959
------- -------
Total minority interests in the Company.................. $ 3,025 $ 3,430
======= =======
</TABLE>
Also, reflects an adjustment to record rental revenues on a straight line
basis for the Properties from January 1, 1996, the assumed date of acquisition
by AMB. The pro forma straight-line rent adjustments for the nine months ended
September 30, 1997 and the year ended December 31, 1996 are calculated as the
difference between (i) pro forma straight-line rental revenues of $2,813 and
$5,692, respectively and (ii) historical straight-line rental revenues of $2,448
and $2,434, respectively.
The pro forma straight-line rents for the Properties have been based upon
an assumed completion date of the Formation Transactions (the acquisition date
of the Properties by AMB for pro forma accounting purposes) of January 1, 1996.
The Company expects to complete the Formation Transactions and the Offering
during November 1997. Based upon leases in place as of August 31, 1997, the
Company expects that straight-line rents for the 12 months following the
completion of the Formation Transactions and the Offering will be approximately
$6,550.
The pre-Offering as adjusted operations do not reflect any increases in
real estate taxes that may result from potential tax reassessments that could
occur as the result of the Formation Transactions. Based on the Company's
analysis of potential tax increases, and its ability to pass through such
increases to its tenants in the form of tax reimbursements, the Company believes
that the impact on pro forma revenues and expenses is not material.
7. Reflects the effect of the Pending Acquisition Properties on the Company
based upon the historical operations of the Pending Acquisition Properties. Also
reflects estimated depreciation and amortization based upon asset lives of 5 to
40 years. See the combined statements of revenues and certain expenses of the
Pending Acquisition Properties included elsewhere in this Prospectus.
Also, reflects an adjustment to record rental revenues on a straight-line
basis from January 1, 1996, the assumed date of acquisition by the Company. The
pro forma straight-line rent adjustments for the nine months ended September 30,
1997 and the year ended December 31, 1996 are calculated as the difference
between (i) pro forma straight-line rental revenues of $153 and $357,
respectively, and (ii) historical straight-line rental revenues of $2 and $227,
respectively.
F-13
<PAGE> 208
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
8. Reflects an adjustment to pre-Offering as adjusted interest expense to
derive pro forma interest expense, which has been based upon the pro forma debt
balances as of September 30, 1997. The calculation of pro forma interest expense
is as follows:
<TABLE>
<CAPTION>
1997 1996
------- -------
<S> <C> <C>
Secured debt facility, pro forma balance of $73,000
(before premium of $2,176), assumed interest rate of
7.53%.................................................. $ 4,123 $ 5,497
Credit Facility, pro forma balance of $216,700, assumed
interest rate of 6.74%................................. 10,955 14,605
Mortgage loans, pro forma balance of $443,324 (before
premium of $16,406), assumed weighted average interest
rate of 7.8%........................................... 25,934 34,579
Deferred financing fee amortization, $800 balance, three
year term.............................................. 200 267
Amortization of debt premium, $18,582 balance, eight year
term................................................... (2,193) (2,924)
Unused Credit Facility fees, unused pro forma balance of
$183,300, fee of 0.20%................................. 275 367
Capitalized interest, average historical construction in
process of $29,187 and $19,095 at September 30, 1997
and December 31, 1996, respectively, overall weighted
average interest rate of 7.98%......................... (1,744) (1,522)
------- -------
Pro forma interest expense............................... $37,550 $50,869
======= =======
</TABLE>
The net change in interest expense is the result of (i) pro forma
borrowings on the Credit Facility of approximately $216,700 to fund the Pending
Acquisition and (ii) the repayment of borrowings on the Credit Facility of
approximately $181,300 with the net proceeds from the Offering and cash on hand.
Shortly following the Offering, the Company expects to increase the amount
available under the Credit Facility from $200,000 to $500,000. The Credit
Facility bears variable interest at LIBOR plus 110 basis points (which may be
lowered depending upon the credit rating of the Company), requires interest only
payments and has a three-year term. A 1/8% increase or decrease in LIBOR would
result in an increase or decrease in annual interest expense of approximately
$271.
Also reflects the effect of the Offering on minority interests. The
following table sets forth the calculation of pre-offering pro forma minority
interest in the Operating Partnership and the Company:
<TABLE>
<CAPTION>
1997 1996
------- -------
<S> <C> <C>
Income from operations before minority interests....................... $71,769 $86,599
Minority interests in consolidated joint ventures...................... (955) (959)
------- -------
Income from operations of the Operating Partnership.................... 70,814 85,640
Minority interests ownership percentage................................ 2.8% 2.8%
------- -------
Minority interest in the Operating Partnership......................... $ 2,004 $ 2,424
======= =======
Minority interests in consolidated joint ventures...................... 955 959
------- -------
Total minority interests in the Company...................... $ 2,959 $ 3,383
======= =======
</TABLE>
F-14
<PAGE> 209
AMB PROPERTY CORPORATION
NOTES TO PRO FORMA
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (CONTINUED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
AND THE YEAR ENDED DECEMBER 31, 1996 (UNAUDITED)
(DOLLARS IN THOUSANDS, EXCEPT SHARE DATA)
9. The pro forma taxable income of the Company for the 12 months ended
September 30, 1997 is approximately $88,510 which is based upon pro forma income
from operations before minority interest of the Operating Partnership of
approximately $90,332 plus book depreciation and amortization of approximately
$46,905 less other book/tax differences of approximately $7,530 and less tax
depreciation and amortization of approximately $41,197.
10. Represents both primary and fully diluted earnings per share. The
impact of options to purchase shares of Common Stock and the conversion of Units
in the Operating Partnership into shares of Common Stock are not dilutive and as
such are excluded from the calculation of primary and fully diluted earnings per
share.
The impact on pro forma per share amounts resulting from the adoption of
Statement of Financial Accounting Standards No. 128 -- "Earnings Per Share" is
not expected to be material.
F-15
<PAGE> 210
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of the
AMB Contributed Properties:
We have audited the accompanying combined balance sheets of the AMB
Contributed Properties as of December 31, 1995 and 1996, and the related
combined statements of operations, owners' equity and cash flows for the years
ended December 31, 1994, 1995 and 1996. These combined financial statements and
the schedule referred to below are the responsibility of the management of the
AMB Contributed Properties. Our responsibility is to express an opinion on these
combined financial statements and the schedule based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, the evidence
supporting the amounts and disclosures in the financial statements. An audit
also includes assessing the accounting principles used and significant estimates
made by management, as well as evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our
opinion.
In our opinion, the combined financial statements referred to above present
fairly, in all material respects, the financial position of the AMB Contributed
Properties as of December 31, 1995 and 1996, and the results of their operations
and their cash flows for the years ended December 31, 1994, 1995 and 1996, in
conformity with generally accepted accounting principles.
Our audits were made for the purpose of forming an opinion on the basic
financial statements taken as a whole. The accompanying schedule is presented
for purposes of complying with the Securities and Exchange Commission rules and
is not a part of the basic financial statements. The schedule has been subjected
to the auditing procedures applied in the audits of the basic financial
statements and, in our opinion, fairly states in all material respects the
financial data required to be set forth therein in relation to the basic
financial statements as a whole.
ARTHUR ANDERSEN LLP
San Francisco, California,
October 17, 1997
F-16
<PAGE> 211
AMB CONTRIBUTED PROPERTIES
COMBINED BALANCE SHEETS
AS OF DECEMBER 31, 1995 AND 1996
AND SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
SEPTEMBER 30, 1997
-------------------------
DECEMBER 31, AS
----------------------- ADJUSTED
1995 1996 HISTORICAL (NOTE 10)
---------- ---------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C>
ASSETS
Investments in real estate:
Land and land improvements.................. $ 252,627 $ 431,869 $ 502,385 $ 502,385
Buildings and improvements.................. 754,623 1,157,464 1,367,162 1,367,162
Construction in progress.................... 11,431 26,758 31,615 31,615
---------- ---------- ---------- ----------
Total investments in real estate......... 1,018,681 1,616,091 1,901,162 1,901,162
Less -- accumulated depreciation............ (33,726) (61,704) (87,836) (87,836)
---------- ---------- ---------- ----------
Net investments in real estate.............. 984,955 1,554,387 1,813,326 1,813,326
---------- ---------- ---------- ----------
Cash and cash equivalents..................... 110,474 33,120 46,055 12,173
Accounts receivable, net of reserves of $403,
$877, and $845, respectively................ 9,646 13,842 17,112 17,112
Deferred rent receivable...................... 3,465 5,899 8,347 8,347
Deferred financing and leasing costs, net..... 6,281 13,840 15,130 15,130
Prepaid expenses and other assets............. 2,360 1,471 4,905 4,905
---------- ---------- ---------- ----------
Total assets........................ $1,117,181 $1,622,559 $ 1,904,875 $ 1,870,993
========== ========== ========== ==========
LIABILITIES AND OWNERS' EQUITY
Debt:
Mortgage loans.............................. $ 254,067 $ 403,321 $ 443,324 $ 443,324
Secured debt facility....................... -- 73,000 73,000 73,000
Secured line of credit...................... -- 46,313 43,613 43,613
Unsecured line of credit.................... -- 25,500 181,300 181,300
---------- ---------- ---------- ----------
Total debt.......................... 254,067 548,134 741,237 741,237
---------- ---------- ---------- ----------
Accounts payable and other liabilities........ 11,395 14,298 19,662 19,662
Accounts payable to affiliates................ 529 2,713 3,117 3,117
Accrued real estate taxes..................... 7,240 8,465 16,278 16,278
Security deposits payable..................... 2,141 6,714 8,202 8,202
Unearned rental income........................ 896 1,703 2,354 2,354
---------- ---------- ---------- ----------
Total liabilities 276,268 582,027 790,850 790,850
---------- ---------- ---------- ----------
Commitments and contingencies
Minority interests............................ 3,714 12,931 16,224 16,224
---------- ---------- ---------- ----------
Owners' equity................................ 838,007 1,028,377 1,098,526 1,064,644
Note receivable from owner.................... (808) (776) (725) (725)
---------- ---------- ---------- ----------
Total owners' equity................ 837,199 1,027,601 1,097,801 1,063,919
---------- ---------- ---------- ----------
Total liabilities and owners'
equity............................ $1,117,181 $1,622,559 $ 1,904,875 $ 1,870,993
========== ========== ========== ==========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-17
<PAGE> 212
AMB CONTRIBUTED PROPERTIES
COMBINED STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996, AND
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 (UNAUDITED) AND 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
NINE MONTHS ENDED
YEARS ENDED DECEMBER 31, SEPTEMBER 30,
----------------------------- ----------------------
1994 1995 1996 1996 1997
------- -------- -------- ----------- --------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
REVENUES
Rental income.......................................... $50,893 $106,180 $166,415 $ 120,146 $168,267
Interest and other income.............................. 789 2,069 1,538 1,066 1,017
------- ------- ------- ------- -------
Total revenues................................. 51,682 108,249 167,953 121,212 169,284
------- ------- ------- ------- -------
OPERATING EXPENSES
Rental expenses........................................ 7,216 15,210 22,646 16,013 22,355
Real estate taxes...................................... 6,361 15,431 23,167 17,460 24,043
Interest expense, including amortization of financing
costs............................................... 12,023 20,533 26,867 18,927 35,517
Depreciation and amortization.......................... 8,812 17,524 28,591 20,549 26,686
Asset management fees to affiliate..................... 3,167 6,250 9,508 6,593 12,568
General, administrative and other expenses............. 350 782 838 586 674
------- ------- ------- ------- -------
Total operating expenses....................... 37,929 75,730 111,617 80,128 121,843
------- ------- ------- ------- -------
Income from operations before disposal of real
estate properties and minority interests.......... 13,753 32,519 56,336 41,084 47,441
Gain (loss) on disposition of properties............... -- -- (1,471) 43 56
------- ------- ------- ------- -------
Income from operations before minority interests.... 13,753 32,519 54,865 41,127 47,497
Minority interests' share of (income) loss............. (559) 12 (465) (678) (662)
------- ------- ------- ------- -------
Net income..................................... $13,194 $ 32,531 $ 54,400 $ 40,449 $ 46,835
======= ======= ======= ======= =======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-18
<PAGE> 213
AMB CONTRIBUTED PROPERTIES
COMBINED STATEMENTS OF OWNERS' EQUITY
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996, AND
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
OWNERS' NOTE RECEIVABLE
EQUITY FROM OWNER TOTAL
---------- --------------- ----------
<S> <C> <C> <C>
Balance at December 31, 1993......................... $ 208,810 $(767) $ 208,043
Contributions...................................... 312,241 -- 312,241
Distributions...................................... (43,367) -- (43,367)
Net income......................................... 13,194 -- 13,194
---------- ----- ----------
Balance at December 31, 1994......................... 490,878 (767) 490,111
Contributions...................................... 392,662 -- 392,662
Distributions...................................... (78,064) -- (78,064)
Increase in note receivable from owner............. -- (41) (41)
Net income......................................... 32,531 -- 32,531
---------- ----- ----------
Balance at December 31, 1995......................... 838,007 (808) 837,199
Contributions...................................... 253,322 -- 253,322
Distributions...................................... (117,352) -- (117,352)
Principal reduction on note receivable from
owner........................................... -- 32 32
Net income......................................... 54,400 -- 54,400
---------- ----- ----------
Balance at December 31, 1996......................... 1,028,377 (776) 1,027,601
Contributions...................................... 112,912 -- 112,912
Distributions...................................... (89,598) -- (89,598)
Principal reduction on note receivable from
owner........................................... -- 51 51
Net income......................................... 46,835 -- 46,835
---------- ----- ----------
Balance at September 30, 1997........................ $1,098,526 $(725) $1,097,801
========== ===== ==========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-19
<PAGE> 214
AMB CONTRIBUTED PROPERTIES
COMBINED STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996,
AND FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 (UNAUDITED)
AND 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
NINE MONTHS
YEARS ENDED DECEMBER 31, ENDED SEPTEMBER 30,
----------------------------------- ------------------------
1994 1995 1996 1996 1997
--------- --------- --------- ----------- ---------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income............................ $ 13,194 $ 32,531 $ 54,400 $ 40,449 $ 46,835
Adjustments to reconcile net income to
net cash provided by operating
activities
Depreciation and amortization......... 8,812 17,524 28,591 20,549 26,686
Amortization of deferred financing
costs............................... 138 217 479 360 890
Straight-line rents................... (1,404) (2,061) (2,434) (1,826) (2,448)
Minority interests' share of net
income (loss)....................... 559 (12) 465 678 662
(Gain) loss on disposition of
properties.......................... -- -- 1,471 (43) (56)
Increase in accounts receivable and
other assets........................ (776) (5,603) (3,307) (1,116) (6,704)
Increase (decrease) in payable to
affiliates.......................... 1,001 (472) 2,184 (1,413) 404
Increase in accounts payable and other
liabilities......................... 3,364 6,679 7,844 4,458 7,503
Increase in accrued real estate
taxes............................... 3,634 3,605 1,225 3,947 7,813
--------- --------- --------- --------- --------
Net cash provided by operating
activities....................... 28,522 52,408 90,918 66,043 81,585
--------- --------- --------- --------- --------
CASH FLOWS FROM INVESTING ACTIVITIES:
Additions to properties............... (345,042) (352,984) (566,278) (220,685) (280,263)
Additions to leasing costs............ (1,898) (2,741) (6,002) (3,732) (3,603)
--------- --------- --------- --------- --------
Net cash used for investing
activities....................... (346,940) (355,725) (572,280) (224,417) (283,866)
--------- --------- --------- --------- --------
CASH FLOWS FROM FINANCING ACTIVITIES:
Borrowings on debt.................... 125,527 59,852 331,023 121,342 262,254
Payments on debt...................... (20,534) (7,744) (36,956) (29,054) (69,151)
Additions to financing fees........... (836) (816) (3,248) (3,077) (244)
Capital distributions................. (43,367) (78,064) (117,352) (85,437) (89,598)
Capital contributions................. 312,241 384,596 231,491 -- 112,912
Contributions by minority interests... 150 457 556 78,824 --
Distributions to minority interests... (368) (2,994) (1,538) (1,463) (1,008)
Decrease (increase) in note receivable
from owner.......................... (767) (41) 32 83 51
--------- --------- --------- --------- --------
Net cash provided by financing
activities....................... 372,046 355,246 404,008 81,218 215,216
--------- --------- --------- --------- --------
NET INCREASE (DECREASE) IN CASH AND CASH
EQUIVALENTS........................... 53,628 51,929 (77,354) (77,156) 12,935
CASH AND CASH EQUIVALENTS AT BEGINNING
OF PERIOD............................. 4,917 58,545 110,474 110,474 33,120
--------- --------- --------- --------- --------
CASH AND CASH EQUIVALENTS AT END OF
PERIOD................................ $ 58,545 $ 110,474 $ 33,120 $ 33,318 $ 46,055
========= ========= ========= ========= ========
SUPPLEMENTAL DISCLOSURE OF CASH FLOW
INFORMATION:
Cash paid for interest.............. $ 11,285 $ 19,699 $ 25,949 $ 20,174 $ 34,115
========= ========= ========= ========= ========
Non cash contributions of real
estate investments by owners and
minority interests-
Assets contributed.................. $ -- $ 13,995 $ 32,004 $ 21,831 $ 3,836
Less liabilities assumed............ -- -- (439) (439) --
--------- --------- --------- --------- --------
Net assets contributed......... $ -- $ 13,995 $ 31,565 $ 21,392 $ 3,836
========= ========= ========= ========= ========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-20
<PAGE> 215
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS
(DOLLARS IN THOUSANDS)
1. ORGANIZATION AND BASIS OF PRESENTATION
The accompanying combined financial statements represent a combination of
the assets, liabilities and operations of 96 properties (the "Properties")
located throughout the United States, which are owned by certain real estate
investment funds, trusts and partnerships. Collectively, the combination of the
operations of the investments in the Properties is referred to as the "AMB
Contributed Properties." During the periods presented, the AMB Contributed
Properties were all managed by AMB Institutional Realty Advisors, Inc. ("AMB"),
the investment manager, under separate investment management agreements (the
"Agreements"). The AMB Contributed Properties is not a legal entity. A summary
of the various entities that own the Properties, the number of properties and
square footage as of September 30, 1997 is as follows:
<TABLE>
<CAPTION>
NUMBER OF
PROPERTY OWNER PROPERTIES SQUARE FOOTAGE
----------------------------------------------------- --------- --------------
<S> <C> <C>
AMB Current Income Fund, Inc.(1)..................... 34 14,866,408
AMB Value Added Fund, Inc............................ 5 1,740,103
AMB Western Properties Fund-I........................ 8 1,118,907
Ameritech Corporation................................ 11 4,398,878
City and County of San Francisco Employees'
Retirement System.................................. 12 3,933,608
First Allmerica Financial Life Insurance Company..... 1 484,370
Milwaukee Employes' Retirement System(1)............. 1 285,480
Southern Company Services Inc........................ 20 8,427,537
SPP Investment Management............................ 1 699,512
Various Family Trusts................................ 3 510,298
-- ----------
Total.............................................. 96 36,465,101
== ==========
</TABLE>
- ---------------
(1) AMB Current Income Fund, Inc. and Milwaukee Employes' Retirement System own
respective interests in a limited liability company of 66.7% and 33.3%. The
principal asset of the limited liability company is a 2,512,465 square foot
property. The property is included in AMB Current Income Fund, Inc.'s number
of properties and square footage above.
In August 1997, the owners of the AMB Contributed Properties and AMB
approved a business combination plan whereby the owners of the Properties will
exchange their ownership interests for shares in AMB Property Corporation, units
in a subsidiary partnership, AMB Property L.P. (the "Operating Partnership") or,
in certain limited circumstances, cash. The allocation of ownership interests
among the owners of the AMB Contributed Properties and AMB will be based on the
agreed-upon relative value of net assets contributed. The initial allocation
among these entities may change pending the resolution of certain future
performance criteria of AMB Property Corporation. The planned combination is
contingent upon a successful initial public offering of AMB Property
Corporation's common stock. It is anticipated that AMB Property Corporation will
seek to qualify as a real estate investment trust under the Internal Revenue
Code of 1986, as amended.
It is contemplated that AMB Property Corporation will simultaneously raise
equity through an initial public offering of its common stock with anticipated
gross proceeds approximating $252,000. The net proceeds from the anticipated
offering will be used to purchase interests in the Properties of certain owners
of the Properties who have elected not to receive shares or units in AMB
Property Corporation or the Operating Partnership, to repay certain indebtedness
and for working capital. AMB Property Corporation will transfer its ownership
interest in the Properties to the Operating Partnership in exchange for a
general partnership interest therein.
F-21
<PAGE> 216
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
The investment management activities previously carried out by AMB for
substantially all of its clients are expected to be transferred to a subsidiary
of AMB Property Corporation.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Generally Accepted Accounting Principles
The financial statements have been prepared in accordance with generally
accepted accounting principles using the accrual method of accounting.
Combination
The combined financial statements include the financial position, results
of operations and cash flows of the AMB Contributed Properties and subsidiaries.
All significant intercompany balances and transactions have been eliminated in
the combined financial statements. The combined financial statements include all
costs related to the ownership of the Properties.
The combined balance sheet as of September 30, 1997 and statements of
operations for the nine months ended September 30, 1996 and 1997 are unaudited;
however, in management's opinion, all adjustments of a normal recurring nature
necessary for a fair presentation of the combined financial statements for such
periods have been reflected.
Investments in Real Estate
Investments in real estate are stated at the lower of depreciated cost or
net realizable value. Net realizable value for financial reporting purposes is
evaluated and identified periodically on a property-by-property basis using
undiscounted cash flow. If a potential impairment is identified, it is measured
by the property's fair value less estimated carrying costs (including interest)
throughout the anticipated holding period, plus the estimated cash proceeds from
the ultimate disposition of the property. To the extent that the carrying value
exceeds the net realizable value, a provision for decrease in net realizable
value is recorded. Net realizable value is not necessarily an indication of a
property's current value or the amount that will be realized upon the ultimate
disposition of the property. As of December 31, 1995 and 1996 and, September 30,
1997 there were no permanent impairments of the carrying values of the
Properties.
Depreciation and amortization are calculated using the straight-line method
over the estimated useful lives of the investments. The estimated lives are as
follows:
<TABLE>
<S> <C>
Land improvements......................... 5 to 40 years
Buildings and improvements................ 5 to 40 years
Tenant improvements....................... Term of the related lease
</TABLE>
The cost of buildings and improvements includes the purchase price of the
property or interests in property, legal fees and acquisition costs and
interest, property taxes and other costs incurred during the period of
construction.
Expenditures for maintenance and repairs are charged to operations as
incurred. Significant renovations or betterments which extend the economic
useful life of assets are capitalized.
Construction in Progress
Project costs directly associated with the development and construction of
a real estate project are capitalized as construction in progress. In addition,
interest, real estate taxes and other costs are capitalized during the period in
which activities necessary to prepare the property for its intended use are in
progress.
F-22
<PAGE> 217
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
Cash and Cash Equivalents
Cash and cash equivalents include cash held in financial institutions and
other highly liquid short-term investments with original maturities of three
months or less. Cash and cash equivalents as of December 31, 1995 and 1996 and
September 30, 1997 (unaudited) include restricted cash of $77,593, $11,042, and
$1,740, respectively, which represent amounts held in escrow in connection with
property purchases and capital improvements.
Deferred Financing and Leasing Costs
Costs incurred in connection with financing or leasing are capitalized and
amortized to interest expense and depreciation and amortization, respectively,
on a straight-line basis (which approximates the effective interest method in
the case of financing costs) over the term of the related loan or lease for
periods generally ranging from six months to 10 years. Unamortized costs are
charged to expense upon the early repayment of the related debt or upon the
early termination of the lease. Accumulated amortization as of December 31, 1995
and 1996 and, September 30, 1997 (unaudited) was $1,239, $2,930 and $5,487
respectively.
Fair Value of Financial Instruments
Based on the borrowing rates currently available to the Properties, the
fair value of its debt at September 30, 1997 (unaudited) (with a carrying amount
of $741,237) was approximately $760,000. Such valuation is based on the current
rates offered to the AMB Contributed Properties for debt of the same remaining
maturities. The carrying amount of cash and cash equivalents approximates fair
value.
Minority Interests
Minority interests in the AMB Contributed Properties represent interests
held by certain entities in nine real estate limited partnerships and limited
liability companies that are consolidated for financial reporting purposes. Such
investments are consolidated because 1) the Company owns a controlling general
partner's interest or holds a majority member interest, or 2) the Company as
limited partner holds significant control over the entity through a 50% or
greater ownership interest combined with the ability to control major operating
decisions such as approval of budgets, selection of property managers and change
in financing. Further, in all cases, the Company has the ability to preclude a
sale or refinancing proposed by any other partner.
Revenues
All leases are classified as operating leases. Rental income is recognized
on a straight-line basis over the term of the leases. Deferred rent receivable
represents the excess of rental revenue recognized on a straight-line basis over
cash received under the applicable lease provisions.
Interest and Other Income
Interest and other income primarily represents interest income on cash and
cash equivalents.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
F-23
<PAGE> 218
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
New Accounting Pronouncements
In February of 1997, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Accounting Standards ("SFAS") No. 128, "Earnings
per Share," effective for financial statements issued after December 15, 1997.
SFAS 128 requires public business enterprises to disclose basic earnings per
share if the entity has a simple capital structure with no potential common
shares from convertible securities, options or warrants. If the entity does have
potential common shares, it is considered to have a complex capital structure
and must disclose basic and diluted earnings per share. This statement is not
applicable to the AMB Contributed Properties, as they are not public business
enterprises.
In February of 1997, the FASB issued SFAS No. 129, "Disclosure of
Information about Capital Structure," effective for periods ending after
December 15, 1997. This statement establishes standards for disclosing
information about an entity's capital structure. This statement has no effect on
the financial statements of the AMB Contributed Properties, as they are not a
legal entity.
In June of 1997, the FASB issued SFAS No. 130, "Reporting Comprehensive
Income." This statement, effective for fiscal years beginning after December 15,
1997, would require the entity to report components of comprehensive income in a
financial statement that is displayed with the same prominence as other
financial statements. Comprehensive income is defined by Concepts Statement No.
6, "Elements of Financial Statements" as the change in the equity of a business
enterprise during a period from transactions and other events and circumstances
from nonowner sources. This statement has no impact on the AMB Contributed
Properties as their net and comprehensive income are equal.
In June of 1997, the FASB issued SFAS No. 131, "Disclosures about Segments
of an Enterprise and Related Information." This statement, effective for
financial statements for periods beginning after December 15, 1997, requires
that a public business enterprise report financial and descriptive information
about its reportable operating segments. Generally, information is required to
be reported on the basis that it is used internally for evaluating segment
performance and deciding how to allocate resources to segments. This statement
is not applicable to the AMB Contributed Properties, as they are not public
business enterprises.
3. NOTE RECEIVABLE FROM OWNER
An affiliate of AMB holds a 1% general partnership interest in AMB Western
Properties Fund-I. The general partner's capital contribution was made through a
note payable to AMB Western Properties Fund-I. The note accrues interest at
9.29%, payable from the general partner's quarterly cash distributions. At
December 31, 1995 and 1996, and September 30, 1997 (unaudited), outstanding
principal and interest on the notes totaled $808, $776 and $725, respectively.
4. TRANSACTIONS WITH INVESTMENT MANAGER
The owners of the AMB Contributed Properties are obligated to pay AMB
acquisition fees and asset management fees, as defined in the Agreements. For
the years ended December 31, 1994, 1995 and 1996, and the nine months ended
September 30, 1996 (unaudited) and 1997 (unaudited), the AMB Contributed
Properties incurred $3,167, $6,250, $9,508, $6,593 and $9,557, respectively,
related to asset management fees for the Properties. In addition, acquisition
fees paid to AMB of $3,521, $3,884, $4,849, $2,053 and $2,894 were capitalized
to investments in real estate in the accompanying combined balance sheets for
the years ended December 31, 1994, 1995 and 1996, and for the nine months ended
September 30, 1996 (unaudited) and 1997 (unaudited), respectively. At December
31, 1995 and 1996 and September 30, 1997 (unaudited), total acquisition and
asset management fees payable to AMB were $529, $2,713 and $3,024, respectively.
Certain owners of the AMB Contributed Properties are also obligated to pay
incentive management fees to AMB during ownership and upon disposition of the
Properties to the extent that operations of the Properties and their fair values
meet certain criteria. In connection with the approval of the proposed business
F-24
<PAGE> 219
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
combination (whereby AMB will acquire the real estate assets) the owners of the
AMB Contributed Properties agreed to terminate their respective existing
incentive management fee agreements with AMB. One of the owners of the AMB
Contributed Properties agreed to and paid a final incentive management fee of
$3,011.
5. DEBT
As of December 31, 1996 and 1995 and September 30, 1997 (unaudited), debt
consisted of the following:
<TABLE>
<CAPTION>
DECEMBER 31,
---------------------
1995 1996 SEPTEMBER 30, 1997
-------- -------- ------------------
(UNAUDITED)
<S> <C> <C> <C>
Mortgage loans, varying interest
rates from 7.0% to 10.4%, due
November 1998 to December 2008..... $254,067 $403,321 $443,324
Secured debt facility, fixed interest
at 7.53%, Due December 2008........ -- 73,000 73,000
Secured line of credit, variable
interest at LIBOR plus 0.5% (6.2%
at September 30, 1997), due October
1998............................... -- 46,313 43,613
Unsecured line of credit, variable
interest at LIBOR plus 1.5% (7.2%
at September 30, 1997), due August
1999............................... -- 25,500 181,300
-------- -------- --------
Total debt................. $254,067 $548,134 $741,237
======== ======== ========
</TABLE>
The unsecured line of credit has total availability of $200,000. The
unsecured line includes a one year option to extend and a fee on average unused
funds of 0.25%.
The secured debt facility and secured line of credit in aggregate have
total availability of $116,613 as of September 30, 1997.
Mortgage loans generally require monthly principal and interest payments.
The mortgage loans are secured by deeds of trust on 40 Properties. The net book
value of real estate investments pledged as collateral under deeds of trust for
mortgage loans and the secured debt facility at December 31, 1995 and 1996 and
September 30, 1997 (unaudited) is $475,783, $934,233 and $935,074, respectively.
In addition, Properties with a net book value of $129,192, $147,452 and $146,853
as of December 31, 1995 and 1996 and September 30, 1997 (unaudited),
respectively, are part of a collateral pool for cross-collateralized mortgage
debt of one of the Property owners. As such mortgage is deemed to be debt of the
real estate investment fund rather than of the Properties and as such Properties
will be contributed to AMB Property Corporation free of debt, the debt is not
reflected in the accompanying combined financial statements.
Also, included in mortgage loans is a construction loan with a balance of
$1,928 as of September 30, 1997 (unaudited). Such loan matures in 2000, has
total availability of $8,000 and bears interest at LIBOR plus 2.75% or prime
plus 5% at the borrower's option.
The secured line is collateralized by capital subscriptions receivable of
$149,436 at September 30, 1997 (unaudited) from the owners of AMB Value Added
Fund, Inc. which have been netted against owners' equity in the accompanying
combined financial statements.
The weighted-average fixed interest rate on debt at September 30, 1997
(unaudited), was 7.87%. Interest capitalized related to construction projects
for the years ended December 31, 1994, 1995, and 1996 and for the nine months
ended September 30, 1996 (unaudited) and 1997 (unaudited) was $132, $105,
$1,134, $537 and $896, respectively.
F-25
<PAGE> 220
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
The scheduled maturities of all debt outstanding as of September 30, 1997
are as follows:
<TABLE>
<S> <C>
1997 (three months)....................................... $ 1,536
1998...................................................... 63,002
1999...................................................... 190,966
2000...................................................... 9,285
2001...................................................... 35,654
Thereafter................................................ 440,794
--------
$741,237
========
</TABLE>
6. LEASING ACTIVITY
Future minimum rentals due under noncancelable operating leases with
tenants in effect at September 30, 1997 (unaudited) are as follows:
<TABLE>
<S> <C>
1997 (three months)...................................... $ 43,059
1998..................................................... 178,488
1999..................................................... 158,878
2000..................................................... 138,977
2001..................................................... 117,644
Thereafter............................................... 509,810
----------
$1,146,856
==========
</TABLE>
In addition to minimum rental payments, certain tenants pay reimbursements
for their pro rata share of specified operating expenses, which reimbursements
amounted to $9,077, $21,008, $33,805, $26,176 and $34,286 for the years ended
December 31, 1994, 1995 and 1996 and for the nine months ended September 30,
1996 (unaudited) and 1997 (unaudited), respectively. These amounts are included
as rental income and operating expenses in the accompanying combined statements
of operations. Certain of the leases also provide for the payment of additional
rent based on a percentage of the tenant's revenues. Some leases contain options
to renew. No individual tenant accounts for greater that 10% of rental revenues.
7. PROPERTY DISPOSITIONS
During the year ended December 31, 1996 and the nine months ended September
30, 1997 (unaudited), the AMB Contributed Properties disposed of certain
Properties. The accompanying combined financial statements include the
operations of such Properties for periods prior to their disposition. The
following table sets forth the revenues and expenses of the disposed Properties
included in the accompanying combined financial statements for the years ended
December 31, 1994, 1995, and 1996 and for the nine months ended September 30,
1996 (unaudited) and 1997 (unaudited).
<TABLE>
<CAPTION>
NINE MONTHS
ENDED SEPTEMBER
YEARS ENDED DECEMBER 31, 30,
------------------------------ ------------------
1994 1995 1996 1996 1997
------ ------- ------- ------- ------
<S> <C> <C> <C> <C> <C>
Revenues................... $1,248 $ 2,170 $ 2,624 $ 1,909 $1,165
Expenses................... (489) (1,005) (1,475) (1,075) (582)
----- ------ ----- ----- ---
Net Income....... $ 759 $ 1,165 $ 1,149 $ 834 $ 583
===== ====== ===== ===== ===
</TABLE>
F-26
<PAGE> 221
AMB CONTRIBUTED PROPERTIES
NOTES TO COMBINED FINANCIAL STATEMENTS (CONTINUED)
8. INCOME TAXES
The Properties are owned by entities that are generally not subject to
federal income taxes, including tax-exempt master trusts, real estate investment
trusts and partnerships. Accordingly, no provision for income taxes has been
made in the accompanying combined financial statements.
9. COMMITMENTS AND CONTINGENCIES
Deferred Offering Costs
In connection with the anticipated business combination and public
offering, the AMB Contributed Properties have incurred offering costs of $2,162
which is included in prepaid expenses and other assets, representing legal,
accounting and other costs. In the event the offering is unsuccessful, these
costs will be expensed.
Environmental Matters
The owners of the AMB Contributed Properties follow the policy of
monitoring its properties for the presence of hazardous or toxic substances. The
owners of the AMB Contributed Properties are not aware of any environmental
liability with respect to the Properties that would have a material adverse
effect on the AMB Contributed Properties' business, assets or results of
operations; however, there can be no assurance that a material environmental
liability does not exist. The existence of any such material environmental
liability would have an adverse effect on the AMB Contributed Properties'
results of operations and cash flow.
General Uninsured Losses
The AMB Contributed Properties generally carry comprehensive liability,
fire, flood, extended coverage and rental loss insurance with policy
specifications, limits and deductibles customarily carried for similar
properties. There are, however, certain types of extraordinary losses that may
be either uninsurable, or not economically insurable. Should an uninsured loss
occur, the AMB Contributed Properties could lose its investment in, and
anticipated profits and cash flows from, a property.
Certain of the AMB Contributed Properties are located in areas that are
subject to earthquake activity; the AMB Contributed Properties has therefore
obtained limited earthquake insurance.
10. AS ADJUSTED BALANCE SHEET (UNAUDITED)
The as adjusted balance sheet reflects an estimated cash distribution of
approximately $33,882 to the Owners of the AMB Contributed Properties. Such
distribution is expected to occur in connection with the formation of AMB
Property Corporation and will not be paid from the net proceeds of the
anticipated public offering. The estimated distribution has been determined
based upon the combined net working capital position of the Properties as of
September 30, 1997 and is subject to change. Such amount may not be indicative
of the amount ultimately distributed.
F-27
<PAGE> 222
AMB CONTRIBUTED PROPERTIES
SCHEDULE III
HISTORICAL COMBINED REAL ESTATE AND ACCUMULATED DEPRECIATION
AS OF SEPTEMBER 30, 1997
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
GROSS AMOUNT CARRIED AT
COSTS END OF PERIOD
CAPITALIZED -----------------------
INITIAL COSTS SUBSEQUENT TO
PROPERTY LOCATION TYPE ENCUMBRANCES(1) LAND BUILDING ACQUISITION LAND IMPROVEMENTS
- -------------------------- -------- ---- --------------- ------------- ---------- ------------- -------- ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Alvarado Business
Center.................. CA IND $ -- $ 6,385 $ 19,156 $ 308 $ 6,385 $ 19,464
Ardenwood Corporate
Park.................... CA IND 10,000 4,980 14,939 172 4,980 15,111
Corporate Square.......... MN IND -- 3,566 10,699 479 3,566 11,178
Crossroads Industrial..... IL IND -- 2,348 7,045 121 2,348 7,166
Fairway Drive
Industrial.............. CA IND -- 2,567 4,179 3,291 2,567 7,470
Harvest Business Park..... WA IND 3,661 2,133 6,399 64 2,133 6,463
Itasca Industrial
Portfolio............... IL IND -- 5,352 16,055 775 5,352 16,830
Melrose Park.............. IL IND -- 2,435 7,306 -- 2,435 7,306
Norcross/Brookhollow
Portfolio............... GA IND -- 3,146 9,439 395 3,146 9,834
Penn James Office
Warehouse............... MN IND -- 1,635 4,905 517 1,635 5,422
Twin Cities............... MN IND -- 4,094 12,281 984 4,094 13,265
Mendota Heights(2)........ MN IND 668 1,146 -- 2,031 1,146 2,031
Linder Skokie............. IL IND -- 3,626 6,419 -- 3,626 6,419
Activity Distribution
Center.................. CA IND 5,360 3,050 9,150 85 3,050 9,235
Amwiler-Gwinnett
Industrial Portfolio.... GA IND 14,341 6,442 19,325 389 6,442 19,714
Civic Center Plaza........ IL RET 13,668 5,965 17,896 628 5,965 18,524
The Plaza at Delray....... FL RET 23,000 2,696 8,088 18,083 2,696 26,171
Hewlett Packard
Distribution............ CA IND 3,412 1,629 4,886 -- 1,629 4,886
Kendall Mall.............. FL RET 24,780 6,022 18,067 3,144 6,022 21,211
Lakeshore Plaza Shopping
Center.................. CA RET 13,970 7,915 23,746 702 7,915 24,448
Lincoln Industrial
Center.................. TX IND -- 571 1,712 175 571 1,887
Metric Center............. TX IND -- 9,955 29,864 1,448 9,955 31,312
<CAPTION>
YEAR OF DEPRECIABLE
TOTAL ACCUMULATED CONSTRUCTION LIFE
PROPERTY COSTS DEPRECIATION OR ACQUISITION (YEARS)
- -------------------------- ---------- ----------- -------------- -----------
<S> <C> <C> <C> <C>
Alvarado Business
Center.................. $ 25,849 $ 1,208 1995 5-40
Ardenwood Corporate
Park.................... 20,091 568 1996 5-40
Corporate Square.......... 14,744 410 1996 5-40
Crossroads Industrial..... 9,514 268 1996 5-40
Fairway Drive
Industrial.............. 10,037 181 1996/97 5-40
Harvest Business Park..... 8,596 403 1995 5-40
Itasca Industrial
Portfolio............... 22,182 1,418 1994/95 5-40
Melrose Park.............. 9,741 460 1995 5-40
Norcross/Brookhollow
Portfolio............... 12,980 369 1996 5-40
Penn James Office
Warehouse............... 7,057 190 1996 5-40
Twin Cities............... 17,359 780 1995 5-40
Mendota Heights(2)........ 3,177 26 1997 5-40
Linder Skokie............. 10,045 781 1994 5-40
Activity Distribution
Center.................. 12,285 806 1994 5-40
Amwiler-Gwinnett
Industrial Portfolio.... 26,156 737 1995/96 5-40
Civic Center Plaza........ 24,489 1,579 1994 5-40
The Plaza at Delray....... 28,867 631 1995 5-40
Hewlett Packard
Distribution............ 6,515 430 1994 5-40
Kendall Mall.............. 27,233 927 1994 5-40
Lakeshore Plaza Shopping
Center.................. 32,363 1,650 1995 5-40
Lincoln Industrial
Center.................. 2,458 152 1994 5-40
Metric Center............. 41,267 1,051 1995/96/97 5-40
</TABLE>
F-28
<PAGE> 223
AMB CONTRIBUTED PROPERTIES
SCHEDULE III (CONTINUED)
HISTORICAL COMBINED REAL ESTATE AND ACCUMULATED DEPRECIATION
AS OF SEPTEMBER 30, 1997
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
GROSS
AMOUNT
CARRIED
AT END
OF
COSTS PERIOD
CAPITALIZED --------
INITIAL COSTS SUBSEQUENT TO
PROPERTY LOCATION TYPE ENCUMBRANCES(1) LAND BUILDING ACQUISITION LAND
- --------------------------------- -------- ---- --------------- ------------- ---------- ------------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
Minneapolis Industrial Portfolio
IV............................. MN IND $ 8,287 $ 4,124 $ 12,372 $ 1,232 $ 4,124
Silverado Plaza Shopping
Center......................... CA RET 4,906 2,214 6,641 199 2,214
Stadium Business Park............ CA IND 4,875 2,980 8,940 969 2,980
Two South Middlesex.............. NJ IND -- 1,498 7,621 67 1,498
Applewood Village Shopping
Center......................... CO RET -- 10,921 20,344 566 10,921
Bayhill Shopping Center.......... CA RET -- 5,318 5,761 382 5,318
Beacon Industrial Park........... FL IND -- 10,175 30,870 -- 10,175
Corbins Corner Shopping Center... CT RET -- 9,455 19,982 625 9,455
Elk Grove Village
Industrial(3).................. IL IND -- 6,846 22,161 625 6,846
Five Points Shopping Center...... CA RET -- 15,227 8,460 328 15,227
Kent Centre...................... WA IND -- 3,022 8,277 248 3,022
L.A. County Industrial
Portfolio(4)................... CA IND -- 6,574 37,343 670 6,574
Lake Michigan Industrial
Portfolio...................... IL IND -- 3,189 6,938 7 3,189
Artesia Industrial Portfolio..... CA IND 54,100 28,288 61,801 588 28,288
Lisle Industrial................. IL IND -- 2,619 5,868 -- 2,619
Milmont Page..................... CA IND -- 3,283 7,401 72 3,283
Pleasant Hill Shopping Center.... CA RET -- 9,809 13,646 24 9,809
Randall's Houston Retail
Portfolio(5)................... TX RET -- 19,405 28,508 323 19,405
Riverview Plaza Shopping
Center......................... IL RET -- 3,986 8,972 38 3,986
South Bay Industrial............. CA IND 19,516 11,417 26,900 578 11,417
Southfield....................... GA IND 6,342 19,982 314 6,342
Minneapolis Distribution
Portfolio...................... MN IND -- 4,864 21,127 2,797 4,864
Texas Industrial Portfolio(6).... TX IND -- 3,312 33,852 3,254 3,312
Long Gate Shopping Center........ MD RET -- 21,502 25,456 12 21,502
Rockford Road Plaza.............. MN RET -- 6,179 14,723 64 6,179
Windsor Court.................... IL IND -- 935 1,986 -- 935
Patuxent......................... MD IND -- 944 5,522 -- 944
Executive Drive.................. IL IND -- 1,644 3,689 -- 1,644
Weslayan Plaza................... TX RET -- 13,934 23,223 -- 13,934
Acer Distribution Center......... CA IND -- 5,776 6,225 -- 5,776
Cabot Business Park.............. MA IND -- 6,614 54,465 -- 6,614
Moffett Business Center.......... CA IND 12,857 5,574 16,723 11 5,574
Southwest Pavilion............... NV RET -- 2,492 6,126 69 2,492
Arapahoe Village Shopping
Center......................... CO RET 10,839 4,451 13,352 31 4,451
Atlanta South.................... GA IND -- 5,933 17,798 1 5,933
<CAPTION>
YEAR OF DEPRECIABLE
TOTAL ACCUMULATED CONSTRUCTION LIFE
PROPERTY IMPROVEMENTS COSTS DEPRECIATION OR ACQUISITION (YEARS)
- --------------------------------- ------------ ---------- ----------- -------------- -----------
<S> <<C> <C> <C> <C> <C>
Minneapolis Industrial Portfolio
IV............................. $ 13,604 $ 17,728 $ 1,097 1994 5-40
Silverado Plaza Shopping
Center......................... 6,840 9,054 586 1994/96 5-40
Stadium Business Park............ 9,909 12,889 793 1994 5-40
Two South Middlesex.............. 7,688 9,186 394 1995 5-40
Applewood Village Shopping
Center......................... 20,910 31,831 1,117 1996 5-40
Bayhill Shopping Center.......... 6,143 11,461 343 1995 5-40
Beacon Industrial Park........... 30,870 41,045 1,355 1995/96/97 5-40
Corbins Corner Shopping Center... 20,607 30,062 1,200 1995 5-40
Elk Grove Village
Industrial(3).................. 22,786 29,632 1,084 1995/97 5-40
Five Points Shopping Center...... 8,788 24,015 500 1995 5-40
Kent Centre...................... 8,525 11,547 430 1995 5-40
L.A. County Industrial
Portfolio(4)................... 38,013 44,587 3,082 1994 5-40
Lake Michigan Industrial
Portfolio...................... 6,945 10,134 697 1995 5-40
Artesia Industrial Portfolio..... 62,389 90,677 2,214 1996 5-40
Lisle Industrial................. 5,868 8,487 303 1995 5-40
Milmont Page..................... 7,473 10,756 306 1996 5-40
Pleasant Hill Shopping Center.... 13,670 23,479 677 1996 5-40
Randall's Houston Retail
Portfolio(5)................... 28,831 48,236 967 1996 5-40
Riverview Plaza Shopping
Center......................... 9,010 12,996 238 1996 5-40
South Bay Industrial............. 27,478 38,895 2,039 1995 5-40
Southfield....................... 20,296 26,638 1,068 1995/97 5-40
Minneapolis Distribution
Portfolio...................... 23,924 28,788 1,655 1994 5-40
Texas Industrial Portfolio(6).... 37,106 40,418 3,077 1994 5-40
Long Gate Shopping Center........ 25,468 46,970 827 1996 5-40
Rockford Road Plaza.............. 14,787 20,966 360 1997 5-40
Windsor Court.................... 1,986 2,921 15 1997 5-40
Patuxent......................... 5,522 6,466 43 1997 5-40
Executive Drive.................. 3,689 5,333 29 1997 5-40
Weslayan Plaza................... 23,223 37,157 330 1997 5-40
Acer Distribution Center......... 6,225 12,001 48 1997 5-40
Cabot Business Park.............. 54,465 61,079 572 1997 5-40
Moffett Business Center.......... 16,734 22,308 636 1996 5-40
Southwest Pavilion............... 6,195 8,687 1,152 1990 5-40
Arapahoe Village Shopping
Center......................... 13,383 17,834 507 1996 5-40
Atlanta South.................... 17,799 23,732 648 1996/97 5-40
</TABLE>
F-29
<PAGE> 224
AMB CONTRIBUTED PROPERTIES
SCHEDULE III (CONTINUED)
HISTORICAL COMBINED REAL ESTATE AND ACCUMULATED DEPRECIATION
AS OF SEPTEMBER 30, 1997
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
GROSS AMOUNT CARRIED AT
COSTS END OF PERIOD
CAPITALIZED -----------------------
INITIAL COSTS SUBSEQUENT TO
PROPERTY LOCATION TYPE ENCUMBRANCES(1) LAND BUILDING ACQUISITION LAND IMPROVEMENTS
- -------------------------- -------- ---- --------------- ------------- ---------- ------------- -------- ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Bensenville............... IL IND $ 41,854 $ 17,214 $ 51,664 $ 3,992 $ 17,214 $ 55,656
Blue Lagoon............... FL IND 11,897 4,714 14,143 242 4,714 14,385
Brentwood Commons......... IL RET 5,109 2,279 6,837 971 2,279 7,808
Chicago Industrial........ IL IND 3,267 1,307 3,921 630 1,307 4,551
Granada Village........... CA RET 14,669 6,114 18,341 5,795 6,114 24,136
Kingsport Industrial
Park.................... WA IND 17,584 6,691 20,073 975 6,691 21,048
La Jolla Village.......... CA RET 18,006 7,036 21,108 269 7,036 21,377
Latham Farms.............. NY RET 37,761 16,416 49,249 (284) 16,416 48,965
Lonestar.................. TX IND 17,000 6,432 19,296 908 6,432 20,204
Minneapolis
Industrial(7)........... MN IND 7,478 3,788 11,364 1,296 3,788 12,660
Pacific Business Center... CA IND 9,898 4,054 12,163 309 4,054 12,472
Shoppes at Lago Mar....... FL RET 5,878 2,497 7,491 45 2,497 7,536
Pennsy Drive.............. MD IND -- 2,837 8,511 13 2,837 8,524
Valwood................... TX IND 4,036 1,775 5,326 519 1,775 5,845
West North Carrier........ TX IND 3,267 1,309 3,928 67 1,309 3,995
Woodlawn Point Shopping
Center.................. GA RET 4,659 2,827 8,482 34 2,827 8,516
Ygnacio Plaza............. CA RET 7,827 3,094 9,282 1,055 3,094 10,337
O'Hare Industrial
Portfolio............... IL IND -- 6,609 19,826 102 6,609 19,928
Chancellor................ FL IND 2,966 525 3,234 779 525 4,013
Dock's Corner............. NJ IND -- 3,420 17,497 9,594 3,420 27,091
Moffett Park R&D
Portfolio............... CA IND -- 16,723 23,956 316 16,723 24,272
Palm Aire................. FL RET 1,928 592 2,474 5,139 592 7,613
Manhattan Village Shopping
Center.................. CA RET -- 23,495 43,981 -- 23,495 43,981
Eastgate Plaza............ WA RET -- 1,865 5,596 228 1,865 5,824
International
Multifoods.............. CA IND -- 1,459 4,377 36 1,459 4,413
Northpointe Commerce...... CA IND -- 1,407 4,220 2 1,407 4,222
Northwest Distribution
Center.................. WA IND -- 1,615 4,845 69 1,615 4,914
Rancho San Diego Village
Shopping Center......... CA RET -- 3,281 9,844 614 3,281 10,458
Systematics............... CA IND -- 807 2,420 8 807 2,428
<CAPTION>
YEAR OF DEPRECIABLE
TOTAL ACCUMULATED CONSTRUCTION LIFE
PROPERTY COSTS DEPRECIATION OR ACQUISITION (YEARS)
- -------------------------- ---------- ----------- -------------- -----------
<S> <C> <C> <C> <C>
Bensenville............... $ 72,870 $ 6,263 1993 5-40
Blue Lagoon............... 19,099 539 1996 5-40
Brentwood Commons......... 10,087 950 1992 5-40
Chicago Industrial........ 5,858 545 1992 5-40
Granada Village........... 30,250 2,720 1992 5-40
Kingsport Industrial
Park.................... 27,739 2,776 1992 5-40
La Jolla Village.......... 28,413 2,914 1992 5-40
Latham Farms.............. 65,381 4,481 1994 5-40
Lonestar.................. 26,636 1,978 1993 5-40
Minneapolis
Industrial(7)........... 16,448 1,014 1994/97 5-40
Pacific Business Center... 16,526 1,376 1993 5-40
Shoppes at Lago Mar....... 10,033 285 1996 5-40
Pennsy Drive.............. 11,361 749 1994 5-40
Valwood................... 7,620 472 1994 5-40
West North Carrier........ 5,304 444 1993 5-40
Woodlawn Point Shopping
Center.................. 11,343 696 1994 5-40
Ygnacio Plaza............. 13,431 1,288 1992 5-40
O'Hare Industrial
Portfolio............... 26,537 759 1996/97 5-40
Chancellor................ 4,538 125 1996 5-40
Dock's Corner............. 30,511 877 1996 5-40
Moffett Park R&D
Portfolio............... 40,995 1,063 1996 5-40
Palm Aire................. 8,205 127 1996 5-40
Manhattan Village Shopping
Center.................. 67,476 584 1997 5-40
Eastgate Plaza............ 7,689 774 1992 5-40
International
Multifoods.............. 5,872 495 1993 5-40
Northpointe Commerce...... 5,629 477 1993 5-40
Northwest Distribution
Center.................. 6,529 669 1992 5-40
Rancho San Diego Village
Shopping Center......... 13,739 1,362 1992 5-40
Systematics............... 3,235 273 1993 5-40
</TABLE>
F-30
<PAGE> 225
AMB CONTRIBUTED PROPERTIES
SCHEDULE III (CONTINUED)
HISTORICAL COMBINED REAL ESTATE AND ACCUMULATED DEPRECIATION
AS OF SEPTEMBER 30, 1997
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
GROSS AMOUNT CARRIED AT
COSTS END OF PERIOD
CAPITALIZED -----------------------
INITIAL COSTS SUBSEQUENT TO
PROPERTY LOCATION TYPE ENCUMBRANCES(1) LAND BUILDING ACQUISITION LAND IMPROVEMENTS
- -------------------------- -------- ---- --------------- ------------- ---------- ------------- -------- ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Twin Oaks Shopping
Center.................. CA RET -- 2,364 7,091 1,650 2,364 8,741
Zanker/Charcot
Industrial.............. CA IND -- 2,969 8,907 985 2,969 9,892
Aurora Marketplace........ WA RET -- 3,714 11,141 18 3,714 11,159
Dowe Industrial........... CA IND -- 2,652 7,955 1,362 2,652 9,317
-------- -------- ---------- ------- -------- ----------
TOTAL..................... $ 443,324 $ 502,385 $1,313,154 $85,623 $502,385 $1,398,777
======== ======== ========== ======= ======== ==========
<CAPTION>
YEAR OF DEPRECIABLE
TOTAL ACCUMULATED CONSTRUCTION LIFE
PROPERTY COSTS DEPRECIATION OR ACQUISITION (YEARS)
- -------------------------- ---------- ----------- -------------- -----------
<S> <C> <C> <C> <C>
Twin Oaks Shopping
Center.................. 11,105 989 1992 5-40
Zanker/Charcot
Industrial.............. 12,861 1,236 1992 5-40
Aurora Marketplace........ 14,873 1,816 1991 5-40
Dowe Industrial........... 11,969 1,306 1991 5-40
---------- -------
TOTAL..................... $1,901,162 $87,836
========== =======
</TABLE>
F-31
<PAGE> 226
AMB CONTRIBUTED PROPERTIES
SCHEDULE III (CONTINUED)
HISTORICAL COMBINED REAL ESTATE AND ACCUMULATED DEPRECIATION
AS OF SEPTEMBER 30, 1997
(DOLLARS IN THOUSANDS)
A summary of activity for real estate and accumulated depreciation for the
years ended December 31, 1995 and 1996 and the nine months ended September 30,
1997 is as follows:
<TABLE>
<CAPTION>
1995 1996 1997
---------- ---------- ----------
<S> <C> <C> <C>
INVESTMENTS IN REAL ESTATE:
Balance at beginning of year......... $ 596,356 $1,018,681 $1,616,091
Acquisition of properties and
limited partners' interests..... 396,210 568,335 260,634
Improvements...................... 26,115 36,340 32,957
Disposition of properties......... -- (7,265) (8,520)
---------- ---------- ----------
Balance at end of year............... $1,018,681 $1,616,091 $1,901,162
========== ========== ==========
ACCUMULATED DEPRECIATION:
Balance at beginning of year......... $ 16,722 $ 33,726 $ 61,704
Depreciation expense.............. 17,004 27,978 26,132
---------- ---------- ----------
Balance at end of year............... $ 33,726 $ 61,704 $ 87,836
========== ========== ==========
</TABLE>
- ---------------
(1) As of September 30, 1997, Properties with a net book value of $197,570 serve
as collateral for outstanding indebtedness under the secured debt facility
of $73,000.
(2) Represents one parcel of land totaling 10.3 acres which is intended for
eventual development.
(3) Includes property newly acquired on September 30, 1997.
(4) Consists of two properties with seven buildings in Los Angeles and one
building in Anaheim.
(5) Includes four individual grocer anchor centers.
(6) Consists of two properties with five buildings in Houston and 18 buildings
in Dallas.
(7) Includes property newly acquired on July 31, 1997.
F-32
<PAGE> 227
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Board of Directors of
AMB Institutional Realty Advisors, Inc.:
We have audited the accompanying consolidated balance sheets of AMB
Institutional Realty Advisors, Inc. (a California corporation) as of December
31, 1995 and 1996 and the related consolidated statements of operations, changes
in shareholders' equity and cash flows for the years ended December 31, 1994,
1995 and 1996. These financial statements are the responsibility of the
Company's management. Our responsibility is to express an opinion on these
consolidated financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred to above
present fairly, in all material respects, the financial position of AMB
Institutional Realty Advisors, Inc. as of December 31, 1995 and 1996 and the
results of its operations and its cash flows for the years ended December 31,
1994, 1995 and 1996 in conformity with generally accepted accounting principles.
ARTHUR ANDERSEN LLP
San Francisco, California,
October 17, 1997
F-33
<PAGE> 228
AMB INSTITUTIONAL REALTY ADVISORS, INC.
CONSOLIDATED BALANCE SHEETS
AS OF DECEMBER 31, 1995 AND 1996
AND SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31, SEPTEMBER 30,
----------------- -------------
1995 1996 1997
------ ------ -------------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
Cash......................................................... $1,205 $3,093 $ 6,224
Accounts receivable.......................................... 2,970 909 2,353
Receivable from affiliates................................... 704 3,027 3,024
Deferred offering costs...................................... -- -- 711
Furniture, fixtures and equipment, net of accumulated
depreciation of $0 as of September 30, 1997................ -- -- 1,436
Other assets................................................. 69 56 34
------ ------ ------
Total assets....................................... $4,948 $7,085 $13,782
====== ====== ======
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable............................................. $ 440 $ 298 $ 792
Accrued liabilities.......................................... 233 350 3,403
------ ------ ------
Total liabilities.................................. 673 648 4,195
------ ------ ------
Commitments and Contingencies
Minority interest............................................ 34 137 64
------ ------ ------
Shareholders' Equity:
Capital stock, no par value:
Authorized -- 500,000,000 shares; issued and
outstanding -- 5,079,855, 5,181,450 and 5,181,450
shares, respectively.................................. 1,042 1,349 1,349
Additional paid-in capital................................. 1,298 1,298 1,298
Retained earnings.......................................... 2,781 4,522 6,876
Notes receivable from shareholders......................... (880) (869) --
------ ------ ------
Total shareholders' equity......................... 4,241 6,300 9,523
------ ------ ------
Total liabilities and shareholders' equity......... $4,948 $7,085 $13,782
====== ====== ======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-34
<PAGE> 229
AMB INSTITUTIONAL REALTY ADVISORS, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996,
AND FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 (UNAUDITED)
AND 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
NINE MONTHS ENDED
YEARS ENDED DECEMBER 31, SEPTEMBER 30,
------------------------------- ---------------------------
1994 1995 1996 1996 1997
------- ------- ------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
REVENUES
Investment management income..... $ 6,111 $ 6,507 $ 9,218 $ 5,686 $ 7,706
Investment management income from
affiliates.................... 6,688 10,134 14,357 8,668 15,462
Interest and other income........ 66 224 416 303 137
------- ------- ------- ------ -------
Total Revenues........... 12,865 16,865 23,991 14,657 23,305
------- ------- ------- ------ -------
EXPENSES
Salaries, general and
administrative expenses paid
to affiliates................. 9,940 13,569 16,851 11,516 14,312
------- ------- ------- ------ -------
Income before minority
interest...................... 2,925 3,296 7,140 3,141 8,993
Minority interest's share of net
income........................ -- (34) (137) (100) (11)
------- ------- ------- ------ -------
Net Income............... $ 2,925 $ 3,262 $ 7,003 $ 3,041 $ 8,982
======= ======= ======= ====== =======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-35
<PAGE> 230
AMB INSTITUTIONAL REALTY ADVISORS, INC
CONSOLIDATED STATEMENT OF CHANGES IN SHAREHOLDERS' EQUITY
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996,
AND FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
COMMON STOCK NOTES
------------------ ADDITIONAL RECEIVABLE
NUMBER OF PAID-IN RETAINED FROM
SHARES AMOUNT CAPITAL EARNINGS SHAREHOLDERS TOTAL
---------- ------ ---------- -------- ------------ -------
<S> <C> <C> <C> <C> <C> <C>
Balance at December 31, 1993................... 4,779,128 $ 499 $1,298 $ 1,119 $ (436) $ 2,480
Net Income................................... -- -- -- 2,925 -- 2,925
Dividends declared and paid.................. -- -- -- (1,600) -- (1,600)
Share Purchase price reduction for
Shareholders.............................. -- (64) -- -- 64 --
Principal payment of notes receivable from
shareholders.............................. -- -- -- -- 43 43
Issuance of common stock for notes........... 199,132 264 -- -- (264) --
--------- ----- ----- ------ ---- ------
Balance at December 31, 1994................... 4,978,260 699 1,298 2,444 (593) 3,848
Net Income................................... -- -- -- 3,262 -- 3,262
Dividends declared and paid.................. -- -- -- (2,925) -- (2,925)
Principal payment of notes receivable from
shareholders.............................. -- -- -- -- 56 56
Issuance of common stock for notes........... 101,595 343 -- -- (343) --
--------- ----- ----- ------ ---- ------
Balance at December 31, 1995................... 5,079,855 1,042 1,298 2,781 (880) 4,241
Net Income................................... -- -- -- 7,003 -- 7,003
Dividends declared and paid.................. -- -- -- (5,262) -- (5,262)
Principal payment of notes receivable from
shareholders.............................. -- -- -- -- 318 318
Issuance of common stock for notes........... 101,595 307 -- -- (307) --
--------- ----- ----- ------ ---- ------
Balance at December 31, 1996................... 5,181,450 1,349 1,298 4,522 (869) 6,300
Net Income................................... -- -- -- 8,982 -- 8,982
Dividends declared and paid.................. -- -- -- (6,628) (6,628)
Principal payment of notes receivable from
shareholders.............................. -- -- -- -- 869 869
Issuance of common stock for notes........... -- -- -- -- -- --
--------- ----- ----- ------ ---- ------
Balance at September 30, 1997.................. 5,181,450 $1,349 $1,298 $ 6,876 $ -- $ 9,523
========= ===== ===== ====== ==== ======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-36
<PAGE> 231
AMB INSTITUTIONAL REALTY ADVISORS, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1995, AND 1996,
AND FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 (UNAUDITED)
AND 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
NINE MONTHS ENDED
YEARS ENDED DECEMBER 31, SEPTEMBER 30,
------------------------------- ---------------------------
1994 1995 1996 1996 1997
------- ------- ------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income..................................... $ 2,925 $ 3,262 $ 7,003 $ 3,041 $ 8,982
Adjustments to reconcile net income to net cash
provided by operating activities:
Minority interest's share of net income........ -- 34 137 102 11
Changes in assets and liabilities:
Accounts Receivable....................... (213) (1,619) 2,061 1,980 (1,444)
Receivable from affiliates................ 39 28 (2,323) (1,427) 3
Other Assets.............................. (31) 53 13 (24) 22
Accounts Payable.......................... 30 258 (142) (452) 494
Accrued Liabilities....................... (45) 171 117 1,041 3,053
------- ------- ------- ------- --------
Net cash provided by operating activities...... 2,705 2,187 6,866 4,261 11,121
------- ------- ------- ------- --------
CASH FLOWS FROM INVESTING ACTIVITIES:
------- ------- ------- ------- --------
Purchase of furniture, fixtures and
equipment.................................... -- -- -- -- (1,436)
------- ------- ------- ------- --------
CASH FLOWS FROM FINANCING ACTIVITIES:
Additions to Deferred offering costs........... -- -- -- -- (711)
Borrowings on line of credit................... -- 750 -- -- --
Repayments of line of credit................... -- (750) -- -- --
Dividends paid................................. (1,600) (2,925) (5,262) (3,762) (6,628)
Distributions to minority interest............. -- -- (34) (34) (84)
Principal payment of notes receivable from
shareholders................................. 43 56 318 228 869
------- ------- ------- ------- --------
Net cash used in financing activities.......... (1,557) (2,869) (4,978) (3,568) (6,554)
------- ------- ------- ------- --------
NET INCREASE (DECREASE) IN CASH................ 1,148 (682) 1,888 693 3,131
CASH AT BEGINNING OF PERIOD.................... 739 1,887 1,205 1,205 3,093
------- ------- ------- ------- --------
CASH AT END OF PERIOD.......................... $ 1,887 $ 1,205 $ 3,093 $ 1,898 $ 6,224
======= ======= ======= ======= ========
SUPPLEMENTAL DISCLOSURE OF CASH FLOW
INFORMATION:
CASH PAID FOR INTEREST......................... $ -- $ 3,713 $ -- $ -- $ --
======= ======= ======= ======= ========
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-37
<PAGE> 232
AMB INSTITUTIONAL REALTY ADVISORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(DOLLARS IN THOUSANDS)
1. ORGANIZATION
AMB Institutional Realty Advisors, Inc. ("AMB"), a California corporation,
was formed on December 29, 1988, for the purpose of providing professional
services in real estate investments and development. AMB is a registered
investment advisor with the Securities and Exchange Commission under the
Investment Advisors Act of 1940 and a qualified professional asset manager.
AMB's clients consist primarily of institutional investors, including retirement
funds.
In August 1997, AMB and several of AMB's clients approved a business
combination plan whereby the clients will exchange their ownership interests in
real estate investments (the "AMB Contributed Properties") for shares in AMB
Property Corporation, units in a subsidiary partnership, AMB Property, L.P.
("the Operating Partnership")or, in certain limited circumstances, cash. The
allocation of ownership interests among AMB and the owners of the AMB
Contributed Properties will be based on the agreed-upon relative value of net
assets contributed. The initial allocation among these entities could change
pending the resolution of certain future performance criteria of AMB Property
Corporation. The planned combination is contingent upon a successful initial
public offering of AMB Property Corporation's common stock. It is anticipated
that AMB Property Corporation will seek to qualify as a real estate investment
trust under the Internal Revenue Code of 1986, as amended.
It is contemplated that AMB Property Corporation will simultaneously raise
equity through an initial public offering of its common stock with anticipated
gross proceeds of $252,000. The proceeds from the anticipated offering will be
used to purchase interests in the properties of the owners of the AMB
Contributed Properties who have elected not to receive shares in AMB Property
Corporation or units in the Operating Partnership, to repay indebtedness and for
working capital. AMB Property Corporation will transfer its ownership interest
in properties to the Operating Partnership in exchange for a general partnership
interest therein.
Shortly before the closing of the initial public offering, AMB Property
Corporation, a shell company with no assets or liabilities, will be formed. This
company will be the registrant and will merge with AMB. The investment
management activities previously carried out by AMB for substantially all of its
clients, will be transferred to AMB Property Corporation. As a result of these
planned transactions, AMB is deemed to be the de facto registrant in the initial
filing with the Securities and Exchange Commission.
The consolidated balance sheet as of September 30, 1997 and consolidated
statements of operations for the nine months ended September 30, 1996 and 1997
are unaudited; however, in management's opinion, all adjustments of a normal
recurring nature necessary for a fair presentation of the financial statements
for such periods have been reflected.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Generally Accepted Accounting Principles
The consolidated financial statements have been prepared in accordance with
generally accepted accounting principles using the accrual method of accounting.
Consolidation
The consolidated financial statements include the financial position,
results of operations and cash flows of AMB and its subsidiary. All significant
intercompany balances and transactions have been eliminated in the consolidated
financial statements.
The consolidated balance sheet as of September 30, 1997 and statements of
operations for the nine months ended September 30, 1996 and 1997 are unaudited;
however, in management's opinion, all adjustments of a normal recurring nature
necessary for a fair presentation of the consolidated financial statements for
such periods have been reflected.
F-38
<PAGE> 233
AMB INSTITUTIONAL REALTY ADVISORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
(DOLLARS IN THOUSANDS)
Furniture, Fixtures and Equipment
In September 1997, AMB purchased and recorded office furniture, fixtures
and equipment at net book value from a related party. Such furniture, fixtures
and equipment are carried at cost less accumulated depreciation. Depreciation is
computed on these assets using an accelerated depreciation method over five and
seven years.
Deferred Offering Costs
Deferred offering costs represent legal, accounting and other costs
incurred in connection with the anticipated merger. These costs, in addition to
costs expected to be incurred after September 30, 1997, associated with the
offering, will be deducted from additional paid-in capital upon a successful
closing of the offering. In the event the offering is unsuccessful, these costs
will be expensed.
Minority Interest
Minority interest represents a 50% limited partnership interest in a
limited partnership that provides professional services in real estate and
development for certain international clients. AMB's 50% general partner
interest in the limited partnership was $76, $180 and $107 as of December 31,
1995 and 1996 and September 30, 1997 (unaudited), respectively. For financial
reporting purposes, the limited partnership is accounted for on a consolidated
basis.
Income Taxes
As an S corporation, AMB is exempt from federal income taxes under
Subchapter S of the Internal Revenue Code. Under this election, federal income
taxes are paid by the shareholders of AMB. AMB is recognized as an S corporation
for tax purposes in California and Massachusetts. As such, it is required to pay
a California franchise tax at a reduced rate of 1.5 percent and a Massachusetts
income tax at 4.5 percent at the corporate level. These taxes are included in
general and administrative expense. The net income for financial reporting
purposes differs from the net income for income tax reporting purposes primarily
because AMB is a cash-basis taxpayer.
Revenue Recognition
Revenues are recognized as services are provided. AMB's revenues consist
primarily of professional fees generated from real estate investment management
services. During the years ended December 31, 1994, 1995 and 1996 and for the
nine months ended September 30, 1996 (unaudited) and 1997 (unaudited), AMB's
three largest clients provided over 82, 80, 72, 70, and 77 percent,
respectively, of professional fees earned.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
New Accounting Pronouncements
In February of 1997, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Accounting Standards ("SFAS") No. 128, "Earnings
per Share," effective for financial statements issued after December 15, 1997.
SFAS 128 requires public business enterprises to disclose basic earnings per
share if the entity has a simple capital structure with no potential common
shares from convertible securities, options or warrants. If the entity does not
have potential common shares, it is considered to have a complex
F-39
<PAGE> 234
AMB INSTITUTIONAL REALTY ADVISORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
(DOLLARS IN THOUSANDS)
capital structure and must disclose basic and diluted earnings per share. This
statement is not applicable to AMB, as it is not a public business enterprise.
In February of 1997, the FASB issued SFAS No. 129, "Disclosure of
Information about Capital Structure," effective for periods ending after
December 15, 1997. This statement establishes standards for disclosing
information about an entry's capital structure. The consolidated financial
statements of AMB are prepared in accordance with the requirements of SFAS 129.
In June of 1997, the FASB issued SFAS No. 130, "Reporting Comprehensive
Income." This statement, effective for fiscal years beginning after December 15,
1997, would require the entity to report components of comprehensive income in a
financial statement that is displayed with the same prominence as other
financial statements. Comprehensive income is defined by Concepts Statement No.
6, "Elements of Financial Statements" as the change in the equity of a business
enterprise during a period from transactions and other events and circumstances
from nonowner sources. This statement has no impact on AMB as its net income and
comprehensive income are equal.
In June of 1997, the FASB issued SFAS No. 131, "Disclosures about Segments
of an Enterprise and Related Information." This statement, effective for
financial statements for periods beginning after December 15, 1997, requires
that a public business enterprise report financial and descriptive information
about its reportable operating segments. Generally, information is required to
be reported on the basis that it is used internally for evaluating segment
performance and deciding how to allocate resources to segments. This statement
is not applicable to AMB, as it is not a public business enterprise.
3. ACCRUED LIABILITIES
Accrued liabilities primarily consist of accrued vacation costs. In
addition, at September 30, 1997 (unaudited), accrued liabilities include $3,053
of accrued bonuses.
4. NOTES RECEIVABLE FROM SHAREHOLDERS
Since 1990, AMB has issued from time to time capital stock to certain
shareholder-employees in exchange for notes receivable. These notes bear
interest at varying rates (generally prime plus 1 percent), and principal and
interest are payable in annual installments over approximately 10 years. At
December 31, 1995 and 1996, and September 30, 1997 (unaudited), outstanding
principal and interest on the notes totaled $880, $869 and $0, respectively.
5. STOCK SPLIT
On September 12, 1997 AMB effected a 2.9968143-for-one stock split,
resulting in the issuance of 3,452,464 shares. This stock split has been applied
retroactively to all years presented in the accompanying financial statements.
In connection with this stock split, AMB amended its Articles of Incorporation
to increase the number of common shares authorized to be issued to 500,000,000.
6. LINE OF CREDIT AGREEMENT
AMB has a line of credit agreement with a bank for a total facility of
$4,000. The agreement provides for interest at prime rate plus .25 percent (8.5
percent at September 30, 1997 (unaudited)). This agreement is partially
guaranteed by three shareholders of AMB. There were no borrowings outstanding on
this line at December 31, 1995 or 1996, or September 30, 1997 (unaudited).
7. TRANSACTIONS WITH AFFILIATES
Expense Reimbursements
AMB Investments, Inc., an affiliate of AMB, pays all general and
administrative costs of AMB, including rent, salaries, employee benefits and
other administrative expenses. Such expenses are billed back to AMB at
F-40
<PAGE> 235
AMB INSTITUTIONAL REALTY ADVISORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)
(DOLLARS IN THOUSANDS)
cost. In addition, prior to acquiring its furniture, fixtures and equipment from
AMB Investments, Inc., AMB paid a rental charge to AMB Investments, Inc. for use
of its furniture, fixtures and equipment. Such reimbursement of general and
administrative expenses totaled $2,082, $2,721, $3,611, $2,553 and $2,779 for
the years ended December 31, 1994, 1995 and 1996, and for the nine months ended
September 30, 1996 (unaudited) and 1997 (unaudited), respectively. Receivables
from affiliates of $176, $314 and $0, and payables to affiliates of $4, $1 and
$93, as of December 31, 1995 and 1996, and September 30, 1997 (unaudited),
respectively, represent unreimbursed activity among the entities. Such
unreimbursed activity bears interest at prime plus 3 percent.
Investment Management Income from Affiliates
The Company provides the Limited Partnership and the AMB Contributed
Properties with certain professional services in return for an investment
management fee, which is calculated in accordance with the applicable investment
management agreements. In addition, certain owners of the AMB Contributed
Properties are obligated to pay incentive management fees to AMB during
ownership and upon disposition of the Properties to the extent that operations
of the Properties and their fair values meet certain criteria. In connection
with the approval of the proposed business combination, the owners of the AMB
Contributed Properties agreed to terminate their respective existing incentive
management fee agreements with AMB. One of the owners of the AMB Contributed
Properties agreed to and paid a final incentive management fee of $3,011.
Included in receivables from affiliates is $529, $2,713 and $3,117 of asset
management and other fees receivable from the AMB Contributed Properties, as of
December 31, 1995 and 1996 and September 30, 1997 (unaudited), respectively.
8. EMPLOYEE BENEFITS
Effective January 1, 1988, AMB Investments, Inc. adopted a savings and
retirement plan. The plan covers the employees of its affiliates, including AMB.
Employees may elect to defer up to 10 percent of their annual compensation, not
to exceed $10 per individual. The participating affiliates provide a matching
contribution equal to 50 percent of the amount deferred up to 3.5 percent of
annual compensation, not to exceed $3 per individual. The participating
affiliates also may contribute a discretionary amount to be determined each
year. The total participating affiliates' contribution to the plan accrued for
the years ended December 31, 1994, 1995 and 1996, and for the nine months ended
September 30, 1996 (unaudited) and 1997 (unaudited) was $87, $109, $137, $0 and
$0, respectively, of which $62, $85, $109, $0 and $0, respectively, was
allocated to AMB. The contribution to the plan is made in the first quarter of
the following calendar year.
9. LEASE COMMITMENTS
AMB shares common office space under lease obligations of AMB Investments,
Inc. Total occupancy costs for AMB Investments, Inc. under these leases during
years ended December 31, 1994, 1995 and 1996, and during the nine months ended
September 30, 1996 (unaudited) and 1997 (unaudited), were $397, $591, $783, $583
and $699. Of this amount, $289, $435, $510, $436 and $500, respectively, was
allocated to AMB based on square footage. AMB Investments, Inc.'s minimum annual
and aggregate future rentals are as follows:
<TABLE>
<S> <C>
1997 (three months)....................................... $ 230
1998...................................................... 918
1999...................................................... 404
2000...................................................... 404
2001...................................................... 404
------
$ 2,360
======
</TABLE>
Minimum annual lease payments of $514 are subject to a three-year renewal
option beginning January 1, 1999.
F-41
<PAGE> 236
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of the
AMB Contributed Properties:
We have audited the accompanying combined statement of revenues and certain
expenses of the Pending Acquisition Properties (as defined in Note 1), for the
year ended December 31, 1996. This financial statement is the responsibility of
management of the AMB Contributed Properties. Our responsibility is to express
an opinion on this financial statement based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.
The accompanying combined statement of revenues and certain expenses was
prepared for the purpose of complying with the rules and regulations of the
Securities and Exchange Commission for inclusion in the Registration Statement
on Form S-11 of AMB Property Corporation as described in Note 1 and is not
intended to be a complete presentation of the revenues and expenses of the
Pending Acquisition Properties.
In our opinion, the combined financial statement referred to above presents
fairly, in all material respects, the revenues and certain expenses of the
Pending Acquisition Properties for the year ended December 31, 1996, in
conformity with generally accepted accounting principles.
ARTHUR ANDERSEN LLP
San Francisco, California,
October 29, 1997
F-42
<PAGE> 237
PENDING ACQUISITION PROPERTIES
COMBINED STATEMENTS OF REVENUES AND CERTAIN EXPENSES
FOR THE YEAR ENDED DECEMBER 31, 1996 AND
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
1997
1996 -----------
----------- (UNAUDITED)
<S> <C> <C>
REVENUES
Rental revenues.................................................... $21,821 $16,532
Other income....................................................... 197 114
----------- -----------
22,018 16,646
CERTAIN EXPENSES
Property operating and maintenance................................. 1,418 1,107
Real estate taxes.................................................. 2,391 1,874
----------- -----------
3,809 2,981
----------- -----------
REVENUES IN EXCESS OF CERTAIN EXPENSES............................... $18,209 $13,665
========= =========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-43
<PAGE> 238
PENDING ACQUISITION PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES
(DOLLARS IN THOUSANDS)
1. BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:
Properties Acquired
The accompanying combined statements of revenues and certain expenses
include the combined operations (see "Basis of Presentation" below) of a
portfolio of 28 properties owned by CP Institutional Partners I, Inc. (the
"Pending Acquisition Properties") expected to be acquired by AMB Property
Corporation (the "Company") subsequent to the completion of its contemplated
initial public offering, which is expected to occur in November 1997.
<TABLE>
<CAPTION>
PROPERTY NAME LOCATION RENTABLE SQUARE FEET
-------------------------------- ------------------------ --------------------
<S> <C> <C>
Hampden Road Mansfield, MA 204,117
Docks Corner II South Brunswick, NJ 212,335
Santa Barbara Court Elkridge, MD 166,820
Preston Court Jessup, MD 178,880
Brightseat Road Landover, MD 121,785
Presidents Drive Orlando, FL 129,372
Presidents Drive II Orlando, FL 302,400
Viscount Orlando, FL 114,846
Dixie Highway Florence, KY 209,680
Production Drive Florence, KY 50,729
Empire Drive Florence, KY 199,440
Industrial Drive Columbus, OH 225,433
Holton Drive Florence, KY 268,525
Janitrol Columbus, OH 240,000
Belden Avenue Addison, IL 346,233
Pagemill & Dillworth Dallas, TX 217,803
McDaniel Drive Carrollton, TX 157,500
Shiloh Road Garland, TX 192,720
N. Glenville Avenue Richardson, TX 109,000
West Kiest Dallas, TX 248,698
Valwood Parkway II Carrollton, TX 254,209
72nd Avenue Kent, WA 125,654
Weigman Road Hayward, CA 148,559
Yosemite Drive Milpitas, CA 169,195
Laurelwood Santa Clara, CA 155,500
Commerce Fontana, CA 254,414
East Walnut Drive City of Industry, CA 85,871
Jasmine Avenue Fontana, CA 410,208
---------
5,499,926
=========
</TABLE>
Basis of Presentation
The accompanying combined statements of revenues and certain expenses are
not representative of the actual operations of the Pending Acquisition
Properties for the periods presented. Certain expenses may not be comparable to
the expenses expected to be incurred by the Company in the proposed future
operations of the Pending Acquisition Properties; however, the Company is not
aware of any material factors relating to these Pending Acquisition Properties
that would cause the reported financial information not to be indicative of
F-44
<PAGE> 239
PENDING ACQUISITION PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES (CONTINUED)
(DOLLARS IN THOUSANDS)
future operating results. Excluded expenses consist of interest, depreciation
and amortization and other costs not directly related to the future operations
of the Pending Acquisition Properties.
Revenue Recognition
All leases are classified as operating leases, and rental revenue is
recognized on a straight-line basis over the terms of the leases.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
2. LEASING ACTIVITY:
The following is a schedule of future minimum rental revenues for 1997 and
annually thereafter on non-cancelable operating leases in effect as of September
30, 1997.
<TABLE>
<CAPTION>
YEAR AMOUNT
----------------------------------------------------------- -------
<S> <C>
1997 (three months)........................................ $ 4,529
1998....................................................... 16,476
1999....................................................... 14,502
2000....................................................... 11,336
2001....................................................... 7,335
Thereafter................................................. 19,867
--------
Total............................................ $74,045
========
</TABLE>
In addition to minimum rental payments, tenants pay reimbursements for
their pro rata share of specified operating expenses, which amounted to $2,641
and $2,016 for the year ended December 31, 1996 and for the nine months ended
September 30, 1997 (unaudited). Certain leases contain options to renew.
F-45
<PAGE> 240
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of the
AMB Contributed Properties:
We have audited the accompanying combined statement of revenues and certain
expenses of the 1997 Acquired Properties (as defined in Note 1), for the year
ended December 31, 1996. This financial statement is the responsibility of
management of the AMB Contributed Properties. Our responsibility is to express
an opinion on this financial statement based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.
The accompanying combined statement of revenues and certain expenses was
prepared for the purpose of complying with the rules and regulations of the
Securities and Exchange Commission for inclusion in the Registration Statement
on Form S-11 of AMB Property Corporation as described in Note 1 and is not
intended to be a complete presentation of the revenues and expenses of the 1997
Acquired Properties.
In our opinion, the combined financial statement referred to above presents
fairly, in all material respects, the revenues and certain expenses of the 1997
Acquired Properties for the year ended December 31, 1996, in conformity with
generally accepted accounting principles.
ARTHUR ANDERSEN LLP
San Francisco, California,
October 17, 1997
F-46
<PAGE> 241
1997 ACQUIRED PROPERTIES
COMBINED STATEMENTS OF REVENUES AND CERTAIN EXPENSES
FOR THE YEAR ENDED DECEMBER 31, 1996 AND
FOR THE PERIOD FROM JANUARY 1, 1997 TO THE EARLIER OF
THE ACQUISITION DATE OR SEPTEMBER 30, 1997 (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
1997
1996 -----------
----------- (UNAUDITED)
<S> <C> <C>
REVENUES
Rental revenues.................................................... $27,274 $17,856
Other income....................................................... 118 22
----------- -----------
27,392 17,878
CERTAIN EXPENSES
Property operating and maintenance................................. 3,992 2,589
Real estate taxes.................................................. 3,529 1,883
----------- -----------
7,521 4,472
----------- -----------
REVENUES IN EXCESS OF CERTAIN EXPENSES............................... $19,871 13,406
========= =========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-47
<PAGE> 242
1997 ACQUIRED PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES
(DOLLARS IN THOUSANDS)
1. BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:
Properties Acquired
The accompanying combined statements of revenues and certain expenses
include the combined operations (see "Basis of Presentation" below) of
properties acquired by the Owners of the AMB Contributed Properties during the
period from January 1, 1997 to October 17, 1997 and additional square footage
with respect to a property owned by the Owners of the AMB Contributed Properties
to be acquired by AMB Property Corporation upon completion of its contemplated
initial public offering. Collectively, the Owners of the AMB Contributed
Properties and AMB Property Corporation are referred to as the "Company," and
the eight properties are referred to as the "1997 Acquired Properties."
<TABLE>
<CAPTION>
PROPERTY NAME LOCATION RENTABLE SQUARE FEET
-------------------------------- ------------------------ --------------------
<S> <C> <C>
Manhattan Village Shopping
Center Manhattan Beach, CA 515,666
Rockford Road Plaza Plymouth, MN 205,917
Cabot Business Park Mansfield, MA 1,071,517
Weslayan Plaza Houston, TX 356,250
Acer Distribution Center San Jose, CA 196,643
Patuxent Jessup, MD 147,383
Executive Drive Addison, IL 75,020
Silicon Valley R&D Portfolio San Jose, CA 287,228
</TABLE>
Basis of Presentation
The accompanying combined statements of revenues and certain expenses are
not representative of the actual operations of the 1997 Acquired Properties for
the periods presented. Certain expenses may not be comparable to the expenses
expected to be incurred by the Company in the proposed future operations of the
1997 Acquired Properties; however, the Company is not aware of any material
factors relating to these 1997 Acquired Properties that would cause the reported
financial information not to be indicative of future operating results. Excluded
expenses consist of interest, depreciation and amortization and other costs not
directly related to the future operations of the 1997 Acquired Properties.
Revenue Recognition
All leases are classified as operating leases, and rental revenue is
recognized on a straight-line basis over the terms of the leases.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
F-48
<PAGE> 243
1997 ACQUIRED PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES (CONTINUED)
(DOLLARS IN THOUSANDS)
2. LEASING ACTIVITY:
The following is a schedule of future minimum rental revenues for 1997 and
annually thereafter on non-cancelable operating leases in effect as of December
31, 1996.
<TABLE>
<CAPTION>
YEAR AMOUNT
---------------------------------------------------------- --------
<S> <C>
1997 (three months)....................................... $ 5,154
1998...................................................... 22,499
1999...................................................... 23,166
2000...................................................... 22,324
2001...................................................... 21,668
Thereafter................................................ 48,575
--------
Total........................................... $143,386
========
</TABLE>
In addition to minimum rental payments, tenants pay reimbursements for
their pro rata share of specified operating expenses, which amounted to $6,462
and $4,372 for the year ended December 31, 1996 and for the period from January
1, 1997 to the earlier of the acquisition date or September 30, 1997
(unaudited). Certain leases contain options to renew.
F-49
<PAGE> 244
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of the
AMB Contributed Properties:
We have audited the accompanying combined statement of revenues and certain
expenses of the 1996 Acquired Properties (as defined in Note 1), for the year
ended December 31, 1995. This financial statement is the responsibility of
management of the AMB Contributed Properties. Our responsibility is to express
an opinion on this financial statement based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.
The accompanying combined statement of revenues and certain expenses was
prepared for the purpose of complying with the rules and regulations of the
Securities and Exchange Commission for inclusion in the Registration Statement
on Form S-11 of AMB Property Corporation as described in Note 1 and is not
intended to be a complete presentation of the revenues and expenses of the 1996
Acquired Properties.
In our opinion, the combined financial statement referred to above presents
fairly, in all material respects, the revenues and certain expenses of the 1996
Acquired Properties for the year ended December 31, 1995, in conformity with
generally accepted accounting principles.
ARTHUR ANDERSEN LLP
San Francisco, California,
November 7, 1997
F-50
<PAGE> 245
1996 ACQUIRED PROPERTIES
COMBINED STATEMENTS OF REVENUES AND CERTAIN EXPENSES
FOR THE YEAR ENDED DECEMBER 31, 1995 AND FOR THE PERIOD FROM
JANUARY 1, 1996 TO THE ACQUISITION DATE (UNAUDITED)
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
1995 1996
----------- -----------
(UNAUDITED)
<S> <C> <C>
REVENUES
Rental revenues.................................................... $34,561 $26,016
Other income....................................................... 1,175 12
------- -------
35,736 26,028
CERTAIN EXPENSES
Property operating and maintenance................................. 4,237 3,685
Real estate taxes.................................................. 4,849 4,012
------- -------
9,086 7,697
------- -------
REVENUES IN EXCESS OF CERTAIN EXPENSES............................... $26,650 $18,331
======= =======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-51
<PAGE> 246
1996 ACQUIRED PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES
(DOLLARS IN THOUSANDS)
1. BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:
Properties Acquired
The accompanying combined statements of revenues and certain expenses
include the combined operations (see "Basis of Presentation" below) of 10
properties (the "1996 Acquired Properties") acquired by the Owners of the AMB
Contributed Properties (the "Company") during the year ended December 31, 1996.
<TABLE>
<CAPTION>
DATE OF RENTABLE
PROPERTY NAME ACQUISITION LOCATION SQUARE FEET
- ------------------------------------------- ----------- ------------------------- -----------
<S> <C> <C> <C>
Beacon Industrial Park..................... 1/5/96 Miami, FL 785,251
Applewood Village S.C...................... 2/29/96 Wheat Ridge, CO 258,538
Milmont Page............................... 5/16/96 Fremont, CA 199,862
Dock's Corner.............................. 5/23/96 South Brunswick, NJ 554,521
Moffet Park R & D Portfolio................ 10/16/96 Sunnyvale, CA 462,245
Moffet Business Center..................... 10/16/96 Sunnyvale, CA 285,480
Randall's Houston Retail Portfolio......... 11/12/96 Houston, TX 467,349
Artesia Industrial Portfolio............... 11/27/96 Los Angeles, CA 2,496,465
Riverview Plaza Shopping Center............ 12/5/96 Chicago, IL 139,272
O'Hare Industrial Portfolio................ 12/31/96 Itasca & Naperville, IL 699,512
</TABLE>
Basis of Presentation
The accompanying combined statements of revenues and certain expenses is
not representative of the actual operations of the 1996 Acquired Properties for
the periods presented. Certain expenses may not be comparable to the expenses
expected to be incurred by the Company in the proposed future operations of the
1996 Acquired Properties; however, the Company is not aware of any material
factors relating to these 1996 Acquired Properties that would cause the reported
financial information not to be indicative of future operating results. Excluded
expenses consist of interest, depreciation and amortization and other costs not
directly related to the future operations of the 1996 Acquired Properties.
Revenue Recognition
All leases are classified as operating leases, and rental revenue is
recognized on a straight-line basis over the terms of the leases.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
F-52
<PAGE> 247
1996 ACQUIRED PROPERTIES
NOTES TO COMBINED STATEMENTS OF REVENUES
AND CERTAIN EXPENSES (CONTINUED)
(DOLLARS IN THOUSANDS)
2. LEASING ACTIVITY:
The following is a schedule of future minimum rental revenues for 1996 and
annually thereafter on non-cancelable operating leases in effect as of December
31, 1995.
<TABLE>
<CAPTION>
YEAR AMOUNT
-------------------------------------------------- ---------
<S> <C>
1996.............................................. $ 29,176
1997.............................................. 32,641
1998.............................................. 31,347
1999.............................................. 26,220
2000.............................................. 21,708
Thereafter........................................ 80,850
--------
Total................................... $ 221,942
========
</TABLE>
In addition to minimum rental payments, tenants pay reimbursements for
their pro rata share of specified operating expenses, which amounted to $5,765
and $5,170 for the year ended December 31, 1995 and for the period from January
1, 1996 to the acquisition date. Certain leases contain options to renew.
F-53
<PAGE> 248
[AMB LOGO]
<PAGE> 249
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 31. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION.
The following table sets forth the fees and expenses in connection with the
issuance and distribution of the securities being registered hereunder. Except
for the SEC registration fee and the fee of the NASD, all amounts are estimates.
<TABLE>
<S> <C>
SEC Registration Fee............................................ $ 92,000
NYSE Filing Fee................................................. 385,000
Printing and Engraving Expenses................................. 500,000
Legal Fees and Expenses......................................... 2,300,000
Accounting Fees and Expenses.................................... 1,200,000
Real Estate Transfer Taxes...................................... 6,500,000
Title Insurance and Expenses.................................... 1,500,000
Mortgage Transfer Fee........................................... 1,125,000
Registrar and Transfer Agent Fees and Expenses.................. 5,000
Blue Sky Fees and Expenses...................................... 15,000
National Association of Securities Dealers, Inc................. 30,500
Miscellaneous Expenses.......................................... 3,227,500
-----------
Total................................................. $16,880,000
===========
</TABLE>
All of the costs identified above will be paid by the Company.
ITEM 32. SALES TO SPECIAL PARTIES.
See Item 33.
ITEM 33. RECENT SALES OF UNREGISTERED SECURITIES.
Immediately prior to the consummation of the Offering, the Company will in
connection with its formation issue unregistered shares of Common Stock to AMB
for a purchase price of $21.00 per share. Immediately prior to the consummation
of the Offering, as part of the Formation Transactions, the Continuing Investors
will be issued an aggregate of 69,963,529 shares of Common Stock and 2,386,910
Units.
In addition, shortly prior to the consummation of the Offering, AMB will
form the Operating Partnership as the sole general partner thereof, with the
stockholders of AMB as the limited partners thereof. Such limited partner
interests will be redeemed for no consideration in the Formation Transactions.
In addition, upon formation of the Operating Partnership, the terms pursuant to
which the PLPs may receive Performance Units will be established in the
Partnership Agreement.
In January 1995, AMB issued 101,595 shares of its common stock to one of
its officers, for total consideration of $342,806, and in December 1996, it
issued 101,595 shares of common stock to one of its officers, for total
consideration of $307,071.
All of the above sales will be made to "accredited investors" as defined in
Regulation D under the Securities Act in transactions not involving a public
offering pursuant to Regulation D. See "Formation and Structure of the Company."
ITEM 34. INDEMNIFICATION OF DIRECTORS AND OFFICERS.
Section 2-418 of the MGCL permits a corporation to indemnify its directors
and officers and certain other parties against judgments, penalties, fines,
settlements, and reasonable expenses actually incurred by them in connection
with any proceeding to which they may be made a party by reason of their service
in those or other capacities unless it is established that (i) the act or
omission of the director or officer was material to
II-1
<PAGE> 250
the matter giving rise to the proceeding and (a) was committed in bad faith or
(b) was the result of active and deliberate dishonesty; (ii) the director or
officer actually received an improper personal benefit in money, property or
services; or (iii) in the case of any criminal proceeding, the director or
officer had reasonable cause to believe that the act or omission was unlawful.
Indemnification may be made against judgments, penalties, fines, settlements and
reasonable expenses actually incurred by the director or officer in connection
with the proceeding; provided, however, that if the proceeding is one by or in
the right of the corporation, indemnification may not be made with respect to
any proceeding in which the director or officer has been adjudged to be liable
to the corporation. In addition, a director or officer may not be indemnified
with respect to any proceeding charging improper personal benefit to the
director or officer, whether or not involving action in the director's or
officer's official capacity, in which the director or officer was adjudged to be
liable on the basis that personal benefit was received. The termination of any
proceeding by conviction, or upon a plea of nolo contendere or its equivalent,
or an entry of any order of probation prior to judgment, creates a rebuttable
presumption that the director or officer did not meet the requisite standard of
conduct required for indemnification to be permitted.
In addition, Section 2-418 of the MGCL requires that, unless prohibited by
its charter, a corporation indemnify any director or officer who is made a party
to any proceeding by reason of service in that capacity against reasonable
expenses incurred by the director or officer in connection with the proceeding,
in the event that the director or officer is successful, on the merits or
otherwise, in the defense of the proceeding.
The Company's Charter and Bylaws provide in effect for the indemnification
by the Company of the directors and officers of the Company to the fullest
extent permitted by applicable law. The Company has purchased directors' and
officers' liability insurance for the benefit of its directors and officers.
ITEM 35. TREATMENT OF PROCEEDS FROM STOCK BEING REGISTERED.
Not applicable.
ITEM 36. FINANCIAL STATEMENTS AND FINANCIAL STATEMENT SCHEDULES AND EXHIBITS.
(a)(1) Financial Statements
PRO FORMA FINANCIAL INFORMATION (UNAUDITED)
AMB PROPERTY CORPORATION
Pro forma condensed consolidated balance sheet as of September 30, 1997.
Notes to pro forma condensed consolidated balance sheet.
Pro forma condensed consolidated statements of operations for the nine
months ended September 30, 1997 and for the year ended December 31, 1996.
Notes to pro forma condensed consolidated statements of operations.
HISTORICAL FINANCIAL INFORMATION
AMB CONTRIBUTED PROPERTIES
Report of independent public accountants.
Combined balance sheets as of December 31, 1995 and 1996 and September 30,
1997 (unaudited).
Combined statements of operations for the years ended December 31, 1994,
1995 and 1996 and for the nine months ended September 30, 1996 (unaudited)
and 1997 (unaudited).
Combined statements of owners' equity for the years ended December 31,
1994, 1995 and 1996 and for the nine months ended September 30, 1997
(unaudited).
Combined statements of cash flows for the years ended December 31, 1994,
1995 and 1996 and for the nine months ended September 30, 1996 (unaudited)
and 1997 (unaudited).
II-2
<PAGE> 251
Notes to combined financial statements.
AMB INSTITUTIONAL REALTY ADVISORS, INC.
Report of independent public accountants.
Consolidated balance sheets as of December 31, 1995 and 1996 and September
30, 1997 (unaudited).
Consolidated statements of operations for the years ended December 31,
1994, 1995 and 1996 and for the nine months ended September 30, 1996
(unaudited) and 1997 (unaudited).
Consolidated statement of changes in shareholders' equity for the years
ended December 31, 1994, 1995 and 1996, and for the nine months ended
September 30, 1997 (unaudited).
Consolidated statements of cash flows for the years ended December 31,
1994, 1995 and 1996, and for the nine months ended September 30, 1996
(unaudited) and 1997 (unaudited).
Notes to consolidated financial statements.
THE PENDING ACQUISITION PROPERTIES
Report of independent public accountants.
Combined statements of revenues and certain expenses for the year ended
December 31, 1996 and for the nine months ended September 30, 1997
(unaudited).
Notes to combined statements of revenues and certain expenses.
THE 1997 ACQUIRED PROPERTIES
Report of independent public accountants.
Combined statements of revenues and certain expenses for the year ended
December 31, 1996 and for the period from January 1, 1997 to the earlier of
the acquisition date or September 30, 1997 (unaudited).
Notes to combined statements of revenues and certain expenses.
THE 1996 ACQUIRED PROPERTIES
Report of independent public accountants.
Combined statements of revenues and certain expenses for the year ended
December 31, 1995 and for the period from January 1, 1996 to the
acquisition date (unaudited).
Notes to combined statements of revenues and certain expenses.
(a)(2) Financial Statement Schedule
HISTORICAL FINANCIAL INFORMATION -- AMB CONTRIBUTED PROPERTIES
Schedule III -- Historical Combined Real Estate and Accumulated
Depreciation.
II-3
<PAGE> 252
(b) Exhibits
<TABLE>
<CAPTION>
EXHIBIT
NUMBER DESCRIPTION
- ------- ---------------------------------------------------------------------------------
<C> <S>
**1.1 Form of Underwriting Agreement.
**3.1 Articles of Incorporation of the Registrant.
*3.2 Bylaws of the Registrant.
**3.3 Form of Certificate for Common Stock of the Registrant.
**5.1 Opinion of Ballard Spahr Andrews & Ingersoll regarding the validity of the Common
Stock being registered.
**8.1 Opinion of Latham & Watkins regarding certain Federal income tax matters.
*10.1 Amended and Restated Agreement of Limited Partnership of AMB Property, L.P.
**10.2 Form of Registration Rights Agreement among the Registrant and the persons named
therein.
**10.3 Amended and Restated Credit Agreement, dated August 8, 1997.
*10.4 Form of Employment Agreement between the Registrant and Executive Officers.
*10.5 The 1997 Stock Option and Incentive Plan of the Registrant.
**23.1 Consent of Latham & Watkins (filed with Exhibit 8.1).
**23.2 Consent of Ballard Spahr Andrews & Ingersoll (filed with Exhibit 5.1).
*23.3 Consent of Arthur Andersen LLP.
**23.4 Consent of Douglas D. Abbey.
**23.5 Consent of Hamid R. Moghadam.
**23.6 Consent of T. Robert Burke.
**23.7 Consent of Daniel H. Case, III.
**23.8 Consent of Robert H. Edelstein, Ph.D.
**23.9 Consent of Lynn M. Sedway.
**23.10 Consent of Paul P. Shepherd.
**23.11 Consent of Jeffrey L. Skelton, Ph.D.
**23.12 Consent of Thomas W. Tusher.
**23.13 Consent of Caryl B. Welborn, Esq.
**24.1 Power of Attorney.
**27.1 Financial Data Schedule -- AMB Contributed Properties.
**27.2 Financial Data Schedule -- AMB Institutional Realty Advisors, Inc.
</TABLE>
- ---------------
* Filed herewith.
** Previously filed.
*** To be filed by amendment.
ITEM 37. UNDERTAKINGS.
Insofar as indemnification for liabilities arising under the Securities Act
of 1933 (the "Act") may be permitted to directors, officers, and controlling
persons of the Registrant pursuant to the provisions described under Item 34
above, or otherwise, the Registrant has been advised that in the opinion of the
Securities and Exchange Commission, such indemnification is against public
policy as expressed in the Act and is, therefore, unenforceable. In the event
that a claim for indemnification against such liabilities (other than the
payment by the Registrant of expenses incurred or paid by a director, officer,
or controlling person of the registrant in the successful defense of any action,
suit, or proceeding) is asserted by such director, officer, or controlling
person in connection with the securities registered, the Registrant will, unless
in the opinion of its counsel the matter
II-4
<PAGE> 253
has been settled by controlling precedent, submit to a court of appropriate
jurisdiction the question whether such indemnification by it is against public
policy as expressed in the Act and will be governed by the final adjudication of
such issue.
The Registrant hereby undertakes:
(1) For purposes of determining any liability under the Act, the
information omitted from the form of Prospectus filed as part of the
Registration Statement in reliance upon Rule 430A and contained in the form
of Prospectus filed by the Registrant pursuant to Rule 424(b)(1) or (4) or
497(h) under the Act shall be deemed to be part of the Registration
Statement as of the time it was declared effective.
(2) For the purpose of determining any liability under the Act, each
post-effective amendment that contains a form of prospectus shall be deemed
to be a new registration statement relating to the securities offered
therein, and the offering of such securities at that time shall be deemed
to be the initial bona fide offering thereof.
The Registrant hereby undertakes to provide to the Underwriters at the
closing specified in the Underwriting Agreement certificates in such
denominations and registered in such names as required by the Underwriters to
permit prompt delivery to each purchaser.
II-5
<PAGE> 254
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, the Registrant
certifies that it has reasonable grounds to believe that it meets all of the
requirements for filing on Form S-11 and has duly caused this Amendment No. 3 to
Registration Statement to be signed on its behalf by the undersigned thereunto
duly authorized in the City of San Francisco, State of California, on the 13th
day of November, 1997.
AMB PROPERTY CORPORATION
By: /s/ HAMID R. MOGHADAM
------------------------------------
Hamid R. Moghadam
President and Chief Executive
Officer
Date: November 13, 1997
Pursuant to the requirements of the Securities Act of 1933, as amended,
this Amendment No. 3 to Registration Statement has been signed below by the
following persons on behalf of the Registrant and in the capacities and on the
dates indicated.
<TABLE>
<CAPTION>
SIGNATURE TITLE DATE
- --------------------------------------------- ---------------------------- ------------------
<C> <S> <C>
/s/ T. ROBERT BURKE Chairman of the Board and November 13, 1997
- --------------------------------------------- Director
T. Robert Burke
/s/ HAMID R. MOGHADAM President, Chief Executive November 13, 1997
- --------------------------------------------- Officer and Director
Hamid R. Moghadam (Principal Executive
Officer)
/s/ DOUGLAS D. ABBEY Chairman of Investment November 13, 1997
- --------------------------------------------- Committee and Director
Douglas D. Abbey
/s/ S. DAVIS CARNIGLIA Chief Financial Officer and November 13, 1997
- --------------------------------------------- General Counsel (Principal
S. Davis Carniglia Financial Officer and
Principal Accounting
Officer)
</TABLE>
II-6
<PAGE> 255
INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A
REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR
MAY OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT
BECOMES EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL OR
THE SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE
SECURITIES IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE
UNLAWFUL PRIOR TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS
OF ANY SUCH STATE.
ALTERNATE COVER PAGE FOR INTERNATIONAL PROSPECTUS
PROSPECTUS (Subject to Completion)
Issued November , 1997
12,000,000 Shares
AMB Property Corporation
COMMON STOCK
[AMB LOGO]
------------------------
ALL OF THE SHARES OF COMMON STOCK OFFERED HEREBY ARE BEING SOLD BY THE COMPANY
AND WILL REPRESENT APPROXIMATELY 14.2% OF THE COMPANY'S OUTSTANDING COMMON
EQUITY. THE REMAINING COMMON EQUITY (OR INTERESTS EXCHANGEABLE FOR COMMON
EQUITY) IN THE COMPANY WILL BE BENEFICIALLY OWNED 5.6% BY THE COMPANY'S OFFICERS
AND DIRECTORS AND 80.2% BY THE COMPANY'S OTHER EXISTING STOCKHOLDERS, EXCLUDING
SHARES TO BE PURCHASED IN THE OFFERING. OF THE SHARES OF COMMON STOCK OFFERED
HEREBY, 2,400,000 ARE BEING OFFERED INITIALLY OUTSIDE THE UNITED STATES AND
CANADA BY THE INTERNATIONAL UNDERWRITERS AND 9,600,000 ARE BEING OFFERED
INITIALLY IN THE UNITED STATES AND CANADA BY THE U.S. UNDERWRITERS. SEE
"UNDERWRITING." UPON CONSUMMATION OF THE OFFERING, THE COMPANY WILL OWN 128
PROPERTIES ENCOMPASSING 43.6 MILLION FEET (ASSUMING COMPLETION OF THE PENDING
ACQUISITION). THE COMPANY IS SELF-ADMINISTERED AND EXPECTS TO QUALIFY AS A REAL
ESTATE INVESTMENT TRUST ("REIT") FOR FEDERAL INCOME TAX PURPOSES.
------------------------
PRIOR TO THE OFFERING, THERE HAS BEEN NO PUBLIC MARKET FOR THE COMMON STOCK. IT
IS CURRENTLY ESTIMATED THAT THE INITIAL PUBLIC OFFERING PRICE PER SHARE WILL BE
BETWEEN $20 AND $22. SEE "UNDERWRITING" FOR A DISCUSSION OF THE FACTORS
CONSIDERED IN DETERMINING THE INITIAL PUBLIC OFFERING PRICE. THE COMMON STOCK
HAS BEEN APPROVED FOR LISTING ON THE NEW YORK STOCK EXCHANGE UNDER THE SYMBOL
"AMB," SUBJECT TO OFFICIAL NOTICE OF ISSUANCE.
------------------------
SEE "RISK FACTORS" BEGINNING ON PAGE 17 HEREIN FOR CERTAIN FACTORS RELEVANT TO
AN INVESTMENT IN THE SHARES OF COMMON STOCK, INCLUDING:
- - The possibility that the consideration paid by the Company for the properties
and other assets contributed to the Company in its formation may exceed their
fair market value, and the fact there were no arm's-length negotiations or
third-party appraisals of such properties in connection with the Company's
formation.
- - The continued involvement of certain officers and directors in other real
estate activities which could divert management's attention from the
day-to-day operations of the Company.
- - The influence of Executive Officers, directors and significant stockholders on
the Company's operations which could result in management taking action which
is not in best interest of all of the Company's stockholders or the Operating
Partnership's limited partners and the failure of management to enforce the
terms of certain agreements.
- - Material benefits to certain officers and directors from the use of $1.1
million of net offering proceeds to repay indebtedness incurred to purchase
certain assets from an affiliate.
- - Taxation of the Company as a corporation if it fails to qualify as a REIT for
Federal income tax purposes and the
resulting decrease in cash available for distribution.
- - REIT distribution requirements may limit the Company's ability to finance
future acquisitions, expansions and developments without additional debt or
equity financing necessary to achieve the Company's business plan, which in
turn may adversely affect the price of the Common Stock.
- - The ability of the Board of Directors to change the Company's growth strategy
and investment strategy and its financing, distribution and certain other
policies without a vote of the Company's stockholders.
- - Real estate investment and property management risks, such as the need to
renew leases or relet space upon lease expirations, the potential instability
of cash flows and changes in the value of the Company's properties due to
economic and other conditions.
- - The possible anti-takeover effect of the Company's ability to limit the
ownership of shares of Common Stock to 9.8% of the outstanding shares and of
certain other provisions in the organizational documents of the Company and
the Operating Partnership which could have the effect of delaying, deferring
or preventing a transaction involving a change in control.
- - The Company's estimated initial distribution payout ratio will be 101.6% for
the twelve months ending December 31, 1998, assuming no expiring leases are
renewed during such period (102.9% if the Pending Acquisition is not
completed). The Company expects to fund any distributions in excess of cash
available for distribution from its Credit Facility.
------------------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION NOR HAS THE COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY
OF THIS PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
------------------------
PRICE $ A SHARE
------------------------
<TABLE>
<CAPTION>
UNDERWRITING
PRICE TO DISCOUNTS AND PROCEEDS TO
PUBLIC COMMISSIONS(1) COMPANY(2)
------------------------- ------------------------- -------------------------
<S> <C> <C> <C>
Per Share................... $ $ $
Total(3).................... $ $ $
</TABLE>
- ------------
(1) The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting."
(2) Before deducting expenses payable by the Company estimated at $16.9
million.
(3) The Company has granted to the U.S. Underwriters an option, exercisable
within 30 days of the date hereof, to purchase up to an aggregate of
1,800,000 additional shares of Common Stock at the price to public less
underwriting discounts and commissions for the purpose of covering
over-allotments, if any. If the U.S. Underwriters exercise such option in
full, the total price to public, underwriting discounts and commissions
and proceeds to Company will be $ , $ and $ ,
respectively. See "Underwriting."
The shares of Common Stock are offered, subject to prior sale, when, as, and
if accepted by the Underwriters named herein, and subject to approval of certain
legal matters by Gibson, Dunn & Crutcher LLP, counsel for the Underwriters. It
is expected that delivery of the shares of Common Stock will be made on or about
, 1997, at the offices of Morgan Stanley & Co. Incorporated, New York,
N.Y., against payment therefor in immediately available funds.
MORGAN STANLEY DEAN WITTER
BT ALEX. BROWN
LEHMAN BROTHERS
NATIONSBANC MONTGOMERY SECURITIES, INC.
, 1997 SMITH BARNEY INC.
<PAGE> 256
EXHIBIT INDEX
<TABLE>
<CAPTION>
EXHIBIT
NUMBER DESCRIPTION
- ------- ---------------------------------------------------------------------------------
<C> <S>
**1.1 Form of Underwriting Agreement.
**3.1 Articles of Incorporation of the Registrant.
*3.2 Bylaws of the Registrant.
**3.3 Form of Certificate for Common Stock of the Registrant.
**5.1 Opinion of Ballard Spahr Andrews & Ingersoll regarding the validity of the Common
Stock being registered.
**8.1 Opinion of Latham & Watkins regarding certain Federal income tax matters.
*10.1 Amended and Restated Agreement of Limited Partnership of AMB Property, L.P.
**10.2 Form of Registration Rights Agreement among the Registrant and the persons named
therein.
**10.3 Amended and Restated Credit Agreement, dated August 8, 1997.
*10.4 Form of Employment Agreement between the Registrant and Executive Officers.
*10.5 The 1997 Stock Option and Incentive Plan of the Registrant.
**23.1 Consent of Latham & Watkins (filed with Exhibit 8.1).
**23.2 Consent of Ballard Spahr Andrews & Ingersoll (filed with Exhibit 5.1).
*23.3 Consent of Arthur Andersen LLP.
**23.4 Consent of Douglas D. Abbey.
**23.5 Consent of Hamid R. Moghadam.
**23.6 Consent of T. Robert Burke.
**23.7 Consent of Daniel H. Case, III.
**23.8 Consent of Robert H. Edelstein, Ph.D.
**23.9 Consent of Lynn M. Sedway.
**23.10 Consent of Paul P. Shepherd.
**23.11 Consent of Jeffrey L. Skelton, Ph.D.
**23.12 Consent of Thomas W. Tusher.
**23.13 Consent of Caryl B. Welborn, Esq.
**24.1 Power of Attorney.
**27.1 Financial Data Schedule -- AMB Contributed Properties.
**27.2 Financial Data Schedule -- AMB Institutional Realty Advisors, Inc.
</TABLE>
- ---------------
* Filed herewith.
** Previously filed.
*** To be filed by amendment.
<PAGE> 257
GRAPHICAL MATERIALS ON COLOR-FOLD OUT COVERS
INSERT LOGO
AMB PROPERTY CORPORATION
*National property company, two complementary property types
*Target market focus, research driven market selection
Photographs of the following properties:
Dock's Corner
Northern NJ-554,521 Square feet
Eastgate Plaza
Seattle, WA-76,564 Square feet
*Consistent strategy focused on industrial properties and community shopping
centers
*10 Executive Officers average nine years at AMB and 22 years of real estate
experience
*Technology driven management systems and controls
*Highly rated in independent surveys by its tenants, investor clients and their
consultants
<PAGE> 258
Photographs of the following Properties:
Harvest Business Park
Kent, Washington
191,841 Square Feet
Pacific Business Center
Fremont, California
375,912 Square Feet
Artesia Industrial Portfolio
Los Angeles, California
2,496,465 Square Feet
Dallas Industrial Portfolio
Dallas, Texas
1,066,098 Square Feet
Bensenville Industrial Portfolio
Chicago, Illinois
2,137,370 Square Feet
Riverview Plaza Shopping Center
Chicago, Illinois
139,272 Square Feet
Two South Middlesex
Northern New Jersey
218,088 Square Feet
Southfield Industrial Portfolio
Atlanta, Georgia
780,623 Square Feet
Long Gate Shopping Center
Columbia, MD
404,669 Square Feet
Woodlawn Shopping Center
Atlanta, GA
97,899 Square Feet
Insert Logo
AMB Property Corporation
95 Industrial Properties and 33 Community
Shopping Centers
<PAGE> 259
AMB LOGO
PROPERTY CORPORATION
44 million square feet in 26 markets
US MAP SHOWING PROPERTY LOCATIONS
List of Cities on Map
Albany
Atlanta
Austin
Baltimore
Chicago
Cincinnati
Columbus
Dallas
Denver
Hartford
Houston
Los Angeles
Miami
Minneapolis
N. New Jersey
Orlando
Sacramento
Philadelphia
Reno
San Diego
San Francisco
Seattle
Washington D.C.
Western Region
Industrial
12.1 Million Square Feet
33% of Total
32 Properties with 137 Buildings
Retail
2.6 Million Square Feet
42% of Total
16 Centers
Midwestern Region
Industrial
10.7 Million Square Feet
29% of Total
23 Properties with 87 Buildings
Retail
0.7 Million Square Feet
11% of Total
4 Centers
Southern Region
Industrial
9.5 Million Square Feet
25% of Total
24 Properties with 91 Buildings
Retail
1.8 Million Square Feet
28% of Total
10 Centers
Eastern Region
Industrial
5.0 Million Square Feet
13% of Total
16 Properties with 43 Buildings
Retail
1.2 Million square feet
19% of Total
3 Centers
<PAGE> 260
AMB Headquarters
AMB Boston Office
AMB Property Corporation
<PAGE> 1
EXHIBIT 3.2
BYLAWS
OF
AMB PROPERTY CORPORATION
ARTICLE I
OFFICES
Section 1. The principal executive office of AMB Property Corporation, a
Maryland corporation (the "Corporation"), shall be located at such place or
places as the board of directors may designate.
Section 2. The Corporation may also have offices at such other places as
the board of directors may from time to time determine or the business of the
Corporation may require.
ARTICLE II
MEETINGS OF STOCKHOLDERS
Section 1. All meetings of the stockholders shall be held in the City of
San Francisco, State of California, at such place as may be fixed from time to
time by the board of directors, or at such other place as shall be designated
from time to time by the board of directors and stated in the notice of the
meeting.
Section 2. An annual meeting of stockholders shall be held at such date
and time as may be determined from time to time by resolution adopted by the
board of directors, when they shall elect by a plurality vote a board of
directors, and transact such other business as may properly be brought before
the meeting in accordance with these bylaws. To be properly brought before the
annual meeting, business must be either (i) specified in the notice of annual
meeting (or any supplement or amendment thereto) given by or at the direction of
the board of directors, (ii) otherwise brought before the annual meeting by or
at the direction of the board of directors, or (iii) otherwise brought before
the annual meeting by a stockholder. In addition to any other applicable
requirements, for business to be properly brought before an annual meeting by a
stockholder, the stockholder must have given timely notice thereof in writing to
the secretary of the Corporation. To be timely, a stockholder's notice must be
delivered to or mailed and received at the principal executive offices of the
Corporation, not less than fifty (50) days nor more than seventy-five (75) days
prior to the meeting; provided, however, that in the event that less than
sixty-five (65) days' notice or prior public disclosure of the date of the
annual meeting is given or made to stockholders, notice by a stockholder to be
timely must be so received not
<PAGE> 2
later than the close of business on the fifteenth (15th) day following the day
on which such notice of the date of the annual meeting was mailed or such public
disclosure was made, whichever first occurs. A stockholder's notice to the
secretary shall set forth (a) as to each matter the stockholder proposes to
bring before the annual meeting (i) a brief description of the business desired
to be brought before the annual meeting and the reasons for conducting such
business at the annual meeting, (ii) the name and record address of the
stockholder proposing such business, (iii) the class, series and number of
shares of capital stock of the Corporation which are beneficially owned by the
stockholder, and (iv) any material interest of the stockholder in such business,
and (b) as to the stockholder giving the notice (i) the name and record address
of the stockholder and (ii) the class, series and number of shares of capital
stock of the Corporation which are beneficially owned by the stockholder.
Notwithstanding anything in these bylaws to the contrary, no business shall be
conducted at the annual meeting except in accordance with the procedures set
forth in this Article II, Section 2. The officer of the Corporation presiding at
an annual meeting shall, if the facts warrant, determine that business was not
properly brought before the annual meeting in accordance with the provisions of
this Article II, Section 2, and if he should so determine, he shall so declare
to the annual meeting and any such business not properly brought before the
meeting shall not be transacted.
Section 3. A majority of the stock issued and outstanding and entitled to
vote at any meeting of stockholders, the holders of which are present in person
or represented by proxy, shall constitute a quorum for the transaction of
business except as otherwise provided by law, by the Corporation's charter or by
these bylaws. A quorum, once established, shall not be broken by the withdrawal
of enough votes to leave less than a quorum and the votes present may continue
to transact business until adjournment. If, however, such quorum shall not be
present or represented at any meeting of the stockholders, a majority of the
voting stock represented in person or by proxy may adjourn the meeting from time
to time until a date not more than 120 days after the original record date,
without notice other than announcement at the meeting, until a quorum shall be
present or represented. At such adjourned meeting at which a quorum shall be
present or represented, any business may be transacted which might have been
transacted at the meeting as originally notified. If the adjournment is for more
than 120 days, or if after the adjournment a new record date is fixed for the
adjourned meeting, a notice of the adjourned meeting shall be given to each
stockholder of record entitled to vote thereat.
Section 4. When a quorum is present at any meeting, the vote of the
holders of a majority of the stock having voting power present in person or
represented by proxy shall decide any question brought before such meeting,
unless the question is one upon which by express provision of the Maryland
General Corporation Law ("MGCL") or the rules of any securities exchange on
which the Corporation's capital stock is listed or the Corporation's charter or
these bylaws a different vote is required, in which case such express provision
shall govern and control the decision of such question.
Section 5. At each meeting of the stockholders, each stockholder having
the right to vote may vote in person or may authorize another person or persons
to act for him by proxy appointed by an instrument in writing subscribed by such
stockholder and bearing a date not more than eleven (11) months prior to said
meeting, unless said instrument provides for a longer
2
<PAGE> 3
period. All proxies must be filed with the secretary of the Corporation at the
beginning of each meeting in order to be counted in any vote at the meeting.
Subject to the provisions of the charter of the Corporation, each stockholder
shall have one vote for each share of stock having voting power registered in
his name on the books of the Corporation on the record date set by the board of
directors as provided in Article V, Section 6 hereof. All elections shall be by
and all questions shall be decided by a plurality vote.
Section 6. Special meetings of the stockholders, for any purpose or
purposes, unless otherwise proscribed by the charter, may be called at any time
by the president, the chairman of the board, or by a majority of the directors,
or by a committee of the board of directors which has been duly designated by
the board of directors and whose powers and authority, as provided in a
resolution of the board of directors or these bylaws, include the power to call
such meetings. In addition, a special meeting of the stockholders of the
Corporation shall be called by the secretary of the Corporation on the written
request of stockholders entitled to cast at least fifty percent (50%) of all
votes entitled to be cast at the meeting, except that, in the case of a special
meeting called to consider any matter which is substantially the same as a
matter voted on at any special meeting for the stockholders held during the
preceding twelve (12) months, the secretary of the Corporation shall not be
required to call any such special meeting unless requested by stockholders
entitled to cast a majority of all of the votes entitled to be cast at the
meeting.
Section 7. Business transacted at any special meeting of stockholders
shall be limited to the purposes stated in the notice. Where the Company's
notice of meeting specifies that directors are to be elected at such special
meeting, nominations of persons for election to the board of directors may be
made (i) pursuant to the Company's notice of meeting, (ii) by or at the
direction of the board of directors or (iii) by any committee of persons
appointed by the board of directors with authority therefor or by a stockholder
as provided in Section 2 of Article III hereof.
Section 8. Whenever stockholders are required or permitted to take any
action at a meeting, a written notice of the meeting shall be given which notice
shall state the place, date and hour of the meeting, and, in the case of a
special meeting, the purpose or purposes for which the meeting is called. The
written notice of any meeting shall be given to each stockholder entitled to
vote at such meeting not less than 10 nor more than 90 days before the date of
the meeting. If mailed, notice is given when deposited in the United States
mail, postage prepaid, directed to the stockholder at his address as it appears
on the records of the Corporation.
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Section 9. Notwithstanding any other provision of the charter of the
Corporation or these bylaws, Subtitle 7 of Title 3 of the MGCL (as the same may
hereafter be amended from time to time) shall not apply to the voting rights of
any shares of stock of the Corporation now or hereafter held by any existing or
future stockholder of the Corporation (regardless of the identity of such
stockholder).
ARTICLE III
DIRECTORS
Section 1. The board of directors shall consist of a minimum of five (5)
and a maximum of thirteen (13) directors, provided however, that prior to the
consummation of the initial public offering of the Common Stock of the
Corporation, the board of directors shall consist of a minimum of three (3)
directors. The number of directors shall be fixed or changed from time to time,
within the minimum and maximum, by the then elected directors, provided that,
upon and after the consummation of the initial public offering of Common Stock
of the Corporation, at least a majority of the directors shall be Independent
Directors (as defined in the next sentence). An Independent Director is a
director who is not an employee, officer or affiliate of the Corporation or a
subsidiary or division thereof, or a relative of a principal executive officer,
and who is not an individual member of an organization acting as an advisor,
consultant or legal counsel receiving compensation on a continuing basis from
the Company in addition to director's fees. Upon consummation of the initial
public offering of Common Stock of the Corporation, and until increased or
decreased by the directors pursuant to these bylaws, the exact number of
directors shall be ten (10). The directors need not be stockholders. Except as
provided in Section 2 of this Article III with respect to vacancies, the
directors shall be elected as provided in the charter at each annual meeting of
the stockholders, and each director elected shall hold office until his
successor is elected and qualified or until his death, retirement, resignation
or removal.
Section 2. (a) Nominations of persons for election to the board of
directors of the Corporation at the annual meeting of stockholders may be made
(i) pursuant to the Corporation's notice of meeting; (ii) by or at the direction
of the board of directors or (iii) by any committee of persons appointed by the
board of directors with authority therefor or by any stockholder of the
Corporation entitled to vote for the election of directors at the meeting who
complies with the notice procedures set forth in this Article III, Section 2(a).
Such nominations by any stockholder shall be made pursuant to timely notice in
writing to the Secretary of the Corporation. To be timely, a stockholder's
notice shall be delivered to or mailed and received at the principal executive
offices of the Corporation not less than 50 days nor more than 75 days prior to
the meeting; provided, however, that in the event that less than 65 days notice
or prior public disclosure of the date of the meeting is given or made to
stockholders, notice by the stockholder to be timely must be so received not
later than the close of business of the fifteenth (15th) day following the day
on which such notice of the date of the meeting was mailed or such public
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disclosure was made, whichever first occurs. Such stockholder's notice to the
Secretary shall set forth (i) as to each person whom the stockholder proposes to
nominate for election or re-election as a director, (a) the name, age, business
address and residence address of the person, (b) the principal occupation or
employment of the person, (c) the class, series and number of shares of capital
stock of the Corporation which are beneficially owned by the person, and (d) any
other information relating to the person that is required to be disclosed in
solicitations for proxies for election of directors pursuant to the Rules and
Regulations of the Securities and Exchange Commission under Section 14 of the
Securities Exchange Act of 1934, as amended; and (ii) as to the stockholder
giving the notice (a) the name and record address of the stockholder and (b) the
class, series and number of shares of capital stock of the Corporation which are
beneficially owned by the stockholder. The Corporation may require any proposed
nominee to furnish such other information as may reasonably be required by the
Corporation to determine the eligibility of such proposed nominee to serve as a
director of the Corporation. Except as may otherwise be provided in these bylaws
or any other agreement relating to the right to designate nominees for election
to the board of directors, no person shall be eligible for election as a
director of the Corporation unless nominated in accordance with the procedures
set forth herein. The officer of the Corporation presiding at an annual meeting
shall, if the facts warrant, determine that a nomination was not made in
accordance with the foregoing procedure, and if he should so determine, he shall
so declare to the meeting and the defective nomination shall be disregarded.
(b) Except as may otherwise be provided pursuant to Article IV of the
Corporation's charter with respect to any rights of holders of preferred stock
to elect additional directors and any other requirement in these bylaws or other
agreement relating to the right to designate nominees for election to the board
of directors, should a vacancy in the board of directors occur or be created
(whether arising through death, retirement or resignation), such vacancy shall
be filled by the affirmative vote of a majority of the remaining directors, even
though less than a quorum of the board of directors or, in the case of a vacancy
resulting from an increase in the number of directors, by a majority of the
entire board of directors. In the case of a vacancy created by the removal of a
director, the vacancy shall be filled by the stockholders of the Company
entitled to elect the director who was removed at the next annual meeting of
stockholders or at a special meeting of stockholders called for such purpose,
provided, however, that such vacancy may be filled by the affirmative vote of a
majority of the remaining directors, subject to approval by the stockholders
entitled to elect the director who was removed at the next annual meeting of
stockholders or at a special meeting of stockholders called for such purpose. A
director so elected to fill a vacancy shall serve for the remainder of the term.
Section 3. The property and business of the Corporation shall be managed
by or under the direction of its board of directors. In addition to the powers
and authorities by these bylaws expressly conferred upon it, the board may
exercise all such powers of the Corporation and do all such lawful acts and
things as are not by statute or by the Corporation's charter or by these bylaws
directed or required to be exercised or done by the stockholders.
MEETINGS OF THE BOARD OF DIRECTORS
Section 4. The directors may hold their meetings and have one or more
offices, and keep the books of the Corporation, outside the State of Maryland.
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Section 5. Regular meetings of the board of directors may be held at such
time and place as shall from time to time be determined by resolution of the
board, and no additional notice shall be required.
Section 6. Special meetings of the board of directors may be called by the
President or the Chairman of the board of directors on forty-eight hours' notice
to each director, either personally or by mail or by telegram; special meetings
shall be called by the President or the Secretary in like manner and on like
notice on the written request of two directors unless the board consists of only
one director, in which case special meetings shall be called by the President or
Secretary in like manner and on like notice on the written request of the sole
director.
Section 7. Unless otherwise restricted by the Corporation's charter or
these bylaws, any action required or permitted to be taken at any meeting of the
board of directors or of any committee thereof may be taken without a meeting,
if all members of the board or committee, as the case may be, consent thereto in
writing, and the writing or writings are filed with the minutes of proceedings
of the board or committee.
Section 8. Unless otherwise restricted by the Corporation's charter or
these bylaws, members of the board of directors, or any committee designated by
the board of directors, may participate in a meeting of the board of directors,
or any committee, by means of conference telephone or similar communications
equipment by means of which all persons participating in the meeting can hear
each other, and such participation in a meeting shall constitute presence in
person at such meeting.
Section 9. By virtue of resolutions adopted by the Board of Directors
prior to or at the time of adoption of these Bylaws and designated irrevocable,
any business combination (as defined in Section 3-601(e) of the MGCL) between
the Corporation and any of its present or future stockholders, or any affiliates
or associates of the Corporation or any present or future stockholder of the
Corporation, or any other person or entity or group of persons or entities, is
exempt from the provisions of Subtitle 6 of Title 3 of the MGCL entitled
"Special Voting Requirements," including, but not limited to, the provisions of
Section 3-602 of such Subtitle. The Board of Directors may not revoke, alter or
amend such resolution, or otherwise elect to have any business combination of
the Corporation be subject to the provisions of Subtitle 6 of Title 3 of the
MGCL without the approval of the holders of the issued and outstanding shares of
Common Stock of the Company by the affirmative vote of a majority of all votes
entitled to be cast in respect of such shares of Common Stock.
RESIGNATION FROM THE BOARD OF DIRECTORS
Section 10. A director may resign at any time upon written notice to the
Corporation's board of directors, chairman of the board, president or secretary.
Any such resignation shall take effect at the time specified therein or, if the
time is not specified, upon receipt thereof, and the acceptance of such
resignation, unless required by the terms thereof, shall not be necessary to
make such resignation effective.
COMMITTEES OF DIRECTORS
Section 11. The board of directors may, by resolution passed by a majority
of the whole board, designate one or more committees, each such committee to
consist of not less than the minimum number of directors required for committees
of the board of directors under the MGCL. The board may designate one or more
directors as alternate members of any committee, who may replace any absent or
disqualified member at any meeting of the committee. Any such committee, to the
extent provided in the resolution of the board of directors, and to the maximum
extent permitted under the MGCL, shall have and may exercise all the powers and
authority of the board of directors in the management of the business and
affairs of the Corporation, and may authorize the seal of the Corporation to be
affixed to all papers which may require it; but no such committee shall have the
power or authority in reference to amending the charter (except that a committee
may, in accordance with a general formula or method specified by the board of
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directors, and to the extent authorized in the resolution or resolutions
providing for the issuance of shares of stock adopted by the board of directors,
fix the designations and any of the preferences or rights of such shares
relating to dividends, redemption, dissolution, any distribution of assets of
the Corporation or the conversion into, or the exchange of such shares for,
shares of any other class or classes or any other series of the same or any
other class or classes of stock of the Corporation or fix the number of shares
of any series of stock or authorize the increase or decrease of the shares of
any series), adopting an agreement of merger or consolidation, recommending to
the stockholders the sale, lease or exchange of all or substantially all of the
Corporation's property and assets, recommending to the stockholders a
dissolution of the Corporation or a revocation of a dissolution or any other
matter requiring the approval of the stockholders of the Corporation, or
amending the bylaws of the Corporation; and no such committee shall have the
power or authority to authorize or declare a dividend, to authorize the issuance
of stock (except that, if the board of directors has given general authorization
for the issuance of stock, a committee of the board, in accordance with a
general formula or method specified by the board by resolution or by adoption of
a stock option or other plan, may fix the terms of stock subject to
classification or reclassification and the terms on which any stock may be
issued, including the price and consideration for such stock) or to approve any
merger or share exchange which does not require stockholder approval.
Section 12. The Corporation shall from and after the incorporation have
the following committees, the specific authority and members of which shall be
as designated herein or by resolution of the board of directors:
(i) An Executive Committee, which shall have such authority as
granted by the board of directors, including the power to acquire, dispose
and finance investments for the Corporation (including the issuance by AMB
Property, L.P., a Delaware limited partnership, in the Corporation's capacity
as such partnership's general partner, of additional units or other equity
interests) and approve the execution of contracts and agreements, including
those related to the borrowing of money by the Corporation, and generally
exercise all other powers of the board except as prohibited by law;
provided, however, that the issuance of additional units or other equity
interests of AMB Property, L.P., to the extent that such interests are
exchangeable into shares of the Corporation's capital stock, may be issued
only if the Corporation has reserved for issuance such shares of capital
stock issuable upon the exchange of such units or other equity interests.
(ii) An Audit Committee, which will consist solely of Independent
Directors and which shall make recommendations concerning the engagement of
independent public accountants, review with the independent public
accountants the plans and results of the audit engagement, approve
professional services provided by the independent public accountants, review
the independence of the independent public accountants, consider the range of
audit and non-audit fees and review the adequacy of the Corporation's
internal accounting controls.
(iii) A Compensation Committee, which shall consist solely of
Independent Directors and which shall determine compensation for the
Corporation's executive officers, and will review and make recommendations
concerning proposals by management with respect to compensation, bonus,
employment agreements and other benefits and policies respecting such matters
for the executive officers of the Corporation.
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Section 13. Each committee shall keep regular minutes of its meetings and
report the same to the board of directors when required. The presence of a
majority of the total membership of any committee shall constitute a quorum for
the transaction of business at any meeting of such committee and the act of a
majority of those present shall be necessary and sufficient for the taking of
any action thereat.
COMPENSATION OF DIRECTORS
Section 14. Unless otherwise restricted by the charter of the Corporation
or these bylaws, the board of directors shall have the authority to fix the
compensation of non-employee directors. The non-employee directors may be paid
their expenses, if any, of attendance at each meeting of the board of directors
and may be paid a fixed sum for attendance at each meeting of the board of
directors or a stated salary as director. Officers of the Corporation who are
also members of the board of directors shall not be paid any director's fees.
INDEMNIFICATION
Section 15. The Corporation shall indemnify, in the manner and to the
maximum extent permitted by law, any person (or the estate of any person) who is
or was a party to, or is threatened to be made a party to, any threatened,
pending or completed action, suit or proceeding, whether or not by or in the
right of the Corporation, and whether civil, criminal, administrative,
investigative, or otherwise, by reason of the fact that such person is or was a
director or officer of the Corporation or that such person while a director or
officer of the Corporation, is or was serving at the request of the Corporation
as a director, officer, trustee, partner, member, agent or employee of another
corporation, partnership, limited liability company, association, joint venture,
trust or other enterprise. To the maximum extent permitted by law, the
indemnification provided herein shall include expenses (including attorneys'
fees), judgments, fines and amounts paid in settlement, and any such expenses
may be paid by the Corporation in advance of the final disposition of such
action, suit or proceeding.
Neither the amendment nor repeal of this Section 14 of this Article III,
nor the adoption or amendment of any other provision of the charter or bylaws of
the Corporation inconsistent with this Section, shall apply to or affect in any
respect the applicability of the preceding paragraph with respect to any act or
failure to act which occurred prior to such amendment, repeal or adoption.
The indemnification and reimbursement of expenses provided herein shall
not be deemed to limit the right of the Corporation to indemnify any other
person against any liability and expenses to the fullest extent permitted by
law, nor shall it be deemed exclusive of any other rights to which any person
seeking indemnification from the Corporation may be entitled under any
agreement, the charter or bylaws of the Corporation, a vote of stockholders or
Independent Directors, or otherwise, both as to action in such person's official
capacity as an officer or director and as to action in another capacity, at the
request of the Corporation, while acting as an officer or director of the
Corporation.
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ARTICLE IV
OFFICERS
Section 1. The officers of this Corporation shall be chosen by the board
of directors and shall include a president, a vice president, a secretary and a
treasurer. The Corporation may also have at the discretion of the board of
directors such other officers as are desired, including a chairman of the board,
additional vice presidents, a chief executive officer, a chief financial
officer, a chief operating officer, one or more managing directors, one or more
assistant secretaries and one or more assistant treasurers, and such other
officers as may be appointed in accordance with the provisions of Section 3 of
this Article IV. In the event there are two or more vice presidents, then one or
more may be designated as executive vice president, senior vice president, vice
president/acquisitions or other similar or dissimilar title. At the time of the
election of officers, the directors may by resolution determine the order of
their rank. Any number of offices may be held by the same person, unless the
charter or these bylaws otherwise provide, except that one individual may not
simultaneously hold the office of president and vice president.
Section 2. The board of directors, at its first meeting after each annual
meeting of stockholders, shall choose the officers of the Corporation.
Section 3. The board of directors may appoint such other officers and
agents as it shall deem necessary who shall hold their offices for such terms
and shall exercise such powers and perform such duties as shall be determined
from time to time by the board.
Section 4. The salaries of all officers and agents of the Corporation
shall be fixed by the board of directors, provided, however, that the
compensation of the Corporation's executive officers shall be determined by the
Compensation Committee.
Section 5. The officers of the Corporation shall hold office until their
successors are chosen and qualify in their stead. Any officer elected or
appointed by the board of directors may be removed at any time, with or without
cause, by the affirmative vote of a majority of the board of directors. If the
office of any officer or officers becomes vacant for any reason, the vacancy
shall be filled by the board of directors.
Section 6. Any officer may resign at any time upon written notice to the
Corporation's board of directors, chairman of the board, president or secretary.
Any such resignation shall take effect at the time specified therein or, if the
time is not specified, upon receipt thereof, and the acceptance of such
resignation, unless required by the terms thereof, shall not be necessary to
make such resignation effective. Any such resignation will not prejudice the
rights, if any, of the Corporation under any contract to which the officer is a
party.
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CHAIRMAN OF THE BOARD
Section 7. The chairman of the board, if such an officer be elected,
shall, if present, preside at all meetings of the board of directors and
exercise and perform such other powers and duties as may be from time to time
assigned to him by the board of directors or prescribed by the bylaws. If there
is no president, the chairman of the board shall in addition be the chief
executive officer of the Corporation and shall have the powers and duties
prescribed in Section 8 of this Article IV.
CHIEF EXECUTIVE OFFICER
Section 8. Subject to such supervisory powers, if any, as may be given by
the board of directors to the chairman of the board, if there be such an
officer, the chief executive officer shall, subject to the control of the board
of directors, have general supervision, direction and control of the business
and officers of the Corporation. He shall have the general powers and duties of
management usually vested in the office of chief executive officer of
corporations, and shall have such other powers and duties as may be prescribed
by the board of directors or these bylaws.
PRESIDENT
Section 9. Subject to such supervisory powers, if any, as may be given by
the board of directors to the chairman of the board, if there be such an
officer, the president shall, subject to the control of the board of directors,
have general supervision, direction and control of the business and officers of
the Corporation. He shall preside at all meetings of the stockholders and, in
the absence of the chairman of the board, or if there be none, at all meetings
of the board of directors. He shall have the general powers and duties of
management usually vested in the office of president of corporations, and shall
have such other powers and duties as may be prescribed by the board of directors
or these bylaws.
CHIEF OPERATING OFFICER
Section 10. Subject to such supervisory powers, if any, as may be given
by the board of directors to the chairman of the board, chief executive officer
or the president, if there be such an officer, the chief operating officer
shall, subject to the control of the board of directors, have the supervision,
direction and control of the day to day operations of the Corporation. He shall
have the general powers and duties of management usually vested in the office
of chief operating officer of corporations, and shall have such other powers
and duties as may be prescribed by the board of directors or these bylaws.
MANAGING DIRECTORS
Section 11. Subject to such supervisory powers, if any, as may be
given by the board of directors to the chairman of the board, chief executive
officer or the president, if there be such an officer, the managing director
shall, subject to the control of the board of directors, have the supervision,
direction and such duties as from time to time may be prescribed by the board
of directors or these bylaws.
VICE PRESIDENTS
Section 12. In the absence or disability of the president, the vice
presidents, in order of their rank as fixed by the board of directors, or if not
ranked, the vice president designated by the board of directors, shall perform
all the duties of the president, and when so acting, shall have all the powers
of and be subject to all the restrictions upon the president. The vice
presidents shall have such other duties as from time to time may be prescribed
by the board of directors or these bylaws.
SECRETARY AND ASSISTANT SECRETARY
Section 13. The secretary shall attend all sessions of the board of
directors and all meetings of the stockholders and record all votes and the
minutes of all proceedings in a book to be kept for that purpose; and shall
perform like duties for the standing committees when required by the board of
directors. He shall give, or cause to be given, notice of all meetings of the
stockholders and of the board of directors, and shall perform such other duties
as may be prescribed by the board of directors or the bylaws. He shall keep in
safe custody the seal of the Corporation, and when authorized by the board,
affix the same to any instrument requiring it, and when so affixed it shall be
attested by his signature or by the signature of an assistant secretary. The
board of directors may give general authority to any other officer to affix the
seal of the Corporation and to attest the affixing by his signature.
Section 14. The assistant secretary, or if there be more than one, the
assistant secretaries in the order determined by the board of directors, or if
there be no such determination,
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the assistant secretary designated by the board of directors, shall, in the
absence or disability of the secretary, perform the duties and exercise the
powers of the secretary and shall perform such other duties and have such other
powers as the board of directors may from time to time prescribe.
CHIEF FINANCIAL OFFICER, TREASURER AND ASSISTANT TREASURERS
Section 15. The chief financial officer of the Corporation shall have the
custody of the corporate funds and securities and shall keep full and accurate
accounts of receipts and disbursements in books belonging to the Corporation and
shall deposit all moneys, and other valuable effects in the name and to the
credit of the Corporation, in such depositories as may be designated by the
board of directors. He shall disburse the funds of the Corporation as may be
ordered by the board of directors, taking proper vouchers for such
disbursements, and shall render to the board of directors, at its regular
meetings, or when the board of directors so requires, an account of all his
transactions as chief financial officer and of the financial condition of the
Corporation. If required by the board of directors, he shall give the
Corporation a bond, in such sum and with such surety or sureties as shall be
satisfactory to the board of directors, for the faithful performance of the
duties of his office and for the restoration to the Corporation, in case of his
death, resignation, retirement or removal from office, of all books, papers,
vouchers, money and other property of whatever kind in his possession or under
his control belonging to the Corporation. If no other person then be appointed
to the position of treasurer of the Corporation, the person holding the office
of chief financial officer shall also be the treasurer of the Corporation.
Section 16. The treasurer or assistant treasurer, or if there shall be
more than one, the assistant treasurers in the order determined by the board of
directors, or if there be no such determination, the treasurer or assistant
treasurer designated by the board of directors, shall, in the absence or
disability of the chief financial officer, perform the duties and exercise the
powers of the chief financial officer and shall perform such other duties and
have such other powers as the board of directors may from time to time
prescribe.
ARTICLE V
CERTIFICATES OF STOCK
Section 1. Every holder of stock of the Corporation shall be entitled to
have a certificate signed by, or in the name of the Corporation by, the chairman
of the board of directors, or the president or a vice president, and
countersigned by the secretary or an assistant secretary, or the treasurer or an
assistant treasurer of the Corporation, certifying the number of shares of
capital stock represented by the certificate owned by such stockholder in the
Corporation.
Section 2. Any or all of the signatures on the certificate may be a
facsimile. In case any officer, transfer agent, or registrar who has signed or
whose facsimile signature has been placed upon a certificate shall have ceased
to be such officer, transfer agent or registrar before
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such certificate is issued, it may be issued by the Corporation with the same
effect as if he were such officer, transfer agent or registrar at the date of
issue. Such certificates need not be sealed with the corporate seal of the
Corporation.
Section 3. If the Corporation shall be authorized to issue more than one
class of stock or more than one series of any class, the powers, designations,
preferences and relative, participating, optional or other special rights of
each class of capital stock or series thereof and the qualification, limitations
or restrictions of such preferences and/or rights shall be set forth in full or
summarized on the face or back of the certificate which the Corporation shall
issue to represent such class or series of stock, provided that, in lieu of the
foregoing requirements, there may be set forth on the face or back of the
certificate which the Corporation shall issue to represent such class or series
of stock, a statement that the Corporation will furnish without charge to each
stockholder who so requests the powers, designations, preferences and relative,
participating, optional or other special rights of each class of stock or series
thereof and the qualifications, limitations or restrictions of such preferences
and/or rights. In addition, in the event that any stock issued by the
Corporation is subject to a restriction on its transferability, the stock
certificate shall on its face or back contain a full statement of the
restriction or state that the Corporation will furnish information about the
restriction to the stockholder on request and without charge.
LOST, STOLEN OR DESTROYED CERTIFICATES
Section 4. The board of directors may direct a new certificate or
certificates to be issued in place of any certificate or certificates
theretofore issued by the Corporation alleged to have been lost, stolen or
destroyed, upon the making of an affidavit of that fact by the person claiming
the certificate of stock to be lost, stolen or destroyed. When authorizing such
issue of a new certificate or certificates, the board of directors may, in its
discretion and as a condition precedent to the issuance thereof, require the
owner of such lost, stolen or destroyed certificate or certificates, or his
legal representative, to advertise the same in such manner as it shall require
and/or to give the Corporation a bond in such sum as it may direct as indemnity
against any claim that may be made against the Corporation with respect to the
certificate alleged to have been lost, stolen or destroyed.
TRANSFERS OF STOCK
Section 5. Upon surrender to the Corporation, or the transfer agent of the
Corporation, of a certificate for shares duly endorsed or accompanied by proper
evidence of succession, assignment or authority to transfer, it shall be the
duty of the Corporation to issue a new certificate to the person entitled
thereto, cancel the old certificate and record the transaction upon its books,
subject, however, to the Ownership Limit (as defined in the charter of the
Corporation) and other restrictions on transferability applicable thereto from
time to time.
FIXING RECORD DATE
Section 6. In order that the Corporation may determine the stockholders
entitled to notice of or to vote at any meeting of the stockholders, or any
adjournment thereof, or to express consent to corporate action in writing
without a meeting, or entitled to receive payment
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of any dividend or other distribution or allotment of any rights, or entitled to
exercise any rights in respect of any change, conversion or exchange of stock or
for the purpose of any other lawful action, the board of directors may fix a
record date which shall not be more than 90 nor less than 10 days before the
date of such meeting, nor more than 90 days prior to any other action. A
determination of stockholders of record entitled to notice of or to vote at a
meeting of stockholders shall apply to any adjournment of the meeting; provided,
however, that the board of directors may fix a new record date for the adjourned
meeting. A meeting of stockholders convened on the date for which it was called
may be adjourned from time to time without further notice to a date not more
than 120 days after the original record date.
REGISTERED STOCKHOLDERS
Section 7. The Corporation shall be entitled to treat the holder of record
of any share or shares of stock as the holder in fact thereof and accordingly
shall not be bound to recognize any equitable or other claim or interest in such
share on the part of any other person, whether or not it shall have express or
other notice thereof, save as expressly provided by the laws of the State of
Maryland.
ARTICLE VI
GENERAL PROVISIONS
DIVIDENDS
Section 1. Dividends upon the capital stock of the Corporation, subject to
the provisions of the Corporation's charter, if any, may be authorized and
declared by the board of directors at any regular or special meeting, pursuant
to law. Dividends may be paid in cash, in property, or in shares of the capital
stock, subject to the provisions of the Corporation's charter and the MGCL.
Section 2. Before payment of any dividend there may be set aside out of
any funds of the Corporation available for dividends such sum or sums as the
directors from time to time, in their absolute discretion, think proper as a
reserve fund to meet contingencies, or for equalizing dividends, or for
repairing or maintaining any property of the Corporation, or for such other
purpose as the directors shall think conducive to the interests of the
Corporation, and the directors may abolish any such reserve.
CHECKS
Section 3. All checks or demands for money and notes of the Corporation
shall be signed by such officer or officers as the board of directors may from
time to time designate.
FISCAL YEAR
Section 4. The fiscal year of the Corporation shall be fixed by resolution
of the board of directors.
13
<PAGE> 14
SEAL
Section 5. The corporate seal shall have inscribed thereon the name of the
Corporation, the year of its organization and the words "Corporate Seal,
Maryland." Said seal may be used by causing it or a facsimile thereof to be
impressed or affixed or reproduced or otherwise.
NOTICES
Section 6. Whenever, under the provisions of the MGCL or of the charter of
the Corporation or of these bylaws, notice is required to be given to any
director or stockholder, it shall not be construed to mean personal notice, but
such notice may be given in writing, by mail, addressed to such director or
stockholder, at his address as it appears on the records of the Corporation,
with postage thereon prepaid, and such notice shall be deemed to be given at the
time when the same shall be deposited in the United States mail. Notice to
directors may also be given by telegram, telecopy or cable.
Section 7. Whenever any notice is required to be given under the
provisions of the MGCL or of the charter of the Corporation or of these bylaws,
a waiver thereof in writing, signed by the person or persons entitled to said
notice, whether before or after the time stated therein, shall be deemed
equivalent thereto.
ANNUAL STATEMENT
Section 8. The board of directors may present at each annual meeting of
stockholders, and when called for by vote of the stockholders shall present to
any annual or special meeting of the stockholders, a full and clear statement of
the business and condition of the Corporation.
ARTICLE VII
AMENDMENTS
Section 1. These bylaws may be altered, amended or repealed or new bylaws
may be adopted by the vote of a majority of the board of directors or by the
affirmative vote of a majority of all votes entitled to be cast by the holders
of the issued and outstanding shares of Common Stock of the Corporation.
Notwithstanding anything to the contrary herein, this Section 1 of Article VII,
Section 9 of Article III and Section 10 of Article II hereof may not be altered,
amended or repealed except by the affirmative vote of a majority of all votes
entitled to be cast by the holders of the issued and outstanding shares of
Common Stock of the Corporation.
14
<PAGE> 15
The undersigned, Secretary of AMB Property Corporation, a Maryland
corporation (the "Corporation"), hereby certifies that the foregoing is a full,
true and correct copy of the Bylaws of the Corporation with all amendments to
the date of this Certificate.
WITNESS the signature of the undersigned and the seal of the Corporation
this __ day of November, 1997.
----------------------------
S. Davis Carniglia
Secretary
<PAGE> 1
EXHIBIT 10.1
----------------------------------------
AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP
OF
AMB PROPERTY, L.P.
----------------------------------------
<PAGE> 2
TABLE OF CONTENTS
<TABLE>
<CAPTION>
PAGE
----
<S> <C> <C>
ARTICLE 1. DEFINED TERMS..................................................................1
ARTICLE 2. ORGANIZATIONAL MATTERS........................................................16
Section 2.1. Organization.....................................................16
Section 2.2. Name ............................................................16
Section 2.3. Resident Agent; Principal Office.................................16
Section 2.4. Power of Attorney................................................17
Section 2.5. Term ............................................................18
Section 2.6. Number of Partners...............................................18
ARTICLE 3. PURPOSE.......................................................................18
Section 3.1. Purpose and Business.............................................18
Section 3.2. Powers ..........................................................19
Section 3.3. Partnership Only for Purposes Specified..........................19
Section 3.4. Representations and Warranties by the Parties....................19
ARTICLE 4. CAPITAL CONTRIBUTIONS.........................................................21
Section 4.1. Capital Contributions of the Partners............................21
Section 4.2. Loans by Third Parties...........................................22
Section 4.3. Additional Funding and Capital Contributions.....................22
Section 4.4. Stock Incentive Plan.............................................24
Section 4.5. No Preemptive Rights.............................................25
Section 4.6. Other Contribution Provisions....................................25
ARTICLE 5. DISTRIBUTIONS.................................................................25
Section 5.1. Requirement and Characterization of Distributions................25
Section 5.2. Distributions in Kind............................................25
Section 5.3. Distributions Upon Liquidation...................................26
Section 5.4. Distributions to Reflect Issuance of Additional
Partnership Interests..........................................26
ARTICLE 6. ALLOCATIONS...................................................................26
Section 6.1. Timing and Amount of Allocations of Net Income and Net Loss......26
Section 6.2. General Allocations..............................................26
Section 6.3. Additional Allocation Provisions.................................28
Section 6.4. Tax Allocations..................................................30
ARTICLE 7. MANAGEMENT AND OPERATIONS OF BUSINESS.........................................30
Section 7.1. Management.......................................................30
Section 7.2. Certificate of Limited Partnership...............................34
Section 7.3. Restrictions on General Partner's Authority......................34
Section 7.4. Reimbursement of the General Partner.............................37
Section 7.5. Outside Activities of the General Partner........................37
</TABLE>
ii
<PAGE> 3
<TABLE>
<S> <C> <C>
Section 7.6. Contracts with Affiliates........................................38
Section 7.7. Indemnification..................................................39
Section 7.8. Liability of the General Partner.................................41
Section 7.9. Other Matters Concerning the General Partner.....................41
Section 7.10. Title to Partnership Assets.....................................42
Section 7.11. Reliance by Third Parties.......................................42
ARTICLE 8. RIGHTS AND OBLIGATIONS OF LIMITED PARTNERS....................................43
Section 8.1. Limitation of Liability..........................................43
Section 8.2. Management of Business...........................................43
Section 8.3. Outside Activities of Limited Partners...........................43
Section 8.4. Return of Capital................................................44
Section 8.5. Rights of Limited Partners Relating to the Partnership...........44
Section 8.6. Redemption Rights................................................45
ARTICLE 9. BOOKS, RECORDS, ACCOUNTING AND REPORTS........................................47
Section 9.1. Records and Accounting...........................................47
Section 9.2. Fiscal Year......................................................47
Section 9.3. Reports .........................................................47
Section 9.4. Nondisclosure of Certain Information.............................48
ARTICLE 10. TAX MATTERS...................................................................48
Section 10.1. Preparation of Tax Returns......................................48
Section 10.2. Tax Elections...................................................48
Section 10.3. Tax Matters Partner.............................................48
Section 10.4. Organizational Expenses.........................................50
Section 10.5. Withholding.....................................................50
ARTICLE 11. TRANSFERS AND WITHDRAWALS.....................................................51
Section 11.1. Transfer........................................................51
Section 11.2. Transfer of General Partner's Partnership Interest..............51
Section 11.3. Limited Partners' Rights to Transfer............................53
Section 11.4. Substituted Limited Partners....................................55
Section 11.5. Assignees.......................................................55
Section 11.6. General Provisions..............................................56
ARTICLE 12. ADMISSION OF PARTNERS.........................................................58
Section 12.1. Admission of Successor General Partner..........................58
Section 12.2. Admission of Additional Limited Partners........................58
Section 12.3. Amendment of Agreement and Certificate of Limited
Partnership...................................................59
ARTICLE 13. DISSOLUTION AND LIQUIDATION...................................................59
Section 13.1. Dissolution.....................................................59
Section 13.2. Winding Up......................................................60
Section 13.3. Compliance with Timing Requirements of Regulations..............61
Section 13.4. Deemed Distribution and Recontribution..........................61
Section 13.5. Rights of Limited Partners......................................62
</TABLE>
iii
<PAGE> 4
<TABLE>
<S> <C> <C>
Section 13.6. Notice of Dissolution...........................................62
Section 13.7. Cancellation of Certificate of Limited Partnership..............62
Section 13.8. Reasonable Time for Winding-Up..................................62
Section 13.9. Waiver of Partition.............................................62
ARTICLE 14. AMENDMENT OF PARTNERSHIP AGREEMENT; CONSENTS..................................63
Section 14.1. Amendments......................................................63
Section 14.2. Action by the Partners..........................................63
ARTICLE 15. GENERAL PROVISIONS............................................................64
Section 15.1. Addresses and Notice............................................64
Section 15.2. Titles and Captions.............................................64
Section 15.3. Pronouns and Plurals............................................64
Section 15.4. Further Action..................................................64
Section 15.5. Binding Effect..................................................64
Section 15.6. Creditors.......................................................65
Section 15.7. Waiver .........................................................65
Section 15.8. Counterparts....................................................65
Section 15.9. Applicable Law..................................................65
Section 15.10. Invalidity of Provisions.......................................65
Section 15.11. Limitation to Preserve REIT Status.............................65
Section 15.12. Entire Agreement...............................................66
Section 15.13. No Rights as Stockholders......................................66
</TABLE>
iv
<PAGE> 5
AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP
OF
AMB PROPERTY, L.P.
THIS AMENDED AND RESTATED AGREEMENT OF LIMITED PARTNERSHIP, dated as of
November __, 1997, is entered into by and among AMB Property Corporation, a
Maryland corporation (the "Company"), as the General Partner and the Persons
whose names are set forth on Exhibit A attached hereto, as the Limited Partners,
together with any other Persons who become Partners in the Partnership as
provided herein.
WHEREAS, the Company proposes to effect a public offering of its common
stock, to acquire and cause the Partnership to acquire direct and indirect
interests in [100] industrial and retail properties and other assets, to cause
the Partnership to enter into certain mortgage financing transactions, and to
contribute the remaining net proceeds from the public offering to the
Partnership;
WHEREAS, the Partnership will issue Partnership Interests to the Company
and other persons in accordance with the foregoing transactions;
NOW, THEREFORE, BE IT RESOLVED, that for good and adequate
consideration, the receipt of which is hereby acknowledged, the parties hereto
agree as follows:
ARTICLE 1.
DEFINED TERMS
The following definitions shall be for all purposes, unless otherwise
clearly indicated to the contrary, applied to the terms used in this Agreement.
"Act" means the Delaware Revised Uniform Limited Partnership Act, as it
may be amended from time to time, and any successor to such statute.
"Additional Funds" shall have the meaning set forth in Section 4.3.A.
"Additional Limited Partner" means a Person admitted to the Partnership
as a Limited Partner pursuant to Section 12.2 and who is shown as such on the
books and records of the Partnership.
"Adjusted Capital Account Deficit" means, with respect to any Partner,
the deficit balance, if any, in such Partner's Capital Account as of the end of
the relevant fiscal year, after giving effect to the following adjustments:
(i) decrease such deficit by any amounts which such Partner is
obligated to restore pursuant to this Agreement or is deemed to
be obligated to restore
<PAGE> 6
pursuant to Regulations Section 1.704-1(b)(2)(ii)(c) or the
penultimate sentence of each of Regulations Sections
1.704-2(i)(5) and 1.704-2(g); and
(ii) increase such deficit by the items described in Regulations
Section 1.704-1(b)(2)(ii)(d)(4), (5) and (6).
The foregoing definition of Adjusted Capital Account Deficit is intended
to comply with the provisions of Regulations Section 1.704-1(b)(2)(ii)(d) and
shall be interpreted consistently therewith.
"Adjustment Date" means, with respect to any Capital Contribution, the
close of business on the Business Day last preceding the date of the Capital
Contribution; provided that, if such Capital Contribution is being made by the
General Partner in respect of the proceeds from the issuance of REIT Shares (or
the issuance of the General Partner's securities exercisable for, convertible
into or exchangeable for REIT Shares), then the Adjustment Date shall be as of
the close of business on the Business Day last preceding the date of the
issuance of such securities.
"Affiliate" means, with respect to any Person, any Person directly or
indirectly controlling, controlled by or under common control with such Person.
"Agreed Value" means (i) in the case of any Contributed Property set
forth in Exhibit A and as of the time of its contribution to the Partnership,
the Agreed Value of such property as set forth in Exhibit A; (ii) in the case of
any Contributed Property not set forth in Exhibit A and as of the time of its
contribution to the Partnership, the fair market value of such property or other
consideration as determined by the General Partner, reduced by any liabilities
either assumed by the Partnership upon such contribution or to which such
property is subject when contributed; and (iii) in the case of any property
distributed to a Partner by the Partnership, the fair market value of such
property as determined by the General Partner at the time such property is
distributed, reduced by any indebtedness either assumed by such Partner upon
such distribution or to which such property is subject at the time of the
distribution as determined under Section 752 of the Code and the Regulations
thereunder.
"Agreement" means this Amended and Restated Agreement of Limited
Partnership, as it may be amended, modified, supplemented or restated from time
to time.
"Appraisal" means with respect to any assets, the opinion of an
independent third party experienced in the valuation of similar assets, selected
by the General Partner in good faith; such opinion may be in the form of an
opinion by such independent third party that the value for such asset as set by
the General Partner is fair, from a financial point of view, to the Partnership.
"Assignee" means a Person to whom one or more Partnership Units have
been transferred in a manner permitted under this Agreement, but who has not
become a Substituted Limited Partner, and who has the rights set forth in
Section 11.5.
"Available Cash" means, with respect to any period for which such
calculation is being made, (i) the sum of:
2
<PAGE> 7
(a) the Partnership's Net Income or Net Loss (as the case may
be) for such period,
(b) Depreciation and all other noncash charges deducted in
determining Net Income or Net Loss for such period,
(c) the amount of any reduction in reserves of the Partnership
referred to in clause (ii)(f) below (including, without limitation,
reductions resulting because the General Partner determines such amounts
are no longer necessary),
(d) the excess of the net proceeds from the sale, exchange,
disposition, or refinancing of Partnership property for such period over
the gain (or loss, as the case may be) recognized from any such sale,
exchange, disposition, or refinancing during such period (excluding
Terminating Capital Transactions), and
(e) all other cash received by the Partnership for such period
that was not included in determining Net Income or Net Loss for such
period;
(ii) less the sum of:
(a) all principal debt payments made during such period by the
Partnership,
(b) capital expenditures made by the Partnership during such
period,
(c) investments in any entity (including loans made thereto) to
the extent that such investments are not otherwise described in clauses
(ii)(a) or (b),
(d) all other expenditures and payments not deducted in
determining Net Income or Net Loss for such period,
(e) any amount included in determining Net Income or Net Loss
for such period that was not received by the Partnership during such
period,
(f) the amount of any increase in reserves established during
such period which the General Partner determines are necessary or
appropriate in its sole and absolute discretion, and
(g) the amount of any working capital accounts and other cash or
similar balances which the General Partner determines to be necessary or
appropriate in its sole and absolute discretion.
Notwithstanding the foregoing, Available Cash shall not include any cash
received or reductions in reserves, or take into account any disbursements made
or reserves established, after commencement of the dissolution and liquidation
of the Partnership.
"Board of Directors" means the Board of Directors of the General
Partner.
3
<PAGE> 8
"Business Day" means any day except a Saturday, Sunday or other day on
which commercial banks in Los Angeles, California and New York, New York are
authorized or required by law to be closed.
"Capital Account" means, with respect to any Partner, the Capital
Account maintained for such Partner in accordance with the following provisions:
(i) To each Partner's Capital Account there shall be added such
Partner's Capital Contributions, such Partner's share of Net Income and any
items in the nature of income or gain which are specially allocated pursuant to
Section 6.3, and the amount of any Partnership liabilities assumed by such
Partner or which are secured by any property distributed to such Partner.
(ii) From each Partner's Capital Account there shall be subtracted
the amount of cash and the Gross Asset Value of any property distributed to such
Partner pursuant to any provision of this Agreement, such Partner's distributive
share of Net Losses and any items in the nature of expenses or losses which are
specially allocated pursuant to Section 6.3 hereof, and the amount of any
liabilities of such Partner assumed by the Partnership or which are secured by
any property contributed by such Partner to the Partnership.
(iii) In the event any interest in the Partnership is transferred in
accordance with the terms of this Agreement (which does not result in a
termination of the Partnership for Federal income tax purposes), the transferee
shall succeed to the Capital Account of the transferor to the extent it relates
to the transferred interest.
(iv) In determining the amount of any liability for purposes of
subsections (i) and (ii) hereof, there shall be taken into account Code Section
752(c) and any other applicable provisions of the Code and Regulations.
(v) The foregoing provisions and the other provisions of this
Agreement relating to the maintenance of Capital Accounts are intended to comply
with Regulations Sections 1.704-1(b) and 1.704-2, and shall be interpreted and
applied in a manner consistent with such Regulations. In the event the General
Partner shall determine that it is prudent to modify the manner in which the
Capital Accounts, or any debits or credits thereto (including, without
limitation, debits or credits relating to liabilities which are secured by
contributed or distributed property or which are assumed by the Partnership, the
General Partner, or the Limited Partners) are computed in order to comply with
such Regulations, the General Partner may make such modification; provided that,
it is not likely to have a material effect on the amounts distributable to any
Person pursuant to Article 13 of this Agreement upon the dissolution of the
Partnership. The General Partner also shall (a) make any adjustments that are
necessary or appropriate to maintain equality between the Capital Accounts of
the Partners and the amount of Partnership capital reflected on the
Partnership's balance sheet, as computed for book purposes, in accordance with
Regulations Section 1.704-1(b)(2)(iv)(q) and (b) make any appropriate
modifications in the event unanticipated events might otherwise cause this
Agreement not to comply with Regulations Section 1.704-1(b) or Section 1.704-2.
4
<PAGE> 9
"Capital Contribution" means, with respect to any Partner, the amount of
money and the initial Gross Asset Value of any property (other than money)
contributed to the Partnership by such Partner.
"Cash Amount" means, with respect to any Partnership Units subject to a
Redemption, an amount of cash equal to the Deemed Partnership Interest Value
attributable to such Partnership Units.
"Certificate" means the Certificate of Limited Partnership relating to
the Partnership filed in the office of the Secretary of State of Delaware, as
amended from time to time in accordance with the terms hereof and the Act.
"Charter" means the Articles of Incorporation of the General Partner
filed with the Maryland State Department of Assessments and Taxation on
___________________, 1997, as amended or restated from time to time.
"Code" means the Internal Revenue Code of 1986, as amended from time to
time or any successor statute thereto, as interpreted by the applicable
regulations thereunder. Any reference herein to a specific section or sections
of the Code shall be deemed to include a reference to any corresponding
provision of future law.
"Consent" means the consent to, approval of, or vote on a proposed
action by a Partner given in accordance with Article 14 hereof.
"Consent of the Limited Partners" means the Consent of a Majority in
Interest of the Limited Partners, which Consent shall be obtained prior to the
taking of any action for which it is required by this Agreement and may be given
or withheld by a Majority in Interest of the Limited Partners, unless otherwise
expressly provided herein, in their sole and absolute discretion.
"Consent of the Partners" means the Consent of Partners holding
Percentage Interests that in the aggregate are equal to or greater than a
majority of the aggregate Percentage Interests of all Partners, which Consent
shall be obtained prior to the taking of any action for which it is required by
this Agreement and may be given or withheld by such Partners, in their sole and
absolute discretion.
"Constructively Own" means ownership under the constructive ownership
rules described in Exhibit C.
"Contributed Property" means each property or other asset, in such form
as may be permitted by the Act, but excluding cash, contributed or deemed
contributed to the Partnership.
"Debt" means, as to any Person, as of any date of determination: (i) all
indebtedness of such Person for borrowed money or for the deferred purchase
price of property or services; (ii) all amounts owed by such Person to banks or
other Persons in respect of reimbursement obligations under letters of credit,
surety bonds and other similar instruments
5
<PAGE> 10
guaranteeing payment or other performance of obligations by such Person; (iii)
all indebtedness for borrowed money or for the deferred purchase price of
property or services secured by any lien on any property owned by such Person,
to the extent attributable to such Person's interest in such property, even
though such Person has not assumed or become liable for the payment thereof; and
(iv) lease obligations of such Person which, in accordance with generally
accepted accounting principles, should be capitalized.
"Deemed Partnership Interest Value" means, as of any date with respect
to any class of Partnership Interests, the Deemed Value of the Partnership
Interests of such class multiplied by the applicable Partner's Percentage
Interest of such class.
"Deemed Value of the Partnership Interests" means, as of any date with
respect to any class of Partnership Interests, (i) the total number of
Partnership Units of the General Partner in such class of Partnership Interests
(as provided for in Sections 4.1 and 4.3.C) issued and outstanding as of the
close of business on such date multiplied by the Fair Market Value determined as
of such date of a share of capital stock of the General Partner which
corresponds to such class of Partnership Interests; (ii) divided by the
Percentage Interest of the General Partner in such class of Partnership
Interests on such date.
"Depreciation" means, for each fiscal year or other period, an amount
equal to the depreciation, amortization or other cost recovery deduction
allowable with respect to an asset for such year or other period, except that if
the Gross Asset Value of an asset differs from its adjusted basis for Federal
income tax purposes at the beginning of such year or other period, Depreciation
shall be an amount which bears the same ratio to such beginning Gross Asset
Value as the Federal income tax depreciation, amortization or other cost
recovery deduction for such year or other period bears to such beginning
adjusted tax basis; provided, however, that if the Federal income tax
depreciation, amortization or other cost recovery deduction for such year is
zero, Depreciation shall be determined with reference to such beginning Gross
Asset Value using any reasonable method selected by the General Partner.
"Effective Date" means the date of closing of the initial public
offering of REIT Shares upon which date contributions set forth on Exhibit A
shall become effective.
"ERISA" means the Employee Retirement Income Security Act of 1974, as
amended.
"Escrow Agreements" means one or more of the agreements between the
Company, the Partnership and one or more of the Performance Investors, dated as
of the closing of the date of the initial public offering of the common stock of
the General Partner, pursuant to which the Performance Investors have deposited
their Performance Shares in escrow for possible transfer to the General Partner
or the Partnership (as applicable).
"Excess Performance Capital" means, with respect to a Performance
Partner, an amount equal to the number of Partnership Units held by such
Performance Partner, multiplied by the excess of (i) the Capital Account per
Partnership Unit for such Performance Partner; over (ii) the Capital Account per
Partnership Unit for a Limited Partner which is not a PLP or a Performance
Partner. For purposes of (ii) above, it shall be assumed that the Limited
Partner has
6
<PAGE> 11
no special arrangements with the Partnership, other than as set forth in this
Agreement, which would cause its Capital Account per Partnership Unit to be
different from the Capital Account per Partnership Unit of other Limited
Partners who are not Performance Partners or PLPs. If the Partner described in
(ii) above does not exist, the amount used for purposes of (ii) shall be the
projected Capital Account balance per Partnership Unit for such Partner,
determined in the reasonable discretion of the General Partner.
"Exchange Act" means the Securities Exchange Act of 1934, as amended,
and the rules and regulations of the Securities and Exchange Commission
promulgated thereunder.
"Fair Market Value" means, with respect to any share of capital stock of
the General Partner, the average of the daily market price for the ten (10)
consecutive trading days immediately preceding the date with respect to which
"Fair Market Value" must be determined hereunder or, if such date is not a
Business Day, the immediately preceding Business Day. The market price for each
such trading day shall be (i) if such shares are listed or admitted to trading
on any securities exchange or the Nasdaq National Market, the closing price,
regular way, on such day, or if no such sale takes place on such day, the
average of the closing bid and asked prices on such day, (ii) if such shares are
not listed or admitted to trading on any securities exchange or the Nasdaq
National Market, the last reported sale price on such day or, if no sale takes
place on such day, the average of the closing bid and asked prices on such day,
as reported by a reliable quotation source designated by the General Partner or
(iii) if such shares are not listed or admitted to trading on any securities
exchange or the Nasdaq National Market and no such last reported sale price or
closing bid and asked prices are available, the average of the reported high bid
and low asked prices on such day, as reported by a reliable quotation source
designated by the General Partner, or if there shall be no bid and asked prices
on such day, the average of the high bid and low asked prices, as so reported,
on the most recent day (not more than ten (10) days prior to the date in
question) for which prices have been so reported; provided that, if there are no
bid and asked prices reported during the ten (10) days prior to the date in
question, the Fair Market Value of such shares shall be determined by the
General Partner acting in good faith on the basis of such quotations and other
information as it considers, in its reasonable judgment, appropriate. In the
event the REIT Shares Amount for such shares includes rights that a holder of
such shares would be entitled to receive, then the Fair Market Value of such
rights shall be determined by the General Partner acting in good faith on the
basis of such quotations and other information as it considers, in its
reasonable judgment, appropriate; and provided further that, in connection with
determining the Deemed Value of the Partnership Interests for purposes of
determining the number of additional Partnership Units issuable upon a Capital
Contribution funded by an underwritten public offering of shares of capital
stock of the General Partner, the Fair Market Value of such shares shall be the
public offering price per share of such class of capital stock sold.
"Funding Debt" means the incurrence of any Debt by or on behalf of the
General Partner for the purpose of providing funds to the Partnership.
"General Partner" means the Company or its successors as general partner
of the Partnership.
7
<PAGE> 12
"General Partner Interest" means a Partnership Interest held by the
General Partner. A General Partner Interest may be expressed as a number of
Partnership Units.
"General Partner Loan" shall have the meaning set forth in Section
4.3.B.
"General Partner Payment" shall have the meaning set forth in Section
15.11.
"Gross Asset Value" means, with respect to any asset, the asset's
adjusted basis for Federal income tax purposes, except as follows:
(i) The initial Gross Asset Value of any asset contributed by a
Partner to the Partnership shall be the gross fair market value of such asset,
as determined by the contributing Partner and the General Partner (as set forth
on Exhibit A attached hereto, as such Exhibit may be amended from time to time);
provided that, if the contributing Partner is the General Partner then, except
with respect to the General Partner's initial Capital Contribution which shall
be determined as set forth on Exhibit A, or capital contributions of cash, REIT
Shares or other shares of capital stock of the General Partner, the
determination of the fair market value of the contributed asset shall be
determined by (a) the price paid by the General Partner if the asset is acquired
by the General Partner contemporaneously with its contribution to the
Partnership or (b) by Appraisal if otherwise acquired by the General Partner.
(ii) Immediately prior to the times listed below, the Gross Asset
Values of all Partnership assets shall be adjusted to equal their respective
gross fair market values, as determined by the General Partner using such
reasonable method of valuation as it may adopt; provided, however, that for such
purpose, the net value of all of the Partnership assets, in the aggregate, shall
be equal to the Deemed Value of the Partnership Interests of all classes of
Partnership Interests then outstanding, regardless of the method of valuation
adopted by the General Partner:
(a) the acquisition of an additional interest in the Partnership by
a new or existing Partner in exchange for more than a de minimis
Capital Contribution, if the General Partner reasonably
determines that such adjustment is necessary or appropriate to
reflect the relative economic interests of the Partners in the
Partnership;
(b) the distribution by the Partnership to a Partner of more than a
de minimis amount of Partnership property as consideration for
an interest in the Partnership if the General Partner reasonably
determines that such adjustment is necessary or appropriate to
reflect the relative economic interests of the Partners in the
Partnership; the Partners agree that such an adjustment is
appropriate when the Partnership effects a Redemption;
(c) the liquidation of the Partnership within the meaning of
Regulations Section 1.704-1(b)(2)(ii)(g);
(d) the issuance of Performance Units; and
8
<PAGE> 13
(e) at such other times as the General Partner shall reasonably
determine necessary or advisable in order to comply with
Regulations Sections 1.704-1(b) and 1.704-2.
(iii) The Gross Asset Value of any Partnership asset distributed to a
Partner shall be the gross fair market value of such asset on the date of
distribution as determined by the distributee and the General Partner, or if the
distributee and the General Partner cannot agree on such a determination, by
Appraisal.
(iv) The Gross Asset Values of Partnership assets shall be increased
(or decreased) to reflect any adjustments to the adjusted basis of such assets
pursuant to Code Section 734(b) or Code Section 743(b), but only to the extent
that such adjustments are taken into account in determining Capital Accounts
pursuant to Regulations Section 1.704-1(b)(2)(iv)(m); provided, however, that
Gross Asset Values shall not be adjusted pursuant to this subparagraph (iv) to
the extent that the General Partner reasonably determines that an adjustment
pursuant to subparagraph (ii) is necessary or appropriate in connection with a
transaction that would otherwise result in an adjustment pursuant to this
subparagraph (iv).
(v) If the Gross Asset Value of a Partnership asset has been
determined or adjusted pursuant to subparagraph (i), (ii) or (iv), such Gross
Asset Value shall thereafter be adjusted by the Depreciation taken into account
with respect to such asset for purposes of computing Net Income and Net Losses.
"Holder" means either the Partner or Assignee owning a Partnership Unit.
"Immediate Family" means, with respect to any natural Person, such
natural Person's estate or heirs or current spouse or former spouse, parents,
parents-in-law, children, siblings and grandchildren and any trust or estate,
all of the beneficiaries of which consist of such Person or such Person's
spouse, former spouse, parents, parents-in-law, children, siblings or
grandchildren.
"Incapacity" or "Incapacitated" means: (i) as to any individual Partner,
death, total physical disability or entry by a court of competent jurisdiction
adjudicating him or her incompetent to manage his or her Person or his or her
estate; (ii) as to any corporation which is a Partner, the filing of a
certificate of dissolution, or its equivalent, for the corporation or the
revocation of its charter; (iii) as to any partnership which is a Partner, the
dissolution and commencement of winding up of the partnership; (iv) as to any
estate which is a Partner, the distribution by the fiduciary of the estate's
entire interest in the Partnership; (v) as to any trustee of a trust which is a
Partner, the termination of the trust (but not the substitution of a new
trustee); or (vi) as to any Partner, the bankruptcy of such Partner. For
purposes of this definition, bankruptcy of a Partner shall be deemed to have
occurred when (a) the Partner commences a voluntary proceeding seeking
liquidation, reorganization or other relief under any bankruptcy, insolvency or
other similar law now or hereafter in effect, (b) the Partner is adjudged as
bankrupt or insolvent, or a final and nonappealable order for relief under any
bankruptcy, insolvency or similar law now or hereafter in effect has been
entered against the Partner, (c) the Partner executes and delivers a general
assignment for the benefit of the Partner's creditors, (d) the Partner files an
answer or other pleading admitting or failing to contest the material
allegations of
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a petition filed against the Partner in any proceeding of the nature described
in clause (b) above, (e) the Partner seeks, consents to or acquiesces in the
appointment of a trustee, receiver or liquidator for the Partner or for all or
any substantial part of the Partner's properties, (f) any proceeding seeking
liquidation, reorganization or other relief under any bankruptcy, insolvency or
other similar law now or hereafter in effect has not been dismissed within one
hundred and twenty (120) days after the commencement thereof, (g) the
appointment without the Partner's consent or acquiescence of a trustee, receiver
or liquidator has not been vacated or stayed within ninety (90) days of such
appointment or (h) an appointment referred to in clause (g) is not vacated
within ninety (90) days after the expiration of any such stay.
"Indemnitee" means (i) any Person subject to a claim or demand or made
or threatened to be made a party to, or involved or threatened to be involved
in, an action, suit or proceeding by reason of his or her status as (a) the
General Partner or (b) a director, officer, employee or agent of the Partnership
or the General Partner and (ii) such other Persons (including Affiliates of the
General Partner or the Partnership) as the General Partner may designate from
time to time, in its sole and absolute discretion.
"IRS" means the Internal Revenue Service, which administers the internal
revenue laws of the United States.
"Limited Partner" means any Person (including any PLP) named as a
Limited Partner in Exhibit A attached hereto, as such Exhibit may be amended
from time to time, or any Substituted Limited Partner or Additional Limited
Partner, in such Person's capacity as a Limited Partner in the Partnership.
"Limited Partnership Interest" means a Partnership Interest of a Limited
Partner representing a fractional part of the Partnership Interests of all
Limited Partners and includes any and all benefits to which the holder of such a
Partnership Interest may be entitled as provided in this Agreement, together
with all obligations of such Person to comply with the terms and provisions of
this Agreement. A Limited Partnership Interest may be expressed as a number of
Partnership Units.
"Liquidating Events" shall have the meaning set forth in Section 13.1.
"Liquidator" shall have the meaning set forth in Section 13.2.A.
"Majority in Interest of the Limited Partners" means Limited Partners
(other than the General Partner and any Limited Partner 50% or more of whose
equity is owned, directly or indirectly, by the General Partner) holding
Percentage Interests that in the aggregate are greater than fifty percent (50%)
of the aggregate Percentage Interests of all Limited Partners (other than the
General Partner and any Limited Partner 50% or more of whose equity is owned,
directly or indirectly, by the General Partner).
"Majority in Interest of Partners" means Partners holding Percentage
Interests that are greater than fifty percent (50%) of the aggregate Percentage
Interests of all Partners.
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"Net Income" or "Net Loss" means for each fiscal year of the
Partnership, an amount equal to the Partnership's taxable income or loss for
such fiscal year, determined in accordance with Code Section 703(a) (for this
purpose, all items of income, gain, loss or deduction required to be stated
separately pursuant to Code Section 703(a)(1) shall be included in taxable
income or loss), with the following adjustments:
(i) Any income of the Partnership that is exempt from Federal income
tax and not otherwise taken into account in computing Net Income or Net Loss
pursuant to this definition of Net Income or Net Loss shall be added to such
taxable income or loss;
(ii) Any expenditures of the Partnership described in Code Section
705(a)(2)(B) or treated as Code Section 705(a)(2)(B) expenditures pursuant to
Regulations Section 1.704-1(b)(2)(iv)(i), and not otherwise taken into account
in computing Net Income or Net Loss pursuant to this definition of Net Income or
Net Loss shall be subtracted from such taxable income or loss;
(iii) In the event the Gross Asset Value of any Partnership asset is
adjusted pursuant to subparagraph (iii) of the definition of Gross Asset Value,
the amount of such adjustment shall be taken into account as gain or loss from
the disposition of such asset for purposes of computing Net Income or Net Loss;
in the event the Gross Asset Value of any Partnership asset is adjusted pursuant
to subparagraph (ii) of the definition of Gross Asset Value, the amount of such
adjustment shall be taken into account as gain or loss from the disposition of
all Partnership assets in a Terminating Capital Transaction for purposes of
computing Net Income or Net Loss as set forth in Section 6.2.A(ii), subject to
Section 6.3; any Net Loss arising under this subparagraph (iii) shall be
allocated to the Partners as set forth in Section 6.2.A(i), subject to Section
6.3;
(iv) Gain or loss resulting from any disposition of property with
respect to which gain or loss is recognized for Federal income tax purposes
shall be computed by reference to the Gross Asset Value of the property disposed
of, notwithstanding that the adjusted tax basis of such property differs from
its Gross Asset Value;
(v) In lieu of the depreciation, amortization, and other cost
recovery deductions taken into account in computing such taxable income or loss,
there shall be taken into account Depreciation for such fiscal year;
(vi) To the extent an adjustment to the adjusted tax basis of any
Partnership asset pursuant to Code Section 734(b) or Code Section 743(b) is
required pursuant to Regulations Section 1.704-1(b)(2)(iv)(m)(4) to be taken
into account in determining Capital Accounts as a result of a distribution other
than in liquidation of a Partner's interest in the Partnership, the amount of
such adjustment shall be treated as an item of gain (if the adjustment increases
the basis of the asset) or loss (if the adjustment decreases the basis of the
asset) from the disposition of the asset and shall be taken into account for
purposes of computing Net Income or Net Loss; and
(vii) Notwithstanding any other provision of this definition of Net
Income or Net Loss, any items which are specially allocated pursuant to Section
6.3 shall not be taken into
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account in computing Net Income or Net Loss. The amounts of the items of
Partnership income, gain, loss, or deduction available to be specially allocated
pursuant to Section 6.3 shall be determined by applying rules analogous to those
set forth in this definition of Net Income or Net Loss.
"New Securities" means (i) any rights, options, warrants or convertible
or exchangeable securities having the right to subscribe for or purchase REIT
Shares or other shares of capital stock of the General Partner, excluding grants
under any Stock Option Plan or (ii) any Debt issued by the General Partner that
provides any of the rights described in clause (i).
"Nonrecourse Deductions" shall have the meaning set forth in Regulations
Section 1.704-2(b)(1), and the amount of Nonrecourse Deductions for a
Partnership Year shall be determined in accordance with the rules of Regulations
Section 1.704-2(c).
"Nonrecourse Liability" shall have the meaning set forth in Regulations
Section 1.752-1(a)(2).
"Notice of Redemption" means the Notice of Redemption substantially in
the form of Exhibit B to this Agreement.
"Offering Costs" means the aggregate amounts expended by the General
Partner which related to the organization of the Partnership and the General
Partner, or to the initial public offering or subsequent offerings of REIT
Shares or other shares of capital stock of the General Partner, the net proceeds
of which were used to make a contribution to the Partnership, in each case to
the extent such expenses of the General Partner were not reimbursed by the
Partnership.
"Offering Memorandum" means that certain "Joint Proxy Statement/Offering
Memorandum/Consent Solicitation" of the General Partner dated July 17, 1997
(including all exhibits and supplements thereto).
"Original Limited Partner" means the Limited Partners of the
Partnership, listed on Exhibit I hereto, as of _____________________, 1997.
"Partner" means a General Partner or a Limited Partner, and "Partners"
means the General Partner and the Limited Partners.
"Partner Minimum Gain" means an amount, with respect to each Partner
Nonrecourse Debt, equal to the Partnership Minimum Gain that would result if
such Partner Nonrecourse Debt were treated as a Nonrecourse Liability,
determined in accordance with Regulations Section 1.704-2(i)(3).
"Partner Nonrecourse Debt" shall have the meaning set forth in
Regulations Section 1.704-2(b)(4).
"Partner Nonrecourse Deductions" shall have the meaning set forth in
Regulations Section 1.704-2(i)(2), and the amount of Partner Nonrecourse
Deductions with respect to a
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Partner Nonrecourse Debt for a Partnership Year shall be determined in
accordance with the rules of Regulations Section 1.704-2(i)(2).
"Partnership" means the limited partnership formed under the Act and
pursuant to this Agreement, and any successor thereto.
"Partnership Interest" means, an ownership interest in the Partnership
of either a Limited Partner or the General Partner and includes any and all
benefits to which the holder of such a Partnership Interest may be entitled as
provided in this Agreement, together with all obligations of such Person to
comply with the terms and provisions of this Agreement. There may be one or more
classes of Partnership Interests as provided in Section 4.3. A Partnership
Interest may be expressed as a number of Partnership Units. Unless otherwise
expressly provided for by the General Partner at the time of the original
issuance of any Partnership Interests, all Partnership Interests (whether of a
Limited Partner or a General Partner) shall be of the same class.
"Partnership Minimum Gain" shall have the meaning set forth in
Regulations Section 1.704-2(b)(2), and the amount of Partnership Minimum Gain,
as well as any net increase or decrease in Partnership Minimum Gain, for a
Partnership Year shall be determined in accordance with the rules of Regulations
Section 1.704-2(d).
"Partnership Record Date" means the record date established by the
General Partner for the distribution of Available Cash pursuant to Section 5.1
which record date shall be the same as the record date established by the
General Partner for a distribution to its stockholders of some or all of its
portion of such distribution.
"Partnership Unit" means, with respect to any class of Partnership
Interest, a fractional, undivided share of such class of Partnership Interest
issued pursuant to Sections 4.1 and 4.3 (including Performance Units). The
ownership of Partnership Units may be evidenced by a certificate for units
substantially in the form of Exhibit D-1 or D-2 hereto or as the General Partner
may determine with respect to any class of Partnership Units issued from time to
time under Sections 4.1 and 4.3.
"Partnership Year" means the fiscal year of the Partnership, which shall
be the calendar year.
"Percentage Interest" means, as to a Partner holding a class of
Partnership Interests, its interest in the Partnership as determined by dividing
the Partnership Units of such class owned by such Partner by the total number of
Partnership Units of such class then outstanding as specified in Exhibit A
attached hereto, as such Exhibit may be amended from time to time. If the
Partnership issues more than one class of Partnership Interest, the interest in
the Partnership among the classes of Partnership Interests shall be determined
as set forth in the amendment to the Partnership Agreement setting forth the
rights and privileges of such additional classes of Partnership Interest, if
any, as contemplated by Section 4.3.C.
"Performance Amount" means, with respect to a PLP on a specified date,
(i) in the case of a Redemption, a number of Performance Units equal to (a) the
amount of such PLP's
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Capital Account balance immediately following the revaluation of the
Partnership's assets as of such date pursuant to the definitions of "Gross Asset
Value" (paragraph (ii) therein) and "Net Income" (paragraph (iii) therein),
divided by (b) the Fair Market Value of a REIT Share; and (ii) in the case of an
exchange of Performance Units for the REIT Shares Amount, the same number of
Performance Units as determined pursuant to subparagraph (i) above.
"Performance Investors" means shareholders of the General Partner and
Limited Partners who are parties to one or more of the Escrow Agreements.
"Performance Partners" means Partners which had the number of their
Partnership Units reduced pursuant to Section 4.3.F.
"Performance Shares" means a portion of the REIT Shares or Partnership
Units issued to the Performance Investors which were escrowed pursuant to the
Escrow Agreements for possible transfer to the General Partner or the
Partnership (as applicable), the applicable number of which for each Performance
Investor is described in the applicable Escrow Agreement.
"Performance Units" means those Partnership Units issued pursuant to
Section 4.3.F.
"Permitted Reason" means a termination of employment by reason of death,
disability, termination by the employer without "cause," or termination by a
Person of their employment for "good reason." For purposes of this definition,
"cause" shall mean (i) gross negligence or willful misconduct, (ii) breach by
the Person of the covenant not to compete provided in their employment agreement
during the one year period following the closing of the initial public offering
of common stock of the General Partner, (iii) fraud or other conduct against the
material best interests of the General Partner, the Partnership or their
subsidiaries, or (iv) conviction of a felony if such conviction has a material
adverse effect on the General Partner, the Partnership or their subsidiaries.
For purposes of this definition, "good reason" means (a) a substantial adverse
change in the nature or scope of a Person's responsibilities or authority under
the Person's employment agreement, or (b) an uncured breach by the employer of
any of its material obligations under such employment agreement.
"Person" means an individual or a corporation, partnership, limited
liability company, trust, unincorporated organization, association or other
entity.
"Plan Asset Regulation" means the regulations promulgated by the United
States Department of Labor in Title 29, Code of Federal Regulations, Part 2510,
Section 3-101.
"Pledge" shall have the meaning set forth in Section 11.3.A.
"PLP" means at any time, any Person who then owns one or more
Performance Units.
"Properties" means such interests in real property and personal property
including without limitation, fee interests, interests in ground leases,
interests in joint ventures, interests in mortgages, and Debt instruments as the
Partnership may hold from time to time.
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"Qualified REIT Subsidiary" means any Subsidiary of the General Partner
that is a "qualified REIT subsidiary" within the meaning of Section 856(i) of
the Code.
"Qualified Transferee" means an "Accredited Investor" as defined in Rule
501 promulgated under the Securities Act.
"Redemption" shall have the meaning set forth in Section 8.6.A.
"Regulations" means the Income Tax Regulations promulgated under the
Code, as such regulations may be amended from time to time (including
corresponding provisions of succeeding regulations).
"Regulatory Allocations" shall have the meaning set forth in Section
6.3.A(viii).
"REIT" means a real estate investment trust under Sections 856 through
860 of the Code.
"REIT Requirements" shall have the meaning set forth in Section 5.1.
"REIT Share" means a share of common stock, par value $.01 per share, of
the General Partner.
"REIT Shares Amount" means, as of any date, an aggregate number of REIT
Shares equal to the number of Tendered Units, or in the case of Section 11.2.B,
all Units, as adjusted pursuant to Section 7.5 (in the event the General Partner
acquires material assets, other than on behalf of the Partnership) and for stock
dividends and distributions, stock splits and subdivisions, reverse stock splits
and combinations, distributions of rights, warrants or options, and
distributions of evidences of indebtedness or assets relating to assets not
received by the General Partner pursuant to a pro rata distribution by the
Partnership.
"Securities Act" means the Securities Act of 1933, as amended, and the
rules and regulations of the Securities and Exchange Commission promulgated
thereunder.
"Specified Redemption Date" means the day of receipt by the General
Partner of a Notice of Redemption.
"Stock Incentive Plan" means any stock incentive plan of the General
Partner.
"Subsidiary" means, with respect to any Person, any corporation or other
entity of which a majority of (i) the voting power of the voting equity
securities or (ii) the outstanding equity interests is owned, directly or
indirectly, by such Person.
"Subsidiary Partnership" means any partnership or limited liability
company that is a Subsidiary of the Partnership.
"Substituted Limited Partner" means a Person who is admitted as a
Limited Partner to the Partnership pursuant to Section 11.4.
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"Surviving Partnership" shall have the meaning set forth in Section
11.2.C.
"Tax Items" shall have the meaning set forth in Section 6.4.A.
"Tenant" means any tenant from which the General Partner derives rent
either directly or indirectly through partnerships, including the Partnership.
"Tendered Units" shall have the meaning set forth in Section 8.6.A.
"Tendering Partner" shall have the meaning set forth in Section 8.6.A.
"Terminating Capital Transaction" means any sale or other disposition of
all or substantially all of the assets of the Partnership or a related series of
transactions that, taken together, result in the sale or other disposition of
all or substantially all of the assets of the Partnership.
"Termination Transaction" shall have the meaning set forth in Section
11.2.B.
ARTICLE 2.
ORGANIZATIONAL MATTERS
Section 2.1. Organization
The Partnership is a limited partnership formed pursuant to the
provisions of the Act and upon the terms and conditions set forth in this
Agreement. Except as expressly provided herein, the rights and obligations of
the Partners and the administration and termination of the Partnership shall be
governed by the Act. The Partnership Interest of each Partner shall be personal
property for all purposes.
Section 2.2. Name
The name of the Partnership is AMB Property, L.P. The Partnership's
business may be conducted under any other name or names deemed advisable by the
General Partner, including the name of the General Partner or any Affiliate
thereof. The words "Limited Partnership," "L.P.," "Ltd." or similar words or
letters shall be included in the Partnership's name where necessary for the
purposes of complying with the laws of any jurisdiction that so requires. The
General Partner in its sole and absolute discretion may change the name of the
Partnership at any time and from time to time and shall notify the Limited
Partners of such change in the next regular communication to the Limited
Partners.
Section 2.3. Resident Agent; Principal Office
The name and address of the resident agent of the Partnership in the
State of Delaware is The Corporation Trust Company, 1209 Orange Street,
Wilmington, Delaware 19801. The address of the principal office of the
Partnership in the State of Delaware is c/o The Corporation Trust Company, 1209
Orange Street, Wilmington, Delaware 19801 at such address. The principal office
of the Partnership is located at 505 Montgomery Street, San Francisco,
California 94111, or such other place as the General Partner may from time to
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time designate by notice to the Limited Partners. The Partnership may maintain
offices at such other place or places within or outside the State of Delaware as
the General Partner deems advisable.
Section 2.4. Power of Attorney
A. Each Limited Partner and each Assignee constitutes and appoints
the General Partner, any Liquidator, and authorized officers and
attorneys-in-fact of each, and each of those acting singly, in each case with
full power of substitution, as its true and lawful agent and attorney-in-fact,
with full power and authority in its name, place and stead to:
(i) execute, swear to, acknowledge, deliver, file and record in the
appropriate public offices: (a) all certificates, documents and
other instruments (including, without limitation, this Agreement
and the Certificate and all amendments or restatements thereof)
that the General Partner or the Liquidator deems appropriate or
necessary to form, qualify or continue the existence or
qualification of the Partnership as a limited partnership (or a
partnership in which the Limited Partners have limited
liability) in the State of Delaware and in all other
jurisdictions in which the Partnership may conduct business or
own property; (b) all instruments that the General Partner or
any Liquidator deems appropriate or necessary to reflect any
amendment, change, modification or restatement of this Agreement
in accordance with its terms; (c) all conveyances and other
instruments or documents that the General Partner or any
Liquidator deems appropriate or necessary to reflect the
dissolution and liquidation of the Partnership pursuant to the
terms of this Agreement, including, without limitation, a
certificate of cancellation; (d) all instruments relating to the
admission, withdrawal, removal or substitution of any Partner
pursuant to, or other events described in, Articles 11, 12 and
13 or the Capital Contribution of any Partner; and (e) all
certificates, documents and other instruments relating to the
determination of the rights, preferences and privileges of
Partnership Interests; and
(ii) execute, swear to, acknowledge and file all ballots, consents,
approvals, waivers, certificates and other instruments
appropriate or necessary, in the sole and absolute discretion of
the General Partner or any Liquidator, to make, evidence, give,
confirm or ratify any vote, consent, approval, agreement or
other action which is made or given by the Partners hereunder or
is consistent with the terms of this Agreement or appropriate or
necessary, in the sole discretion of the General Partner or any
Liquidator, to effectuate the terms or intent of this Agreement.
Nothing contained herein shall be construed as authorizing the General Partner
or any Liquidator to amend this Agreement except in accordance with Article 14
or as may be otherwise expressly provided for in this Agreement.
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B. The foregoing power of attorney is hereby declared to be
irrevocable and a power coupled with an interest, in recognition of the fact
that each of the Partners will be relying upon the power of the General Partner
and any Liquidator to act as contemplated by this Agreement in any filing or
other action by it on behalf of the Partnership, and it shall survive and not be
affected by the subsequent Incapacity of any Limited Partner or Assignee and the
transfer of all or any portion of such Limited Partner's or Assignee's
Partnership Units and shall extend to such Limited Partner's or Assignee's
heirs, successors, assigns and personal representatives. Each such Limited
Partner or Assignee hereby agrees to be bound by any representation made by the
General Partner or any Liquidator, acting in good faith pursuant to such power
of attorney; and each such Limited Partner or Assignee hereby waives any and all
defenses which may be available to contest, negate or disaffirm the action of
the General Partner or any Liquidator, taken in good faith under such power of
attorney. Each Limited Partner or Assignee shall execute and deliver to the
General Partner or any Liquidator, within fifteen (15) days after receipt of the
General Partner's or Liquidator's request therefor, such further designation,
powers of attorney and other instruments as the General Partner or the
Liquidator, as the case may be, deems necessary to effectuate this Agreement and
the purposes of the Partnership.
Section 2.5. Term
The term of the Partnership will commence on ______________, 1997 and
shall continue until December 31, 2097 unless it is dissolved sooner pursuant to
the provisions of Article 13 or as otherwise provided by law.
Section 2.6. Number of Partners
Without the consent of the General Partner which may be given or
withheld in its sole discretion, the Partnership shall not at any time have more
than one hundred (100) partners (including as partners those persons indirectly
owning an interest in the Partnership through a partnership, limited liability
company, S corporation or grantor trust (such entity, a "flow through entity"),
but only if substantially all of the value of such person's interest in the flow
through entity is attributable to the flow through entity's interest (direct or
indirect) in the Partnership).
ARTICLE 3.
PURPOSE
Section 3.1. Purpose and Business
The purpose and nature of the business to be conducted by the
Partnership is (i) to conduct any business that may be lawfully conducted by a
limited partnership organized pursuant to the Act; provided, however, that such
business shall be limited to and conducted in such a manner as to permit the
General Partner at all times to be classified as a REIT for Federal income tax
purposes, unless the General Partner ceases to qualify as a REIT for reasons
other than the conduct of the business of the Partnership, (ii) to enter into
any partnership, joint venture or other similar arrangement to engage in any of
the foregoing or to own interests in any entity engaged, directly or indirectly,
in any of the foregoing and (iii) to do anything necessary or incidental to the
foregoing. In connection with the foregoing, and without limiting the General
Partner's right
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in its sole discretion to cease qualifying as a REIT, the Partners acknowledge
that the General Partner's current status as a REIT inures to the benefit of all
the Partners and not solely the General Partner.
Section 3.2. Powers
The Partnership is empowered to do any and all acts and things
necessary, appropriate, proper, advisable, incidental to or convenient for the
furtherance and accomplishment of the purposes and business described herein and
for the protection and benefit of the Partnership, including, without
limitation, full power and authority, directly or through its ownership interest
in other entities, to enter into, perform and carry out contracts of any kind,
borrow money and issue evidences of indebtedness, whether or not secured by
mortgage, deed of trust, pledge or other lien, acquire and develop real
property, and manage, lease, sell, transfer and dispose of real property;
provided, however, not withstanding anything to the contrary in this Agreement,
the Partnership shall not take, or refrain from taking, any action which, in the
judgment of the General Partner, in its sole and absolute discretion, (i) could
adversely affect the ability of the General Partner to continue to qualify as a
REIT, (ii) could subject the General Partner to any taxes under Section 857 or
Section 4981 of the Code or (iii) could violate any law or regulation of any
governmental body or agency having jurisdiction over the General Partner or its
securities, unless any such action (or inaction) under the foregoing clauses
(i), (ii) or (iii) shall have been specifically consented to by the General
Partner in writing.
Section 3.3. Partnership Only for Purposes Specified
The Partnership shall be a partnership only for the purposes specified
in Section 3.1, and this Agreement shall not be deemed to create a partnership
among the Partners with respect to any activities whatsoever other than the
activities within the purposes of the Partnership as specified in Section 3.1.
Except as otherwise provided in this Agreement, no Partner shall have any
authority to act for, bind, commit or assume any obligation or responsibility on
behalf of the Partnership, its properties or any other Partner. No Partner, in
its capacity as a Partner under this Agreement, shall be responsible or liable
for any indebtedness or obligation of another Partner, nor shall the Partnership
be responsible or liable for any indebtedness or obligation of any Partner,
incurred either before or after the execution and delivery of this Agreement by
such Partner, except as to those responsibilities, liabilities, indebtedness or
obligations incurred pursuant to and as limited by the terms of this Agreement
and the Act.
Section 3.4. Representations and Warranties by the Parties
A. Each Partner that is an individual represents and warrants to
each other Partner that (i) such Partner has in the case of any Person other
than an individual, the power and authority, and in the case of an individual,
the legal capacity, to enter into this Agreement and perform such Partner's
obligations hereunder, (ii) the consummation of the transactions contemplated by
this Agreement to be performed by such Partner will not result in a breach or
violation of, or a default under, any agreement by which such Partner or any of
such Partner's property is or are bound, or any statute, regulation, order or
other law to which such Partner is subject, (iii) such Partner is neither a
"foreign person" within the meaning of Section 1445(f) of
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the Code nor a "foreign partner" within the meaning of Section 1446(e) of the
Code and (iv) this Agreement has been duly executed and delivered by such
Partner and is binding upon, and enforceable against, such Partner in accordance
with its terms.
B. Each Partner that is not an individual represents and warrants
to each other Partner that (i) its execution and delivery of this Agreement and
all transactions contemplated by this Agreement to be performed by it have been
duly authorized by all necessary action, including without limitation, that of
its general partner(s), committee(s), trustee(s), beneficiaries, directors
and/or stockholder(s), as the case may be, as required, (ii) the consummation of
such transactions shall not result in a breach or violation of, or a default
under, its certificate of limited partnership, partnership agreement, trust
agreement, limited liability company operating agreement, charter or by-laws, as
the case may be, any agreement by which such Partner or any of such Partner's
properties or any of its partners, beneficiaries, trustees or stockholders, as
the case may be, is or are bound, or any statute, regulation, order or other law
to which such Partner or any of its partners, trustees, beneficiaries or
stockholders, as the case may be, is or are subject, (iii) such Partner is
neither a "foreign person" within the meaning of Section 1445(f) of the Code nor
a "foreign partner" within the meaning of Section 1446(e) of the Code and (iv)
this Agreement has been duly executed and delivered by such Partner and is
binding upon, and enforceable against, such Partner in accordance with its
terms.
C. Each Partner represents, warrants and agrees that it has
acquired and continues to hold its interest in the Partnership for its own
account for investment only and not for the purpose of, or with a view toward,
the resale or distribution of all or any part thereof, nor with a view toward
selling or otherwise distributing such interest or any part thereof at any
particular time or under any predetermined circumstances. Each Partner further
represents and warrants that it is a sophisticated investor, able and accustomed
to handling sophisticated financial matters for itself, particularly real estate
investments, and that it has a sufficiently high net worth that it does not
anticipate a need for the funds it has invested in the Partnership in what it
understands to be a highly speculative and illiquid investment.
D. Each Partner further represents, warrants and agrees as follows:
(i) Except as provided in Exhibit E, at any time such Partner
actually or constructively owns a 25% or greater capital interest or
profits interest in the Partnership, it does not and will not, without
the prior written consent of the General Partner, actually own or
Constructively Own (a) with respect to any Tenant that is a corporation,
any stock of such Tenant and (b) with respect to any Tenant that is not
a corporation, any interests in either the assets or net profits of such
Tenant.
(ii) Except as provided in Exhibit F, at any time such Partner
actually or constructively owns a 25% or greater capital interest or
profits interest in the Partnership, it does not, and agrees that it
will not without the prior written consent of the General Partner,
actually own or Constructively Own, any stock in the General Partner,
other than any REIT Shares or other shares of capital stock of the
General Partner such Partner may acquire (a) as a result of an exchange
of Tendered Units pursuant to Section 8.6 or (b) upon the exercise of
options granted or delivery of REIT Shares pursuant to any
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Stock Incentive Plan, in each case subject to the ownership limitations
set forth in the General Partner's Charter.
(iii) Upon request of the General Partner, it will disclose to
the General Partner the amount of REIT Shares or other shares of capital
stock of the General Partner that it actually owns or Constructively
Owns.
(iv) It understands that if, for any reason, (a) the
representations, warranties or agreements set forth in Section 3.4.D(i)
or (ii) are violated or (b) the Partnership's actual or Constructive
Ownership of the REIT Shares or other shares of capital stock of the
General Partner violates the limitations set forth in the Charter, then
(x) some or all of the Redemption rights of the Partners may become
non-exercisable, and (y) some or all of the REIT Shares owned by the
Partners may be automatically transferred to a trust for the benefit of
a charitable beneficiary, as provided in the Charter.
E. The representations and warranties contained in Sections 3.4.A,
3.4.B, 3.4.C and 3.4.D shall survive the execution and delivery of this
Agreement by each Partner and the dissolution and winding up of the Partnership.
F. Each Partner hereby acknowledges that no representations as to
potential profit, cash flows, funds from operations or yield, if any, in respect
of the Partnership or the General Partner have been made by any Partner or any
employee or representative or Affiliate of any Partner, and that projections and
any other information, including, without limitation, financial and descriptive
information and documentation, which may have been in any manner submitted to
such Partner shall not constitute any representation or warranty of any kind or
nature, express or implied.
Section 3.5. Certain ERISA Matters
Each Partner acknowledges that the Partnership is intended to qualify
as a "real estate operating company" (as such term is defined in the Plan Asset
Regulation). The General Partner will use its reasonable best efforts to
structure the investments in, relationships with and conduct with respect to
Properties and any other assets of the Partnership so that the Partnership will
be a "real estate operating company" (as such term is defined in the Plan Asset
Regulation).
ARTICLE 4.
CAPITAL CONTRIBUTIONS
Section 4.1. Capital Contributions of the Partners
At the time of their respective execution of this Agreement, the
Partners shall make Capital Contributions as set forth in Exhibit A to this
Agreement. The Partners shall own Partnership Units of the class and in the
amounts set forth in Exhibit A and shall have a Percentage Interest in the
Partnership as set forth in Exhibit A, which Percentage Interest shall be
adjusted in Exhibit A from time to time by the General Partner to the extent
necessary to accurately reflect exchanges, redemptions, Capital Contributions,
the issuance of additional Partnership Units (including the issuance of
Performance Units pursuant to Section 4.3.F) or similar events having an effect
on a Partner's Percentage Interest. Except as required by law or as otherwise
provided in Sections 4.3, 4.4 and 10.5, no Partner shall be required or
permitted to make any additional Capital Contributions or loans to the
Partnership. Unless otherwise specified by the General Partner at the time of
the creation of any class of Partnership Interests, the corresponding class of
capital stock for any Partnership Units issued shall be REIT Shares.
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Section 4.2. Loans by Third Parties
Subject to Section 4.3, the Partnership may incur Debt, or enter into
other similar credit, guarantee, financing or refinancing arrangements for any
purpose (including, without limitation, in connection with any further
acquisition of Properties) with any Person that is not the General Partner upon
such terms as the General Partner determines appropriate; provided that, the
Partnership shall not incur any Debt that is recourse to the General Partner,
except to the extent otherwise agreed to by the General Partner in its sole
discretion.
Section 4.3. Additional Funding and Capital Contributions
A. General. The General Partner may, at any time and from time to
time, determine that the Partnership requires additional funds ("Additional
Funds") for the acquisition of additional Properties or for such other
Partnership purposes as the General Partner may determine. Additional Funds may
be raised by the Partnership, at the election of the General Partner, in any
manner provided in, and in accordance with, the terms of this Section 4.3. No
Person shall have any preemptive, preferential or similar right or rights to
subscribe for or acquire any Partnership Interest, except as set forth in this
Section 4.3.
B. General Partner Loans. The General Partner may enter into a
Funding Debt, including, without limitation, a Funding Debt that is convertible
into REIT Shares, and lend the Additional Funds to the Partnership (a "General
Partner Loan"); provided, however, that the General Partner shall not be
obligated to lend the net proceeds of any Funding Debt to the Partnership in a
manner that would be inconsistent with the General Partner's ability to remain
qualified as a REIT. If the General Partner enters into such a Funding Debt, the
General Partner Loan will consist of the net proceeds from such Funding Debt and
will be on comparable terms and conditions, including interest rate, repayment
schedule and costs and expenses, as shall be applicable with respect to or
incurred in connection with such Funding Debt.
C. Issuance of Additional Partnership Interests. The General
Partner may raise all or any portion of the Additional Funds by accepting
additional Capital Contributions, including, without limitation, the issuance of
Units for interests in real property. In connection with any such additional
Capital Contributions (of cash or property), the General Partner is hereby
authorized to cause the Partnership from time to time to issue to Partners
(including the General Partner) or other Persons (including, without limitation,
in connection with the contribution of property to the Partnership) additional
Partnership Units or other Partnership Interests in one or more classes, or one
or more series of any of such classes, with such designations, preferences and
relative, participating, optional or other special rights, powers, and duties,
including rights, powers, and duties senior to then existing Limited Partnership
Interests, all as shall be determined by the General Partner in its sole and
absolute discretion subject to Delaware law, and as set forth by amendment to
this Agreement, including without limitation: (i) the allocations of items of
Partnership income, gain, loss, deduction, and credit to such class or series of
Partnership Interests; (ii) the right of each such class or series of
Partnership Interests to share in Partnership distributions; (iii) the rights of
each such class or series of Partnership Interests upon dissolution and
liquidation of the Partnership; and (iv) the right to vote, including, without
limitation, the limited partner approval rights set forth in Section 11.2.A;
provided that,
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no such additional Partnership Units or other Partnership Interests shall be
issued to the General Partner unless either (a) the additional Partnership
Interests are issued in connection with the grant, award, or issuance of shares
of the General Partner pursuant to Section 4.3.D below, which shares have
designations, preferences, and other rights (except voting rights) such that the
economic interests attributable to such shares are substantially similar to the
designations, preferences and other rights of the additional Partnership
Interests issued to the General Partner in accordance with this Section 4.3.C or
(b) the additional Partnership Interests are issued to all Partners holding
Partnership Interests in the same class in proportion to their respective
Percentage Interests in such class. In the event that the Partnership issues
additional Partnership Interests pursuant to this Section 4.3.C, the General
Partner shall make such revisions to this Agreement (including but not limited
to the revisions described in Sections 5.4, 6.2.B, and 8.6) as it determines are
necessary to reflect the issuance of such additional Partnership Interests.
D. Issuance of REIT Shares or Other Securities by the General
Partner. The General Partner shall not issue any additional REIT Shares (other
than REIT Shares issued pursuant to Section 8.6 or pursuant to a dividend or
distribution (including any stock split) of REIT Shares to all of its
stockholders), other shares of capital stock of the General Partner or New
Securities unless the General Partner shall make a Capital Contribution of the
net proceeds (including, without limitation, cash and Properties) from the
issuance of such additional REIT Shares, other shares of capital stock or New
Securities, as the case may be, and from the exercise of the rights contained in
such additional New Securities, as the case may be. The General Partner's
Capital Account shall be increased by the amount of cash or the value of
Properties so contributed.
E. Percentage Interest Adjustments in the Case of Capital
Contributions for Partnership Units. Upon the acceptance of additional Capital
Contributions in exchange for Partnership Units, the Percentage Interest related
thereto shall be equal to a fraction, the numerator of which is equal to the
amount of cash and the Agreed Value of the Properties contributed as of the
Business Day immediately preceding the date on which the additional Capital
Contributions are made (an "Adjustment Date") and the denominator of which is
equal to the sum of (i) the Deemed Value of the Partnership Interests of such
class (computed as of the Business Day immediately preceding the Adjustment
Date) plus (ii) the aggregate amount of additional Capital Contributions
contributed to the Partnership on such Adjustment Date in respect of such class
of Partnership Interests. The Percentage Interest of each other Partner holding
Partnership Interests of such class not making a full pro rata Capital
Contribution shall be adjusted to equal a fraction, the numerator of which is
equal to the sum of (i) the Deemed Partnership Interest Value of such Limited
Partner of such class (computed as of the Business Day immediately preceding the
Adjustment Date) plus (ii) the amount of additional Capital Contributions made
by such Partner to the Partnership in respect of such class of Partnership
Interests as of such Adjustment Date, and the denominator of which is equal to
the sum of (a) the Deemed Value of the Partnership Interests of such class
(computed as of the Business Day immediately preceding the Adjustment Date),
plus (b) the aggregate amount of additional Capital Contributions contributed to
the Partnership on such Adjustment Date in respect of such class.
Notwithstanding the foregoing, solely for purposes of calculating a Partner's
Percentage Interest pursuant to this Section 4.3.E, (i) in the case of cash
Capital Contributions by the General Partner, such Capital Contributions will be
deemed to equal the cash contributed by the General
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Partner plus, in the case of cash contributions funded by an offering of REIT
Shares or other shares of capital stock of the General Partner, the offering
costs attributable to the cash contributed to the Partnership, and (ii) in the
case of the contribution of Properties (or any portion thereof) by the General
Partner which were acquired by the General Partner in exchange for REIT Shares
immediately prior to such contribution, the General Partner shall be issued a
number of Partnership Units equal to the number of REIT Shares issued by the
General Partner in exchange for such Properties, the Partnership Units held by
the other Partners shall not be adjusted, and the Partners' Percentage Interests
shall be adjusted accordingly. The General Partner shall promptly give each
Partner written notice of its Percentage Interest, as adjusted.
F. Issuance of Performance Units to the PLPs. Performance Investors
may be required pursuant to the terms of the Escrow Agreements to transfer all
or a portion of their Performance Shares to the General Partner or the
Partnership (as applicable). To the extent Performance Shares (i.e., REIT
Shares) are transferred by Performance Investors to the General Partner pursuant
to the Escrow Agreements, the number of Partnership Units held by the General
Partner shall be automatically reduced by such amount on such date. To the
extent Performance Shares (i.e., Partnership Units) are transferred by
Performance Investors to the Partnership pursuant the Escrow Agreements, the
number of Partnership Units held by each such Performance Investor shall be
automatically reduced by such amount on such date. To the extent the Partnership
Units held by the General Partner or Performance Investors are reduced as set
forth in the preceding two sentences, the Partnership shall immediately issue an
equal number of Performance Units to the Persons listed on Exhibit H hereto in
accordance with the percentages set forth on such exhibit. The adjustments in
the number of Partnership Units held by the Performance Partners and the PLPs
set forth above shall have no effect on each such Partners' Capital Account in
the Partnership (except with respect to subsequent allocations of items of
Partnership income, gain, loss, deduction, and credit made to such Partners) and
no PLP shall have an obligation to make a contribution to the capital of the
Partnership in connection with the issuance of Performance Units.
G. Changes in PLPs. Any Person who is listed on Exhibit H and who
does not remain employed by the Partnership for at least one (1) year from the
closing of the initial public offering of the common stock of the General
Partner, other than Persons who cease to be so employed as a result of a
Permitted Reason, shall have their name removed from such exhibit and such
Person's percentage as set forth on such exhibit shall be transferred to the
other Persons listed on such exhibit in proportion to their immediately
preceding percentages.
Section 4.4. Stock Incentive Plan
If at any time or from time to time the General Partner sells or issues
REIT Shares pursuant to any Stock Incentive Plan, the General Partner shall
contribute any proceeds therefrom to the Partnership as an additional Capital
Contribution and shall receive an amount of additional Partnership Units equal
to the number of REIT Shares so sold or issued. The General Partner's Capital
Account shall be increased by the amount of cash so contributed.
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Section 4.5. No Preemptive Rights
Except to the extent expressly granted by the Partnership pursuant to
another agreement, no Person shall have any preemptive, preferential or other
similar right with respect to (i) additional Capital Contributions or loans to
the Partnership or (ii) issuance or sale of any Partnership Units or other
Partnership Interests.
Section 4.6. Other Contribution Provisions
In the event that any Partner is admitted to the Partnership and is
given (or is treated as having received) a Capital Account in exchange for
services rendered to the Partnership, such transaction shall be treated by the
Partnership and the affected Partner as if the Partnership had compensated such
Partner in cash, and the Partner had contributed such cash to the capital of the
Partnership. In addition, with the consent of the General Partner, in its sole
discretion, one or more Limited Partners may enter into contribution agreements
with the Partnership which have the effect of providing a guarantee of certain
obligations of the Partnership.
ARTICLE 5.
DISTRIBUTIONS
Section 5.1. Requirement and Characterization of Distributions
The General Partner shall cause the Partnership to distribute quarterly
all, or such portion as the General Partner may in its discretion determine, of
Available Cash generated by the Partnership during such quarter to the Partners
who are Partners on the Partnership Record Date with respect to such quarter,
(i) first, with respect to any Partnership Interests that are entitled to any
preference in distribution, in accordance with the rights of such class of
Partnership Interests (and within such class, pro rata in proportion to the
respective Percentage Interests on such Partnership Record Date) and (ii)
second, with respect to Partnership Interests that are not entitled to any
preference in distribution, pro rata to each such class in accordance with the
terms of such class (and within each such class, pro rata in proportion with the
respective Percentage Interests on such Partnership Record Date). Unless
otherwise expressly provided for herein or in an agreement at the time a new
class of Partnership Interests is created in accordance with Article 4, no
Partnership Interest shall be entitled to a distribution in preference to any
other Partnership Interest. The General Partner shall take such reasonable
efforts, as determined by it in its sole and absolute discretion and consistent
with its qualification as a REIT, to cause the Partnership to distribute
sufficient amounts to enable the General Partner to pay stockholder dividends
that will (a) satisfy the requirements for qualifying as a REIT under the Code
and Regulations ("REIT Requirements") and (b) avoid any Federal income or excise
tax liability of the General Partner.
Section 5.2. Distributions in Kind
No right is given to any Partner to demand and receive property other
than cash. The General Partner may determine, in its sole and absolute
discretion, to make a distribution in kind to the Partners of Partnership
assets, and such assets shall be distributed in such a fashion as
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to ensure that the fair market value is distributed and allocated in accordance
with Articles 5, 6 and 10.
Section 5.3. Distributions Upon Liquidation
Proceeds from a Terminating Transaction shall be distributed to the
Partners in accordance with Section 13.2.
Section 5.4. Distributions to Reflect Issuance of Additional
Partnership Interests
In the event that the Partnership issues additional Partnership
Interests (other than Performance Units, which shall receive distributions as
set forth in Section 5.1) to the General Partner or any Additional Limited
Partner pursuant to Section 4.3.C or 4.4, the General Partner shall make such
revisions to this Article 5 as it determines are necessary to reflect the
issuance of such additional Partnership Interests.
ARTICLE 6.
ALLOCATIONS
Section 6.1. Timing and Amount of Allocations of Net Income and Net
Loss
Net Income and Net Loss of the Partnership shall be determined and
allocated with respect to each fiscal year of the Partnership as of the end of
each such year. Subject to the other provisions of this Article 6, an allocation
to a Partner of a share of Net Income or Net Loss shall be treated as an
allocation of the same share of each item of income, gain, loss or deduction
that is taken into account in computing Net Income or Net Loss.
Section 6.2. General Allocations
A. In General. Except as otherwise provided in this Article 6:
(i) Net Income and Net Loss. Net Income and Net Loss shall
be allocated except as provided in Section 6.2.A(ii), to each of the
Partners holding the same class of Partnership Interests in accordance
with their respective Percentage Interest of such class.
(ii) Terminating Capital Transactions.
(a) If no Performance Units are outstanding at the
time of a Terminating Capital Transaction, any
Net Income attributable to such Terminating
Capital Transaction shall first be allocated to
the General Partner in an amount equal to the
Offering Costs, to the extent the General
Partner's Capital Account has not previously
been adjusted to account for such amounts.
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(b) If Performance Units are outstanding at the time
of a Terminating Capital Transaction --
(1) any Net Income attributable to such
Terminating Capital Transaction shall be
allocated as follows: such Net Income
shall first be tentatively allocated
solely as an interim step in calculating
final allocations pursuant to this
Section 6.2.A.(ii)(b)(1), among the
Partners in accordance with Section
6.2.A.(ii)(a) and Section 6.2.A.(i).
Then the amount so tentatively allocated
to each Performance Partner, to the
extent of each such Performance
Partner's Excess Performance Capital,
shall instead be allocated to the PLPs,
pro rata to the number of Performance
Units held by each PLP.
(2) any Net Loss attributable to such
Terminating Capital Transaction shall be
allocated as follows: such Net Loss
shall first be tentatively allocated,
solely as an interim step in calculating
final allocations pursuant to this
Section 6.2.A(ii)(b)(2), among the
Partners in accordance with Section
6.2.A.(i). Then the amount so
tentatively allocated to the PLPs shall
instead be allocated to the Performance
Partners to the extent of the aggregate
Excess Performance Capital of the
Performance Partners. Any amounts so
allocated away from the PLPs shall be
done on a basis which is proportionate
to each PLP's Performance Units. Any
amounts so allocated to the Performance
Partners shall be done on a basis which
is proportionate to each Performance
Partner's Excess Performance Capital.
B. Allocations to Reflect Issuance of Additional Partnership
Interests. In the event that the Partnership issues additional Partnership
Interests to the General Partner or any Additional Limited Partner pursuant to
Section 4.3 or 4.4, the General Partner shall make such revisions to this
Section 6.2 as it determines are necessary to reflect the terms of the issuance
of such additional Partnership Interests, including making preferential
allocations to certain classes of Partnership Interests. In addition, for any
quarter in which Performance Units were issued, Net Income and Net Loss relating
to such units shall be allocated among (i) the PLPs who received such units and
(ii) the Performance Partners who returned the corresponding Partnership Units
to the Partnership, in accordance with any method selected by the General
Partner which is permitted under Section 706 of the Code.
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Section 6.3. Additional Allocation Provisions
Notwithstanding the foregoing provisions of this Article 6:
A. Regulatory Allocations.
(i) Minimum Gain Chargeback. Except as otherwise provided in
Regulations Section 1.704-2(f), notwithstanding the provisions of
Section 6.2, or any other provision of this Article 6, if there is a net
decrease in Partnership Minimum Gain during any fiscal year, each
Partner shall be specially allocated items of Partnership income and
gain for such year (and, if necessary, subsequent years) in an amount
equal to such Partner's share of the net decrease in Partnership Minimum
Gain, as determined under Regulations Section 1.704-2(g). Allocations
pursuant to the previous sentence shall be made in proportion to the
respective amounts required to be allocated to each Partner pursuant
thereto. The items to be allocated shall be determined in accordance
with Regulations Sections 1.704-2(f)(6) and 1.704-2(j)(2). This Section
6.3.A(i) is intended to qualify as a "minimum gain chargeback" within
the meaning of Regulation Section 1.704-2(f) which shall be controlling
in the event of a conflict between such Regulation and this Section
6.3.A(i).
(ii) Partner Minimum Gain Chargeback. Except as otherwise
provided in Regulations Section 1.704-2(i)(4), and notwithstanding the
provisions of Section 6.2, or any other provision of this Article 6
(except Section 6.3.A(i)), if there is a net decrease in Partner Minimum
Gain attributable to a Partner Nonrecourse Debt during any fiscal year,
each Partner who has a share of the Partner Minimum Gain attributable to
such Partner Nonrecourse Debt, determined in accordance with Regulations
Section 1.704-2(i)(5), shall be specially allocated items of Partnership
income and gain for such year (and, if necessary, subsequent years) in
an amount equal to such Partner's share of the net decrease in Partner
Minimum Gain attributable to such Partner Nonrecourse Debt, determined
in accordance with Regulations Section 1.704-2(i)(4). Allocations
pursuant to the previous sentence shall be made in proportion to the
respective amounts required to be allocated to each General Partner and
Limited Partner pursuant thereto. The items to be so allocated shall be
determined in accordance with Regulations Sections 1.704-2(i)(4) and
1.704-2(j)(2). This Section 6.3.A(ii) is intended to qualify as a
"chargeback of partner nonrecourse debt minimum gain" within the meaning
of Regulation Section 1.704-2(i) which shall be controlling in the event
of a conflict between such Regulation and this Section 6.3.A(ii).
(iii) Nonrecourse Deductions and Partner Nonrecourse
Deductions. Any Nonrecourse Deductions for any fiscal year shall be
specially allocated to the Partners in accordance with their Percentage
Interests. Any Partner Nonrecourse Deductions for any fiscal year shall
be specially allocated to the Partner(s) who bears the economic risk of
loss with respect to the Partner Nonrecourse Debt to which such Partner
Nonrecourse Deductions are attributable, in accordance with Regulations
Sections 1.704-2(b)(4) and 1.704-2(i).
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(iv) Qualified Income Offset. If any Partner unexpectedly
receives an adjustment, allocation or distribution described in
Regulations Section 1.704-1(b)(2)(ii)(d)(4), (5) or (6), items of
Partnership income and gain shall be allocated, in accordance with
Regulations Section 1.704-1(b)(2)(ii)(d), to the Partner in an amount
and manner sufficient to eliminate, to the extent required by such
Regulations, the Adjusted Capital Account Deficit of the Partner as
quickly as possible provided that an allocation pursuant to this Section
6.3.A(iv) shall be made if and only to the extent that such Partner
would have an Adjusted Capital Account Deficit after all other
allocations provided in this Article 6 have been tentatively made as if
this Section 6.3.A(iv) were not in the Agreement. It is intended that
this Section 6.3.A(iv) qualify and be construed as a "qualified income
offset" within the meaning of Regulations 1.704-1(b)(2)(ii)(d), which
shall be controlling in the event of a conflict between such Regulations
and this Section 6.3.A(iv).
(v) Gross Income Allocation. In the event any Partner has a
deficit Capital Account at the end of any fiscal year which is in excess
of the sum of (a) the amount (if any) such Partner is obligated to
restore to the Partnership and (b) the amount such Partner is deemed to
be obligated to restore pursuant to Regulations Section
1.704-1(b)(2)(ii)(c) or the penultimate sentences of Regulations
Sections 1.704-2(g)(1) and 1.704-2(i)(5), each such Partner shall be
specially allocated items of Partnership income and gain in the amount
of such excess as quickly as possible; provided that, an allocation
pursuant to this Section 6.3.A(v) shall be made if and only to the
extent that such Partner would have a deficit Capital Account in excess
of such sum after all other allocations provided in this Article 6 have
been tentatively made as if this Section 6.3.A(v) and Section 6.3.A(iv)
were not in the Agreement.
(vi) Limitation on Allocation of Net Loss. To the extent any
allocation of Net Loss would cause or increase an Adjusted Capital
Account Deficit as to any Partner, such allocation of Net Loss shall be
reallocated among the other Partners in accordance with their respective
Percentage Interests, subject to the limitations of this Section
6.3.A(vi).
(vii) Section 754 Adjustment. To the extent an adjustment to
the adjusted tax basis of any Partnership asset pursuant to Code Section
734(b) or Code Section 743(b) is required, pursuant to Regulations
Section 1.704-1(b)(2)(iv)(m)(2) or Regulations Section
1.704-1(b)(2)(iv)(m)(4), to be taken into account in determining Capital
Accounts as the result of a distribution to a Partner in complete
liquidation of his interest in the Partnership, the amount of such
adjustment to the Capital Accounts shall be treated as an item of gain
(if the adjustment increases the basis of the asset) or loss (if the
adjustment decreases such basis) and such gain or loss shall be
specially allocated to the Partners in accordance with their interests
in the Partnership in the event that Regulations Section
1.704-1(b)(2)(iv)(m)(2) applies, or to the Partners to whom such
distribution was made in the event that Regulations Section
1.704-1(b)(2)(iv)(m)(4) applies.
(viii) Curative Allocation. The allocations set forth in
Sections 6.3.A(i), (ii), (iii), (iv), (v), (vi), and (vii) (the
"Regulatory Allocations") are intended to comply
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with certain regulatory requirements, including the requirements of
Regulations Sections 1.704-1(b) and 1.704-2. Notwithstanding the
provisions of Sections 6.1 and 6.2, the Regulatory Allocations shall be
taken into account in allocating other items of income, gain, loss and
deduction among the Partners so that, to the extent possible, the net
amount of such allocations of other items and the Regulatory Allocations
to each Partner shall be equal to the net amount that would have been
allocated to each such Partner if the Regulatory Allocations had not
occurred.
B. For purposes of determining a Partner's proportional share of
the "excess nonrecourse liabilities" of the Partnership within the meaning of
Regulations Section 1.752-3(a)(3), each Partner's interest in Partnership
profits shall be such Partner's Percentage Interest.
Section 6.4. Tax Allocations
A. In General. Except as otherwise provided in this Section 6.4,
for income tax purposes each item of income, gain, loss and deduction
(collectively, "Tax Items") shall be allocated among the Partners in the same
manner as its correlative item of "book" income, gain, loss or deduction is
allocated pursuant to Sections 6.2 and 6.3.
B. Allocations Respecting Section 704(c) Revaluations.
Notwithstanding Section 6.4.A, Tax Items with respect to Partnership property
that is contributed to the Partnership by a Partner shall be shared among the
Partners for income tax purposes pursuant to Regulations promulgated under
Section 704(c) of the Code, so as to take into account the variation, if any,
between the basis of the property to the Partnership and its initial Gross Asset
Value. With respect to Partnership property that is initially contributed to the
Partnership upon its formation pursuant to Section 4.1, such variation between
basis and initial Gross Asset Value shall be taken into account under the
"traditional method" as described in Regulations Section 1.704-3(b). With
respect to properties subsequently contributed to the Partnership, the
Partnership shall account for such variation under any method approved under
Section 704(c) of the Code and the applicable regulations as chosen by the
General Partner. In the event the Gross Asset Value of any Partnership asset is
adjusted pursuant to subparagraph (ii) of the definition of Gross Asset Value
(provided in Article 1), subsequent allocations of Tax Items with respect to
such asset shall take account of the variation, if any, between the adjusted
basis of such asset and its Gross Asset Value in the same manner as under
Section 704(c) of the Code and the applicable regulations consistent with the
requirements of Regulations Section 1.704-1(b)(2)(iv)(g) using any method
approved under 704(c) of the Code and the applicable regulations as chosen by
the General Partner.
ARTICLE 7.
MANAGEMENT AND OPERATIONS OF BUSINESS
Section 7.1. Management
A. Except as otherwise expressly provided in this Agreement, all
management powers over the business and affairs of the Partnership are
exclusively vested in the General Partner, and no Limited Partner shall have any
right to participate in or exercise control or management power over the
business and affairs of the Partnership. The General Partner may
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not be removed by the Limited Partners with or without cause, except with the
consent of the General Partner. In addition to the powers now or hereafter
granted a general partner of a limited partnership under the Act and other
applicable law or which are granted to the General Partner under any other
provision of this Agreement, the General Partner, subject to the other
provisions hereof including Section 7.3, shall have full power and authority to
do all things deemed necessary or desirable by it to conduct the business of the
Partnership, to exercise all powers set forth in Section 3.2 and to effectuate
the purposes set forth in Section 3.1, including, without limitation:
(i) the making of any expenditures, the lending or borrowing of
money (including, without limitation, making prepayments on
loans and borrowing money to permit the Partnership to make
distributions to its Partners in such amounts as will permit the
General Partner (so long as the General Partner has determined
to qualify as a REIT) to avoid the payment of any Federal income
tax (including, for this purpose, any excise tax pursuant to
Section 4981 of the Code) and to make distributions to its
stockholders sufficient to permit the General Partner to
maintain REIT status), the assumption or guarantee of, or other
contracting for, indebtedness and other liabilities, the
issuance of evidences of indebtedness (including the securing of
same by mortgage, deed of trust or other lien or encumbrance on
all or any of the Partnership's assets) and the incurring of any
obligations it deems necessary for the conduct of the activities
of the Partnership;
(ii) the making of tax, regulatory and other filings, or rendering of
periodic or other reports to governmental or other agencies
having jurisdiction over the business or assets of the
Partnership;
(iii) subject to the provisions of Section 7.3.D, the acquisition,
disposition, mortgage, pledge, encumbrance, hypothecation or
exchange of any assets of the Partnership or the merger or other
combination of the Partnership with or into another entity;
(iv) the mortgage, pledge, encumbrance or hypothecation of all or any
assets of the Partnership, and the use of the assets of the
Partnership (including, without limitation, cash on hand) for
any purpose consistent with the terms of this Agreement and on
any terms it sees fit, including, without limitation, the
financing of the conduct or the operations of the General
Partner or the Partnership, the lending of funds to other
Persons (including, without limitation, the General Partner (if
necessary to permit the financing or capitalization of a
subsidiary of the General Partner or the Partnership) and any
Subsidiaries of the Partnership) and the repayment of
obligations of the Partnership, any of its Subsidiaries and any
other Person in which it has an equity investment;
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(v) the negotiation, execution, and performance of any contracts,
leases, conveyances or other instruments that the General
Partner considers useful or necessary to the conduct of the
Partnership's operations or the implementation of the General
Partner's powers under this Agreement;
(vi) the distribution of Partnership cash or other Partnership assets
in accordance with this Agreement;
(vii) the selection and dismissal of employees of the Partnership
(including, without limitation, employees having titles such as
"president," "vice president," "secretary" and "treasurer"), and
agents, outside attorneys, accountants, consultants and
contractors of the Partnership, the determination of their
compensation and other terms of employment or hiring, including
waivers of conflicts of interest and the payment of their
expenses and compensation out of the Partnership's assets;
(viii) the maintenance of such insurance for the benefit of the
Partnership and the Partners as it deems necessary or
appropriate;
(ix) the formation of, or acquisition of an interest in, and the
contribution of property to, any further limited or general
partnerships, joint ventures or other relationships that it
deems desirable (including, without limitation, the acquisition
of interests in, and the contributions of property to any
Subsidiary and any other Person in which it has an equity
investment from time to time); provided that, as long as the
General Partner has determined to ---- continue to qualify as a
REIT, the Partnership may not engage in any such formation,
acquisition or contribution that would cause the General Partner
to fail to qualify as a REIT;
(x) the control of any matters affecting the rights and obligations
of the Partnership, including the conduct of litigation and the
incurring of legal expense and the settlement of claims and
litigation, and the indemnification of any Person against
liabilities and contingencies to the extent permitted by law;
(xi) the undertaking of any action in connection with the
Partnership's direct or indirect investment in any Person
(including, without limitation, contributing or loaning
Partnership funds to, incurring indebtedness on behalf of, or
guarantying the obligations of any such Persons);
(xii) subject to the other provisions in this Agreement, the
determination of the fair market value of any Partnership
property distributed in kind using such reasonable method of
valuation as it may adopt; provided that, such methods are
otherwise consistent with requirements of this Agreement;
(xiii) the management, operation, leasing, landscaping, repair,
alteration, demolition or improvement of any real property or
improvements owned
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by the Partnership or any Subsidiary of the Partnership or any
Person in which the Partnership has made a direct or indirect
equity investment;
(xiv) holding, managing, investing and reinvesting cash and other
assets of the Partnership;
(xv) the collection and receipt of revenues and income of the
Partnership;
(xvi) the exercise, directly or indirectly through any
attorney-in-fact acting under a general or limited power of
attorney, of any right, including the right to vote, appurtenant
to any asset or investment held by the Partnership;
(xvii) the exercise of any of the powers of the General Partner
enumerated in this Agreement on behalf of or in connection with
any Subsidiary of the Partnership or any other Person in which
the Partnership has a direct or indirect interest, or jointly
with any such Subsidiary or other Person;
(xviii) the exercise of any of the powers of the General Partner
enumerated in this Agreement on behalf of any Person in which
the Partnership does not have an interest, pursuant to
contractual or other arrangements with such Person; and
(xix) the making, execution and delivery of any and all deeds, leases,
notes, deeds to secure debt, mortgages, deeds of trust, security
agreements, conveyances, contracts, guarantees, warranties,
indemnities, waivers, releases or legal instruments or other
agreements in writing necessary or appropriate in the judgment
of the General Partner for the accomplishment of any of the
powers of the General Partner enumerated in this Agreement.
B. Each of the Limited Partners agrees that the General Partner is
authorized to execute, deliver and perform the above-mentioned agreements and
transactions on behalf of the Partnership without any further act, approval or
vote of the partners, notwithstanding any other provisions of this Agreement
(except as provided in Section 7.3), the Act or any applicable law, rule or
regulation. The execution, delivery or performance by the General Partner or the
Partnership of any agreement authorized or permitted under this Agreement shall
not constitute a breach by the General Partner of any duty that the General
Partner may owe the Partnership or the Limited Partners or any other Persons
under this Agreement or of any duty stated or implied by law or equity.
C. At all times from and after the date hereof, the General Partner
may cause the Partnership to obtain and maintain (i) casualty, liability and
other insurance (including, without limitation, earthquake insurance) on the
properties of the Partnership and (ii) liability insurance for the Indemnities
hereunder.
D. At all times from and after the date hereof, the General Partner
may cause the Partnership to establish and maintain working capital and other
reserves in such amounts as
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the General Partner, in it sole and absolute discretion, deems appropriate and
reasonable from time to time.
E. In exercising its authority under this Agreement, the General
Partner may, but, other than as set forth in the following sentence, shall be
under no obligation to, take into account the tax consequences to any Partner
(including the General Partner) of any action taken by the General Partner. The
General Partner, on behalf of the Partnership, shall use commercially reasonable
efforts to cooperate with the Limited Partners to minimize any taxes payable in
connection with any repayment, refinancing, replacement or restructuring of
Debt, or any sale, exchange or any other disposition of assets, of the
Partnership. The General Partner and the Partnership shall not have liability to
a Limited Partner under any circumstances as a result of an income tax liability
incurred by such Limited Partner as a result of an action (or inaction) by the
General Partner pursuant to its authority under this Agreement.
F. Except as otherwise provided herein, to the extent the duties of
the General Partner require expenditures of funds to be paid to third parties,
the General Partner shall not have any obligations hereunder except to the
extent that Partnership funds are reasonably available to it for the performance
of such duties, and nothing herein contained shall be deemed to authorize or
require the General Partner, in its capacity as such, to expend its individual
funds for payment to third parties or to undertake any individual liability or
obligation on behalf of the Partnership.
Section 7.2. Certificate of Limited Partnership
To the extent that such action is determined by the General Partner to
be reasonable and necessary or appropriate, the General Partner shall file
amendments to and restatements of the Certificate and do all the things to
maintain the Partnership as a limited partnership (or a partnership in which the
limited partners have limited liability) under the laws of the State of Delaware
and to maintain the Partnership's qualification to do business as a foreign
limited partnership in each other state, the District of Columbia or other
jurisdiction, in which the Partnership may elect to do business or own property.
Subject to the terms of Section 8.5.A(iv), the General Partner shall not be
required, before or after filing, to deliver or mail a copy of the Certificate
or any amendment thereto to any Limited Partner. The General Partner shall use
all reasonable efforts to cause to be filed such other certificates or documents
as may be reasonable and necessary or appropriate for the formation,
continuation, qualification and operation of a limited partnership (or a
partnership in which the limited partners have limited liability) in the State
of Delaware, and any other state, or the District of Columbia or other
jurisdiction, in which the Partnership may elect to do business or own property.
Section 7.3. Restrictions on General Partner's Authority
A. The General Partner may not take any action in contravention of
this Agreement, including, without limitation:
(i) take any action that would make it impossible to carry on the
ordinary business of the Partnership, except as otherwise
provided in this Agreement;
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(ii) possess Partnership property, or assign any rights in specific
Partnership property, for other than a Partnership purpose
except as otherwise provided in this Agreement;
(iii) admit a Person as a Partner, except as otherwise provided in
this Agreement (including with respect to the PLPs, who shall
become Partners upon their receipt of Performance Units);
(iv) perform any act that would subject a Limited Partner to
liability as a general partner in any jurisdiction or any other
liability except as provided herein or under the Act; or
(v) enter into any contract, mortgage, loan or other agreement that
prohibits or restricts, or has the effect of prohibiting or
restricting, the ability of a Limited Partner to exercise its
rights to a Redemption in full, except with the written consent
of such Limited Partner.
B. The General Partner shall not, without the prior Consent of the
Partners (in addition to any Consent of the Limited Partners required by any
other provision hereof), undertake, on behalf of the Partnership, any of the
following actions or enter into any transaction which would have the effect of
such transactions:
(i) except as provided in Section 7.3.D below, amend, modify or
terminate this Agreement other than to reflect the admission,
substitution, termination or withdrawal of partners pursuant to
Article 12;
(ii) make a general assignment for the benefit of creditors or
appoint or acquiesce in the appointment of a custodian, receiver
or trustee for all or any part of the assets of the Partnership;
(iii) institute any proceeding for bankruptcy on behalf of the
Partnership;
(iv) confess a judgment against the Partnership; or
(v) enter into a merger (including a triangular merger),
consolidation or other combination of the Partnership with or
into another entity.
C. Except in the case of a Liquidating Event pursuant to Section
13.1 (other than Section 13.1.F), the General Partner shall not, without the
prior Consent of the Limited Partners, undertake, on behalf of the Partnership,
any actions or enter into any transaction which would have the effect of a
dissolution of the Partnership, including a sale, exchange, transfer or other
disposition of all or substantially all of the Partnership's assets in a single
transaction or a series of related transactions.
D. Notwithstanding Sections 7.3.B, 7.3.C and 7.3.D, but subject to
Section 7.3.E, the General Partner shall have the power, without the Consent of
the Limited Partners, to
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amend this Agreement as may be required to facilitate or implement any of the
following purposes:
(i) to add to the obligations of the General Partner or surrender
any right or power granted to the General Partner or any
Affiliate of the General Partner for the benefit of the Limited
Partners;
(ii) to reflect the issuance of additional Partnership Interests
pursuant to Sections 4.3.C, 4.3.F and 4.4, or the admission,
substitution, termination, reduction in Partnership Units or
withdrawal of Partners in accordance with this Agreement (which
may be effected through the replacement of Exhibit A with an
amended Exhibit A);
(iii) to set forth the designations, rights, powers, duties, and
preferences of the holders of any additional Partnership
Interests issued pursuant to Article 4;
(iv) to reflect a change that is of an inconsequential nature and
does not adversely affect the Limited Partners in any material
respect, or to cure any ambiguity in, correct or supplement any
provision, or make other changes with respect to matters arising
under, this Agreement that will not be inconsistent with law or
with the provisions of this Agreement;
(v) to satisfy any requirements, conditions, or guidelines contained
in any order, directive, opinion, ruling or regulation of a
Federal, state of local agency or contained in Federal, state or
local law.
(vi) to reflect such changes as are reasonably necessary for the
General Partner to maintain its status as a REIT, including
changes which may be necessitated due to a change in applicable
law (or an authoritative interpretation thereof) or a ruling of
the IRS; and
(vii) to modify, as set forth in the definition of "Capital Account,"
the manner in which Capital Accounts are computed.
The General Partner will provide notice to the Limited Partners when any action
under this Section 7.3.D is taken.
E. Notwithstanding Sections 7.3.B, 7.3.C and 7.3.D, this Agreement
shall not be amended, and no action may be taken by the General Partner,
including in either case through merger or sale of assets of the Partnership or
otherwise without the Consent of each Partner adversely affected if such
amendment or action would (i) convert a Limited Partner's interest in the
Partnership into a general partner's interest (except as the result of the
General Partner acquiring such interest), (ii) modify the limited liability of a
Limited Partner, (iii) alter rights of the Partner to receive distributions
pursuant to Article 5 or Section 13.2.A(4), or the allocations specified in
Article 6 (except as permitted pursuant to Section 4.3 and Section 7.3.D(2)),
(iv) alter or modify the rights to a Redemption or the REIT Shares Amount as set
forth in Section 8.6, and related definitions hereof, or (v) amend this Section
7.3.E. Further, no amendment may
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alter the restrictions on the General Partner's authority set forth elsewhere in
this Section 7.3 without the Consent specified in such section. In addition, (a)
Section 11.2 of this Agreement shall not be amended, and no action in
contravention of Section 11.2 shall be taken, including in either case through
merger or sale of assets of the Partnership or otherwise, without the Consent of
the Limited Partners and (b) this Agreement shall not be amended, and no action
shall be taken, including in either case through merger or sale of assets of the
Partnership or otherwise, which would adversely affect the rights of the Persons
set forth in Exhibit H to receive Performance Units as described herein.
Section 7.4. Reimbursement of the General Partner
A. Except as provided in this Section 7.4 and elsewhere in this
Agreement (including the provisions of Articles 5 and 6 regarding distributions,
payments and allocations to which it may be entitled), the General Partner shall
not be compensated for its services as general partner of the Partnership.
B. Subject to Section 15.11, the General Partner shall be
reimbursed on a monthly basis, or such other basis as the General Partner may
determine in its sole and absolute discretion, for all expenses it incurs
relating to the ownership of interests in and operation of, or for the benefit
of, the Partnership. The Limited Partners acknowledge that the General Partner's
sole business is the ownership of interests in and operation of the Partnership
and that such expenses are incurred for the benefit of the Partnership; provided
that, the General Partner shall not be reimbursed for expenses it incurs
relating to the organization of the Partnership and the General Partner, or the
initial public offering or subsequent offerings of REIT Shares, other shares of
capital stock or Funding Debt by the General Partner, but shall be reimbursed
for expenses it incurs with respect to any other issuance of additional
Partnership Interests pursuant to the provisions hereof. Such reimbursements
shall be in addition to any reimbursement to the General Partner as a result of
indemnification pursuant to Section 7.7.
C. If and to the extent any reimbursements to the General Partner
pursuant to this Section 7.4 constitute gross income of the General Partner (as
opposed to the repayment of advances made by the General Partner on behalf of
the Partnership), such amounts shall constitute guaranteed payments within the
meaning of Section 707(c) of the Code, shall be treated consistently therewith
by the Partnership and all Partners, and shall not be treated as distributions
for purposes of computing the Partners' Capital Accounts.
Section 7.5. Outside Activities of the General Partner
A. Except in connection with a transaction authorized in Section
11.2, without the Consent of the Limited Partners, the General Partner shall
not, directly or indirectly, enter into or conduct any business, other than in
connection with the ownership, acquisition and disposition of Partnership
Interests as a General Partner and the management of the business of the
Partnership, its operation as a public reporting company with a class (or
classes) of securities registered under the Exchange Act, its operation as a
REIT and such activities as are incidental to the same. Without the Consent of
the Limited Partners, the General Partner shall not, directly or indirectly,
participate in or otherwise acquire any interest in any real or personal
property, except its General Partner Interest, its interest in any Subsidiary
Partnership(s) (held directly or
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indirectly through a Qualified REIT Subsidiary) that the General Partner holds
in order to maintain such Subsidiary Partnership's status as a partnership, and
such bank accounts, similar instruments or other short-term investments as it
deems necessary to carry out its responsibilities contemplated under this
Agreement and the Charter. Notwithstanding the foregoing, the General Partner
may acquire Properties in exchange for REIT Shares, to the extent such
Properties are immediately contributed by the General Partner to the
Partnership, pursuant to the terms described in Section 4.3.E. Any Limited
Partner Interests acquired by the General Partner, whether pursuant to exercise
by a Limited Partner of its right of Redemption, or otherwise, shall be
automatically converted into a General Partner Interest comprised of an
identical number of Partnership Units of the same class. If, at any time, the
General Partner acquires material assets (other than on behalf of the
Partnership) the definition of "REIT Shares Amount" shall be adjusted, as
reasonably agreed to by the General Partner and the other Limited Partners, to
reflect the relative Fair Market Value of a share of capital stock of the
General Partner relative to the Deemed Partnership Interest Value of the related
Partnership Unit. The General Partner's General Partner Interest in the
Partnership, its minority interest in any Subsidiary Partnership(s) (held
directly or indirectly through a Qualified REIT Subsidiary) that the General
Partner holds in order to maintain such Subsidiary Partnership's status as a
partnership, and interests in such short-term liquid investments, bank accounts
or similar instruments as the General Partner deems necessary to carry out its
responsibilities contemplated under this Agreement and the Charter are interests
which the General Partner is permitted to acquire and hold for purposes of this
Section 7.5.A.
B. In the event the General Partner exercises its rights under the
Charter to purchase REIT Shares, then the General Partner shall cause the
Partnership to purchase from it a number of Partnership Units of the appropriate
class as determined based on the REIT Shares Amount equal to the number of REIT
Shares so purchased on the same terms that the General Partner purchased such
REIT Shares.
Section 7.6. Contracts with Affiliates
A. Except as expressly permitted by this Agreement, the Partnership
shall not, directly or indirectly, sell, transfer or convey any property to, or
purchase any property from, or borrow funds from, or lend funds to, any Partner
or any Affiliate of the Partnership that is not also a Subsidiary of the
Partnership, except pursuant to transactions that are on terms that are fair and
reasonable and no less favorable to the Partnership than would be obtained from
an unaffiliated third party.
B. The General Partner, in its sole and absolute discretion and
without the approval of the Limited Partners, may propose and adopt on behalf of
the Partnership employee benefit plans funded by the Partnership for the benefit
of employees of the General Partner, the Partnership, Subsidiaries of the
Partnership or any Affiliate of any of them in respect of services performed,
directly or indirectly, for the benefit of the Partnership, the General Partner,
or any of the Partnership's Subsidiaries. The General Partner also is expressly
authorized to cause the Partnership to issue to it Partnership Units
corresponding to REIT Shares issued by the General Partner pursuant to its Stock
Incentive Plan or any similar or successor plan and to repurchase
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such Partnership Units from the General Partner to the extent necessary to
permit the General Partner to repurchase such REIT Shares in accordance with
such plan.
Section 7.7. Indemnification
A. The Partnership shall indemnify an Indemnitee from and against
any and all losses, claims, damages, liabilities, joint or several, expenses
(including legal fees and expenses), judgments, fines, settlements, and other
amounts arising from any and all claims, demands, actions, suits or proceedings,
civil, criminal, administrative or investigative, that relate to the operations
of the Partnership as set forth in this Agreement in which any Indemnitee may be
involved, or is threatened to be involved, as a party or otherwise, unless it is
established that: (i) the act or omission of the Indemnitee was material to the
matter giving rise to the proceeding and either was committed in bad faith or
was the result of active and deliberate dishonesty; (ii) the Indemnitee actually
received an improper personal benefit in money, property or services; or (iii)
in the case of any criminal proceeding, the Indemnitee had reasonable cause to
believe that the act or omission was unlawful. Without limitation, the foregoing
indemnity shall extend to any liability of any Indemnitee, pursuant to a loan
guaranty or otherwise, for any indebtedness of the Partnership or any Subsidiary
of the Partnership (including, without limitation, any indebtedness which the
Partnership or any Subsidiary of the Partnership has assumed or taken subject
to), and the General Partner is hereby authorized and empowered, on behalf of
the Partnership, to enter into one or more indemnity agreements consistent with
the provisions of this Section 7.7 in favor of any Indemnitee having or
potentially having liability for any such indebtedness. The termination of any
proceeding by judgment, order or settlement does not create a presumption that
the Indemnitee did not meet the requisite standard of conduct set forth in this
Section 7.7.A. The termination of any proceeding by conviction or upon a plea of
nolo contendere or its equivalent, or any entry of an order of probation prior
to judgment, creates a rebuttable presumption that the Indemnitee acted in a
manner contrary to that specified in this Section 7.7.A. Any indemnification
pursuant to this Section 7.7 shall be made only out of the assets of the
Partnership, and any insurance proceeds from the liability policy covering the
General Partner and any Indemnitee, and neither the General Partner nor any
Limited Partner shall have any obligation to contribute to the capital of the
Partnership or otherwise provide funds to enable the Partnership to fund its
obligations under this Section 7.7.
B. Reasonable expenses incurred by an Indemnitee who is a party to
a proceeding may be paid or reimbursed by the Partnership in advance of the
final disposition of the proceeding upon receipt by the Partnership of (i) a
written affirmation by the Indemnitee of the Indemnitee's good faith belief that
the standard of conduct necessary for indemnification by the Partnership as
authorized in Section 7.7.A has been met and (ii) a written undertaking by or on
behalf of the Indemnitee to repay the amount if it shall ultimately be
determined that the standard of conduct has not been met.
C. The indemnification provided by this Section 7.7 shall be in
addition to any other rights to which an Indemnitee or any other Person may be
entitled under any agreement, pursuant to any vote of the Partners, as a matter
of law or otherwise, and shall continue as to an Indemnitee who has ceased to
serve in such capacity.
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D. The Partnership may purchase and maintain insurance, on behalf
of the Indemnitees and such other Persons as the General Partner shall
determine, against any liability that may be asserted against or expenses that
may be incurred by any such Person in connection with the Partnership's
activities, regardless of whether the Partnership would have the power to
indemnify such Person against such liability under the provisions of this
Agreement.
E. For purposes of this Section 7.7, the Partnership shall be
deemed to have requested an Indemnitee to serve as fiduciary of an employee
benefit plan whenever the performance by it of its duties to the Partnership
also imposes duties on, or otherwise involves services by, it to the plan or
participants or beneficiaries of the plan; excise taxes assessed on an
Indemnitee with respect to an employee benefit plan pursuant to applicable law
shall constitute fines within the meaning of Section 7.7; and actions taken or
omitted by the Indemnitee with respect to an employee benefit plan in the
performance of its duties for a purpose reasonably believed by it to be in the
interest of the participants and beneficiaries of the plan shall be deemed to be
for a purpose which is not opposed to the best interests of the Partnership.
F. In no event may an Indemnitee subject the Limited Partners to
personal liability by reason of the indemnification provisions set forth in this
Agreement.
G. An Indemnitee shall not be denied indemnification in whole or in
part under this Section 7.7 because the Indemnitee had an interest in the
transaction with respect to which the indemnification applies if the transaction
was otherwise permitted by the terms of this Agreement.
H. The provisions of this Section 7.7 are for the benefit of the
Indemnitees, their heirs, successors, assigns and administrators and shall not
be deemed to create any rights for the benefit of any other Persons. Any
amendment, modification or repeal of this Section 7.7 or any provision hereof
shall be prospective only and shall not in any way affect the limitations on the
Partnership's liability to any Indemnitee under this Section 7.7 as in effect
immediately prior to such amendment, modification or repeal with respect to
claims arising from or relating to matters occurring, in whole or in part, prior
to such amendment, modification or repeal, regardless of when such claims may
arise or be asserted.
I. If and to the extent any reimbursements to the General Partner
pursuant to this Section 7.7 constitute gross income of the General Partner (as
opposed to the repayment of advances made by the General Partner on behalf of
the Partnership) such amounts shall constitute guaranteed payments within the
meaning of Section 707(c) of the Code, shall be treated consistently therewith
by the Partnership and all Partners, and shall not be treated as distributions
for purposes of computing the Partners' Capital Accounts.
J. Any indemnification hereunder is subject to, and limited by, the
provisions of Section 17-108 of the Act.
K. In the event the Partnership is made a party to any litigation
or otherwise incurs any loss or expense as a result of or in connection with any
Partner's personal obligations or liabilities unrelated to Partnership business,
such Partner shall indemnify and reimburse the Partnership for all such loss and
expense incurred, including legal fees, and the Partnership
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Interest of such Partner may be charged therefor. The liability of a Partner
under this Section 7.7.K shall not be limited to such Partner's Partnership
Interest, but shall be enforceable against such Partner personally.
Section 7.8. Liability of the General Partner
A. Notwithstanding anything to the contrary set forth in this
Agreement, none of the General Partner and any of its officers, directors,
agents and employees shall be liable or accountable in damages or otherwise to
the Partnership, any Partners or any Assignees, or their successors or assigns,
for losses sustained, liabilities incurred or benefits not derived as a result
of errors in judgment or mistakes of fact or law or any act or omission if the
General Partner acted in good faith.
B. The Limited Partners expressly acknowledge that the General
Partner is acting for the benefit of the Partnership, the Limited Partners and
the General Partner's stockholders collectively, that the General Partner is
under no obligation to give priority to the separate interests of the Limited
Partners or the General Partner's stockholders (including, without limitation,
the tax consequences to Limited Partners or Assignees or to stockholders) in
deciding whether to cause the Partnership to take (or decline to take) any
actions and that the General Partner shall not be liable to the Partnership or
to any Limited Partner for monetary damages for losses sustained, liabilities
incurred, or benefits not derived by Limited Partners in connection with such
decisions; provided that, the General Partner has acted in good faith.
C. Subject to its obligations and duties as General Partner set
forth in Section 7.1.A, the General Partner may exercise any of the powers
granted to it by this Agreement and perform any of the duties imposed upon it
hereunder either directly or by or through its agents. The General Partner shall
not be responsible for any misconduct or negligence on the part of any such
agent appointed by it in good faith. In no event shall the liability of the
General Partner and its officers, directors, agents and employees, to the
Partnership and the Limited Partners under this Section 7.8 be greater than the
Partnership Interest of the General Partner.
D. Any amendment, modification or repeal of this Section 7.8 or any
provision hereof shall be prospective only and shall not in any way affect the
limitations on the liability of the General Partner and any of its officers,
directors, agents and employees to the Partnership and the Limited Partners
under this Section 7.8 as in effect immediately prior to such amendment,
modification or repeal with respect to claims arising from or relating to
matters occurring, in whole or in part, prior to such amendment, modification or
repeal, regardless of when such claims may arise or be asserted.
Section 7.9. Other Matters Concerning the General Partner
A. The General Partner may rely and shall be protected in acting or
refraining from acting upon any resolution, certificate, statement, instrument,
opinion, report, notice, request, consent, order, bond, debenture, or other
paper or document believed by it to be genuine and to have been signed or
presented by the proper party or parties.
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B. The General Partner may consult with legal counsel, accountants,
appraisers, management consultants, investment bankers and other consultants and
advisers selected by it, and any act taken or omitted to be taken in reliance
upon the opinion of such Persons as to matters which such General Partner
reasonably believes to be within such Person's professional or expert competence
shall be conclusively presumed to have been done or omitted in good faith and in
accordance with such opinion. C. The General Partner shall have the right, in
respect of any of its powers or obligations hereunder, to act through any of its
duly authorized officers and a duly appointed attorney or attorneys-in-fact.
Each such attorney shall, to the extent provided by the General Partner in the
power of attorney, have full power and authority to do and perform all and every
act and duty which is permitted or required to be done by the General Partner
hereunder.
D. Notwithstanding any other provisions of this Agreement or any
non-mandatory provision of the Act, any action of the General Partner on behalf
of the Partnership or any decision of the General Partner to refrain from acting
on behalf of the Partnership, undertaken in the good faith belief that such
action or omission is necessary or advisable in order (i) to protect the ability
of the General Partner to continue to qualify as a REIT or (ii) to avoid the
General Partner incurring any taxes under Section 857 or Section 4981 of the
Code, is expressly authorized under this Agreement and is deemed approved by all
of the Limited Partners.
E. So long as the Company holds any interest in the Partnership
(as either a General Partner or Limited Partner), the Company shall have
"management rights" (as such term is defined in the Plan Asset Regulation) with
respect to the Partnership and its Properties to the extent necessary to
qualify the Company as a "venture capital operating company" (as such term is
defined in the Plan Asset Regulation).
Section 7.10. Title to Partnership Assets
Title to Partnership assets, whether real, personal or mixed and whether
tangible or intangible, shall be deemed to be owned by the Partnership as an
entity, and no Partners, individually or collectively, shall have any ownership
interest in such Partnership assets or any portion thereof. Title to any or all
of the Partnership assets may be held in the name of the Partnership, the
General Partner or one or more nominees, as the General Partner may determine,
including Affiliates of the General Partner. The General Partner hereby declares
and warrants that any Partnership assets for which legal title is held in the
name of the General Partner or any nominee or Affiliate of the General Partner
shall be deemed held by the General Partner or such nominee or Affiliate for the
use and benefit of the Partnership in accordance with the provisions of this
Agreement; provided, however, that the General Partner shall use its best
efforts to cause beneficial and record title to such assets to be vested in the
Partnership as soon as reasonably practicable. All Partnership assets shall be
recorded as the property of the Partnership in its books and records,
irrespective of the name in which legal title to such Partnership assets is
held.
Section 7.11. Reliance by Third Parties
Notwithstanding anything to the contrary in this Agreement, any Person
dealing with the Partnership shall be entitled to assume that the General
Partner has full power and authority to encumber, sell or otherwise use in any
manner any and all assets of the Partnership and to enter into any contracts on
behalf of the Partnership, and such Person shall be entitled to deal with the
General Partner as if it were the Partnership's sole party in interest, both
legally and beneficially. Each Limited Partner hereby waives any and all
defenses or other remedies which may be available against such Person to
contest, negate or disaffirm any action of the General Partner in connection
with any such dealing. In no event shall any Person dealing with the
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General Partner or its representatives be obligated to ascertain that the terms
of this Agreement have been complied with or to inquire into the necessity or
expedience of any act or action of the General Partner or its representatives.
Each and every certificate, document or other instrument executed on behalf of
the Partnership by the General Partner or its representatives shall be
conclusive evidence in favor of any and every Person relying thereon or claiming
thereunder that (i) at the time of the execution and delivery of such
certificate, document or instrument, this Agreement was in full force and
effect, (ii) the Person executing and delivering such certificate, document or
instrument was duly authorized and empowered to do so for and on behalf of the
Partnership and (iii) such certificate, document or instrument was duly executed
and delivered in accordance with the terms and provisions of this Agreement and
is binding upon the Partnership.
ARTICLE 8.
RIGHTS AND OBLIGATIONS OF LIMITED PARTNERS
Section 8.1. Limitation of Liability
The Limited Partners shall have no liability under this Agreement except
as expressly provided in this Agreement or under the Act.
Section 8.2. Management of Business
No Limited Partner or Assignee (other than the General Partner, any of
its Affiliates or any officer, director, employee, general partner, agent or
trustee of the General Partner, the Partnership or any of their Affiliates, in
their capacity as such) shall take part in the operations, management or control
(within the meaning of the Act) of the Partnership's business, transact any
business in the Partnership's name or have the power to sign documents for or
otherwise bind the Partnership. The transaction of any such business by the
General Partner, any of its Affiliates or any officer, director, employee,
general partner, agent or trustee of the General Partner, the Partnership or any
of their Affiliates, in their capacity as such, shall not affect, impair or
eliminate the limitations on the liability of the Limited Partners or Assignees
under this Agreement.
Section 8.3. Outside Activities of Limited Partners
Subject to any agreements entered into by a Limited Partner or its
Affiliates with the General Partner, Partnership or a Subsidiary, any Limited
Partner and any officer, director, employee, agent, trustee, Affiliate or
stockholder of any Limited Partner shall be entitled to and may have business
interests and engage in business activities in addition to those relating to the
Partnership, including business interests and activities in direct competition
with the Partnership or that are enhanced by the activities of the Partnership.
Neither the Partnership nor any Partners shall have any rights by virtue of this
Agreement in any business ventures of any Limited Partner or Assignee. Subject
to such agreements, none of the Limited Partners nor any other Person shall have
any rights by virtue of this Agreement or the partnership relationship
established hereby in any business ventures of any other Person, other than the
Limited Partners benefiting from the business conducted by the General Partner,
and such other Person shall have no obligation pursuant to this Agreement to
offer any interest in any such business ventures to the Partnership, any Limited
Partner or any such other Person, even if such opportunity is of a character
which, if
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presented to the Partnership, any Limited Partner or such other Person, could be
taken by such other Person.
Section 8.4. Return of Capital
Except pursuant to the rights of Redemption set forth in Section 8.6, no
Limited Partner shall be entitled to the withdrawal or return of his or her
Capital Contribution, except to the extent of distributions made pursuant to
this Agreement or upon termination of the Partnership as provided herein. No
Limited Partner or Assignee shall have priority over any other Limited Partner
or Assignee either as to the return of Capital Contributions, or as otherwise
expressly provided in this Agreement, as to profits, losses, distributions or
credits.
Section 8.5. Rights of Limited Partners Relating to the Partnership
A. In addition to other rights provided by this Agreement or by the
Act, and except as limited by Section 8.5.C, each Limited Partner shall have the
right, for a purpose reasonably related to such Limited Partner's interest as a
limited partner in the Partnership, upon written demand with a statement of the
purpose of such demand and at the Partnership's expense:
(i) to obtain a copy of the most recent annual and quarterly reports
filed with the Securities and Exchange Commission by the General
Partner pursuant to the Exchange Act, and each communication
sent to the stockholders of the General Partner;
(ii) to obtain a copy of the Partnership's Federal, state and local
income tax returns for each Partnership Year;
(iii) to obtain a current list of the name and last known business,
residence or mailing address of each Partner;
(iv) to obtain a copy of this Agreement and the Certificate and all
amendments thereto, together with executed copies of all powers
of attorney pursuant to which this Agreement, the Certificate
and all amendments thereto have been executed; and
(v) to obtain true and full information regarding the amount of cash
and a description and statement of any other property or
services contributed by each Partner and which each Partner has
agreed to contribute in the future, and the date on which each
became a Partner.
B. The Partnership shall notify each Limited Partner in writing of
any adjustment made in the calculation of the REIT Shares Amount within ten (10)
Business Days of the date such change becomes effective.
C. Notwithstanding any other provision of this Section 8.5, the
General Partner may keep confidential from the Limited Partners, for such period
of time as the General Partner determines in its sole and absolute discretion to
be reasonable, any information that
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(i) the General Partner believes to be in the nature of trade secrets or other
information the disclosure of which the General Partner in good faith believes
is not in the best interests of the Partnership or (ii) the Partnership or the
General Partner is required by law or by agreements with unaffiliated third
parties to keep confidential.
Section 8.6. Redemption Rights
A. On or after the date one year after the Effective Date, each
Limited Partner shall have the right (subject to the terms and conditions set
forth herein) to require the Partnership to redeem all or a portion of the
Partnership Units held by such Limited Partner (such Partnership Units being
hereafter referred to as "Tendered Units") in exchange for the Cash Amount (a
"Redemption"); provided that, the terms of such Partnership Units do not provide
that such Partnership Units are not entitled to a right of Redemption. Unless
otherwise expressly provided in this Agreement or a separate agreement entered
into between the Partnership and the holders of such Partnership Units, all
Partnership Units shall be entitled to a right of Redemption hereunder.
Notwithstanding the foregoing, a PLP shall not have the right to require the
Partnership to redeem, and the Partnership may not redeem, [(i)] a number of
Performance Units held by such PLP in excess of the Performance Amount; [or (ii)
any Performance Units prior to the second anniversary of their issuance.] Any
Redemption shall be exercised pursuant to a Notice of Redemption delivered to
the General Partner by the Limited Partner who is exercising the right (the
"Tendering Partner"). The Cash Amount shall be delivered as a certified check
payable to the Tendering Partner within ten (10) days of the Specified
Redemption Date in accordance with the instructions set forth in the Notice of
Redemption.
B. Notwithstanding Section 8.6.A above, if a Limited Partner has
delivered to the General Partner a Notice of Redemption then the General Partner
may, in its sole and absolute discretion, (subject to the limitations on
ownership and transfer of REIT Shares set forth in Article IV.E of the Charter)
elect to acquire some or all of the Tendered Units from the Tendering Partner in
exchange for the REIT Shares Amount (as of the Specified Redemption Date) and,
if the General Partner so elects, the Tendering Partner shall sell the Tendered
Units to the General Partner in exchange for the REIT Shares Amount. In such
event, the Tendering Partner shall have no right to cause the Partnership to
redeem such Tendered Units. The General Partner shall promptly give such
Tendering Partner written notice of its election, and the Tendering Partner may
elect to withdraw its redemption request at any time prior to the acceptance of
the Cash Amount or REIT Shares Amount by such Tendering Partner.
C. The REIT Shares Amount, if applicable, shall be delivered as
duly authorized, validly issued, fully paid and nonassessable REIT Shares and,
if applicable, free of any pledge, lien, encumbrance or restriction, other than
those provided in the Charter, the Bylaws of the General Partner, the Securities
Act, relevant state securities or blue sky laws and any applicable registration
rights agreement with respect to such REIT Shares entered into by the Tendering
Partner. The REIT Shares Amount shall be registered in the name and otherwise
delivered as set forth in the Notice of Redemption. Notwithstanding any delay in
such delivery (but subject to Section 8.6.E below), the Tendering Partner shall
be deemed the owner of such REIT Shares for all purposes, including without
limitation, rights to vote or consent, and receive dividends, as of the
Specified Redemption Date.
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D. Each Limited Partner covenants and agrees with the General
Partner that all Tendered Units shall be delivered to the General Partner free
and clear of all liens, claims and encumbrances whatsoever and should any such
liens, claims and/or encumbrances exist or arise with respect to such Tendered
Units, the General Partner shall be under no obligation to acquire the same.
Each Limited Partner further agrees that, in the event any state or local
property transfer tax is payable as a result of the transfer of its Tendered
Units to the General Partner (or its designee), such Limited Partner shall
assume and pay such transfer tax.
E. Notwithstanding the provisions of Sections 8.6.A, 8.6.B, 8.6.C
or any other provision of this Agreement, a Limited Partner (i) shall not be
entitled to effect a Redemption for cash or an exchange for REIT Shares to the
extent the ownership or right to acquire REIT Shares pursuant to such exchange
by such Partner on the Specified Redemption Date would cause such Partner or any
other Person, or, in the opinion of counsel selected by the General Partner, may
cause such Partner or any other Person, to violate the restrictions on ownership
and transfer of REIT Shares set forth in Article IV.E of the Charter and (ii)
shall have no rights under this Agreement to acquire REIT Shares which would
otherwise be prohibited under the Charter. To the extent any attempted
Redemption or exchange for REIT Shares would be in violation of this Section
8.6.E, it shall be null and void ab initio and such Limited Partner shall not
acquire any rights or economic interest in the cash otherwise payable upon such
redemption or the REIT Shares otherwise issuable upon such exchange.
F. Notwithstanding anything herein to the contrary (but subject to
Section 8.6.E above), with respect to any Redemption or exchange for REIT Shares
pursuant to this Section 8.6:
(i) All Partnership Units acquired by the General Partner pursuant
thereto shall automatically, and without further action
required, be converted into and deemed to be General Partner
Interests comprised of the same number and class of Partnership
Units.
(ii) Without the consent of the General Partner, each Limited Partner
may not effect a Redemption for less than 10,000 Partnership
Units or, if the Limited Partner holds less than 10,000
Partnership Units, all of the Partnership Units held by such
Limited Partner.
(iii) Without the consent of the General Partner, each Limited Partner
may not effect a Redemption during the period after the
Partnership Record Date with respect to a distribution and
before the record date established by the General Partner for a
distribution to its stockholders of some or all of its portion
of such distribution.
(iv) The consummation of any Redemption or exchange for REIT Shares
shall be subject to the expiration or termination of the
applicable waiting period, if any, under the Hart-Scott-Rodino
Antitrust Improvements Act of 1976, as amended.
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(v) Each Tendering Partner shall continue to own all Partnership
Units subject to any Redemption or exchange for REIT Shares, and
be treated as a Limited Partner with respect to such Partnership
Units for all purposes of this Agreement, until such Partnership
Units are transferred to the General Partner and paid for or
exchanged as of the Specified Redemption Date. Until a Specified
Redemption Date, the Tendering Partner shall have no rights as a
stockholder of the General Partner with respect to such
Tendering Partner's Partnership Units.
G. In the event that the Partnership issues additional Partnership
Interests to any Additional Limited Partner pursuant to Section 4.3.C, the
General Partner shall make such revisions to this Section 8.6 as it determines
are necessary to reflect the issuance of such additional Partnership Interests.
ARTICLE 9.
BOOKS, RECORDS, ACCOUNTING AND REPORTS
Section 9.1. Records and Accounting
The General Partner shall keep or cause to be kept at the principal
office of the Partnership appropriate books and records with respect to the
Partnership's business, including without limitation, all books and records
necessary to provide to the Limited Partners any information, lists and copies
of documents required to be provided pursuant to Section 9.3. Any records
maintained by or on behalf of the Partnership in the regular course of its
business may be kept on, or be in the form of, punch cards, magnetic tape,
photographs, micrographics or any other information storage device; provided
that, the records so maintained are convertible into clearly legible written
form within a reasonable period of time. The books of the Partnership shall be
maintained, for financial and tax reporting purposes, on an accrual basis in
accordance with generally accepted accounting principles.
Section 9.2. Fiscal Year
The fiscal year of the Partnership shall be the calendar year.
Section 9.3. Reports
A. As soon as practicable, but in no event later than one hundred
and five (105) days after the close of each Partnership Year, or such earlier
date as they are filed with the Securities and Exchange Commission, the General
Partner shall cause to be mailed to each Limited Partner as of the close of the
Partnership Year, an annual report containing financial statements of the
Partnership, or of the General Partner if such statements are prepared solely on
a consolidated basis with the General Partner, for such Partnership Year,
presented in accordance with generally accepted accounting principles, such
statements to be audited by a nationally recognized firm of independent public
accountants selected by the General Partner.
B. As soon as practicable, but in no event later than forty-five
(45) days after the close of each calendar quarter (except the last calendar
quarter of each year), or such earlier
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date as they are filed with the Securities and Exchange Commission, the General
Partner shall cause to be mailed to each Limited Partner as of the last day of
the calendar quarter, a report containing unaudited financial statements of the
Partnership, or of the General Partner, if such statements are prepared solely
on a consolidated basis with the General Partner, presented in accordance with
the applicable law or regulation, or as the General Partner determines to be
appropriate.
Section 9.4. Nondisclosure of Certain Information
Notwithstanding the provisions of Sections 9.1 and 9.3, the General
Partner may keep confidential from the Limited Partners any information that the
General Partner believes to be in the nature of trade secrets or other
information the disclosure of which the General Partner in good faith believes
is not in the best interests of the Partnership or which the Partnership is
required by law or by agreements with unaffiliated third parties to keep
confidential.
ARTICLE 10.
TAX MATTERS
Section 10.1. Preparation of Tax Returns
The General Partner shall arrange for the preparation and timely filing
of all returns of Partnership income, gains, deductions, losses and other items
required of the Partnership for Federal and state income tax purposes and shall
use all reasonable efforts to furnish, within ninety (90) days of the close of
each taxable year, the tax information reasonably required by Limited Partners
for Federal and state income tax reporting purposes.
Section 10.2. Tax Elections
Except as otherwise provided herein, the General Partner shall, in its
sole and absolute discretion, determine whether to make any available election
pursuant to the Code, including the election under Section 754 of the Code. The
General Partner shall have the right to seek to revoke any such election
(including without limitation, any election under Section 754 of the Code) upon
the General Partner's determination in its sole and absolute discretion that
such revocation is the best interests of the Partners.
Section 10.3. Tax Matters Partner
A. The General Partner shall be the "tax matters partner" of the
Partnership for Federal income tax purposes. Pursuant to Section 6223(c) of the
Code, upon receipt of notice from the IRS of the beginning of an administrative
proceeding with respect to the Partnership, the tax matters partner shall
furnish the IRS with the name, address and profit interest of each of the
Limited Partners and Assignees; provided, however, that such information is
provided to the Partnership by the Limited Partners and Assignees.
B. The tax matters partner is authorized, but not required:
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(i) to enter into any settlement with the IRS with respect to any
administrative or judicial proceedings for the adjustment of
Partnership items required to be taken into account by a Partner
for income tax purposes (such administrative proceedings being
referred to as a "tax audit" and such judicial proceedings being
referred to as "judicial review"), and in the settlement
agreement the tax matters partner may expressly state that such
agreement shall bind all Partners, except that such settlement
agreement shall not bind any Partner (a) who (within the time
prescribed pursuant to the Code and Regulations) files a
statement with the IRS providing that the tax matters partner
shall not have the authority to enter into a settlement
agreement on behalf of such Partner or (b) who is a "notice
partner" (as defined in Section 6231 of the Code) or a member of
a "notice group" (as defined in Section 6223(b)(2) of the Code);
(ii) in the event that a notice of a final administrative adjustment
at the Partnership level of any item required to be taken into
account by a Partner for tax purposes (a "final adjustment") is
mailed to the tax matters partner, to seek judicial review of
such final adjustment, including the filing of a petition for
readjustment with the Tax Court or the United States Claims
Court, or the filing of a complaint for refund with the District
Court of the United States for the district in which the
Partnership's principal place of business is located;
(iii) to intervene in any action brought by any other Partner for
judicial review of a final adjustment;
(iv) to file a request for an administrative adjustment with the IRS
at any time and, if any part of such request is not allowed by
the IRS, to file an appropriate pleading (petition or complaint)
for judicial review with respect to such request;
(v) to enter into an agreement with the IRS to extend the period for
assessing any tax which is attributable to any item required to
be taken into account by a Partner for tax purposes, or an item
affected by such item; and
(vi) to take any other action on behalf of the Partners of the
Partnership in connection with any tax audit or judicial review
proceeding to the extent permitted by applicable law or
regulations.
The taking of any action and the incurring of any expense by the tax
matters partner in connection with any such proceeding, except to the extent
required by law, is a matter in the sole and absolute discretion of the tax
matters partner and the provisions relating to indemnification of the General
Partner set forth in Section 7.7 shall be fully applicable to the tax matters
partner in its capacity as such.
C. The tax matters partner shall receive no compensation for its
services. All third party costs and expenses incurred by the tax matters partner
in performing its duties as such
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(including legal and accounting fees) shall be borne by the Partnership. Nothing
herein shall be construed to restrict the Partnership from engaging an
accounting firm to assist the tax matters partner in discharging its duties
hereunder, so long as the compensation paid by the Partnership for such services
is reasonable.
Section 10.4. Organizational Expenses
The Partnership shall elect to deduct expenses, if any, incurred by it
in organizing the Partnership ratably over a sixty (60) month period as provided
in Section 709 of the Code.
Section 10.5. Withholding
Each Limited Partner hereby authorizes the Partnership to withhold from
or pay on behalf of or with respect to such Limited Partner any amount of
Federal, state, local, or foreign taxes that the General Partner determines that
the Partnership is required to withhold or pay with respect to any amount
distributable or allocable to such Limited Partner pursuant to this Agreement,
including, without limitation, any taxes required to be withheld or paid by the
Partnership pursuant to Sections 1441, 1442, 1445 or 1446 of the Code. Any
amount paid on behalf of or with respect to a Limited Partner shall constitute a
loan by the Partnership to such Limited Partner, which loan shall be repaid by
such Limited Partner within fifteen (15) days after notice from the General
Partner that such payment must be made unless (i) the Partnership withholds such
payment from a distribution which would otherwise be made to the Limited Partner
or (ii) the General Partner determines, in its sole and absolute discretion,
that such payment may be satisfied out of the available funds of the Partnership
which would, but for such payment, be distributed to the Limited Partner. Any
amounts withheld pursuant to the foregoing clauses (i) or (ii) shall be treated
as having been distributed to such Limited Partner. Each Limited Partner hereby
unconditionally and irrevocably grants to the Partnership a security interest in
such Limited Partner's Partnership Interest to secure such Limited Partner's
obligation to pay to the Partnership any amounts required to be paid pursuant to
this Section 10.5. In the event that a Limited Partner fails to pay any amounts
owed to the Partnership pursuant to this Section 10.5 when due, the General
Partner may, in its sole and absolute discretion, elect to make the payment to
the Partnership on behalf of such defaulting Limited Partner, and in such event
shall be deemed to have loaned such amount to such defaulting Limited Partner
and shall succeed to all rights and remedies of the Partnership as against such
defaulting Limited Partner (including, without limitation, the right to receive
distributions and the holding of a security interest in such Limited Partner's
Partnership Interest). Any amounts payable by a Limited Partner hereunder shall
bear interest at the base rate on corporate loans at large United States money
center commercial banks, as published from time to time in the Wall Street
Journal, plus two percentage points (but not higher than the maximum lawful
rate) from the date such amount is due (i.e., 15 days after demand) until such
amount is paid in full. Each Limited Partner shall take such actions as the
Partnership or the General Partner shall request in order to perfect or enforce
the security interest created hereunder.
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ARTICLE 11.
TRANSFERS AND WITHDRAWALS
Section 11.1. Transfer
A. The term "transfer," when used in this Article 11 with respect
to a Partnership Interest, shall be deemed to refer to a transaction by which
the General Partner purports to assign its General Partner Interest to another
Person or by which a Limited Partner purports to assign its Limited Partnership
Interest to another Person, and includes a sale, assignment, gift (outright or
in trust), pledge, encumbrance, hypothecation, mortgage, exchange or any other
disposition by law or otherwise. The term "transfer" when used in this Article
11 does not include any Redemption or exchange for REIT Shares pursuant to
Section 8.6. No part of the interest of a Limited Partner shall be subject to
the claims of any creditor, any spouse for alimony or support, or to legal
process, and may not be voluntarily or involuntarily alienated or encumbered,
except as may be specifically provided for in this Agreement.
B. No Partnership Interest shall be transferred, in whole or in
part, except in accordance with the terms and conditions set forth in this
Article 11. Any transfer or purported transfer of a Partnership Interest not
made in accordance with this Article 11 shall be null and void.
Section 11.2. Transfer of General Partner's Partnership Interest
A. The General Partner shall not withdraw from the Partnership and
shall not transfer all or any portion of its interest in the Partnership
(whether by sale, statutory merger, consolidation, liquidation or otherwise)
without the Consent of the Limited Partners which may be given or withheld by
each Limited Partner in its sole and absolute discretion, and only upon the
admission of a successor General Partner pursuant to Section 12.1; provided,
however, that, subject to Sections 11.2.B, 11.2.C, 11.2.D and 11.2.E, the
General Partner may withdraw from the Partnership and transfer all of its
interest upon the merger, consolidation or sale of substantially all of the
assets of the General Partner without the consent of any Limited Partners. Upon
any transfer of a Partnership Interest in accordance with the provisions of this
Section 11.2, the transferee shall become a substitute General Partner for all
purposes herein, and shall be vested with the powers and rights of the
transferor General Partner, and shall be liable for all obligations and
responsible for all duties of the General Partner, once such transferee has
executed such instruments as may be necessary to effectuate such admission and
to confirm the agreement of such transferee to be bound by all the terms and
provisions of this Agreement with respect to the Partnership Interest so
acquired. It is a condition to any transfer otherwise permitted hereunder that
the transferee assumes, by operation of law or express agreement, all of the
obligations of the transferor General Partner under this Agreement with respect
to such transferred Partnership Interest, and no such transfer (other than
pursuant to a statutory merger or consolidation wherein all obligations and
liabilities of the transferor General Partner are assumed by a successor
corporation by operation of law) shall relieve the transferor General Partner of
its obligations under this Agreement without the Consent of the Partners, in
their reasonable discretion. In the event the General Partner withdraws from the
Partnership, or otherwise dissolves or terminates, or upon the Incapacity of the
General Partner, all of the remaining
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Partners may elect to continue the Partnership business by selecting a
substitute General Partner in accordance with the Act.
B. Neither the General Partner nor the Partnership may engage in
any merger, consolidation or other combination with or into another person, or
effect any reclassification, recapitalization or change of its outstanding
equity interests, and the General Partner may not sell all or substantially all
of its assets (each a "Termination Transaction") unless in connection with the
Termination Transaction all holders of Partnership Units either will receive, or
will have the right to elect to receive, for each Unit an amount of cash,
securities or other property equal to the product of the REIT Share Amount and
the greatest amount of cash, securities or other property paid to the holder of
one REIT Share in consideration of one REIT Share pursuant to the Termination
Transaction. If, in connection with the Termination Transaction, a purchase,
tender or exchange offer shall have been made to and accepted by the holders of
the outstanding REIT Shares, each holder of Partnership Units will receive, or
will have the right to elect to receive, the greatest amount of cash, securities
or other property which such holder would have received had it exercised its
rights to Redemption and received REIT Shares in exchange for its Partnership
Units immediately prior to the expiration of such purchase, tender or exchange
offer and had thereupon accepted such purchase, tender or exchange offer. The
PLPs shall have the benefit of the foregoing provisions with respect to all of
their Performance Units, notwithstanding the limitation set forth in Section
8.6.A on a PLPs ability to exercise its rights to a Redemption.
C. A Termination Transaction may also occur if the following
conditions are met: (i) substantially all of the assets directly or indirectly
owned by the surviving entity are held directly or indirectly by the Partnership
or another limited partnership or limited liability company which is the
survivor of a merger, consolidation or combination of assets with the
Partnership (in each case, the "Surviving Partnership"); (ii) the holders of
Partnership Units, including the holders of Performance Units issued or to be
issued, own a percentage interest of the Surviving Partnership based on the
relative fair market value of the net assets of the Partnership and the other
net assets of the Surviving Partnership immediately prior to the consummation of
such transaction; (iii) the rights, preferences and privileges of such holders
in the Surviving Partnership, including the holders of Performance Units issued
or to be issued, are at least as favorable as those in effect immediately prior
to the consummation of such transaction and as those applicable to any other
limited partners or non-managing members of the Surviving Partnership (except,
as to Performance Units, for such differences with Units regarding liquidation,
Redemption and exchange as are set forth herein); and (iv) such rights of the
Limited Partners, including the holders of Performance Units issued or to be
issued, include at least one of the following: (a) the right to redeem their
interests in the Surviving Partnership for the consideration available to such
persons pursuant to Section 11.2.B; or (b) the right to redeem their Partnership
Units for cash on terms equivalent to those in effect with respect to their
Partnership Units immediately prior to the consummation of such transaction, or,
if the ultimate controlling person of the Surviving Partnership has publicly
traded common equity securities, such common equity securities, with an exchange
ratio based on the determination of relative fair market value of such
securities and the REIT Shares.
D. In connection with any transactions permitted by Section 11.2.B
or 11.2.C the determination of relative fair market values and rights,
preferences and privileges of the
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Limited Partners shall be reasonably determined by the General Partner's Board
of Directors as of the time of the Termination Transaction and, to the extent
applicable, the values shall be no less favorable to the holders of Partnership
Units than the relative values reflected in the terms of the Termination
Transaction.
E. In the event of a Termination Transaction, the arrangements with
respect to Performance Units and Performance Shares will be equitably adjusted
to reflect the terms of the transaction, including, to the extent that the REIT
Shares are exchanged for consideration other than publicly traded common equity,
the transfer or release of remaining Performance Shares pursuant to the Escrow
Agreements, and resulting issuance of any Performance Units as set forth in
Section 4.3.F.
Section 11.3. Limited Partners' Rights to Transfer
A. Any Limited Partner may, at any time without the consent of the
General Partner, (i) transfer all or any portion of its Partnership Interest to
the General Partner, (ii) transfer all or any portion of its Partnership
Interest to an Affiliate, another Original Limited Partner or to an Immediate
Family member, subject to the provisions of Section 11.6, (iii) transfer all or
any portion of its Partnership Interest to a trust for the benefit of a
charitable beneficiary or to a charitable foundation, subject to the provisions
of Section 11.6 and (iv) subject to the provisions of Section 11.6, (a) pledge
(a "Pledge") all or any portion of its Partnership Interest to a lending
institution, which is not an Affiliate of such Limited Partner, as collateral or
security for a bona fide loan or other extension of credit, or (b) transfer such
pledged Partnership Interest to such lending institution in connection with the
exercise of remedies under such loan or extension of credit. Each Limited
Partner or Assignee (resulting from a transfer made pursuant to clauses (i)-(iv)
of the proviso of the preceding sentence) shall have the right to transfer all
or any portion of its Partnership Interest, subject to the provisions of Section
11.6 and the satisfaction of each of the following conditions (in addition to
the right of each such Limited Partner or Assignee to continue to make any such
transfer permitted by clauses (i)-(iv) of such proviso without satisfying either
of the following conditions):
(a) General Partner Right of First Refusal. The transferring Partner
shall give written notice of the proposed transfer to the
General Partner, which notice shall state (x) the identity of
the proposed transferee and (y) the amount and type of
consideration proposed to be received for the transferred
Partnership Units. The General Partner shall have ten (10) days
upon which to give the transferring Partner notice of its
election to acquire the Partnership Units on the proposed terms.
If it so elects, it shall purchase the Partnership Units on such
terms within ten (10) days after giving notice of such election.
If it does not so elect, the transferring Partner may transfer
such Partnership Units to a third party, on economic terms no
more favorable to the transferee than the proposed terms,
subject to the other conditions of this Section 11.3.
(b) Qualified Transferee. Any transfer of a Partnership Interest
shall be made only to Qualified Transferees.
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It is a condition to any transfer otherwise permitted hereunder that the
transferee assumes by operation of law or express agreement all of the
obligations of the transferor Limited Partner under this Agreement with respect
to such transferred Partnership Interest and no such transfer (other than
pursuant to a statutory merger or consolidation wherein all obligations and
liabilities of the transferor Partner are assumed by a successor corporation by
operation of law) shall relieve the transferor Partner of its obligations under
this Agreement without the approval of the General Partner, in its reasonable
discretion. Notwithstanding the foregoing, any transferee of any transferred
Partnership Interest shall be subject to any and all ownership limitations
contained in the Charter and the representations in Section 3.4.D. Any
transferee, whether or not admitted as a Substituted Limited Partner, shall take
subject to the obligations of the transferor hereunder. Unless admitted as a
Substitute Limited Partner, no transferee, whether by a voluntary transfer, by
operation of law or otherwise, shall have rights hereunder, other than the
rights of an Assignee as provided in Section 11.5.
B. If a Limited Partner is subject to Incapacity, the executor,
administrator, trustee, committee, guardian, conservator, or receiver of such
Limited Partner's estate shall have all the rights of a Limited Partner, but not
more rights than those enjoyed by other Limited Partners, for the purpose of
settling or managing the estate, and such power as the Incapacitated Limited
Partner possessed to transfer all or any part of his or its interest in the
Partnership. The Incapacity of a Limited Partner, in and of itself, shall not
dissolve or terminate the Partnership.
C. The General Partner may prohibit any transfer otherwise
permitted under this Section 11.3 by a Limited Partner of his or her Partnership
Units if, in the opinion of legal counsel to the Partnership, such transfer
would require the filing of a registration statement under the Securities Act by
the Partnership or would otherwise violate any Federal or state securities laws
or regulations applicable to the Partnership or the Partnership Unit.
D. No transfer by a Limited Partner of his or her Partnership Units
(including any Redemption or exchange for REIT Shares pursuant to Section 8.6)
may be made to any person if (i) in the opinion of legal counsel for the
Partnership, it could result in the Partnership being treated as an association
taxable as a corporation or (ii) such transfer could be treated as effectuated
through an "established securities market" or a "secondary market (or the
substantial equivalent thereof)" within the meaning of Section 7704 of the Code.
E. No transfer of any Partnership Units may be made to a lender to
the Partnership or any Person who is related (within the meaning of Section
1.752-4(b) of the Regulations) to any lender to the Partnership whose loan
constitutes a Nonrecourse Liability, without the consent of the General Partner,
in its sole and absolute discretion; provided that, as a condition to such
consent, the lender will be required to enter into an arrangement with the
Partnership and the General Partner to redeem or exchange for the REIT Shares
Amount any Partnership Units in which a security interest is held simultaneously
with the time at which such lender would be deemed to be a partner in the
Partnership for purposes of allocating liabilities to such lender under Section
752 of the Code.
F. No Limited Partner may withdraw from the Partnership except as a
result of transfer, redemption or exchange of Partnership Units pursuant hereto.
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G. No PLP (or any transferee described below) shall be entitled to
transfer any Performance Units prior to the second anniversary of their
issuance, without the consent of the General Partner, which may be given or
withheld in its sole discretion; provided, however, no such consent shall be
required under this Section 11.3.G (but subject to the other limitations of this
Article XI) for a transfer of all or a portion of such Performance Units to an
Affiliate, to Immediate Family Members, to a trust described in Section
11.3.A(iii), pursuant to a Pledge, or a transfer of such pledged units to such
lending institution in connection with the exercise of remedies under such loan
or extension of credit.
Section 11.4. Substituted Limited Partners
A. No Limited Partner shall have the right to substitute a
transferee as a Limited Partner in his or her place (including any transferee
permitted by Section 11.3 above). The General Partner shall, however, have the
right to consent to the admission of a permitted transferee of the interest of a
Limited Partner, as a Substituted Limited Partner, pursuant to this Section
11.4, which consent may be given or withheld by the General Partner in its sole
and absolute discretion. The General Partner's failure or refusal to permit a
transferee of any such interests to become a Substituted Limited Partner shall
not give rise to any cause of action against the Partnership or any Partner.
B. A transferee who has been admitted as a Substituted Limited
Partner in accordance with this Article 11 shall have all the rights and powers
and be subject to all the restrictions and liabilities of a Limited Partner
under this Agreement. The admission of any transferee as a Substituted Limited
Partner shall be subject to the transferee executing and delivering to the
Partnership an acceptance of all of the terms and conditions of this Agreement
(including, without limitation, the provisions of Section 2.4 and such other
documents or instruments as may be required to effect the admission, each in
form and substance satisfactory to the General Partner) and the acknowledgment
by such transferee that each of the representations and warranties set forth in
Section 3.4 are true and correct with respect to such transferee as of the date
of the transfer of the Partnership Interest to such transferee.
C. Upon the admission of a Substituted Limited Partner, the General
Partner shall amend Exhibit A to reflect the name, address, number of
Partnership Units, and Percentage Interest of such Substituted Limited Partner
and to eliminate or adjust, if necessary, the name, address and interest of the
predecessor of such Substituted Limited Partner.
Section 11.5. Assignees
If the General Partner, in its sole and absolute discretion, does not
consent to the admission of any permitted transferee under Section 11.3 as a
Substituted Limited Partner, as described in Section 11.4, such transferee shall
be considered an Assignee for purposes of this Agreement. An Assignee shall be
entitled to all the rights of an assignee of a limited partnership interest
under the Act, including the right to receive distributions from the Partnership
and the share of Net Income, Net Losses, gain and loss attributable to the
Partnership Units assigned to such transferee, the rights to transfer the
Partnership Units provided in this Article 11, and the right of Redemption
provided in Section 8.6, but shall not be deemed to be a holder of Partnership
Units for any other purpose under this Agreement, and shall not be entitled to
effect a
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Consent with respect to such Partnership Units on any matter presented to the
Limited Partners for approval (such Consent remaining with the transferor
Limited Partner). In the event any such transferee desires to make a further
assignment of any such Partnership Units, such transferee shall be subject to
all the provisions of this Article 11 to the same extent and in the same manner
as any Limited Partner desiring to make an assignment of Partnership Units.
Section 11.6. General Provisions
A. No Limited Partner may withdraw from the Partnership other than
as a result of (i) a permitted transfer of all of such Limited Partner's
Partnership Units in accordance with this Article 11 and the transferee(s) of
such Units being admitted to the Partnership as a Substituted Limited Partner(s)
or (ii) pursuant to the exercise of its right of Redemption of all of such
Limited Partner's Partnership Units under Section 8.6.
B. Any Limited Partner who shall transfer all of such Limited
Partner's Partnership Units in a transfer permitted pursuant to this Article 11
where such transferee was admitted as a Substituted Limited Partner or pursuant
to the exercise of its rights of Redemption of all of such Limited Partner's
Partnership Units under Section 8.6 shall cease to be a Limited Partner.
C. Transfers pursuant to this Article 11 may only be made effective
on the last day of the month set forth on the written instrument of transfer,
unless the General Partner otherwise agrees.
D. If any Partnership Interest is transferred, assigned or redeemed
during any quarterly segment of the Partnership's fiscal year in compliance with
the provisions of this Article 11 or transferred or redeemed pursuant to Section
8.6, on any day other than the first day of a Partnership Year, then Net Income,
Net Losses, each item thereof and all other items attributable to such
Partnership Interest for such fiscal year shall be divided and allocated between
the transferor Partner and the transferee Partner by taking into account their
varying interests during the fiscal year in accordance with Section 706(d) of
the Code, using the interim closing of the books method. Except as otherwise
required by Section 706(d) of the Code or as otherwise specified in this
Agreement or as otherwise determined by the General Partner (to the extent
consistent with Section 706(d) of the Code), solely for purposes of making such
allocations, each of such items for the calendar month in which the transfer,
assignment or redemption occurs shall be allocated to the Person who is a
Partner as of midnight on the last day of said month and none of such items for
the calendar month in which a redemption occurs will be allocated to the
redeeming Partner. All distributions of Available Cash with respect to which the
Partnership Record Date is before the date of such transfer, assignment or
redemption shall be made to the transferor Partner, and all distributions of
Available Cash thereafter, in the case of a transfer or assignment other than a
redemption, shall be made to the transferee Partner.
E. In addition to any other restrictions on transfer herein
contained, including without limitation the provisions of this Article 11 and
Section 2.6, in no event may any transfer or assignment of a Partnership
Interest by any Partner (including by way of a Redemption) be made (i) to any
person or entity who lacks the legal right, power or capacity to own a
Partnership Interest; (ii) in violation of applicable law; (iii) of any
component portion of a Partnership Interest, such as the Capital Account, or
rights to distributions, separate and apart from all other
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components of a Partnership Interest; (iv) if in the opinion of legal counsel to
the Partnership such transfer would cause a termination of the Partnership for
Federal or state income tax purposes (except as a result of the Redemption or
exchange for REIT Shares of all Partnership Units held by all Limited Partners
or pursuant to a Termination Transaction expressly permitted under Section
11.2); (v) if in the opinion of counsel to the Partnership such transfer would
cause the Partnership to cease to be classified as a partnership for Federal or
state income tax purposes (except as a result of the Redemption or exchange for
REIT Shares of all Partnership Units held by all Limited Partners); (vi) if such
transfer would cause the Partnership to become, with respect to any employee
benefit plan subject to Title I of ERISA, a "party-in-interest" (as defined in
Section 3(14) of ERISA) or a "disqualified person" (as defined in Section
4975(c) of the Code); (vii) if such transfer would, in the opinion of counsel to
the Partnership, cause any portion of the assets of the Partnership to
constitute assets of any employee benefit plan pursuant to Department of Labor
Regulations Section 2510.2-101; (viii) if such transfer requires the
registration of such Partnership Interest pursuant to any applicable Federal or
state securities laws; (ix) if such transfer is effectuated through an
"established securities market" or a "secondary market" (or the substantial
equivalent thereof) within the meaning of Section 7704 of the Code or such
transfer causes the Partnership to become a "Publicly Traded Partnership," as
such term is defined in Sections 469(k)(2) or 7704(b) of the Code; (x) if such
transfer subjects the Partnership to be regulated under the Investment Company
Act of 1940, the Investment Advisors Act of 1940 or the Employee Retirement
Income Security Act of 1974, each as amended; (xi) if the transferee or assignee
of such Partnership Interest is unable to make the representations set forth in
Section 3.4.D or such transfer could otherwise adversely affect the ability of
the General Partner to remain qualified as a REIT; or (xii) if in the opinion of
legal counsel for the Partnership such transfer would adversely affect the
ability of the General Partner to continue to qualify as a REIT or subject the
General Partner to any additional taxes under Section 857 or Section 4981 of the
Code.
F. The General Partner shall monitor the transfers of interests in
the Partnership to determine (i) if such interests are being traded on an
"established securities market" or a "secondary market (or the substantial
equivalent thereof)" within the meaning of Section 7704 of the Code and (ii)
whether additional transfers of interests would result in the Partnership being
unable to qualify for at least one of the "safe harbors" set forth in
Regulations Section 1.7704-1 (or such other guidance subsequently published by
the IRS setting forth safe harbors under which interests will not be treated as
"readily tradable on a secondary market (or the substantial equivalent thereof)"
within the meaning of Section 7704 of the Code) (the "Safe Harbors"). The
General Partner shall take all steps reasonably necessary or appropriate to
prevent any trading of interests or any recognition by the Partnership of
transfers made on such markets and, except as otherwise provided herein, to
insure that at least one of the Safe Harbors is met.
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ARTICLE 12.
ADMISSION OF PARTNERS
Section 12.1. Admission of Successor General Partner
A successor to all of the General Partner's General Partner Interest
pursuant to Section 11.2 who is proposed to be admitted as a successor General
Partner shall be admitted to the Partnership as the General Partner, effective
upon such transfer. Any such transferee shall carry on the business of the
Partnership without dissolution. In each case, the admission shall be subject to
the successor General Partner executing and delivering to the Partnership an
acceptance of all of the terms and conditions of this Agreement and such other
documents or instruments as may be required to effect the admission. In the case
of such admission on any day other than the first day of a Partnership Year, all
items attributable to the General Partner Interest for such Partnership Year
shall be allocated between the transferring General Partner and such successor
as provided in Article 11.
Section 12.2. Admission of Additional Limited Partners
A. After the admission to the Partnership of the initial Limited
Partners on the date hereof, a Person who makes a Capital Contribution to the
Partnership in accordance with this Agreement shall be admitted to the
Partnership as an Additional Limited Partner only upon furnishing to the General
Partner (i) evidence of acceptance in form satisfactory to the General Partner
of all of the terms and conditions of this Agreement, including, without
limitation, the power of attorney granted in Section 2.4 and (ii) such other
documents or instruments as may be required in the discretion of the General
Partner in order to effect such Person's admission as an Additional Limited
Partner.
B. Notwithstanding anything to the contrary in this Section 12.2,
no Person shall be admitted as an Additional Limited Partner without the consent
of the General Partner, which consent may be given or withheld in the General
Partner's sole and absolute discretion. The admission of any Person as an
Additional Limited Partner shall become effective on the date upon which the
name of such Person is recorded on the books and records of the Partnership,
following the receipt of the Capital Contribution in respect of such Limited
Partner, the documents set forth in this Section 12.2.A and the consent of the
General Partner to such admission. If any Additional Limited Partner is admitted
to the Partnership on any day other than the first day of a Partnership Year,
then Net Income, Net Losses, each item thereof and all other items allocable
among Partners and Assignees for such Partnership Year shall be allocated among
such Limited Partner and all other Partners and Assignees by taking into account
their varying interests during the Partnership Year in accordance with Section
706(d) of the Code, using the interim closing books method. Solely for purposes
of making such allocations, each of such items for the calendar month in which
an admission of an Additional Limited Partner occurs shall be allocated among
all the Partners and Assignees including such Additional Limited Partner. All
distributions of Available Cash with respect to which the Partnership Record
Date is before the date of such admission shall be made solely to Partners and
Assignees other than the Additional Limited Partner (other than in its capacity
as an Assignee) and except as otherwise agreed to by the Additional Limited
Partners and the General Partner, and all distributions of
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Available Cash thereafter shall be made to all Partners and Assignees including
such Additional Limited Partner.
Section 12.3. Amendment of Agreement and Certificate of Limited
Partnership
For the admission to the Partnership of any Partner, the General Partner
shall take all steps necessary and appropriate under the Act to amend the
records of the Partnership and, if necessary, to prepare as soon as practical an
amendment of this Agreement (including an amendment of Exhibit A) and, if
required by law, shall prepare and file an amendment to the Certificate and may
for this purpose exercise the power of attorney granted pursuant to Section 2.4.
ARTICLE 13.
DISSOLUTION AND LIQUIDATION
Section 13.1. Dissolution
The Partnership shall not be dissolved by the admission of Substituted
Limited Partners or Additional Limited Partners or by the admission of a
successor General Partner in accordance with the terms of this Agreement. Upon
the withdrawal of the General Partner, any successor General Partner (selected
as described in Section 13.1.B below) shall continue the business of the
Partnership. The Partnership shall dissolve, and its affairs shall be wound up,
upon the first to occur of any of the following ("Liquidating Events"):
A. the expiration of its term as provided in Section 2.5;
B. an event of withdrawal of the General Partner, as defined in the
Act, unless, within ninety (90) days after the withdrawal, all of the remaining
Partners agree in writing, in their sole and absolute discretion, to continue
the business of the Partnership and to the appointment, effective as of the date
of withdrawal, of a substitute General Partner;
C. prior to December 31, 2097, an election to dissolve the
Partnership made by the General Partner with the consent of Limited Partners who
hold ninety percent (90%) of the outstanding Units held by Limited Partners;
D. subject to the provisions of Section 7.3.C(i), an election to
dissolve the Partnership made by the General Partner in its sole and absolute
discretion;
E. entry of a decree of judicial dissolution of the Partnership
pursuant to the provisions of the Act;
F. the sale or disposition of all or substantially all of the
assets and properties of the Partnership; or
G. a final and non-appealable judgment is entered by a court of
competent jurisdiction ruling that the General Partner is bankrupt or insolvent,
or a final and non-appealable order for relief is entered by a court with
appropriate jurisdiction against the General Partner, in
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each case under any Federal or state bankruptcy or insolvency laws as now or
hereafter in effect, unless prior to or at the time of the entry of such order
or judgment a Majority in Interest of the remaining Limited Partners Consent in
writing to continue the business of the Partnership and to the appointment,
effective as of a date prior to the date of such order or judgment, of a
substitute General Partner.
Section 13.2. Winding Up
A. Upon the occurrence of a Liquidating Event, the Partnership
shall continue solely for the purposes of winding up its affairs in an orderly
manner, liquidating its assets, and satisfying the claims of its creditors and
Partners. No Partner shall take any action that is inconsistent with, or not
necessary to or appropriate for, the winding up of the Partnership's business
and affairs. The General Partner (or, in the event there is no remaining General
Partner, any Person elected by a Majority in Interest of the Limited Partners
(the "Liquidator")) shall be responsible for overseeing the winding up and
dissolution of the Partnership and shall take full account of the Partnership's
liabilities and assets and the Partnership property shall be liquidated as
promptly as is consistent with obtaining the fair value thereof, and the
proceeds therefrom (which may, to the extent determined by the General Partner,
include shares of stock of the General Partner) shall be applied and distributed
in the following order:
(i) First, to the payment and discharge of all of the Partnership's
debts and liabilities to creditors other than the Partners;
(ii) Second, to the payment and discharge of all of the Partnership's
debts and liabilities to the General Partner;
(iii) Third, to the payment and discharge of all of the Partnership's
debts and liabilities to the other Partners; and
(iv) The balance, if any, to the Partners in accordance with their
Capital Account balances determined after giving effect to all
contributions and distributions for all periods, and after
taking into account all Capital Account adjustments for the
Partnership taxable year during which the liquidation occurs
(other than those made as a result of the liquidating
distribution set forth in this Section 13.2.A(iv).
The General Partner shall not receive any additional compensation for any
services performed pursuant to this Article 13 other than reimbursement of its
expenses as provided in Section 7.4.
B. Notwithstanding the provisions of Section 13.2.A which require
liquidation of the assets of the Partnership, but subject to the order of
priorities set forth therein, if prior to or upon dissolution of the Partnership
the Liquidator determines that an immediate sale of part or all of the
Partnership's assets would be impractical or would cause undue loss to the
Partners, the Liquidator may, in its sole and absolute discretion, defer for a
reasonable time the liquidation of any assets except those necessary to satisfy
liabilities of the Partnership (including to those Partners as creditors) and/or
distribute to the Partners, in lieu of cash, as tenants in common and in
accordance with the provisions of Section 13.2.A, undivided interests in such
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Partnership assets as the Liquidator deems not suitable for liquidation. Any
such distributions in kind shall be made only if, in the good faith judgment of
the Liquidator, such distributions in kind are in the best interest of the
Partners, and shall be subject to such conditions relating to the disposition
and management of such properties as the Liquidator deems reasonable and
equitable and to any agreements governing the operation of such properties at
such time. The Liquidator shall determine the fair market value of any property
distributed in kind using such reasonable method of valuation as it may adopt.
C. The Partnership shall be terminated when any notes received in
connection with any such sale or disposition referenced in Section 13.1.E above,
or in connection with the liquidation of the Partnership have been paid and all
of the cash or property available for application and distribution under this
Agreement have been applied and distributed in accordance with this Agreement.
Section 13.3. Compliance with Timing Requirements of Regulations
In the event the Partnership is "liquidated" within the meaning of
Regulations Section 1.704-1(b)(2)(ii)(g), distributions shall be made pursuant
to this Article 13 to the General Partner and Limited Partners who have positive
Capital Accounts in compliance with Regulations Section 1.704-1(b)(2)(ii)(b)(2).
If any Partner has a deficit balance in his or her Capital Account (after giving
effect to all contributions, distributions and allocations for the taxable
years, including the year during which such liquidation occurs), such Partner
shall have no obligation to make any contribution to the capital of the
Partnership with respect to such deficit, and such deficit shall not be
considered a debt owed to the Partnership or to any other Person for any purpose
whatsoever, except to the extent otherwise agreed to by such Partner and the
General Partner. In the discretion of the Liquidator or the General Partner, a
pro rata portion of the distributions that would otherwise be made to the
General Partner and Limited Partners pursuant to this Article 13 may be:
A. distributed to a trust established for the benefit of the
General Partner and Limited Partners for the purposes of liquidating Partnership
assets, collecting amounts owed to the Partnership, and paying any contingent or
unforeseen liabilities or obligations of the Partnership or of the General
Partner arising out of or in connection with the Partnership. The assets of any
such trust shall be distributed to the General Partner and Limited Partners from
time to time, in the reasonable discretion of the Liquidator or the General
Partner, in the same proportions and the amount distributed to such trust by the
Partnership would otherwise have been distributed to the General Partner and
Limited Partners pursuant to this Agreement; or
B. withheld to establish any reserves deemed necessary or
appropriate for any contingent or unforeseen liabilities or obligations of the
Partnership; and to reflect the unrealized portion of any installment
obligations owed to the Partnership; provided that, such withheld amounts shall
be distributed to the General Partner and Limited Partners as soon as
practicable.
Section 13.4. Deemed Distribution and Recontribution
Notwithstanding any other provision of this Article 13, in the event the
Partnership is liquidated within the meaning of Regulations Section
1.704-1(b)(2)(ii)(g) but no
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Liquidating Event has occurred, the Partnership's property shall not be
liquidated, the Partnership's liabilities shall not be paid or discharged, and
the Partnership's affairs shall not be wound up. Instead, the Partnership shall
be deemed to have distributed the Partnership property in kind to the General
Partner and Limited Partners, who shall be deemed to have assumed and taken such
property subject to all Partnership liabilities, all in accordance with their
respective Capital Accounts. Immediately thereafter, the General Partner and
Limited Partners shall be deemed to have recontributed the Partnership property
in kind to the Partnership, which shall be deemed to have assumed and taken such
property subject to all such liabilities.
Section 13.5. Rights of Limited Partners
Except as otherwise provided in this Agreement, each Limited Partner
shall look solely to the assets of the Partnership for the return of his Capital
Contribution and shall have no right or power to demand or receive property from
the General Partner. No Limited Partner shall have priority over any other
Limited Partner as to the return of his Capital Contributions, distributions or
allocations.
Section 13.6. Notice of Dissolution
In the event a Liquidating Event occurs or an event occurs that would,
but for provisions of Section 13.1, result in a dissolution of the Partnership,
the General Partner shall, within thirty (30) days thereafter, provide written
notice thereof to each of the Partners and to all other parties with whom the
Partnership regularly conducts business (as determined in the discretion of the
General Partner) and shall publish notice thereof in a newspaper of general
circulation in each place in which the Partnership regularly conducts business
(as determined in the discretion of the General Partner).
Section 13.7. Cancellation of Certificate of Limited Partnership
Upon the completion of the liquidation of the Partnership cash and
property as provided in Section 13.2, the Partnership shall be terminated and
the Certificate and all qualifications of the Partnership as a foreign limited
partnership in jurisdictions other than the State of Delaware shall be canceled
and such other actions as may be necessary to terminate the Partnership shall be
taken.
Section 13.8. Reasonable Time for Winding-Up
A reasonable time shall be allowed for the orderly winding-up of the
business and affairs of the Partnership and the liquidation of its assets
pursuant to Section 13.2, in order to minimize any losses otherwise attendant
upon such winding-up, and the provisions of this Agreement shall remain in
effect between the Partners during the period of liquidation.
Section 13.9. Waiver of Partition
Each Partner hereby waives any right to partition of the Partnership
property.
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ARTICLE 14.
AMENDMENT OF PARTNERSHIP AGREEMENT; CONSENTS
Section 14.1. Amendments
A. The actions requiring consent or approval of the Partners or of
the Limited Partners pursuant to this Agreement, including Section 7.3, or
otherwise pursuant to applicable law, are subject to the procedures in this
Article 14.
B. Amendments to this Agreement requiring the consent or approval
of Limited Partners may be proposed by the General Partner or by Limited
Partners holding twenty-five percent (25%) or more of the Partnership Interests
held by Limited Partners. Following such proposal, the General Partner shall
submit any proposed amendment to the Partners or of the Limited Partners, as
applicable. The General Partner shall seek the written consent or approval of
the Partners or of the Limited Partners on the proposed amendment or shall call
a meeting to vote thereon and to transact any other business that it may deem
appropriate. For purposes of obtaining a written consent, the General Partner
may require a response within a reasonable specified time, but not less than
fifteen (15) days, and failure to respond in such time period shall constitute a
consent which is consistent with the General Partner's recommendation (if so
recommended); provided that, an action shall become effective at such time as
requisite consents are received even if prior to such specified time.
Section 14.2. Action by the Partners
A. Meetings of the Partners may be called by the General Partner
and shall be called upon the receipt by the General Partner of a written request
by Limited Partners holding twenty-five percent (25%) or more of the Partnership
Interests held by Limited Partners. The call shall state the nature of the
business to be transacted. Notice of any such meeting shall be given to all
Partners not less than seven days nor more than thirty (30) days prior to the
date of such meeting. Partners may vote in person or by proxy at such meeting.
Whenever the vote of the Percentage Interests of the Partners, or the Consent of
the Partners or Consent of the Limited Partners is permitted or required under
this Agreement, such vote or Consent may be given at a meeting of Partners or
may be given in accordance with the procedure prescribed in Section 14.1.
B. Any action required or permitted to be taken at a meeting of the
Partners may be taken without a meeting if a written consent setting forth the
action so taken is signed by the Percentage Interests as is expressly required
by this Agreement for the action in question. Such consent may be in one
instrument or in several instruments, and shall have the same force and effect
as a vote of the Percentage Interests of the Partners (expressly required by
this Agreement). Such consent shall be filed with the General Partner. An action
so taken shall be deemed to have been taken at a meeting held on the effective
date so certified.
C. Each Limited Partner may authorize any Person or Persons to act
for him by proxy on all matters in which a Limited Partner is entitled to
participate, including waiving notice of any meeting, or voting or participating
at a meeting. Every proxy must be signed by the Limited Partner or his
attorney-in-fact. No proxy shall be valid after the expiration of eleven
63
<PAGE> 68
(11) months from the date thereof unless otherwise provided in the proxy. Every
proxy shall be revocable at the pleasure of the Limited Partner executing it.
D. Each meeting of Partners shall be conducted by the General
Partner or such other Person as the General Partner may appoint pursuant to such
rules for the conduct of the meeting as the General Partner or such other Person
deems appropriate.
E. On matters on which Limited Partners are entitled to vote, each
Limited Partner shall have a vote equal to the number of Partnership Units held.
ARTICLE 15.
GENERAL PROVISIONS
Section 15.1. Addresses and Notice
Any notice, demand, request or report required or permitted to be given
or made to a Partner or Assignee under this Agreement shall be in writing and
shall be deemed given or made when delivered in person or when sent by certified
first class United States mail, nationally recognized overnight delivery service
or facsimile transmission to the Partner or Assignee at the address set forth in
Exhibit A or such other address as the Partners shall notify the General Partner
in writing.
Section 15.2. Titles and Captions
All article or section titles or captions in this Agreement are for
convenience only. They shall not be deemed part of this Agreement and in no way
define, limit, extend or describe the scope or intent of any provisions hereof.
Except as specifically provided otherwise, references to "Articles" and
"Sections" are to Articles and Sections of this Agreement.
Section 15.3. Pronouns and Plurals
Whenever the context may require, any pronoun used in this Agreement
shall include the corresponding masculine, feminine or neuter forms, and the
singular form of nouns, pronouns and verbs shall include the plural and vice
versa.
Section 15.4. Further Action
The parties shall execute and deliver all documents, provide all
information and take or refrain from taking action as may be necessary or
appropriate to achieve the purposes of this Agreement.
Section 15.5. Binding Effect
This Agreement shall be binding upon and inure to the benefit of the
parties hereto including the Persons set forth in Exhibit H, and their heirs,
executors, administrators, successors, legal representatives and permitted
assigns.
64
<PAGE> 69
Section 15.6. Creditors
Other than as expressly set forth herein with respect to Indemnitees,
none of the provisions of this Agreement shall be for the benefit of, or shall
be enforceable by, any creditor of the Partnership.
Section 15.7. Waiver
No failure or delay by any party to insist upon the strict performance
of any covenant, duty, agreement or condition of this Agreement or to exercise
any right or remedy consequent upon any breach thereof shall constitute waiver
of any such breach or any other covenant, duty, agreement or condition.
Section 15.8. Counterparts
This Agreement may be executed in counterparts, all of which together
shall constitute one agreement binding on all the parties hereto,
notwithstanding that all such parties are not signatories to the original or the
same counterpart. Each party shall become bound by this Agreement immediately
upon affixing its signature hereto.
Section 15.9. Applicable Law
This Agreement shall be construed in accordance with and governed by the
laws of the State of Delaware, without regard to the principles of conflicts of
law.
Section 15.10. Invalidity of Provisions
If any provision of this Agreement is or becomes invalid, illegal or
unenforceable in any respect, the validity, legality and enforceability of the
remaining provisions contained herein shall not be affected thereby.
Section 15.11. Limitation to Preserve REIT Status
To the extent that any amount paid or credited to the General Partner or
its officers, directors, employees or agents pursuant to Section 7.4 or 7.7
would constitute gross income to the General Partner for purposes of Sections
856(c)(2) or 856(c)(3) of the Code (a "General Partner Payment") then,
notwithstanding any other provision of this Agreement, the amount of such
General Partner Payments for any fiscal year shall not exceed the lesser of:
(i) an amount equal to the excess, if any, of (a) 4.17% of
the General Partner's total gross income (but not including the amount
of any General Partner Payments) for the fiscal year which is described
in subsections (A) through (H) of Section 856(c)(2) of the Code over (b)
the amount of gross income (within the meaning of Section 856(c)(2) of
the Code) derived by the General Partner from sources other than those
described in subsections (A) through (H) of Section 856(c)(2) of the
Code (but not including the amount of any General Partner Payments); or
65
<PAGE> 70
(ii) an amount equal to the excess, if any, of (a) 25% of the
General Partner's total gross income (but not including the amount of
any General Partner Payments) for the fiscal year which is described in
subsections (A) through (I) of Section 856(c)(3) of the Code over (b)
the amount of gross income (within the meaning of Section 856(c)(3) of
the Code) derived by the General Partner from sources other than those
described in subsections (A) through (I) of Section 856(c)(3) of the
Code (but not including the amount of any General Partner Payments);
provided, however, that General Partner Payments in excess of the amounts set
forth in subparagraphs (i) and (ii) above may be made if the General Partner, as
a condition precedent, obtains an opinion of tax counsel that the receipt of
such excess amounts would not adversely affect the General Partner's ability to
qualify as a REIT. To the extent General Partner Payments may not be made in a
year due to the foregoing limitations, such General Partner Payments shall carry
over and be treated as arising in the following year; provided, however, that
such amounts shall not carry over for more than five years, and if not paid
within such five year period, shall expire; provided, further, that (a) as
General Partner Payments are made, such payments shall be applied first to carry
over amounts outstanding, if any and (b) with respect to carry over amounts for
more than one Partnership Year, such payments shall be applied to the earliest
Partnership Year first.
Section 15.12. Entire Agreement
This Agreement contains the entire understanding and agreement among the
Partners with respect to the subject matter hereof and supersedes any other
prior written or oral understandings or agreements among them with respect
thereto.
Section 15.13. No Rights as Stockholders
Nothing contained in this Agreement shall be construed as conferring
upon the holders of Partnership Units any rights whatsoever as stockholders of
the General Partner, including without limitation any right to receive dividends
or other distributions made to stockholders of the General Partner or to vote or
to consent or to receive notice as stockholders in respect of any meeting of
stockholders for the election of directors of the General Partner or any other
matter.
(Signature Page Follows.)
66
<PAGE> 71
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date first written above.
GENERAL PARTNER:
AMB PROPERTY CORPORATION
By: ____________________________________
S. Davis Carniglia
Managing Director, General Counsel,
Chief Financial Officer and Secretary
LIMITED PARTNERS:
FIRST ALLMERICA LIFE INSURANCE COMPANY
LAUNCE E. GAMBLE
GEORGE F. GAMBLE
HOLBROOK W. GOODALE 1954 TRUST
CHARLES R. WICHMAN 1954 TRUST
FREDERICK B. WICHMAN 1954 TRUST
HOLBROOK W. GOODALE 1957 TRUST
CHARLES R. WICHMAN 1957 TRUST
FREDERICK B. WICHMAN 1957 TRUST
HOLBROOK W. GOODALE 1958 TRUST
CHARLES R. WICHMAN 1958 TRUST
FREDERICK B. WICHMAN 1958 TRUST
DAVID J. BROWN
THE DUNCAN 1982 REVOCABLE TRUST
DATED APRIL 21, 1982
DANIEL M. SARHAD
By: ____________________________________
S. Davis Carniglia
Attorney-In-Fact
S-1
<PAGE> 72
EXHIBIT A
PARTNERS, CONTRIBUTIONS AND PARTNERSHIP INTERESTS
<TABLE>
<CAPTION>
AGREED VALUE OF
CASH CONTRIBUTED GROSS ASSET TOTAL PARTNERSHIP PERCENTAGE
NAME OF PARTNER CONTRIBUTIONS PROPERTY* VALUE CONTRIBUTIONS UNITS INTEREST
--------------- ------------- --------------- ----------- ------------- ----------- ----------
<S> <C> <C> <C> <C> <C> <C>
AMB Property Corporation
Totals:
</TABLE>
- ----------
*Net of Debt (if any)
A-1
<PAGE> 73
EXHIBIT B
NOTICE OF REDEMPTION
The undersigned hereby [irrevocably] (i) exchanges ____________ Limited
Partnership Units in AMB Property, L.P. in accordance with the terms of the
Limited Partnership Agreement of AMB Property, L.P. dated as of
_________________, and the rights of Redemption referred to therein, (ii)
surrenders such Limited Partnership Units and all right, title and interest
therein and (iii) directs that the cash (or, if applicable, REIT Shares)
deliverable upon Redemption or exchange be delivered to the address specified
below, and if applicable, that such REIT Shares be registered or placed in the
name(s) and at the address(es) specified below.
Dated: ________________________
Name of Limited Partner:
---------------------------------
(Signature of Limited Partner)
---------------------------------
(Street Address)
---------------------------------
(City) (State) (Zip Code)
Signature Guaranteed by:
---------------------------------
Issue REIT Shares in the name of:
Please insert social security or identifying number:
Address (if different than above):
B-1
<PAGE> 74
EXHIBIT C
CONSTRUCTIVE OWNERSHIP DEFINITION
The term "Constructively Owns" means ownership determined through the
application of the constructive ownership rules of Section 318 of the Code, as
modified by Section 856(d)(5) of the Code. Generally, these rules provide the
following:
a. an individual is considered as owning the Ownership Interest
that is owned, actually or constructively, by or for his spouse, his children,
his grandchildren, and his parents;
b. an Ownership Interest that is owned, actually or constructively,
by or for a partnership or estate is considered as owned proportionately by its
partners or beneficiaries;
c. an Ownership Interest that is owned, actually or constructively,
by or for a trust is considered as owned by its beneficiaries in proportion to
the actuarial interest of such beneficiaries (provided, however, that in the
case of a "grantor trust" the Ownership Interest will be considered as owned by
the grantors);
d. if ten percent (10%) or more in value of the stock in a
corporation is owned, actually or constructively, by or for any person, such
person shall be considered as owning the Ownership Interest that is owned,
actually or constructively, by or for such corporation in that proportion which
the value of the stock which such person so owns bears to the value of all the
stock in such corporation;
e. an Ownership Interest that is owned, actually or constructively,
by or for a partner which actually or constructively owns a 25% or greater
capital interest or profits interest in a partnership or a beneficiary of an
estate or trust shall be considered as owned by the partnership, estate, or
trust (or, in the case of a grantor trust, the grantors);
f. if ten percent (10%) or more in value of the stock in a
corporation is owned, actually or constructively, by or for any person, such
corporation shall be considered as owning the Ownership Interest that is owned,
actually or constructively, by or for such person;
g. if any person has an option to acquire an Ownership Interest
(including an option to acquire an option or any one of a series of such
options), such Ownership Interest shall be considered as owned by such person;
h. an Ownership Interest that is constructively owned by a person
by reason of the application of the rules described in paragraphs (a) through
(g) above shall, for purposes of applying paragraphs (a) through (g), be
considered as actually owned by such person provided, however, that (i) an
Ownership Interest constructively owned by an individual by reason of paragraph
(a) shall not be considered as owned by him for purposes of again applying
paragraph (a) in order to make another the constructive owner of such Ownership
Interest, (ii) an Ownership Interest constructively owned by a partnership,
estate, trust, or corporation by reason of the application of paragraphs (e) or
(f) shall not be considered as owned by it for purposes of applying paragraphs
(b), (c), or (d) in order to make another the constructive owner of such
Ownership Interest, (iii) if an Ownership Interest may be considered as owned by
an individual under paragraphs (a) or (g), it shall be considered as owned by
him under paragraph (g) and (iv) for purposes of the above described rules, an S
corporation shall be treated as a partnership and any stockholder of the S
corporation shall be treated as a partner of such partnership except that this
rule shall not apply for purposes of determining whether stock in the S
corporation is constructively owned by any person.
i. For purposes of the above summary of the constructive ownership
rules, the term "Ownership Interest" means the ownership of stock with respect
to a corporation and, with respect to any other type of entity, the ownership of
an interest in either its assets or net profits.
C-1
<PAGE> 75
EXHIBIT D-1
FORM OF PARTNERSHIP UNIT CERTIFICATE
CERTIFICATE FOR PARTNERSHIP UNITS OF
AMB PROPERTY, L.P.
No. _______________ ____________ UNITS
AMB Property Corporation as the General Partner of AMB Property, L.P., a
Delaware limited partnership (the "Operating Partnership"), hereby certifies
that ___________________________ is a Limited Partner of the Operating
Partnership whose Partnership Interests therein, as set forth in the Agreement
of Limited Partnership of AMB Property, L.P., dated as of ______________, 1997
(as it may be amended, modified or supplemented from time to time in accordance
with its terms, (the "Partnership Agreement"), under which the Operating
Partnership is existing and as filed in the office of the Delaware [State
Department of Assessments and Taxation] (copies of which are on file at the
Operating Partnership's principal office at _________________________________,
represent ________________ units of limited partnership interest in the
Operating Partnership (the "Partnership Units").
THE PARTNERSHIP UNITS REPRESENTED BY THIS CERTIFICATE OR INSTRUMENT MAY
NOT BE TRANSFERRED, SOLD, ASSIGNED, PLEDGED, HYPOTHECATED OR OTHERWISE DISPOSED
OF UNLESS SUCH TRANSFER, SALE, ASSIGNMENT, PLEDGE, HYPOTHECATION OR OTHER
DISPOSITION COMPLIES WITH THE PROVISIONS OF THE PARTNERSHIP AGREEMENT (A COPY OF
WHICH IS ON FILE WITH THE OPERATING PARTNERSHIP). EXCEPT AS OTHERWISE PROVIDED
IN THE PARTNERSHIP AGREEMENT, NO TRANSFER, SALE, ASSIGNMENT, PLEDGE,
HYPOTHECATION OR OTHER DISPOSITION OF THE PARTNERSHIP UNITS REPRESENTED BY THIS
CERTIFICATE MAY BE MADE EXCEPT (A) PURSUANT TO AN EFFECTIVE REGISTRATION
STATEMENT UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE "ACT"), OR (B) IF
THE OPERATING PARTNERSHIP HAS BEEN FURNISHED WITH A SATISFACTORY OPINION OF
COUNSEL FOR THE HOLDER OF THE PARTNERSHIP UNITS REPRESENTED BY THIS CERTIFICATE
THAT SUCH TRANSFER, SALE ASSIGNMENT, PLEDGE, HYPOTHECATION OR OTHER DISPOSITION
IS EXEMPT FROM THE PROVISIONS OF SECTION 5 OF THE ACT AND THE RULES AND
REGULATIONS IN EFFECT THEREUNDER.
DATED: _______________, 1997.
AMB PROPERTY CORPORATION
General Partner of
AMB Property, L.P.
ATTEST:
By: _________________________ By: ___________________________________
D-1
<PAGE> 76
EXHIBIT D-2
FORM OF PARTNERSHIP UNIT CERTIFICATE
CERTIFICATE FOR PERFORMANCE UNITS OF
AMB PROPERTY, L.P.
No. _______________ ____________ UNITS
AMB Property Corporation as the General Partner of AMB Property, L.P., a
Delaware limited partnership (the "Operating Partnership"), hereby certifies
that ___________________ is a Limited Partner of the Operating Partnership whose
Partnership Interests therein, as set forth in the Agreement of Limited
Partnership of AMB Property, L.P., dated as of ______________, 1997 (as it may
be amended, modified or supplemented from time to time in accordance with its
terms, (the "Partnership Agreement"), under which the Operating Partnership is
existing and as filed in the office of the Delaware [State Department of
Assessments and Taxation] (copies of which are on file at the Operating
Partnership's principal office at __________________________________________,
represent __________ performance units (as defined in the Partnership Agreement)
of limited partnership interest in the Operating Partnership (the "Performance
Units").
THE PERFORMANCE UNITS REPRESENTED BY THIS CERTIFICATE OR INSTRUMENT MAY
NOT BE TRANSFERRED, SOLD, ASSIGNED, PLEDGED, HYPOTHECATED OR OTHERWISE DISPOSED
OF UNLESS SUCH TRANSFER, SALE, ASSIGNMENT, PLEDGE, HYPOTHECATION OR OTHER
DISPOSITION COMPLIES WITH THE PROVISIONS OF THE PARTNERSHIP AGREEMENT (A COPY OF
WHICH IS ON FILE WITH THE OPERATING PARTNERSHIP). EXCEPT AS OTHERWISE PROVIDED
IN THE PARTNERSHIP AGREEMENT, NO TRANSFER, SALE, ASSIGNMENT, PLEDGE,
HYPOTHECATION OR OTHER DISPOSITION OF THE PERFORMANCE UNITS REPRESENTED BY THIS
CERTIFICATE MAY BE MADE EXCEPT (A) PURSUANT TO AN EFFECTIVE REGISTRATION
STATEMENT UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE "ACT"), OR (B) IF
THE OPERATING PARTNERSHIP HAS BEEN FURNISHED WITH A SATISFACTORY OPINION OF
COUNSEL FOR THE HOLDER OF THE PERFORMANCE UNITS REPRESENTED BY THIS CERTIFICATE
THAT SUCH TRANSFER, SALE ASSIGNMENT, PLEDGE, HYPOTHECATION OR OTHER DISPOSITION
IS EXEMPT FROM THE PROVISIONS OF SECTION 5 OF THE ACT AND THE RULES AND
REGULATIONS IN EFFECT THEREUNDER.
DATED: _______________, 1997.
AMB PROPERTY CORPORATION
General Partner of
AMB Property, L.P.
ATTEST:
By: _________________________ By: ___________________________________
D-2
<PAGE> 77
[EXHIBIT E
SCHEDULE OF PARTNERS' OWNERSHIP
WITH RESPECT TO TENANTS]
E-1
<PAGE> 78
EXHIBIT F
SCHEDULE OF REIT SHARES
ACTUALLY OR CONSTRUCTIVELY OWNED BY LIMITED PARTNERS
OTHER THAN THOSE ACQUIRED PURSUANT TO AN EXCHANGE
F-1
<PAGE> 79
EXHIBIT G
SCHEDULE OF CERTAIN PROPERTY OF THE PARTNERSHIP
G-1
<PAGE> 80
EXHIBIT H
<TABLE>
<CAPTION>
PERCENTAGE
----------
<S> <C>
Douglas D. Abbey
Hamid R. Moghadam
T. Robert Burke
Luis A. Belmonte
S. Davis Carniglia
John H. Diserens
Bruce H. Freedman
Jean Collier Hurley
Barbara J. Linn
Craig A. Severance
----
100%
</TABLE>
H-1
<PAGE> 81
EXHIBIT I
ORIGINAL LIMITED PARTNERS OF THE PARTNERSHIP
I-1
<PAGE> 1
Exhibit 10.4
FORM OF EMPLOYMENT AGREEMENT
THIS EMPLOYMENT AGREEMENT (the "Agreement") is dated as of
November __, 1997, between AMB Property, L.P., a Delaware limited partnership
(the "Company"), and _______________________ (the "Executive").
1. EMPLOYMENT
The Company hereby agrees to employ the Executive, and the
Executive hereby agrees to be employed by the Company, on the terms and
conditions set forth herein.
2. TERM AND RENEWAL
2.1. Term. The employment of the Executive by the Company as
provided in Section 1 will commence on the date hereof and will terminate [one
year] [three years]from the date hereof (the "Expiration Date") unless
automatically extended for an additional 12-month period pursuant to Section 2.2
hereof or sooner terminated as hereinafter provided (each such period, an
"Employment Period").
2.2. Renewal. Following the expiration of the initial Employment
Period and provided that this Agreement has not been terminated by the Executive
or the Company pursuant to Section 5 hereof, and every year thereafter, this
Agreement shall be automatically renewed on the terms set forth herein for an
additional twelve-month period, effective on each anniversary date of the date
hereof.
3. POSITION AND DUTIES
3.1. (a) Position. The Executive hereby agrees to serve as
_____________________ of the Company.
(b) Additional Positions. At the Company's request, the
Executive shall serve the Company and/or its respective subsidiaries and
affiliates in other offices and capacities in addition to that set forth in
Section 3(a) hereof [, including, without limitation, if elected, as a member of
the Board of Directors (the "Board") of AMB Property Corporation, a Maryland
corporation (the "REIT"); provided however, that nomination to and continued
service as a member of the Board shall be at the sole discretion of the
Executive]. In the event that the Executive, during the term of this Agreement,
serves in any one or more of the capacities set forth in this Section 3(b), the
Executive's compensation shall not be increased beyond that specified in Section
4 of this Agreement. In addition, in the event the Executive's service in one or
more of the capacities set forth in this Section 3(b) is terminated, the
Executive's compensation, as specified in Section 4 of this Agreement, shall not
be diminished or reduced in any manner as a result of such termination for so
long as the Executive otherwise remains employed under the terms of this
Agreement.
3.2. Duties. The Company agrees that the duties that may be
assigned to the Executive shall be the usual and customary duties of the offices
of ______________________.
<PAGE> 2
3.3. Devotion of Time and Effort. The Executive shall devote
substantially all of his business time and attention to the performance of
services to the Company in his capacity as an officer thereof and as may
reasonably be requested by the Board.
3.4. Other Activities. Subject to Section 7.2 hereof, the
Executive may engage in other activities for the Executive's own account while
employed hereunder, including without limitation charitable, community and other
business activities, provided that such other activities do not materially
interfere with the performance of the Executive's duties hereunder.
4. COMPENSATION AND RELATED MATTERS
4.1. Salary. During the Employment Period, the Company shall pay
the Executive an annual salary of $_________ during the first 12-month period
and at such annual salary as determined by the Compensation Committee of the
Board (the "Compensation Committee") during the second and subsequent 12-month
periods of the Executive's employment with the Company, but not less than
$________. All salary is to be paid consistent with the standard payroll
practices of the Company (e.g., timing of payments and standard employee
deductions, such as income tax withholdings, social security, etc.). The
Executive's performance and salary shall be subject to review at the end of each
fiscal year and an increase in annual salary, if one is so determined by the
Compensation Committee, shall be made on a basis consistent with the standard
practices of the Company.
4.2. Bonus. The Compensation Committee shall review the
Executive's performance at least annually during each year of the Employment
Period and cause the Company to award the Executive a cash bonus in an amount
equal to up to [100%] [150%] of the annual salary, as provided in Section 4.1
above (the "Cash Bonus"), which the Compensation Committee shall reasonably
determine as fairly compensating and rewarding the Executive for services
rendered to the Company and/or as an incentive for continued service to the
Company. The amount of such cash bonus shall be determined in the sole and
absolute discretion of the Compensation Committee and shall be dependent on,
among other things, the achievement of certain performance levels by the
Company, including, without limitation, growth in funds from operations per
share, and the Executive's performance and contribution to increasing funds from
operations per share. Notwithstanding the foregoing, the Executive may elect to
receive such bonus in restricted shares of the [REIT's] common stock, par value
$.01 per share (the "Common Stock"), [of AMB Property Corporation, a Maryland
corporation (the "REIT")], or in options to purchase Common Stock. If the
Executive elects to receive such bonus in restricted shares of Common Stock, the
Executive shall receive a number of restricted shares of Common Stock (the
"Restricted Bonus Shares") equal to (i) 125% of the Cash Bonus divided by (ii)
the Fair Market Value per share (as defined below). If the Executive elects to
receive such bonus in options to purchase Common Stock, the Executive shall
receive options (the "Bonus Options") to purchase, at a purchase price per share
equal to the Fair Market Value, a number of shares of Common Stock determined
based on 150% of the amount of the bonus and the Fair Market Value of the Common
Stock, using option-pricing methodology adopted at the discretion of the
Compensation Committee. The "Fair Market Value" of a share of Common Stock shall
be (i) the closing price of a share of Common Stock on the principal exchange on
which shares of
2
<PAGE> 3
Common Stock are then trading, if any (or as reported on any composite index
which includes such principal exchange), on the trading day previous to the date
on which the Compensation Committee notifies the Executive of such bonus (the
"Bonus Notification Date"), or if shares were not traded on the trading day
previous to such date, then on the next preceding date on which a trade
occurred, or (ii) if Common Stock is not traded on an exchange but is quoted on
NASDAQ or a successor quotation system, the mean between the closing
representative bid and asked prices for the Common Stock on the trading day
previous to such date as reported by NASDAQ or such successor quotation system;
or (iii) if Common Stock is not publicly traded on an exchange and not quoted on
NASDAQ or a successor quotation system, the Fair Market Value of a share of
Common Stock as established by the Compensation Committee acting in good faith.
The Executive's election to receive such bonus in Restricted Bonus Shares or
Bonus Options must be received in writing by the Secretary of the Company not
later than October 1 of the year for which such bonus may be earned. Restricted
Bonus Shares and the Bonus Options, if any, shall be granted pursuant to the
1997 Stock Option and Incentive Plan of AMB Property Corporation and its
Subsidiaries (or, if such plan has been terminated, such successor or
replacement employee benefit plan), and shall be subject to the applicable terms
and conditions set forth therein, or, if no such employee benefit plan is in
existence as of the date such Restricted Bonus Shares or Bonus Options are
granted, the terms and conditions of such Restricted Bonus Shares and Bonus
Options shall be determined by the Compensation Committee, in its sole
discretion.
4.3. Business Expenses. The Company shall promptly in accordance
with Company policy reimburse the Executive for all reasonable business expenses
incurred in accordance with and subject to the limits set forth in the Company's
written policies with respect to business expenses, including, without
limitation, business seminar fees, professional association dues, reasonable
entertainment expenses incurred by the Executive in connection with the business
of the Company and/or its respective subsidiaries and affiliates, and reasonable
travel expenses, including all airfare, hotel and rental car expenses, incurred
by the Executive in traveling in connection with the business of the Company,
upon presentation to the Company of written receipts for such expenses.
4.4. Other Benefits.
(a) Medical Insurance. During the Employment Period, the
Company, at its sole cost, shall provide to the Executive, the Executive's
spouse and children such health, dental and optical insurance as the Company may
from time to time make available to its other executive employees, subject to
and on a basis consistent with the terms, conditions and overall administration
of such plans or arrangements.
(b) Life and Disability Insurance. During the Employment
Period, the Company shall provide to the Executive such disability and/or life
insurance as the Company in its sole discretion may from time to time make
available to its other executive employees, subject to and on a basis consistent
with the terms, conditions and overall administration of such plans or
arrangements.
3
<PAGE> 4
(c) Pension Plans, Etc. During the Employment Period, the
Executive shall be entitled to participate in all pension, 401(k) and other
employee plans and benefits established by the Company on at least the same
terms as the Company's other executive employees, subject to and on a basis
consistent with the terms, conditions and overall administration of such plans
or arrangements.
4.5. Vacation. The Executive shall be entitled to four (4)
vacation weeks (20 business days) in each calendar year, subject to and on a
basis consistent with Company policy, provided, that in the event of part-time
employment by the Executive (as determined by the Committee in its sole and
absolute discretion), the number of vacation weeks to which the Executive is
entitled shall be proportionately reduced. In addition, the Executive will be
entitled to all Company holidays.
4.6. Office, Staff, and Equipment. The Company agrees to provide
the Executive, as a condition to the Executive's services hereunder, such staff,
equipment and office space as is reasonably necessary for the Executive to
perform the Executive's duties hereunder, subject to and on a basis consistent
with Company policy.
5. TERMINATION
5.1. Death. The Executive's employment hereunder shall terminate
upon his death.
5.2. Disability. The Executive's employment hereunder shall
terminate on the Executive's physical or mental disability or infirmity which,
in the opinion of a competent physician selected by the Board, renders the
Executive unable to perform properly his duties under this Agreement, and as a
result, the Executive is unable to perform such duties for six (6) consecutive
calendar months or for shorter periods aggregating one hundred and eighty (180)
business days in any twelve (12) month period, but only to the extent that such
definition does not violate the Americans with Disabilities Act.
5.3. Cause. The Company may terminate the Executive for Cause at
any time, upon written notice to Executive. For purposes of this Agreement,
"Cause" shall mean:
(a) gross negligence or willful misconduct in the
performance of duties hereunder;
(b) an uncured breach of any of the employee's material
duties hereunder;
(c) fraud or other conduct against the material best
interests of the Company; or
(d) a conviction of a felony if such conviction has a
material adverse effect on the Company.
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5.4. Termination Without Cause. The Company may terminate this
Agreement without Cause at any time, provided that the Company first delivers to
the Executive the Company's written election to terminate this Agreement at
least ninety (90) days prior to the effective date of termination.
5.5. Executive's Termination for Good Reason. The Executive may
terminate this Agreement for Good Reason upon at least ten (10) days prior
written notice to the Company. For purposes of this Agreement, "Good Reason"
shall mean:
(a) a substantial adverse change in the nature or scope of
the employee's responsibilities and authority hereunder; or
(b) an uncured breach by the Company of any of its
material obligations hereunder.
5.6. Executive's Voluntary Termination. The Executive may, at any
time, terminate this Agreement without Good Reason, provided that the Executive
delivers written notice to the Company at least ninety (90) days prior to the
effective date of termination.
5.7. Nonrenewal. The Company may terminate this Agreement upon
the expiration of any Employment Period, provided that the Company gives written
notice of such nonrenewal to the Executive at least ninety (90) days prior to
the expiration of such Employment Period.
5.8. Retirement. The Executive's employment shall terminate upon
his retirement upon or immediately following his sixty-fifth birthday. In the
case of the Executive's retirement, the Company shall pay to the Executive
promptly after Executive's termination (i) the unpaid annual salary pursuant to
Section 4.1 hereof to which such Executive is entitled pursuant to Section 6
hereof, through the date of the termination of such Executive's employment, and
(ii) as soon as practicable after the close of the Company's fiscal year in
which the Executive's termination occurs, a prorated portion of any unpaid bonus
determined by the Board pursuant to Section 4.2 hereof. This Section 5.8 shall
not limit the entitlement of the Executive to any retirement benefit then
available to the Executive under any benefit plan or policy which is maintained
by the Company for the Executive's benefit.
5.9. Notice. Any termination of the Executive's employment by the
Company or the Executive shall be communicated by written Notice of Termination
to the other party. For purposes of this Agreement, a "Notice of Termination"
shall mean a notice that shall indicate the specific termination provision in
this Agreement relied upon and shall set forth in reasonable detail the facts
and circumstances claimed to provide a basis for termination of the Executive's
employment under the provision so indicated.
5.10. Date of Termination. The effective date of the
Executive's termination depends on the type of termination applied. "Date of
Termination" shall mean the following:
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(a) if the Executive's employment is terminated by his
death, the date of his death;
(b) if the Executive's employment is terminated by reason
of his disability, the date of the opinion of the physician referred
to in Section 5.2 hereof;
(c) if the Executive's employment is terminated by the
Company for Cause pursuant to Section 5.3 hereof, or without Cause by
the Company pursuant to Section 5.4 hereof, the date specified in the
Notice of Termination;
(d) if the Executive resigns for Good Reason (pursuant to
Section 5.5 hereof) or voluntarily (pursuant to Section 5.6 hereof),
the date specified in the Notice of Termination;
(e) if the Executive's employment is terminated pursuant
to Section 5.7 hereof, the date this Agreement terminates by its
terms; and
(f) if the Executive's employment is terminated pursuant
to Section 5.8 hereof, the date of such Executive's retirement.
5.11. Termination Obligations.
(a) The Executive hereby acknowledges and agrees that all
Personal Property and equipment furnished to or prepared by the Executive in the
course of or incident to his employment, belongs to the Company and shall be
promptly returned to the Company upon termination of the Employment Period.
"Personal Property" includes, without limitation, all electronic devices of the
Company used by the Executive, including, without limitation, personal
computers, facsimile machines, cellular telephones, pagers and tape recorders
and all books, manuals, records, reports, notes, contracts, lists, blueprints,
maps and other documents, or materials, or copies thereof (including computer
files), and all other proprietary information relating to the business of the
Company. Following termination, the Executive will not retain any written or
other tangible material containing any proprietary information of the Company.
(b) Upon termination of the Employment Period, the
Executive shall be deemed to have resigned from all offices and directorships
then held with the Company or any affiliate.
(c) The representations and warranties contained herein
and the Executive's obligations under this Section 5.11 and Sections 7 and 8
hereof shall survive termination of the Employment Period and the expiration of
this Agreement.
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6. COMPENSATION UPON TERMINATION
6.1. Death.
(a) Severance Payment. If the Executive's employment
shall be terminated pursuant to Section 5.1 hereof, the Company shall pay
monthly to the Executive's estate the Executive's annual salary payable pursuant
to Section 4.1 hereof and one-twelfth of any bonus payable pursuant to Section
4.2(a) hereof at the most recent annual amount received, or entitled to be
received, by the Executive for a period equal to the lesser of one (1) year
following the Date of Termination or the remainder of the Employment Period as
set forth in Section 2 hereof.
(b) Severance Benefits. At the Executive's estate's
expense, the Executive's spouse and children shall also be entitled to any
continuation of health insurance coverage rights under any applicable law.
6.2. Disability.
(a) Severance Payment. If the Executive's employment
shall be terminated by reason of disability pursuant to Section 5.2 hereof, the
Company shall pay to the Executive and the Executive shall receive a single
severance payment in an amount equal to the sum of: (i) the Executive's annual
salary paid hereunder pursuant to Section 4.1 hereof plus (ii) an amount equal
to the annual bonus received by the Executive during the most recent preceding
period (collectively, the "Severance Payment"). Such payment shall be in
addition to any disability insurance payments to which the Executive is
otherwise entitled and any other compensation earned by Executive hereunder.
(b) Severance Benefits. At the Executive's own expense,
the Executive and the Executive's spouse and children shall also be entitled to
any continuation of health insurance coverage rights under any applicable law.
6.3. Cause.
(a) Salary and Bonus. If the Executive's employment shall
be terminated for Cause pursuant to Section 5.3 hereof, the Company shall pay
the Executive his salary and any bonus then payable pursuant to Sections 4.1 and
4.2 hereof through the Date of Termination.
(b) Benefits. At the Executive's own expense, the
Executive and the Executive's spouse and children shall also be entitled to any
continuation of health insurance coverage rights under any applicable law.
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6.4. Termination Without Cause.
(a) Severance Payment. If the Company shall terminate the
Executive's employment without Cause pursuant to Section 5.4 hereof, the Company
shall pay the Executive the Severance Payment, as described in Section 6.2(a)
hereof.
(b) Severance Benefits. In addition to paying the
Executive's Severance Payment, the Company, at the Company's expense, shall
continue to provide to the Executive and the Executive's spouse and children all
benefits described in Section 4.4 hereof for a period of one year commencing on
the Date of Termination.
6.5. Executive's Termination for Good Reason.
(a) Severance Payment. If the Executive terminates his
employment with the Company pursuant to Section 5.5 hereof for Good Reason, the
Company shall pay the Executive the Severance Payment, as described in Section
6.2(a) hereof.
(b) Severance Benefits. In addition to paying the
Executive's Severance Payment, the Company, at the Company's expense, shall
continue to provide to the Executive and the Executive's spouse and children all
benefits described in Section 4.4 hereof for a period of one year commencing on
the Date of Termination.
6.6. Executive's Voluntary Termination. In the event of the
voluntary termination of this Agreement by the Executive, pursuant to Section
5.6 hereof, the Executive shall have the right to receive the Executive's
compensation as provided in Section 4 hereof through the Date of Termination.
6.7. Manner of Payment. Any Severance Payment made pursuant to
this Section 6 shall be payable in a one-time payment by the Company which the
Company shall pay to the Executive not later than 60 days after the Date of
Termination.
6.8. Limitation. The foregoing notwithstanding, the total of such
Severance Payments, pursuant to Sections 6.1, 6.2, 6.4 and 6.5 hereof, shall be
reduced to the extent that the payment of such amount would cause the
Executive's total termination benefits (as determined by the Executive's tax
advisor) to constitute an "excess" parachute payment under Section 280G of the
Internal Revenue Code of 1986, as amended (the "Code"), and by reason of such
excess parachute payment the Executive would be subject to an excise tax under
Section 4999(a) of the Code, but only if the Executive determines that the
after-tax value of the termination benefits calculated with the foregoing
restriction exceed those calculated without the foregoing restriction.
7. CONFIDENTIALITY, NONCOMPETITION AND NONSOLICITATION COVENANTS
7.1. Confidentiality. In addition to the agreements set forth in
Section 5.12(a) hereof, the Executive hereby agrees that the Executive will not,
during the Employment Period or
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at any time thereafter directly or indirectly disclose or make available to any
person, firm, corporation, association or other entity for any reason or purpose
whatsoever, any Confidential Information (as defined below). The Executive
agrees that, upon termination of his employment with the Company, all
Confidential Information in his possession that is in written or other tangible
form (together with all copies or duplicates thereof, including computer files)
shall be returned to the Company and shall not be retained by the Executive or
furnished to any third party, in any form except as provided herein; provided,
however, that the Executive shall not be obligated to treat as confidential, or
return to the Company copies of any Confidential Information that (i) was
publicly known at the time of disclosure to the Executive, (ii) becomes publicly
known or available thereafter other than by any means in violation of this
Agreement or any other duty owed to the Company by the Executive, or (iii) is
lawfully disclosed to the Executive by a third party. As used in this Agreement
the term "Confidential Information" means information disclosed to the Executive
or known by the Executive as a consequence of or through his relationship with
the Company, about the owners, tenants, employees, consultants, vendors,
business methods, public relations methods, organization, procedures, property
acquisition and development, or finances, including, without limitation,
information of or relating to owner or tenant lists of the Company and its
affiliates.
7.2. Noncompetition. During the term of the Executive's
employment hereunder, and until the later to occur of (i) the first anniversary
of the Date of Termination and (ii) the second anniversary of the completion of
the initial public offering of common stock of AMB Property Corporation, a
Maryland corporation, the Executive shall not engage in any activities, directly
or indirectly, in respect of commercial real estate, and will not make any
investment in respect of industrial or retail real estate, other than through
ownership of not more than 5% of the outstanding shares of a public company
engaged in such activities and through investments existing as of the date of
this Agreement listed on Schedule I hereto.
7.3. Nonsolicitation. For a period of two (2) years following the
date on which the Executive's employment hereunder is terminated, the Executive
shall not solicit or induce any of the Company's employees, agents or
independent contractors to end their relationship with the Company, or recruit,
hire or otherwise induce any such person to perform services for the Executive,
or any other person, firm or company.
8. GENERAL PROVISIONS
8.1. Injunctive Relief and Enforcement. The Executive
acknowledges that the remedies at law for any breach by him of the provisions of
Sections 5.11(a) or 7 hereof may be inadequate and that, therefore, in the event
of breach by the Executive of the terms of Sections 5.11(a) or 7 hereof, the
Company shall be entitled to institute legal proceedings to enforce the specific
performance of this Agreement by the Executive and to enjoin the Executive from
any further violation of Sections 5.11(a) or 7 hereof and to exercise such
remedies cumulatively or in conjunction with all other rights and remedies
provided by law and not otherwise limited by this Agreement.
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8.2. Notice. For the purposes of this Agreement, notices, demands
and all other communications provided for in this Agreement shall be in writing
and shall be deemed to have been duly given when addressed as follows and (i)
when personally delivered, (ii) when transmitted by telecopy, electronic or
digital transmission with receipt confirmed, (iii) one day after delivery to an
overnight air courier guaranteeing next day delivery, or (iv) upon receipt if
sent by certified or registered mail. In each case notice shall be sent to:
If to Executive: _____________________
AMB Property Corporation
505 Montgomery Street, 5th Floor
San Francisco, CA 94111
Facsimile: (415) 394-9001
If to the Company: AMB Property Corporation
505 Montgomery Street
San Francisco, CA 94111
Attention: General Counsel
Facsimile: (415) 394-9001
or to such other address as any party may have furnished to the other in writing
in accordance herewith, except that notices of change of address shall be
effective only upon receipt.
8.3. Severability. The invalidity or unenforceability of any
provision or provisions of this Agreement shall not affect the validity or
enforceability of any other provision of this Agreement, which shall remain in
full force and effect. In addition, in the event any provision in this Agreement
shall be determined by any court of competent jurisdiction to be unenforceable
by reason of extending for too great a period of time or over too great a
geographical area or by reason of being too extensive in any other respect, each
such agreement shall be interpreted to extend over the maximum period of time
for which it may be enforceable and to the maximum extent in all other respects
as to which it may be enforceable, and enforced as so interpreted, all as
determined by such court in such action.
8.4. Assignment. This Agreement may not be assigned by the
Executive, but may be assigned by the Company to any successor to its business
and will inure to the benefit and be binding upon any such successor.
8.5. Counterparts. This Agreement may be executed in several
counterparts, each of which shall be deemed to be an original but all of which
together will constitute one and the same instrument.
8.6. Headings. The headings contained herein are for reference
purposes only and shall not in any way affect the meaning or interpretation of
this Agreement.
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8.7. Choice of Law. This Agreement shall be construed,
interpreted and enforced in accordance with the laws of the State of California
without giving effect to the principles of conflict of laws thereof.
8.8. Indemnification. To the fullest extent permitted under
applicable law, the Company shall indemnify, defend and hold the Executive
harmless from and against any and all causes of action, claims, demands,
liabilities, damages, costs and expenses of any nature whatsoever (collectively,
"Damages") directly or indirectly arising out of or relating to the Executive
discharging the Executive's duties hereunder on behalf of the Company and/or its
respective subsidiaries and affiliates, so long as the Executive acted in good
faith within the course and scope of the Executive's duties with respect to the
matter giving rise to the claim or Damages for which the Executive seeks
indemnification.
8.9. LIMITATION ON LIABILITIES. IF EITHER THE EXECUTIVE OR THE
COMPANY IS AWARDED ANY DAMAGES AS COMPENSATION FOR ANY BREACH OR ACTION RELATED
TO THIS AGREEMENT, A BREACH OF ANY COVENANT CONTAINED IN THIS AGREEMENT (WHETHER
EXPRESS OR IMPLIED BY EITHER LAW OR FACT), OR ANY OTHER CAUSE OF ACTION BASED IN
WHOLE OR IN PART ON ANY BREACH OF ANY PROVISION OF THIS AGREEMENT, SUCH DAMAGES
SHALL BE LIMITED TO CONTRACTUAL DAMAGES AND SHALL EXCLUDE (I) PUNITIVE DAMAGES,
AND (II) CONSEQUENTIAL AND/OR INCIDENTAL DAMAGES (E.G., LOST PROFITS AND OTHER
INDIRECT OR SPECULATIVE DAMAGES). THE MAXIMUM AMOUNT OF DAMAGES THAT THE
EXECUTIVE MAY RECOVER FOR ANY REASON SHALL BE THE AMOUNT EQUAL TO ALL AMOUNTS
OWED (BUT NOT YET PAID) TO THE EXECUTIVE PURSUANT TO THIS AGREEMENT THROUGH ITS
NATURAL TERM AND THROUGH ANY APPLICABLE SEVERANCE PERIOD, PLUS INTEREST ON ANY
DELAYED PAYMENT AT THE MAXIMUM RATE PER ANNUM ALLOWABLE BY APPLICABLE LAW FROM
AND AFTER THE DATE(S) THAT SUCH PAYMENTS WERE DUE.
8.10. WAIVER OF JURY TRIAL. TO THE EXTENT APPLICABLE, EACH OF THE
PARTIES TO THIS AGREEMENT HEREBY AGREES TO WAIVE ITS RESPECTIVE RIGHTS TO A JURY
TRIAL FOR ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS
AGREEMENT OR ANY DEALINGS BETWEEN THEM RELATING TO THE SUBJECT MATTER OF THIS
AGREEMENT.
8.11. Attorneys' Fees. If any legal action, arbitration or other
proceeding, is brought for the enforcement of this Agreement, or because of an
alleged dispute, breach or default in connection with any of the provisions of
this Agreement, the prevailing party shall be entitled to recover reasonable
attorneys' fees and other costs incurred in that action or proceeding, including
any appeal of such action or proceeding, in addition to any other relief to
which that party may be entitled.
8.12. Entire Agreement. This Agreement contains the entire
agreement and understanding between the Company and the Executive with respect
to the employment of the
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Executive by the Company as contemplated hereby, and no representations,
promises, agreements or understandings, written or oral, not herein contained
shall be of any force or effect. This Agreement shall not be changed unless in
writing and signed by both the Executive and the Board.
8.13. The Executive's Acknowledgment. The Executive acknowledges
(a) that he has had the opportunity to consult with independent counsel of his
own choice concerning this Agreement, and (b) that he has read and understands
the Agreement, is fully aware of its legal effect, and has entered into it
freely based on his own judgment.
(Signature Page Follows)
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IN WITNESS WHEREOF, the parties have executed this Employment
Agreement as of the date and year first above written.
AMB PROPERTY, L.P.,
a Delaware limited partnership
By AMB Property Corporation,
its general partner
By:
--------------------------------------------
S. Davis Carniglia
Managing Director, Chief Financial
Officer, General Counsel and Secretary
EXECUTIVE
----------------------------------------------
[Name]
S-1
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SCHEDULE I
[List existing investments]
I-1
<PAGE> 1
EXHIBIT 10.5
THE 1997 STOCK OPTION AND INCENTIVE PLAN
OF
AMB PROPERTY CORPORATION AND ITS SUBSIDIARIES
AND AMB INSTITUTIONAL REALTY ADVISORS, INC.
AMB Property Corporation, a Maryland corporation (the
"Company"), and AMB Institutional Realty Advisors, Inc., a Maryland corporation
(the "Investment Management Company"), has adopted The 1997 Stock Option and
Incentive Plan of AMB Property Corporation and AMB Institutional Realty
Advisors, Inc. and their respective Subsidiaries (the "Plan"), effective
November ___, 1997, for the benefit of its eligible employees, consultants and
directors and those of its Subsidiaries (as such term is defined below). The
Plan consists of two plans, one for the benefit of employees, consultants and
independent directors of the Company and one for the benefit of the employees,
consultants and independent directors of the Investment Management Company.
The purposes of this Plan are as follows:
(1) To provide an additional incentive for directors, key
Employees and consultants to further the growth, development and financial
success of the Company by personally benefiting through the ownership of
Company stock and/or rights which recognize such growth, development and
financial success.
(2) To enable the Company and the Investment Management
Company, and their respective Subsidiaries, to obtain and retain the services
of directors, key Employees and consultants considered essential to the long
range success of the Company by offering them an opportunity to own stock in
the Company and/or rights which will reflect the growth, development and
financial success of the Company.
ARTICLE I.
DEFINITIONS
1.1. General. Wherever the following terms are used in
this Plan they shall have the meanings specified below, unless the context
clearly indicates otherwise.
1.2. Award Limit. "Award Limit" shall mean 1 million
shares of Common Stock, as adjusted pursuant to Section 10.3.
1.3. Board. "Board" shall mean the Board of Directors of
the Company.
1.4. Cause. "Cause," unless otherwise defined in an
Employee's employment agreement, or a consultant's consulting agreement, with
the Company or one of its Subsidiaries,
<PAGE> 2
shall mean (i) gross negligence or willful misconduct, (ii) an uncured breach
of any of the employee's material duties under their employment agreement,
(iii) fraud or other conduct against the material best interests of the Company
or (iv) a conviction of a felony if such conviction has a material adverse
effect on the Company.
1.5. Change in Control. "Change in Control" shall mean a
change in ownership or control of the Company effected through either of the
following transactions:
(a) any person or related group of persons (other than
the Company or a person that directly or indirectly controls, is controlled by,
or is under common control with, the Company) directly or indirectly acquires
beneficial ownership (within the meaning of Rule 13d-3 under the Exchange Act)
of securities possessing more than fifty percent (50%) of the total combined
voting power of the Company's outstanding securities pursuant to a tender or
exchange offer made directly to the Company's stockholders which the Board does
not recommend such stockholders to accept; or
(b) there is a change in the composition of the Board
over a period of thirty-six (36) consecutive months (or less) such that a
majority of the Board members (rounded up to the nearest whole number) ceases,
by reason of one or more proxy contests for the election of Board members, to
be comprised of individuals who either (i) have been Board members continuously
since the beginning of such period or (ii) have been elected or nominated for
election as Board members during such period by at least a majority of the
Board members described in clause (i) who were still in office at the time such
election or nomination was approved by the Board.
1.6. Code. "Code" shall mean the Internal Revenue Code of
1986, as amended.
1.7. Committee. "Committee" shall mean the Compensation
Committee of the Board, or another committee or subcommittee of the Board,
appointed as provided in Section 9.1.
1.8. Common Stock. "Common Stock" shall mean the common
stock of the Company, par value $.01 per share, and any equity security of the
Company issued or authorized to be issued in the future, but excluding any
preferred stock and any warrants, options or other rights to purchase Common
Stock. Debt securities of the Company convertible into Common Stock shall be
deemed equity securities of the Company.
1.9. Company. "Company" shall mean AMB Property
Corporation, a Maryland corporation.
1.10. Company Employee. "Company Employee" shall mean any
officer or other employee (as defined in accordance with Section 3401(c) of the
Code) of the Company or of any Company Subsidiary.
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1.11. Company Subsidiary. "Company Subsidiary" shall mean
(i) a corporation, association or other business entity of which 50% or more of
the total combined voting power of all classes of capital stock is owned,
directly or indirectly, by the Company or by one or more Company Subsidiaries
or by the Company and one or more Company Subsidiaries, (ii) any partnership of
which 50% or more of the capital and profits interests is owned, directly or
indirectly, by the Company or by one or more Company Subsidiaries or by the
Company and one or more Company Subsidiaries, and (iii) any other entity not
described in clauses (i) or (ii) above of which 50% or more of the ownership
and the power, pursuant to a written contract or agreement, to direct the
policies and management or the financial and the other affairs thereof, are
owned or controlled by the Company or by one or more other Company Subsidiaries
or by the Company and one or more Company Subsidiaries.
1.12. Corporate Transaction. "Corporate Transaction" shall
mean any of the following stockholder-approved transactions to which the
Company is a party:
(a) a merger or consolidation in which the Company is not
the surviving entity, except for a transaction the principal purpose of which
is to change the State in which the Company is incorporated, form a holding
company or effect a similar reorganization as to form whereupon this Plan and
all Options are assumed by the successor entity;
(b) the sale, transfer, exchange or other disposition of
all or substantially all of the assets of the Company, in complete liquidation
or dissolution of the Company in a transaction not covered by the exceptions to
clause (a), above; or
(c) any reverse merger in which the Company is the
surviving entity but in which securities possessing more than fifty percent
(50%) of the total combined voting power of the Company's outstanding
securities are transferred or issued to a person or persons different from
those who held such securities immediately prior to such merger.
1.13. Deferred Stock. "Deferred Stock" shall mean Common
Stock awarded under Article VII of this Plan.
1.14. Director. "Director" shall mean an Independent
Director, an Investment Management Company Director or a Non-Employee Director.
1.15. Dividend Equivalent. "Dividend Equivalent" shall
mean a right to receive the equivalent value (in cash or Common Stock) of
dividends or regular cash distributions paid on Common Stock, awarded under
Article VII of this Plan.
1.16. Employee. "Employee" shall mean any Company Employee
or any Investment Management Company Employee.
1.17. Exchange Act. "Exchange Act" shall mean the
Securities Exchange Act of 1934, as amended.
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1.18. Fair Market Value. "Fair Market Value" of a share of
Common Stock as of a given date shall be (i) the closing price of a share of
Common Stock on the principal exchange on which shares of Common Stock are then
trading, if any (or as reported on any composite index which includes such
principal exchange), on the trading day previous to such date, or if shares
were not traded on the trading day previous to such date, then on the next
preceding date on which a trade occurred, or (ii) if Common Stock is not traded
on an exchange but is quoted on Nasdaq or a successor quotation system, the
mean between the closing representative bid and asked prices for the Common
Stock on the trading day previous to such date as reported by Nasdaq or such
successor quotation system; or (iii) if Common Stock is not publicly traded on
an exchange and not quoted on Nasdaq or a successor quotation system, the Fair
Market Value of a share of Common Stock as established by the Committee (or the
Board, in the case of Options granted to Independent Directors) acting in good
faith. Notwithstanding anything to the contrary herein, the Fair Market Value
at the time of grant of a share of Common Stock underlying an option grant or
other award made under this Plan and in connection with the initial public
offering of the Company shall be the initial offering price per share.
1.19. General Partner Interest. "General Partner Interest"
shall mean an ownership interest in the Partnership that is a general partner
interest and includes any and all benefits to which the holder of such an
interest may be entitled as provided in the Partnership Agreement, together
with all obligations of such holder to comply with the terms and provisions of
such agreement.
1.20. Grantee. "Grantee" shall mean an Employee or
consultant granted a Performance Award, Dividend Equivalent, Stock Payment or
Stock Appreciation Right, or an award of Deferred Stock, under this Plan.
1.21. Incentive Stock Option. "Incentive Stock Option"
shall mean an option which conforms to the applicable provisions of Section 422
of the Code and which is designated as an Incentive Stock Option by the
Committee.
1.22. Initial Independent Director. "Initial Independent
Director" shall have the meaning given to such term in Section 3.4(d) hereof.
1.23. Independent Director. "Independent Director" shall
mean a member of the Board who is not an employee, officer or affiliate of the
Company or a subsidiary or division thereof, or a relative of a principal
executive officer, and who is not an individual member of an organization
acting as an advisor, consultant or legal counsel receiving compensation on a
continuing basis from the Company in addition to director's fees.
1.24. Investment Management Company. "Investment
Management Company" shall mean AMB Institutional Realty Advisors, Inc., a
Maryland corporation.
1.25. Investment Management Company Employee. "Investment
Management Company Employee" shall mean any officer or other employee (as
defined in accordance with
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Section 3401(c) of the Code) of the Investment Management Company, or any
corporation or partnership which is then an Investment Management Company
Subsidiary.
1.26. Investment Management Company Independent Director.
"Investment Management Company Independent Director" shall mean a member of the
Investment Management Company Board who is not (i) an employee, officer, or
affiliates of the Company, the Investment Management Company or a subsidiary or
division of the foregoing, or a relative of a principal executive officer, and
who is not an individual member of an organization acting as an advisor,
consultant or legal counsel receiving compensation on a continuing basis from
the company or the Services company in addition to director's fees or (b) an
Independent Director.
1.27. Investment Management Company Purchase Price.
"Investment Management Company Purchase Price" shall have the meaning set forth
in Section 5.5 hereof.
1.28. Investment Management Company Purchased Shares.
"Investment Management Company Purchased Shares" shall have the meaning set
forth in Section 5.5 hereof.
1.29. Investment Management Company Subsidiary.
"Investment Management Subsidiary" shall mean (i) a corporation, association or
other business of which 50% or more of the total combined voting power of all
classes of capital stock is owned, directly or indirectly, by the Investment
Management Company or by one or more Investment Management Company Subsidiaries
or by the Investment Management Company and one or more Investment Management
Company Subsidiaries, (ii) any partnership of which 50% or more of the capital
and profits interests is owned, directly or indirectly, by the Investment
Management Company or by one or more Investment Management Company Subsidiaries
or by the Investment Management Company and one or more Investment Management
Company Subsidiaries and (iii) any other entity not described in clauses (i) or
(ii) above of which 50% or more of the ownership and the power, pursuant to a
written contract or agreement, to direct the policies and management or the
financial and the other affairs thereof, are owned or controlled by the
Investment Management Company or by one or more Investment Management Company
Subsidiaries or by the Investment Management Company and one or more Investment
Management Company Subsidiaries.
1.30. Non-Employee Director. "Non-Employee Director" shall
mean a member of the Board of the Investment Management Company Board who is
not an Independent Director, an Investment Management Services Company Director
or an Employee.
1.31. Non-Qualified Stock Option. "Non-Qualified Stock
Option" shall mean an Option which is not designated as an Incentive Stock
Option by the Committee.
1.32. Option. "Option" shall mean a stock option granted
under Article III of this Plan. An Option granted under this Plan shall, as
determined by the Committee, be either a Non-Qualified Stock Option or an
Incentive Stock Option; provided, however, that Options granted to anyone other
than Company Employees shall be Non-Qualified Stock Options.
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1.33. Optionee. "Optionee" shall mean an Employee,
consultant or Director granted an Option under this Plan.
1.34. Partnership. "Partnership" shall mean AMB Property,
L.P., a Delaware limited partnership.
1.35. Partnership Agreement. "Partnership Agreement" shall
mean the Amended and Restated Agreement of Limited Partnership of the
Partnership, as the same may be amended, modified or restated from time to
time.
1.36. Partnership Employee. "Partnership Employee" shall
mean any officer, other employee (as defined in accordance with Section 3401(c)
of the Code) of the Partnership, or any entity which is then a Partnership
Subsidiary.
1.37. Partnership Purchase Price. "Partnership Purchase
Price" shall have the meaning set forth in Section 5.4
1.38. Partnership Purchased Shares. "Partnership Purchased
Shares" shall have the meaning set forth in Section 5.4.
1.39. Partnership Subsidiary. "Partnership Subsidiary"
shall mean (i) a corporation, association or other business entity of which 50%
or more of the total combined voting power of all classes of capital stock is
owned, directly or indirectly, by the Partnership or by one or more Partnership
Subsidiaries or by the Partnership and one or more Partnership Subsidiaries,
(ii) any partnership of which 50% or more of the capital and profits interests
is owned, directly or indirectly, by the Partnership or by one or more
Partnership Subsidiaries or by the Partnership and one or more Partnership
Subsidiaries, and (iii) any other entity not described in clauses (i) or (ii)
above of which 50% or more of the ownership and the power, pursuant to a
written contract or agreement, to direct the policies and management or the
financial and the other affairs thereof, are owned or controlled by the
Partnership or by one or more other Partnership Subsidiaries or by the
Partnership and one or more Partnership Subsidiaries.
1.40. Performance Award. "Performance Award" shall mean a
cash bonus, stock bonus or other performance or incentive award that is paid in
cash, Common Stock or a combination of both, awarded under Article VII of this
Plan.
1.41. Plan. "Plan" shall mean The 1997 Stock Option and
Incentive Plan of AMB Property Corporation and its Subsidiaries.
1.42. QDRO. "QDRO" shall mean a qualified domestic
relations order as defined by the Code or Title I of the Employee Retirement
Income Security Act of 1974, as amended, or the rules thereunder.
1.43. Restricted Stock. "Restricted Stock" shall mean
Common Stock awarded under Article VI of this Plan.
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1.44. Restricted Stockholder. "Restricted Stockholder"
shall mean an Employee or consultant granted an award of Restricted Stock under
Article VI of this Plan.
1.45. Rule 16b-3. "Rule 16b-3" shall mean that certain
Rule 16b-3 under the Exchange Act, as such Rule may be amended from time to
time.
1.46. Section 162(m) Participant. "Section 162(m)
Participant" shall mean any key Employee designated by the Committee as a key
Employee whose compensation for the fiscal year in which the key Employee is so
designated or a future fiscal year may be subject to the limit on deductible
compensation imposed by Section 162(m) of the Code.
1.47. Stock Appreciation Right. "Stock Appreciation Right"
shall mean a stock appreciation right granted under Article VIII of this Plan.
1.48. Stock Payment. "Stock Payment" shall mean (i) a
payment in the form of shares of Common Stock, or (ii) an option or other right
to purchase shares of Common Stock, as part of a deferred compensation
arrangement, made in lieu of all or any portion of the compensation, including
without limitation, salary, bonuses and commissions, that would otherwise
become payable to a key Employee or consultant in cash, awarded under Article
VII of this Plan.
1.49. Subsidiary. "Subsidiary" shall mean any Company
Subsidiary or Subsidiary.
1.50. Termination of Consultancy. "Termination of
Consultancy" shall mean the time when the engagement of an Optionee, Grantee or
Restricted Stockholder as a consultant to the Company, a Company Subsidiary,
the Investment Management Company, an Investment Management Company Subsidiary,
the Partnership or a Partnership Subsidiary is terminated for any reason, with
or without Cause, including, but not by way of limitation, by resignation,
discharge, death or retirement; but excluding terminations where there is a
simultaneous commencement of employment with the Company, a Company Subsidiary,
the Investment Management Company, an Investment Management Company Subsidiary,
the Partnership or a Partnership Subsidiary. The Committee, in its absolute
discretion, shall determine the effect of all matters and questions relating to
Termination of Consultancy, including, but not by way of limitation, the
question of whether a Termination of Consultancy resulted from a discharge for
Cause, and all questions of whether a particular leave of absence constitutes a
Terminations of Consultancy. Notwithstanding any other provision of this Plan,
the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary has an absolute and unrestricted right to terminate a consultant's
service at any time for any reason whatsoever, with or without Cause, except to
the extent expressly provided otherwise in writing.
1.51. Termination of Directorship. "Termination of
Directorship" shall mean the time when an Optionee, Grantee or Restricted
Stockholder who is an Independent Director or a Management Investment Company
Independent Director ceases to be a Director for any reason,
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including, but not by way of limitation, a termination by resignation, failure
to be elected, death or retirement; but excluding, at the discretion of the
Committee, terminations (i) where there is a simultaneous reemployment or
continuing employment of an Optionee, Grantee or Restricted Stockholder by the
Company, a Company Subsidiary, the Investment Management Company, an Investment
Management Company Subsidiary, the Partnership or a Partnership Subsidiary and
(ii) which are followed by the simultaneous establishment of a directorship
with the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary. The Board, in its sole and absolute discretion, shall determine
the effect of all matters and questions relating to Termination of Directorship
with respect to Independent Directors or Management Investment Company
Independent Directors in accordance with the Company's bylaws.
1.52. Termination of Employment. "Termination of
Employment" shall mean the time when the employee-employer relationship between
an Optionee, Grantee or Restricted Stockholder and the Company, Investment
Management Company or Partnership, or any of their respective Subsidiaries, is
terminated for any reason, with or without Cause, including, but not by way of
limitation, a termination by resignation, discharge, death, disability or
retirement; but excluding (i) terminations where there is a simultaneous
reemployment or continuing employment of an Optionee, Grantee or Restricted
Stockholder by the Company, a Company Subsidiary, the Investment Management
Company, an Investment Management Company Subsidiary, the Partnership or a
Partnership Subsidiary, (ii) at the discretion of the Committee, terminations
which result in a temporary severance of the employee-employer relationship,
and (iii) at the discretion of the Committee, terminations which are followed
by the simultaneous establishment of a consulting relationship by the Company,
a Company Subsidiary, the Investment Management Company, an Investment
Management Company Subsidiary, the Partnership or a Partnership Subsidiary with
the former employee. The Committee, in its absolute discretion, shall
determine the effect of all matters and questions relating to Termination of
Employment, including, but not by way of limitation, the question of whether a
Termination of Employment resulted from a discharge for Cause, and all
questions of whether a particular leave of absence constitutes a Termination of
Employment; provided, however, that, with respect to Incentive Stock Options
unless otherwise determined by the Committee in its discretion, a leave of
absence, change in status from an employee to an independent contractor or
other change in the employee-employer relationship shall constitute a
Termination of Employment if, and to the extent that, such leave of absence,
change in status or other change interrupts employment for the purposes of
Section 422(a)(2) of the Code and the then applicable regulations and revenue
rulings under said Section. Notwithstanding any other provision of this Plan,
the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary has an absolute and unrestricted right to terminate an Employee's
employment at any time for any reason whatsoever, with or without Cause, except
to the extent expressly provided otherwise in writing.
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ARTICLE II.
SHARES SUBJECT TO PLAN
2.1. Shares Subject to Plan.
(a) The shares of stock subject to Options, awards of
Restricted Stock, Performance Awards, Dividend Equivalents, awards of Deferred
Stock, Stock Payments or Stock Appreciation Rights shall be shares of Common
Stock. The aggregate number of such shares which may be issued upon exercise
of such Options or rights or upon any such awards under the Plan shall not
exceed Five Million Seven Hundred Fifty Thousand (5,750,000). The shares of
Common Stock issuable upon exercise of such Options or rights or upon any such
awards may be either previously authorized but unissued shares or treasury
shares.
(b) The maximum number of shares which may be subject to
Options, awards of Restricted Stock, Performance Awards, Dividend Equivalents,
awards of Deferred Stock, Stock Payments or Stock Appreciation Rights granted
under the Plan to any individual in any calendar year shall not exceed the
Award Limit. To the extent required by Section 162(m) of the Code, shares
subject to Options which are canceled continue to be counted against the Award
Limit and if, after grant of an Option, the price of shares subject to such
Option is reduced, the transaction is treated as a cancellation of the Option
and a grant of a new Option and both the Option deemed to be canceled and the
Option deemed to be granted are counted against the Award Limit. Furthermore,
to the extent required by Section 162(m) of the Code, if, after grant of a
Stock Appreciation Right, the base amount on which stock appreciation is
calculated is reduced to reflect a reduction in the Fair Market Value of the
Common Stock, the transaction is treated as a cancellation of the Stock
Appreciation Right and a grant of a new Stock Appreciation Right and both the
Stock Appreciation Right deemed to be canceled and the Stock Appreciation Right
deemed to be granted are counted against the Award Limit.
2.2. Add-back of Options and Other Rights. If any Option,
or other right to acquire shares of Common Stock under any other award under
this Plan, expires or is canceled without having been fully exercised, or is
exercised in whole or in part for cash as permitted by this Plan, the number of
shares subject to such Option or other right but as to which such Option or
other right was not exercised prior to its expiration, cancellation or exercise
may again be optioned, granted or awarded hereunder, subject to the limitations
of Section 2.1.
Furthermore, any shares subject to Options or other awards which are adjusted
pursuant to Section 10.3 and become exercisable with respect to shares of stock
of another corporation shall be considered canceled and may again be optioned,
granted or awarded hereunder, subject to the limitations of Section 2.1.
Shares of Common Stock which are delivered by the Optionee or Grantee or
withheld by the Company upon the exercise of any Option or other award under
this Plan, in payment of the exercise price thereof, may again be optioned,
granted or awarded hereunder, subject to the limitations of Section 2.1. If
any share of Restricted Stock is forfeited by the Grantee or repurchased by the
Company pursuant to Section 6.6 hereof, such share may again be optioned,
granted or awarded hereunder, subject to the limitations of Section 2.1.
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Notwithstanding the provisions of this Section 2.2, no shares of Common Stock
may again be optioned, granted or awarded if such action would cause an
Incentive Stock Option to fail to qualify as an incentive stock option under
Section 422 of the Code.
ARTICLE III.
GRANTING OF OPTIONS
3.1. Eligibility. Any Employee or consultant selected by
the Committee pursuant to Section 3.4(a)(i) shall be eligible to be granted an
Option. Each Non-Employee Director of the Company shall be eligible to be
granted Options at the times and in the manner set forth in Section 3.4(d).
3.2. Disqualification for Stock Ownership. No person may
be granted an Incentive Stock Option under this Plan if such person, at the
time the Incentive Stock Option is granted, owns stock possessing more than ten
percent (10%) of the total combined voting power of all classes of stock of the
Company or any then existing Subsidiary or parent corporation (within the
meaning of Section 422 of the Code) unless such Incentive Stock Option conforms
to the applicable provisions of Section 422 of the Code.
3.3. Qualification of Incentive Stock Options. No
Incentive Stock Option shall be granted to any person who is not an Employee,
or to any Employee of a Subsidiary which does not constitute a "subsidiary
corporation" within Section 424(f) of the Code.
3.4. Granting of Options
(a) The Committee shall from time to time, in its
absolute discretion, and subject to applicable limitations of this Plan:
(i) Determine which Employees are key Employees
and select from among the key Employees, consultants and Non- Employee
Directors (including Employees, consultants and Non-Employee Directors
who have previously received Options or other awards under this Plan)
such of them as in its opinion should be granted Options;
(ii) Subject to the Award Limit, determine the
number of shares to be subject to such Options granted to the selected
key Employees or consultants;
(iii) Subject to Section 3.3, determine whether
such Options are to be Incentive Stock Options or Non-Qualified Stock
Options and whether such Options are to qualify as performance-based
compensation as described in Section 162(m)(4)(C) of the Code; and
(iv) Determine the terms and conditions of such
Options, consistent with this Plan; provided, however, that the terms
and conditions of Options intended
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to qualify as performance-based compensation as described in Section
162(m)(4)(C) of the Code shall include, but not be limited to, such
terms and conditions as may be necessary to meet the applicable
provisions of Section 162(m) of the Code.
(b) Upon the selection of a key Employee or consultant to
be granted an Option, the Committee shall instruct the Secretary of the Company
to issue the Option and may impose such conditions on the grant of the Option
as it deems appropriate. Without limiting the generality of the preceding
sentence, the Committee may, in its discretion and on such terms as it deems
appropriate, require as a condition on the grant of an Option to an Employee or
consultant that the Employee or consultant surrender for cancellation some or
all of the unexercised Options, awards of Restricted Stock or Deferred Stock,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents or Stock
Payments or other rights which have been previously granted to him under this
Plan or otherwise. An Option, the grant of which is conditioned upon such
surrender, may have an Option price lower (or higher) than the exercise price
of such surrendered Option or other award, may cover the same (or a lesser or
greater) number of shares as such surrendered Option or other award, may
contain such other terms as the Committee deems appropriate, and shall be
exercisable in accordance with its terms, without regard to the number of
shares, price, exercise period or any other term or condition of such
surrendered Option or other award.
(c) Any Incentive Stock Option granted under this Plan
may be modified by the Committee, with the consent of the Optionee, to
disqualify such Option from treatment as an "incentive stock option" under
Section 422 of the Code.
(d) During the term of the Plan, each person who is named
as an Independent Director in the Company's registration statement in
connection with the Company's initial public offering of its Common Stock (an
"Initial Independent Director") as of the date upon which such Independent
Director's term as a director commences, automatically shall be granted (i) an
Option to purchase twenty-six thousand two hundred fifty (26,250) shares of
Common Stock (subject to adjustment as provided in Section 10.3) on the date of
such initial public offering and (ii) an Option to purchase fifteen thousand
(15,000) shares of Common Stock (subject to adjustment as provided in Section
10.3) on the date of each annual meeting of stockholders after such initial
public offering at which the Independent Director is reelected to the Board
commencing with the annual meeting to be held in 1999. During the term of the
Plan, a person, other than an Initial Independent Director, who is initially
elected to the Board after the consummation of the initial public offering of
Common Stock and who is an Independent Director at the time of such initial
election automatically shall be granted (i) an Option to purchase twenty
thousand (20,000) shares of Common Stock (subject to adjustment as provided in
Section 10.3) on the date of such initial election and (ii) an Option to
purchase fifteen thousand (15,000) shares of Common Stock (subject to
adjustment as provided in Section 10.3) on the date of each annual meeting of
stockholders after such initial election at which the Independent Director is
reelected to the Board. Members of the Board who are employees of the Company
who subsequently retire from the Company and remain on the Board will not
receive an initial Option grant pursuant to clause (i) of the preceding
sentence, but to the extent that they
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are otherwise eligible, will receive, after retirement from employment with the
Company, Options as described in clause (ii) of the preceding sentence. All
the foregoing Option grants authorized by this Section 3.4(d) are subject to
stockholder approval of the Plan.
ARTICLE IV.
TERMS OF OPTIONS
4.1. Option Agreement. Each Option shall be evidenced by
a written Stock Option Agreement, which shall be executed by the Optionee and
an authorized officer of the Company and which shall contain such terms and
conditions as the Committee (or the Board, in the case of Options granted to
Independent Directors) shall determine, consistent with this Plan. Stock
Option Agreements evidencing Options intended to qualify as performance-based
compensation as described in Section 162(m)(4)(C) of the Code shall contain
such terms and conditions as may be necessary to meet the applicable provisions
of Section 162(m) of the Code. Stock Option Agreements evidencing Incentive
Stock Options shall contain such terms and conditions as may be necessary to
meet the applicable provisions of Section 422 of the Code.
4.2. Option Price. The price per share of the shares
subject to each Option shall be set by the Committee; provided, however, that
(i) in the case of Incentive Stock Options such price shall not be less than
100% of the Fair Market Value of a share of Common Stock on the date the Option
is granted (or the date the Option is modified, extended or renewed for
purposes of Section 424(h) of the Code); (ii) in the case of Incentive Stock
Options granted to an individual then owning (within the meaning of Section
424(d) of the Code) more than 10% of the total combined voting power of all
classes of stock of the Company or any Subsidiary or parent corporation thereof
(within the meaning of Section 422 of the Code), such price shall not be less
than 110% of the Fair Market Value of a share of Common Stock on the date the
Option is granted (or the date the Option is modified, extended or renewed for
purposes of Section 424(h) of the Code); (iii) in the case of Options granted
to Independent Directors, such price shall equal 100% of the Fair Market Value
of a share of Common Stock on the date the Option is granted; provided,
however, that the price of each share subject to each Option granted to Initial
Independent Directors pursuant to Section 3.4(d) hereof shall equal the initial
public offering price per share of Common Stock; and (iv) in the case of all
other Options granted, such price shall be not less than 100% of the Fair
Market Value of a share of Common Stock on the date the Option is granted.
4.3. Option Term. The term of an Option shall be set by
the Committee in its discretion; provided, however, that, (i) in the case of
Options granted to Independent Directors, the term shall be ten (10) years from
the date the Option is granted, without variation or acceleration hereunder,
but subject to Section 5.6, and (ii) in the case of Incentive Stock Options,
the term shall not be more than ten (10) years from the date the Incentive
Stock Option is granted, or five (5) years from such date if the Incentive
Stock Option is granted to an individual then owning (within the meaning of
Section 424(d) of the Code) more than 10% of the total combined voting power of
all classes of stock of the Company or any Subsidiary or parent
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corporation thereof (within the meaning of Section 422 of the Code). Except as
limited by requirements of Section 422 of the Code and regulations and rulings
thereunder applicable to Incentive Stock Options, the Committee may extend the
term of any outstanding Option in connection with any Termination of Employment
or Termination of Consultancy of the Optionee, or amend any other term or
condition of such Option relating to such a termination.
4.4. Option Vesting
(a) The period during which the right to exercise an
Option in whole or in part vests in the Optionee shall be set by the Committee
and the Committee may determine that an Option may not be exercised in whole or
in part for a specified period after it is granted; provided, however, that,
unless the Committee otherwise provides in the terms of the Option or
otherwise, no Option shall be exercisable by any Optionee who is then subject
to Section 16 of the Exchange Act within the period ending six months and one
day after the date the Option is granted; and provided, further, that, unless
the Committee otherwise provides in the terms of the Options or otherwise,
Options granted to Independent Directors shall become exercisable in cumulative
annual installments of 331/3% on each of the first, second and third
anniversaries of the date of Option grant, without variation or acceleration
hereunder except as provided in Section 10.3(b). At any time after grant of an
Option, the Committee may, in its sole and absolute discretion and subject to
whatever terms and conditions it selects, accelerate the period during which an
Option (except an Option granted to an Independent Director) vests.
(b) No portion of an Option which is unexercisable at
Termination of Employment, Termination of Directorship or Termination of
Consultancy, as applicable, shall thereafter become exercisable, except as may
be otherwise provided by the Committee in the case of Options granted to
Employees or consultants either in the Stock Option Agreement or by action of
the Committee following the grant of the Option.
(c) To the extent that the aggregate Fair Market Value of
stock with respect to which "incentive stock options" (within the meaning of
Section 422 of the Code, but without regard to Section 422(d) of the Code) are
exercisable for the first time by an Optionee during any calendar year (under
the Plan and all other incentive stock option plans of the Company and any
parent or subsidiary corporation (within the meaning of Section 422 of the
Code) of the Company) exceeds $100,000, such Options shall be treated as
Non-Qualified Options to the extent required by Section 422 of the Code. The
rule set forth in the preceding sentence shall be applied by taking Options
into account in the order in which they were granted. For purposes of this
Section 4.4(c), the Fair Market Value of stock shall be determined as of the
time the Option with respect to such stock is granted.
4.5. Consideration. In consideration of the granting of
an Option, the Optionee shall agree, in the written Stock Option Agreement, to
remain in the employ of (or to consult for or to serve as an Independent
Director of, as applicable) the Company, a Company Subsidiary, the Investment
Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary for a period of at least one year (or
such shorter period as
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may be fixed in the Stock Option Agreement or by action of the Committee
following grant of the Option) after the Option is granted (or, in the case of
an Independent Director, until the next annual meeting of stockholders of the
Company). Nothing in this Plan or in any Stock Option Agreement hereunder
shall (i) confer upon any Optionee any right to (a) continue in the employ of,
or as a consultant for, the Company, a Company Subsidiary, the Investment
Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary, or as a Director, or (b) receive any
severance pay from the Company, a Company Subsidiary, the Investment Management
Company, an Investment Management Company Subsidiary, the Partnership or a
Partnership Subsidiary or (ii) interfere with or restrict in any way the rights
of the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary, which are hereby expressly reserved, to discharge any Optionee at
any time for any reason whatsoever, with or without Cause.
ARTICLE V.
EXERCISE OF OPTIONS
5.1. Partial Exercise. An exercisable Option may be
exercised in whole or in part. However, an Option shall not be exercisable
with respect to fractional shares and the Committee (or the Board, in the case
of Options granted to Independent Directors) may require that, by the terms of
the Option, a partial exercise be with respect to a minimum number of shares.
5.2. Manner of Exercise. All or a portion of an
exercisable Option shall be deemed exercised upon delivery of all of the
following to the Secretary of the Company or his office:
(a) A written notice complying with the applicable rules
established by the Committee (or the Board, in the case of Options granted to
Independent Directors) stating that the Option, or a portion thereof, is
exercised. The notice shall be signed by the Optionee or other person then
entitled to exercise the Option or such portion of the Option;
(b) Such representations and documents as the Committee
(or the Board, in the case of Options granted to Independent Directors), in its
absolute discretion, deems necessary or advisable to effect compliance with all
applicable provisions of the Securities Act of 1933, as amended, and any other
federal or state securities laws or regulations. The Committee or Board may,
in its absolute discretion, also take whatever additional actions it deems
appropriate to effect such compliance including, without limitation, placing
legends on share certificates and issuing stop-transfer notices to agents and
registrars;
(c) In the event that the Option shall be exercised
pursuant to Section 10.1 by any person or persons other than the Optionee,
appropriate proof of the right of such person or persons to exercise the
Option; and
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(d) Full cash payment to the Secretary of the Company for
the shares with respect to which the Option, or portion thereof, is exercised.
However, the Committee (or the Board, in the case of Options granted to
Independent Directors), may in its discretion (i) allow a delay in payment up
to thirty (30) days from the date the Option, or portion thereof, is exercised;
(ii) allow payment, in whole or in part, through the delivery of shares of
Common Stock owned by the Optionee, duly endorsed for transfer to the Company
with a Fair Market Value on the date of delivery equal to the aggregate
exercise price of the Option or exercised portion thereof; (iii) allow payment,
in whole or in part, through the surrender of shares of Common Stock then
issuable upon exercise of the Option having a Fair Market Value on the date of
Option exercise equal to the aggregate exercise price of the Option or
exercised portion thereof; (iv) allow payment, in whole or in part, through the
delivery of a full recourse promissory note bearing interest (at no less than
such rate as shall then preclude the imputation of interest under the Code) and
payable upon such terms as may be prescribed by the Committee or the Board; or
(v) allow payment through any combination of the consideration provided in the
foregoing subparagraphs (ii), (iii) and (iv). In the case of a promissory
note, the Committee (or the Board, in the case of Options granted to
Independent Directors) may also prescribe the form of such note and the
security to be given for such note. The Option may not be exercised, however,
by delivery of a promissory note or by a loan from the Company when or where
such loan or other extension of credit is prohibited by law.
5.3. Transfer of Shares to a Company Employee, Independent
Director or Other Board Member. As soon as practicable after receipt by the
Company, pursuant to Section 5.2(d), of payment for the shares with respect to
which an Option (which in the case of a Company Employee or Company consultant
was issued to and is held by such Company Employee or Company consultant in his
capacity as a Company Employee or a Company consultant, as the case may be), or
portion thereof, is exercised by an Optionee who is a Company Employee,
Independent Director or a consultant to the Company, with respect to each such
exercise, the Company shall transfer to the Optionee the number of shares equal
to
(a) The amount of the payment made by the Optionee to the
Company pursuant to Section 5.2(d), divided by
(b) The price per share of the shares subject to the
Option as determined pursuant to Section 4.2.
5.4. Transfer of Shares to a Partnership Employee. (a)
At the time that an Optionee who is an Employee, Independent Director or
consultant of the Partnership or a Partnership Subsidiary exercises all or any
part of an Option pursuant to the terms of this Plan, such Optionee shall remit
to the Partnership or the Partnership Subsidiary, as the case may be, an amount
equal to the product of the exercise price per share of such Option and the
number of shares with respect to such Option being exercised by such Optionee.
(b) As soon as practicable after receipt by the Company
of a notice of the exercise of shares with respect to which an Option (which
was issued to and is held by a
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Partnership Employee or consultant in such capacity), or portion thereof, is
exercised by an Optionee who is a Partnership Employee, Partnership Director or
consultant, with respect to each such exercise the Company shall sell to the
Partnership the number of shares (the "Partnership Purchased Shares") equal to
the number of shares subject to such exercise by such Optionee at a purchase
price equal to the Fair Market Value of a share of Common Stock at the time of
the exercise (the "Partnership Purchase Price");
(c) If such Optionee is an Employee, Independent Director
or consultant of a Partnership Subsidiary, as soon as practicable after receipt
of the Partnership Purchased Shares by the Partnership, the Partnership shall
sell such shares to such Partnership Subsidiary at a price equal to the
Partnership Purchase Price; and
(d) As soon as practicable after receipt of the
Partnership Purchased Shares by the Partnership, or the Partnership Subsidiary
in the case of an Optionee who is an Employee, Independent Director or
consultant of a Partnership Subsidiary, the Partnership or the Partnership
Subsidiary, as the case may be, shall transfer such shares to the Optionee at
no additional cost with the difference between the exercise price paid by the
Optionee to the Partnership or the Partnership Subsidiary, as the case may be,
and the Partnership Purchase Price, as additional compensation.
5.5. Transfer of Shares to a Services Company Employee,
Investment Management Company Independent Director or other Non-Employee
Members of the Investment Management Company Board.
(a) At the time that an Optionee who is an Employee,
Independent Director or consultant of the Investment Management Company or an
Investment Management Company Subsidiary exercises all or any part of an Option
pursuant to the terms of this Plan, such Optionee shall remit to the Investment
Management Company or the Investment Management Company Subsidiary, as the case
may be, an amount equal to the product of the exercise price per share of such
Option and the number of shares with respect to such Option being exercised by
such Optionee.
(b) As soon as practicable after receipt by the Company,
of a notice of the exercise of shares with respect to which an Option (which in
the case of an Investment Management Company Employee or consultant was issued
to and is held by such Investment Management Company Employee or consultant in
such capacity), or portion thereof, is exercised by an Optionee who is an
Investment Management Company Employee, an Investment Management Company
Independent Director or consultant, with respect to each such exercise the
Company shall sell to the Investment Management Company the number of shares
(the "Investment Management Company Purchased Shares") equal to the number of
shares subject to such exercise by such Optionee at a purchase price equal to
the Fair Market Value of a share of Common Stock at the time of the exercise
(the "Investment Management Company Purchase Price");
(c) If such Optionee is an Employee, Independent Director
or consultant of a Investment Management Company Subsidiary, as soon as
practicable after receipt of the
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Investment Management Company Purchased Shares by the Investment Management
Company, the Investment Management Company shall sell such shares to such
Investment Management Company Subsidiary at a price equal to the Investment
Management Company Purchase Price; and
(d) As soon as practicable after receipt of the
Investment Management Company Purchased Shares by the Investment Management
Company, or the Investment Management Company Subsidiary in the case of an
Optionee who is an Employee, Independent Director or consultant of a Investment
Management Company Subsidiary, the Investment Management Company or such
Investment Management Company Subsidiary, as the case may be, shall transfer
such shares to the Optionee at no additional cost with the difference between
the exercise price paid by the Optionee to the Investment Management Company or
such Investment Management Company Subsidiary, as the case may be, and the
Investment Management Company Purchase Price as additional compensation.
5.6. Transfer of Payment to the Partnership. As soon as
practicable after receipt by the Company of the amount described in Section
5.2(d), 5.4(d) and 5.5(b) the Company shall contribute to the Partnership an
amount of cash equal to such payment and the Partnership shall issue an
additional interest in the Partnership on the terms set forth in the
Partnership Agreement.
5.7. Conditions to Issuance of Stock Certificates. The
Company shall not be required to issue or deliver any certificate or
certificates for shares of stock purchased upon the exercise of any Option or
portion thereof prior to fulfillment of all of the following conditions:
(a) The admission of such shares to listing on all stock
exchanges on which such class of stock is then listed;
(b) The completion of any registration or other
qualification of such shares under any state or federal law, or under the
rulings or regulations of the Securities and Exchange Commission or any other
governmental regulatory body which the Committee or Board shall, in its
absolute discretion, deem necessary or advisable;
(c) The obtaining of any approval or other clearance from
any state or federal governmental agency which the Committee (or Board, in the
case of Options granted to Independent Directors) shall, in its absolute
discretion, determine to be necessary or advisable;
(d) The lapse of such reasonable period of time following
the exercise of the Option as the Committee (or Board, in the case of Options
granted to Independent Directors) may establish from time to time for reasons
of administrative convenience; and
(e) The receipt by the Company of full payment for such
shares, including payment of any applicable withholding tax.
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5.8. Rights as Stockholders. The holders of Options shall
not be, nor have any of the rights or privileges of, stockholders of the
Company in respect of any shares purchasable upon the exercise of any part of
an Option unless and until certificates representing such shares have been
issued by the Company to such holders.
5.9. Ownership and Transfer Restrictions. The Committee
(or Board, in the case of Options granted to Independent Directors), in its
absolute discretion, may impose such restrictions on the ownership and
transferability of the shares purchasable upon the exercise of an Option as it
deems appropriate. Any such restriction shall be set forth in the respective
Stock Option Agreement and may be referred to on the certificates evidencing
such shares. The Committee may require the Employee to give the Company prompt
notice of any disposition of shares of Common Stock acquired by exercise of an
Incentive Stock Option within (i) two years from the date of granting
(including the date the Option is modified, extended or renewed for purposes of
Section 424(h) of the Code) such Option to such Employee or (ii) one year after
the transfer of such shares to such Employee. The Committee may direct that
the certificates evidencing shares acquired by exercise of an Option refer to
such requirement to give prompt notice of disposition.
5.10. Limitations on Exercise of Options Granted to an
Optionee. The Committee (or the Board, in the case of Options granted to
Independent Directors), in its absolute discretion, may impose such limitations
and restrictions on the exercise of Options as it deems appropriate. Any such
limitation shall be set forth in the respective Stock Option Agreement.
ARTICLE VI.
AWARD OF RESTRICTED STOCK
6.1. Eligibility. Subject to the Award Limit, Restricted
Stock may be awarded to any Employee who the Committee determines is a key
Employee or any Director or consultant whom the Committee determines should
receive such an award.
6.2. Award of Restricted Stock
(a) The Committee may from time to time, in its absolute
discretion:
(i) Determine which Employees are key Employees
and select from among the key Employees, Directors or consultants
(including Employees, Directors or consultants who have previously
received other awards under this Plan) such of them as in its opinion
should be awarded Restricted Stock; and
(ii) Determine the purchase price, if any, and
other terms and conditions (including without limitation, in the case
of awards to Partnership Employees, Investment Management Company
Employees and Investment Management Company Directors, the mechanism
for the transfer of the Restricted Stock and payment therefor
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and, in the case of the repurchase of shares of Restricted Stock
subject to restrictions in effect at the time of the Termination of
Employment or Termination of Directorship of such Employee or
Director, as the case may be) applicable to such Restricted Stock,
consistent with this Plan.
(b) The Committee shall establish the purchase price, if
any, and form of payment for Restricted Stock; provided, however, that such
purchase price shall be no less than the par value of the Common Stock to be
purchased, unless otherwise permitted by applicable state law. In all cases,
legal consideration shall be required for each issuance of Restricted Stock.
(c) Upon the selection of a key Employee or consultant to
be awarded Restricted Stock, the Committee shall instruct the Secretary of the
Company to issue such Restricted Stock and may impose such conditions on the
issuance of such Restricted Stock as it deems appropriate.
6.3. Restricted Stock Agreement. Restricted Stock shall
be issued only pursuant to a written Restricted Stock Agreement, which shall be
executed by the selected key Employee or consultant and an authorized officer
of the Company and which shall contain such terms and conditions as the
Committee shall determine, consistent with this Plan.
6.4. Consideration. As consideration for the issuance of
Restricted Stock, in addition to payment of any purchase price, the Restricted
Stockholder shall agree, in the written Restricted Stock Agreement, to remain
in the employ of, or to consult for, the Company, a Company Subsidiary, the
Investment Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary for a period of at least one year after
the Restricted Stock is issued (or such shorter period as may be fixed in the
Restricted Stock Agreement or by action of the Committee following grant of the
Restricted Stock) or, in the case of a Director, complete the remainder of such
Director's elected term. Nothing in this Plan or in any Restricted Stock
Agreement hereunder shall (i) confer on any Restricted Stockholder any right to
(a) continue in the employ of, as a Director of or as a consultant for, the
Company, a Company Subsidiary, the Investment Management Company, an Investment
Management Company Subsidiary, the Partnership or a Partnership Subsidiary or
(b) receive any severance pay from the Company, a Company Subsidiary, the
Investment Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary or (ii) interfere with or restrict in
any way the rights of the Company, a Company Subsidiary, the Investment
Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary, which are hereby expressly reserved,
to discharge the Employee or consultant at any time for any reason whatsoever,
with or without Cause, or any Director pursuant to the Company's bylaws.
6.5. Rights as Stockholders. Subject to Section 6.6, upon
delivery of the shares of Restricted Stock to the escrow holder pursuant to
Section 6.8, the Restricted Stockholder shall have, unless otherwise provided
by the Committee, all the rights of a stockholder with respect to said shares,
subject to the restrictions in his Restricted Stock
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Agreement, including the right to receive all dividends and other distributions
paid or made with respect to the shares; provided, however, that in the
discretion of the Committee, any extraordinary distributions with respect to
the Common Stock shall be subject to the restrictions set forth in Section 6.6.
6.6. Restriction. All shares of Restricted Stock issued
under this Plan (including any shares received by holders thereof with respect
to shares of Restricted Stock as a result of stock dividends, stock splits or
any other form of recapitalization) shall, in the terms of each individual
Restricted Stock Agreement, be subject to such restrictions as the Committee
shall provide, which restrictions may include, without limitation, restrictions
concerning voting rights and transferability and restrictions based on duration
of employment with the Company, Company performance and individual performance;
provided, however, that, unless the Committee otherwise provides in the terms
of the Restricted Stock Agreement or otherwise, no share of Restricted Stock
granted to a person subject to Section 16 of the Exchange Act shall be sold,
assigned or otherwise transferred until at least six months and one day have
elapsed from the date on which the Restricted Stock was issued, and provided,
further, that, except with respect to shares of Restricted Stock granted
pursuant to Section 6.10, by action taken after the Restricted Stock is issued,
the Committee may, on such terms and conditions as it may determine to be
appropriate, remove any or all of the restrictions imposed by the terms of the
Restricted Stock Agreement. Restricted Stock may not be sold or encumbered
until all restrictions are terminated or expire. If no consideration was paid
by the Restricted Stockholder upon issuance, a Restricted Stockholder's rights
in unvested Restricted Stock shall lapse upon a Termination of Employment or,
if applicable, upon a Termination of Directorship or a Termination of
Consultancy; provided, however, that the Committee in its sole and absolute
discretion may provide that such rights shall not lapse in the event of a
Termination of Employment or Termination of Directorship following a "change of
ownership control" (within the meaning of Treasury Regulation Section
1.62-27(e)(2)(v) or any successor regulation thereto) of the Company or because
of the Restricted Stockholder's death or disability.
6.7. Repurchase of Restricted Stock. The Committee shall
provide in the terms of each individual Restricted Stock Agreement that the
Company shall have the right to repurchase from the Restricted Stockholder the
Restricted Stock then subject to restrictions under the Restricted Stock
Agreement immediately upon a Termination of Employment or, if applicable, upon
a Termination of Director or a Termination of Consultancy, at a cash price per
share equal to the price paid by the Restricted Stockholder for such Restricted
Stock; provided, however, that the Committee in its sole and absolute
discretion may provide that no such right of repurchase shall exist in the
event of a Termination of Employment, Termination of Directorship or
Termination of Consultancy following a "change of ownership or control" (within
the meaning of Treasury Regulation Section 1.162-27(e)(2)(v) or any successor
regulation thereto) of the Company or because of the Restricted Stockholder's
death or disability; provided, further, that, except with respect to shares of
Restricted Stock granted pursuant to Section 6.10, the Committee in its sole
and absolute discretion may provide that no such right of repurchase shall
exist in the event of a Termination of Employment, Termination of Directorship
or a Termination
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of Consultancy without Cause, following any change in control or ownership of
the Company, because of the Restricted Stockholder's retirement, or otherwise.
6.8. Escrow. The Secretary of the Company or such other
escrow holder as the Committee may appoint shall retain physical custody of
each certificate representing Restricted Stock until all of the restrictions
imposed under the Restricted Stock Agreement with respect to the shares
evidenced by such certificate expire or shall have been removed.
6.9. Legend. In order to enforce the restrictions imposed
upon shares of Restricted Stock hereunder, the Committee shall cause a legend
or legends to be placed on certificates representing all shares of Restricted
Stock that are still subject to restrictions under Restricted Stock Agreements,
which legend or legends shall make appropriate reference to the conditions
imposed thereby.
6.10. Provisions Applicable to Section 162(m) Participants.
(a) Notwithstanding anything in the Plan to the contrary,
the Committee may grant Restricted Stock to a Section 162(m) Participant the
restrictions with respect to which lapse upon the attainment of performance
goals for the Company which are related to one or more of the following
business criteria: (i) pre-tax income, (ii) operating income, (iii) cash flow,
(iv) earnings per share, (v) return on equity, (vi) return on invested capital
or assets, (vii) cost reductions or savings, (viii) funds from operations, (ix)
appreciation in the fair market value of Common Stock and (x) earnings before
any one or more of the following items: interest, taxes, depreciation or
amortization.
(b) To the extent necessary to comply with the
performance-based compensation requirements of Section 162(m)(4)(C) of the
Code, with respect to Restricted Stock which may be granted to one or more
Section 162(m) Participants, no later than ninety (90) days following the
commencement of any fiscal year in question or any other designated fiscal
period or period of service (or such other time as may be required or permitted
by Section 162(m) of the Code), the Committee shall, in writing, (i) designate
one or more Section 162(m) Participants, (ii) select the performance goal or
goals applicable to the fiscal year or other designated fiscal period or period
of service, (iii) establish the various targets and amounts of Restricted Stock
which may be earned for such fiscal year or other designated fiscal period or
period of service and (iv) specify the relationship between performance goals
and targets and the amounts of Restricted Stock to be earned by each Section
162(m) Participant for such fiscal year or other designated fiscal period or
period of service. Following the completion of each fiscal year or other
designated fiscal period or period of service, the Committee shall certify in
writing whether the applicable performance targets have been achieved for such
fiscal year or other designated fiscal period or period of service. In
determining the amount earned by a Section 162(m) Participant, the Committee
shall have the right to reduce (but not to increase) the amount payable at a
given level of performance to take into account additional factors that the
Committee may deem relevant to the assessment of individual or corporate
performance for the fiscal year or other designated fiscal period or period of
service.
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ARTICLE VII.
PERFORMANCE AWARDS, DIVIDEND EQUIVALENTS,
DEFERRED STOCK, STOCK PAYMENTS
7.1. Eligibility. Subject to the Award Limit, one or more
Performance Awards, Dividend Equivalents, awards of Deferred Stock, and/or
Stock Payments may be granted to any Employee whom the Committee determines is
a key Employee or any consultant whom the Committee determines should receive
such an award.
7.2. Performance Awards. Any key Employee or consultant
selected by the Committee may be granted one or more Performance Awards. The
value of such Performance Awards may be linked to the market value, book value,
net profits or other measure of the value of Common Stock or other specific
performance criteria determined appropriate by the Committee, in each case on a
specified date or dates or over any period or periods determined by the
Committee, or may be based upon the appreciation in the market value, book
value, net profits or other measure of the value of a specified number of
shares of Common Stock over a fixed period or periods determined by the
Committee. In making such determinations, the Committee shall consider (among
such other factors as it deems relevant in light of the specific type of award)
the contributions, responsibilities and other compensation of the particular
key Employee or consultant.
7.3. Dividend Equivalents. Any key Employee or consultant
selected by the Committee may be granted Dividend Equivalents based on the
dividends declared on Common Stock, to be credited as of dividend payment
dates, during the period between the date an Option, Stock Appreciation Right,
Deferred Stock or Performance Award is granted, and the date such Option, Stock
Appreciation Right, Deferred Stock or Performance Award is exercised, vests or
expires, as determined by the Committee. Such Dividend Equivalents shall be
converted to cash or additional shares of Common Stock by such formula and at
such time and subject to such limitations as may be determined by the
Committee. With respect to Dividend Equivalents granted with respect to
Options intended to be qualified performance-based compensation for purposes of
Section 162(m) of the Code, such Dividend Equivalents shall be payable
regardless of whether such Option is exercised.
7.4. Stock Payments. Any key Employee or consultant
selected by the Committee may receive Stock Payments in the manner determined
from time to time by the Committee. The number of shares shall be determined
by the Committee and may be based upon the Fair Market Value, book value, net
profits or other measure of the value of Common Stock or other specific
performance criteria determined appropriate by the Committee, determined on the
date such Stock Payment is made or on any date thereafter.
7.5. Deferred Stock. Any key Employee or consultant
selected by the Committee may be granted an award of Deferred Stock in the
manner determined from time to time by the Committee. The number of shares of
Deferred Stock shall be determined by the
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Committee and may be linked to the market value, book value, net profits or
other measure of the value of Common Stock or other specific performance
criteria determined to be appropriate by the Committee, in each case on a
specified date or dates or over any period or periods determined by the
Committee. Common Stock underlying a Deferred Stock award will not be issued
until the Deferred Stock award has vested, pursuant to a vesting schedule or
performance criteria set by the Committee. Unless otherwise provided by the
Committee, a Grantee of Deferred Stock shall have no rights as a Company
stockholder with respect to such Deferred Stock until such time as the award
has vested and the Common Stock underlying the award has been issued.
7.6. Performance Award Agreement, Dividend Equivalent
Agreement, Deferred Stock Agreement, Stock Payment Agreement. Each Performance
Award, Dividend Equivalent, award of Deferred Stock and/or Stock Payment shall
be evidenced by a written agreement, which shall be executed by the Grantee and
an authorized Officer of the Company and which shall contain such terms and
conditions (including, without limitation, in the case of awards to Partnership
Employees and Investment Management Company Employees, the mechanism for the
transfer or rights under such awards) as the Committee shall determine,
consistent with this Plan.
7.7. Term. The term of a Performance Award, Dividend
Equivalent, award of Deferred Stock and/or Stock Payment shall be set by the
Committee in its discretion.
7.8. Exercise or Purchase Price. The Committee may
establish the exercise or purchase price of a Performance Award, shares of
Deferred Stock, or shares received as a Stock Payment; provided, however, that
such price shall not be less than the par value for a share of Common Stock,
unless otherwise permitted by applicable state law.
7.9. Exercise Upon Termination of Employment. A
Performance Award, Dividend Equivalent, award of Deferred Stock and/or Stock
Payment is exercisable or payable only while the Grantee is an Employee or
consultant; provided, however, that the Committee in its sole and absolute
discretion may provide that the Performance Award, Dividend Equivalent, award
of Deferred Stock and/or Stock Payment may be exercised or paid subsequent to a
Termination of Employment following a "change of control or ownership" (within
the meaning of Section 1.162-27(e)(2)(v) or any successor regulation thereto)
of the Company; provided, further, that except with respect to Performance
Awards granted pursuant to Section 7.12, the Committee in its sole and absolute
discretion may provide that the Performance Awards may be exercised or paid
following a Termination of Employment or a Termination of Consultancy without
cause, or following a change in control of the Company, or because of the
Grantee's retirement, death or disability, or otherwise.
7.10. Payment on Exercise. Payment of the amount
determined under Section 7.1 or 7.2 above shall be in cash, in Common Stock or
a combination of both, as determined by the Committee. To the extent any
payment under this Article VII is effected in Common Stock, it shall be made
subject to satisfaction of all provisions of Section 5.3.
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7.11. Consideration. In consideration of the granting of a
Performance Award, Dividend Equivalent, award of Deferred Stock and/or Stock
Payment, the Grantee shall agree, in a written agreement, to remain in the
employ of, or to consult for, the Company, a Company Subsidiary, the Investment
Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary for a period of at least one year after
such Performance Award, Dividend Equivalent, award of Deferred Stock and/or
Stock Payment is granted (or such shorter period as may be fixed in such
agreement or by action of the Committee following such grant). Nothing in this
Plan or in any agreement hereunder shall (i) confer on any Grantee any right to
(a) continue in the employ of, or as a consultant for, the Company, a Company
Subsidiary, the Investment Management Company, an Investment Management Company
Subsidiary, the Partnership or a Partnership Subsidiary or (b) receive any
severance pay from the Company, a Company Subsidiary, the Investment Management
Company, an Investment Management Company Subsidiary, the Partnership or a
Partnership Subsidiary or (ii) interfere with or restrict in any way the rights
of the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary, which are hereby expressly reserved, to discharge any Grantee at
any time for any reason whatsoever, with or without Cause.
7.12. Provisions Applicable to Section 162(m) Participants.
(a) Notwithstanding anything in the Plan to the contrary,
the Committee may grant any performance or incentive awards described in
Article VII to a Section 162(m) Participant that vest or become exercisable or
payable upon the attainment of performance goals for the Company which are
related to one or more of the following business criteria: (i) pre-tax income,
(ii) operating income, (iii) cash flow, (iv) earnings per share, (v) return on
equity, (vi) return on invested capital or assets, (vii) cost reductions or
savings, (viii) funds from operations, (ix) appreciation in the fair market
value of Common Stock and (x) earnings before any one or more of the following
items: interest, taxes, depreciation or amortization.
(b) To the extent necessary to comply with the
performance-based compensation requirements of Section 162(m)(4)(C) of the
Code, with respect to performance or incentive awards described in Article VII
which may be granted to one or more Section 162(m) Participants, no later than
ninety (90) days following the commencement of any fiscal year in question or
any other designated fiscal period or period of service (or such other time as
may be required or permitted by Section 162(m) of the Code), the Committee
shall, in writing, (i) designate one or more Section 162(m) Participants, (ii)
select the performance goal or goals applicable to the fiscal year or other
designated fiscal period or period of service, (iii) establish the various
targets and bonus amounts which may be earned for such fiscal year or other
designated fiscal period or period of service and (iv) specify the relationship
between performance goals and targets and the amounts to be earned by each
Section 162(m) Participant for such fiscal year or other designated fiscal
period or period of service. Following the completion of each fiscal year or
other designated fiscal period or period of service, the Committee shall
certify in writing whether the applicable performance targets have been
achieved for such fiscal year or other designated fiscal period or period of
service. In
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determining the amount earned by a Section 162(m) Participant, the Committee
shall have the right to reduce (but not to increase) the amount payable at a
given level of performance to take into account additional factors that the
Committee may deem relevant to the assessment of individual or corporate
performance for the fiscal year or other designated fiscal period or period of
service.
ARTICLE VIII.
STOCK APPRECIATION RIGHTS
8.1. Grant of Stock Appreciation Rights. A Stock
Appreciation Right may be granted to any key Employee or consultant selected by
the Committee. A Stock Appreciation Right may be granted (i) in connection and
simultaneously with the grant of an Option, (ii) with respect to a previously
granted Option, or (iii) independent of an Option. A Stock Appreciation Right
shall be subject to such terms and conditions (including, without limitation,
in the case of awards to Partnership Employees and Investment Management
Company Employees, and Investment Management Company Directors, the mechanism
for the transfer or rights under such awards) not inconsistent with this Plan
as the Committee shall impose and shall be evidenced by a written Stock
Appreciation Right Agreement, which shall be executed by the Grantee and an
authorized officer of the Company. The Committee, in its discretion, may
determine whether a Stock Appreciation Right is to qualify as performance-based
compensation as described in Section 162(m)(4)(C) of the Code and Stock
Appreciation Right Agreements evidencing Stock Appreciation Rights intended to
so qualify shall contain such terms and conditions as may be necessary to meet
the applicable provisions of Section 162(m) of the Code. Without limiting the
generality of the foregoing, the Committee may, in its discretion and on such
terms as it deems appropriate, require as a condition of the grant of a Stock
Appreciation Right to an Employee or consultant that the Employee or consultant
surrender for cancellation some or all of the unexercised Options, awards of
Restricted Stock or Deferred Stock, Performance Awards, Stock Appreciation
Rights, Dividend Equivalents or Stock Payments, or other rights which have been
previously granted to him under this Plan or otherwise. A Stock Appreciation
Right, the grant of which is conditioned upon such surrender, may have an
exercise price lower (or higher) than the exercise price of the surrendered
Option or other award, may cover the same (or a lesser or greater) number of
shares as such surrendered Option or other award, may contain such other terms
as the Committee deems appropriate, and shall be exercisable in accordance with
its terms, without regard to the number of shares, price, exercise period or
any other term or condition of such surrendered Option or other award.
8.2. Coupled Stock Appreciation Rights
(a) A Coupled Stock Appreciation Right ("CSAR") shall be
related to a particular Option and shall be exercisable only when and to the
extent the related Option is exercisable.
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(b) A CSAR may be granted to the Grantee for no more than
the number of shares subject to the simultaneously or previously granted Option
to which it is coupled.
(c) A CSAR shall entitle the Grantee (or other person
entitled to exercise the Option pursuant to this Plan) to surrender to the
Company unexercised a portion of the Option to which the CSAR relates (to the
extent then exercisable pursuant to its terms) and to receive from the Company
in exchange therefor an amount determined by multiplying the difference
obtained by subtracting the Option exercise price from the Fair Market Value of
a share of Common Stock on the date of exercise of the CSAR by the number of
shares of Common Stock with respect to which the CSAR shall have been
exercised, subject to any limitations the Committee may impose.
8.3. Independent Stock Appreciation Rights
(a) An Independent Stock Appreciation Right ("ISAR")
shall be unrelated to any Option and shall have a term set by the Committee.
An ISAR shall be exercisable in such installments as the Committee may
determine. An ISAR shall cover such number of shares of Common Stock as the
Committee may determine; provided, however, that unless the Committee otherwise
provides in the terms of the ISAR or otherwise, no ISAR granted to a person
subject to Section 16 of the Exchange Act shall be exercisable until at least
six months have elapsed from (but excluding) the date on which the Option was
granted. The exercise price per share of Common Stock subject to each ISAR
shall be set by the Committee. An ISAR is exercisable only while the Grantee
is an Employee or consultant; provided that the Committee may determine that
the ISAR may be exercised subsequent to Termination of Employment or
Termination of Consultancy without cause, or following a change in control of
the Company, or because of the Grantee's retirement, death or disability, or
otherwise.
(b) An ISAR shall entitle the Grantee (or other person
entitled to exercise the ISAR pursuant to this Plan) to exercise all or a
specified portion of the ISAR (to the extent then exercisable pursuant to its
terms) and to receive from the Company an amount determined by multiplying the
difference obtained by subtracting the exercise price per share of the ISAR
from the Fair Market Value of a share of Common Stock on the date of exercise
of the ISAR by the number of shares of Common Stock with respect to which the
ISAR shall have been exercised, subject to any limitations the Committee may
impose.
8.4. Payment and Limitations on Exercise
(a) Payment of the amount determined under Section 8.2(c)
and 8.3(b) above shall be in cash, in Common Stock (based on its Fair Market
Value as of the date the Stock Appreciation Right is exercised) or a
combination of both, as determined by the Committee. To the extent such
payment is effected in Common Stock it shall be made subject to satisfaction of
all provisions of Section 5.3 above pertaining to Options.
(b) Grantees of Stock Appreciation Rights may be required
to comply with any timing or other restrictions with respect to the settlement
or exercise of a Stock Appreciation
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Right, including a window-period limitation, as may be imposed in the
discretion of the Board or Committee.
8.5. Consideration. In consideration of the granting of a
Stock Appreciation Right, the Grantee shall agree, in the written Stock
Appreciation Right Agreement, to remain in the employ of, or to consult for,
the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary for a period of at least one year after the Stock Appreciation Right
is granted (or such shorter period as may be fixed in the Stock Appreciation
Right Agreement or by action of the Committee following grant of the Restricted
Stock). Nothing in this Plan or in any Stock Appreciation Right Agreement
hereunder shall (i) confer on any Grantee any right to (a) continue in the
employ of, or as a consultant for, the Company, a Company Subsidiary, the
Investment Management Company, an Investment Management Company Subsidiary, the
Partnership or a Partnership Subsidiary or (b) receive any severance pay from
the Company, a Company Subsidiary, the Investment Management Company, an
Investment Management Company Subsidiary, the Partnership or a Partnership
Subsidiary or (ii) interfere with or restrict in any way the rights of the
Company, a Company Subsidiary, the Investment Management Company, an Investment
Management Company Subsidiary, the Partnership or a Partnership Subsidiary,
which are hereby expressly reserved, to discharge any Grantee at any time for
any reason whatsoever, with or without Cause.
ARTICLE IX.
ADMINISTRATION
9.1. Compensation Committee. Prior to the Company's
initial registration of Common Stock under Section 12 of the Exchange Act, the
Compensation Committee shall consist of the entire Board. Following such
registration, the Compensation Committee (or another committee or a
subcommittee of the Board assuming the functions of the Committee under this
Plan) shall consist solely of two or more Independent Directors appointed by
and holding office at the pleasure of the Board, each of whom is both a
"non-employee director" as defined by Rule 16b-3 and an "outside director" for
purposes of Section 162(m) of the Code. Appointment of Committee members shall
be effective upon acceptance of appointment. Committee members may resign at
any time by delivering written notice to the Board. Vacancies in the Committee
may be filled by the Board.
9.2. Duties and Powers of Committee. It shall be the duty
of the Committee to conduct the general administration of this Plan in
accordance with its provisions. The Committee shall have the power to
interpret this Plan and the agreements pursuant to which Options, awards of
Restricted Stock or Deferred Stock, Performance Awards, Stock Appreciation
Rights, Dividend Equivalents or Stock Payments are granted or awarded, and to
adopt such rules for the administration, interpretation, and application of
this Plan as are consistent therewith and to interpret, amend or revoke any
such rules. Notwithstanding the foregoing, the full Board, acting by a
majority of its members in office, shall conduct the general administration of
the Plan
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with respect to Options granted to Independent Directors. Any such grant or
award under this Plan need not be the same with respect to each Optionee,
Grantee or Restricted Stockholder. Any such interpretations and rules with
respect to Incentive Stock Options shall be consistent with the provisions of
Section 422 of the Code. In its absolute discretion, the Board may at any time
and from time to time exercise any and all rights and duties of the Committee
under this Plan except with respect to matters which under Rule 16b-3 or
Section 162(m) of the Code, or any regulations or rules issued thereunder, are
required to be determined in the sole discretion of the Committee.
9.3. Majority Rule; Unanimous Written Consent. The
Committee shall act by a majority of its members in attendance at a meeting at
which a quorum is present or by a memorandum or other written instrument signed
by all members of the Committee.
9.4. Compensation; Professional Assistance; Good Faith
Actions. Members of the Committee shall receive such compensation, if any, for
their services as members as may be determined by the Board. All expenses and
liabilities which members of the Committee incur in connection with the
administration of this Plan shall be borne by the Company. The Committee may,
with the approval of the Board, employ attorneys, consultants, accountants,
appraisers, brokers, or other persons. The Committee, the Company and the
Company's officers and Directors shall be entitled to rely upon the advice,
opinions or valuations of any such persons. All actions taken and all
interpretations and determinations made by the Committee or the Board in good
faith shall be final and binding upon all Optionees, Grantees, Restricted
Stockholders, the Company and all other interested persons. No members of the
Committee or Board shall be personally liable for any action, determination or
interpretation made in good faith with respect to this Plan, Options, awards of
Restricted Stock or Deferred Stock, Performance Awards, Stock Appreciation
Rights, Dividend Equivalents or Stock Payments, and all members of the
Committee and the Board shall be fully protected by the Company in respect of
any such action, determination or interpretation.
ARTICLE X.
MISCELLANEOUS PROVISIONS
10.1. Not Transferable. Options, Restricted Stock awards,
Deferred Stock awards, Performance Awards, Stock Appreciation Rights, Dividend
Equivalents or Stock Payments under this Plan may not be sold, pledged,
assigned, or transferred in any manner other than by will or the laws of
descent and distribution or pursuant to a QDRO, unless and until such rights or
awards have been exercised, or the shares underlying such rights or awards have
been issued, and all restrictions applicable to such shares have lapsed. No
Option, Restricted Stock award, Deferred Stock award, Performance Award, Stock
Appreciation Right, Dividend Equivalent or Stock Payment or interest or right
therein shall be liable for the debts, contracts or engagements of the
Optionee, Grantee or Restricted Stockholder or his successors in interest or
shall be subject to disposition by transfer, alienation, anticipation, pledge,
encumbrance, assignment or any other means whether such disposition be
voluntary or involuntary or by
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operation of law by judgment, levy, attachment, garnishment or any other legal
or equitable proceedings (including bankruptcy), and any attempted disposition
thereof shall be null and void and of no effect, except to the extent that such
disposition is permitted by the preceding sentence.
During the lifetime of the Optionee or Grantee, only he may
exercise an Option or other right or award (or any portion thereof) granted to
him under the Plan, unless it has been disposed of pursuant to a QDRO. After
the death of the Optionee or Grantee, any exercisable portion of an Option or
other right or award may, prior to the time when such portion becomes
unexercisable under the Plan or the applicable Stock Option Agreement or other
agreement, be exercised by his personal representative or by any person
empowered to do so under the deceased Optionee's or Grantee's will or under the
then applicable laws of descent and distribution.
10.2. Amendment, Suspension or Termination of this Plan.
Except as otherwise provided in this Section 10.2, this Plan may be wholly or
partially amended or otherwise modified, suspended or terminated at any time or
from time to time by the Board or the Committee. However, without approval of
the Company's stockholders given within twelve months before or after the
action by the Board or the Committee, no action of the Board or the Committee
may, except as provided in Section 10.3, increase the limits imposed in Section
2.1 on the maximum number of shares which may be issued under this Plan or
increase the Award Limit, and no action of the Board or the Committee may be
taken that would otherwise require stockholder approval as a matter of
applicable law, regulation or rule. No amendment, suspension or termination of
this Plan shall, without the consent of the holder of Options, Restricted Stock
awards, Deferred Stock awards, Performance Awards, Stock Appreciation Rights,
Dividend Equivalents or Stock Payments, alter or impair any rights or
obligations under any Options, Restricted Stock awards, Deferred Stock awards,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents or Stock
Payments theretofore granted or awarded, unless the award itself otherwise
expressly so provides. No Options, Restricted Stock, Deferred Stock,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents or Stock
Payments may be granted or awarded during any period of suspension or after
termination of this Plan, and in no event may any Incentive Stock Option be
granted under this Plan after the first to occur of the following events:
(a) The expiration of ten years from the date the Plan is
adopted by the Board; or
(b) The expiration of ten years from the date the Plan is
approved by the Company's stockholders under Section 10.4.
10.3. Changes in Common Stock or Assets of the Company,
Acquisition or Liquidation of the Company and Other Corporate Events.
(a) Subject to Section 10.3(d), in the event that the
Committee (or the Board, in the case of Options granted to Independent
Directors) determines that any dividend or other distribution (whether in the
form of cash, Common Stock, other securities, or other property),
recapitalization, reclassification, stock split, reverse stock split,
reorganization, merger,
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consolidation, split-up, spin-off, combination, repurchase, liquidation,
dissolution, or sale, transfer, exchange or other disposition of all or
substantially all of the assets of the Company (including, but not limited to,
a Corporate Transaction), or exchange of Common Stock or other securities of
the Company, issuance of warrants or other rights to purchase Common Stock or
other securities of the Company, or other similar corporate transaction or
event, in the Committee's sole discretion (or in the case of Options granted to
Independent Directors, the Board's sole discretion), affects the Common Stock
such that an adjustment is determined by the Committee to be appropriate in
order to prevent dilution or enlargement of the benefits or potential benefits
intended to be made available under the Plan or with respect to an Option,
Restricted Stock award, Performance Award, Stock Appreciation Right, Dividend
Equivalent, Deferred Stock award or Stock Payment, then the Committee (or the
Board, in the case of Options granted to Independent Directors) shall, in such
manner as it may deem equitable, adjust any or all of
(i) the number and kind of shares of Common Stock
(or other securities or property) with respect to which Options,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents or
Stock Payments may be granted under the Plan, or which may be granted
as Restricted Stock or Deferred Stock (including, but not limited to,
adjustments of the limitations in Section 2.1 on the maximum number
and kind of shares which may be issued and adjustments of the Award
Limit),
(ii) the number and kind of shares of Common Stock
(or other securities or property) subject to outstanding Options,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents,
or Stock Payments, and in the number and kind of shares of outstanding
Restricted Stock or Deferred Stock, and
(iii) the grant or exercise price with respect to
any Option, Performance Award, Stock Appreciation Right, Dividend
Equivalent or Stock Payment.
(b) Subject to Section 10.3(d), in the event of any
Corporate Transaction or other transaction or event described in Section
10.3(a) or any unusual or nonrecurring transactions or events affecting the
Company, any affiliate of the Company, or the financial statements of the
Company or any affiliate, or of changes in applicable laws, regulations, or
accounting principles, the Committee (or the Board, in the case of Options
granted to Independent Directors) in its discretion is hereby authorized to
take any one or more of the following actions whenever the Committee (or the
Board, in the case of Options granted to Independent Directors) determines that
such action is appropriate or desirable:
(i) In its sole and absolute discretion, and on
such terms and conditions as it deems appropriate, the Committee (or
the Board, in the case of Options granted to Independent Directors)
may provide, either by the terms of the agreement or by action taken
prior to the occurrence of such transaction or event and either
automatically or upon the optionee's request, for either the purchase
of any such Option, Performance Award, Stock Appreciation Right,
Dividend Equivalent, or Stock Payment, or any
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Restricted Stock or Deferred Stock for an amount of cash equal to the
amount that could have been attained upon the exercise of such option,
right or award or realization of the optionee's rights had such
option, right or award been currently exercisable or payable or fully
vested or the replacement of such option, right or award with other
rights or property selected by the Committee (or the Board, in the
case of Options granted to Independent Directors) in its sole
discretion;
(ii) In its sole and absolute discretion, the
Committee (or the Board, in the case of Options granted to Independent
Directors) may provide, either by the terms of such Option,
Performance Award, Stock Appreciation Right, Dividend Equivalent, or
Stock Payment, or Restricted Stock or Deferred Stock or by action
taken prior to the occurrence of such transaction or event that it
cannot vest, be exercised or become payable after such event;
(iii) In its sole and absolute discretion, and on
such terms and conditions as it deems appropriate, the Committee (or
the Board, in the case of Options granted to Independent Directors)
may provide, either by the terms of such Option, Performance Award,
Stock Appreciation Right, Dividend Equivalent, or Stock Payment, or
Restricted Stock or Deferred Stock or by action taken prior to the
occurrence of such transaction or event, that for a specified period
of time prior to such transaction or event, such option, right or
award shall be exercisable as to all shares covered thereby,
notwithstanding anything to the contrary in (i) Section 4.4 or (ii)
the provisions of such Option, Performance Award, Stock Appreciation
Right, Dividend Equivalent, or Stock Payment, or Restricted Stock or
Deferred Stock;
(iv) In its sole and absolute discretion, and on
such terms and conditions as it deems appropriate, the Committee (or
the Board, in the case of Options granted to Independent Directors)
may provide, either by the terms of such Option, Performance Award,
Stock Appreciation Right, Dividend Equivalent, or Stock Payment, or
Restricted Stock or Deferred Stock or by action taken prior to the
occurrence of such transaction or event, that upon such event, such
option, right or award be assumed by the successor or survivor
corporation, or a parent or subsidiary thereof, or shall be
substituted for by similar options, rights or awards covering the
stock of the successor or survivor corporation, or a parent or
subsidiary thereof, with appropriate adjustments as to the number and
kind of shares and prices;
(v) In its sole and absolute discretion, and on
such terms and conditions as it deems appropriate, the Committee (or
the Board, in the case of Options granted to Independent Directors)
may make adjustments in the number and type of shares of Common Stock
(or other securities or property) subject to outstanding Options,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents,
or Stock Payments, and in the number and kind of outstanding
Restricted Stock or Deferred Stock and/or in the terms and conditions
of (including the grant or exercise price), and the
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criteria included in, outstanding options, rights and awards and
options, rights and awards which may be granted in the future; and
(vi) In its sole and absolute discretion, and on
such terms and conditions as it deems appropriate, the Committee may
provide either by the terms of a Restricted Stock award or Deferred
Stock award or by action taken prior to the occurrence of such event
that, for a specified period of time prior to such event, the
restrictions imposed under a Restricted Stock Agreement or a Deferred
Stock Agreement upon some or all shares of Restricted Stock or
Deferred Stock may be terminated, and, in the case of Restricted
Stock, some or all shares of such Restricted Stock may cease to be
subject to repurchase under Section 6.6 or forfeiture under Section
6.5 after such event.
(c) Subject to Section 10.3(d) and 10.8, the Committee
(or the Board, in the case of Options granted to Independent Directors) may, in
its discretion, include such further provisions and limitations in any Option,
Performance Award, Stock Appreciation Right, Dividend Equivalent, or Stock
Payment, or Restricted Stock or Deferred Stock agreement or certificate, as it
may deem equitable and in the best interests of the Company.
(d) With respect to Options, Restricted Stock, Deferred
Stock, Stock Appreciation Rights and performance or incentive awards described
in Article VII which are granted to Section 162(m) Participants and are
intended to qualify as performance-based compensation under Section
162(m)(4)(C), no adjustment or action described in this Section 10.3 or in any
other provision of the Plan shall be authorized to the extent that such
adjustment or action would cause the Plan to violate Section 422(b)(1) of the
Code or would cause such option or stock appreciation right to fail to so
qualify under Section 162(m)(4)(C), as the case may be, or any successor
provisions thereto. Furthermore, no such adjustment or action shall be
authorized to the extent such adjustment or action would result in short-swing
profits liability under Section 16 or violate the exemptive conditions of Rule
16b-3 unless the Committee (or the Board, in the case of Options granted to
Independent Directors) determines that the option or other award is not to
comply with such exemptive conditions. The number of shares of Common Stock
subject to any option, right or award shall always be rounded to the next whole
number.
10.4. Approval of Plan by Stockholders. This Plan will be
submitted for the approval of the Company's stockholders within twelve months
after the date of the Board's initial adoption of this Plan. Options,
Performance Awards, Stock Appreciation Rights, Dividend Equivalents or Stock
Payments may be granted and Restricted Stock or Deferred Stock may be awarded
prior to such stockholder approval, provided that such Options, Performance
Awards, Stock Appreciation Rights, Dividend Equivalents or Stock Payments shall
not be exercisable and such Restricted Stock or Deferred Stock shall not vest
prior to the time when this Plan is approved by the stockholders, and provided
further that if such approval has not been obtained at the end of said
twelve-month period, all Options, Performance Awards, Stock Appreciation
Rights, Dividend Equivalents or Stock Payments previously granted and all
Restricted Stock or Deferred Stock previously awarded under this Plan shall
thereupon be canceled and become null and void.
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10.5. Tax Withholding. The Company shall be entitled to
require payment in cash or deduction from other compensation payable to each
Optionee, Grantee or Restricted Stockholder of any sums required by federal,
state or local tax law to be withheld with respect to the issuance, vesting,
exercise or payment of any Option, Restricted Stock, Deferred Stock,
Performance Award, Stock Appreciation Right, Dividend Equivalent or Stock
Payment. The Committee (or the Board, in the case of Options granted to
Independent Directors) may in its discretion and in satisfaction of the
foregoing requirement allow such Optionee, Grantee or Restricted Stockholder to
elect to have the Company withhold shares of Common Stock otherwise issuable
under such Option or other award (or allow the return of shares of Common
Stock) having a Fair Market Value equal to the sums required to be withheld.
10.6. Loans. The Committee may, in its discretion, extend
one or more loans to key Employees in connection with the exercise or receipt
of an Option, Performance Award, Stock Appreciation Right, Dividend Equivalent
or Stock Payment granted under this Plan, or the issuance of Restricted Stock
or Deferred Stock awarded under this Plan. The terms and conditions of any
such loan shall be set by the Committee.
10.7. Forfeiture Provisions. Pursuant to its general
authority to determine the terms and conditions applicable to awards under the
Plan, the Committee (or the Board, in the case of Options granted to
Independent Directors) shall have the right (to the extent consistent with the
applicable exemptive conditions of Rule 16b-3) to provide, in the terms of
Options or other awards made under the Plan, or to require the recipient to
agree by separate written instrument, that (i) any proceeds, gains or other
economic benefit actually or constructively received by the recipient upon any
receipt or exercise of the award, or upon the receipt or resale of any Common
Stock underlying such award, must be paid to the Company, and (ii) the award
shall terminate and any unexercised portion of such award (whether or not
vested) shall be forfeited, if (a) a Termination of Employment, Termination of
Consultancy or Termination of Directorship occurs prior to a specified date, or
within a specified time period following receipt or exercise of the award, or
(b) the recipient at any time, or during a specified time period, engages in
any activity in competition with the Company, or which is inimical, contrary or
harmful to the interests of the Company, as further defined by the Committee
(or the Board, as applicable).
10.8. Limitations Applicable to Section 16 Persons and
Performance-Based Compensation. Notwithstanding any other provision of this
Plan, this Plan, and any Option, Performance Award, Stock Appreciation Right,
Dividend Equivalent or Stock Payment granted, or Restricted Stock or Deferred
Stock awarded, to any individual who is then subject to Section 16 of the
Exchange Act, shall be subject to any additional limitations set forth in any
applicable exemptive rule under Section 16 of the Exchange Act (including any
amendment to Rule 16b-3 of the Exchange Act) that are requirements for the
application of such exemptive rule. To the extent permitted by applicable law,
the Plan, Options, Performance Awards, Stock Appreciation Rights, Dividend
Equivalents, Stock Payments, Restricted Stock and Deferred Stock granted or
awarded hereunder shall be deemed amended to the extent necessary to conform to
such applicable exemptive rule. Furthermore, notwithstanding any other
provision of this Plan, any
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Option, Stock Appreciation Right or performance or incentive award described in
Article VII which is granted to a Section 162(m) Participant and is intended to
qualify as performance-based compensation as described in Section 162(m)(4)(C)
of the Code shall be subject to any additional limitations set forth in Section
162(m) of the Code (including any amendment to Section 162(m) of the Code) or
any regulations or rulings issued thereunder that are requirements for
qualification as performance-based compensation as described in Section
162(m)(4)(C) of the Code, and this Plan shall be deemed amended to the extent
necessary to conform to such requirements.
10.9. Effect of Plan Upon Options and Compensation Plans.
The adoption of this Plan shall not affect any other compensation or incentive
plans in effect for the Company or any Subsidiary. Nothing in this Plan shall
be construed to limit the right of the Company (i) to establish any other forms
of incentives or compensation for Employees, Directors or Consultants of the
Company or any Subsidiary or (ii) to grant or assume options or other rights or
awards otherwise than under this Plan in connection with any proper corporate
purpose including but not by way of limitation, the grant or assumption of
options in connection with the acquisition by purchase, lease, merger,
consolidation or otherwise, of the business, stock or assets of any
corporation, partnership, limited liability company, firm or association.
10.10. Compliance with Laws. This Plan, the granting and
vesting of Options, Restricted Stock awards, Deferred Stock awards, Performance
Awards, Stock Appreciation Rights, Dividend Equivalents or Stock Payments under
this Plan and the issuance and delivery of shares of Common Stock and the
payment of money under this Plan or under Options, Performance Awards, Stock
Appreciation Rights, Dividend Equivalents or Stock Payments granted or
Restricted Stock or Deferred Stock awarded hereunder are subject to compliance
with all applicable federal and state laws, rules and regulations (including
but not limited to state and federal securities law and federal margin
requirements) and to such approvals by any listing, regulatory or governmental
authority as may, in the opinion of counsel for the Company, be necessary or
advisable in connection therewith. Any securities delivered under this Plan
shall be subject to such restrictions, and the person acquiring such securities
shall, if requested by the Company, provide such assurances and representations
to the Company as the Company may deem necessary or desirable to assure
compliance with all applicable legal requirements. To the extent permitted by
applicable law, the Plan, Options, Restricted Stock awards, Deferred Stock
awards, Performance Awards, Stock Appreciation Rights, Dividend Equivalents or
Stock Payments granted or awarded hereunder shall be deemed amended to the
extent necessary to conform to such laws, rules and regulations.
10.11. Titles. Titles are provided herein for convenience
only and are not to serve as a basis for interpretation or construction of this
Plan.
10.12. Governing Law. This Plan and any agreements
hereunder shall be administered, interpreted and enforced under the internal
laws of the State of California without regard to conflicts of laws thereof.
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[Remainder of Page Intentionally Left Blank.]
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I hereby certify that the foregoing Plan was duly adopted by
the Board of Directors of AMB Property Corporation on November __, 1997.
Executed on this ____ day of November, 1997.
_____________________________
S. Davis Carniglia
Secretary
<PAGE> 1
EXHIBIT 23.3
CONSENT OF INDEPENDENT PUBLIC ACCOUNTANTS
As independent public accountants, we hereby consent to the use of our
reports, AMB Contributed Properties, dated October 17, 1997, AMB Institutional
Realty Advisors, dated October 17, 1997, Pending Acquisition Properties dated
October 29, 1997, 1997 Acquired Properties, dated October 17, 1997, and 1996
Acquired Properties, dated November 7, 1997, included in this Amendment No. 3 to
Registration Statement of AMB Property Corporation on Form S-11, dated November
14, 1997.
/s/ ARTHUR ANDERSEN LLP
November 14, 1997
