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Filed Pursuant to Rule 424(b)(5)
Registration No. 333-00965
PROSPECTUS SUPPLEMENT
(TO PROSPECTUS DATED MARCH 12, 1996)
4,000,000 SHARES [LOGO OF PUBLIC STORAGE]
PUBLIC STORAGE, INC.
DEPOSITARY SHARES EACH REPRESENTING 1/1,000 OF A SHARE OF
8 5/8% CUMULATIVE PREFERRED STOCK, SERIES I
LIQUIDATION PREFERENCE EQUIVALENT TO $25.00 PER DEPOSITARY SHARE
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Each of the 4,000,000 Depositary Shares (the "Depositary Shares") offered
hereby represents ownership of 1/1,000 of a share of 8 5/8% Cumulative
Preferred Stock, Series I (the "Preferred Stock") of Public Storage, Inc. (the
"Company"), deposited with The First National Bank of Boston, as Depositary,
and entitles the holder to all proportional rights, preferences and privileges
of the Preferred Stock represented thereby (including dividend, voting,
redemption and liquidation rights and preferences). The proportionate
liquidation preference of each Depositary Share is $25. See "Description of
Preferred Stock and Depositary Shares."
Dividends on the Preferred Stock represented by the Depositary Shares are
cumulative from the date of issue and are payable quarterly, commencing on
December 31, 1996 at the rate of 8 5/8% of the liquidation preference per year
($2.15625 per year per Depositary Share). See "Description of Preferred Stock
and Depositary Shares--Dividends."
Except in certain circumstances relating to the Company's qualification as a
real estate investment trust ("REIT"), the Preferred Stock is not redeemable
prior to October 31, 2001. On or after October 31, 2001, the Preferred Stock
and, therefore, the Depositary Shares, will be redeemable at the option of the
Company, in whole or in part, at a redemption price equivalent to $25 per
Depositary Share, plus dividends accrued and unpaid to the redemption date.
See "Description of Preferred Stock and Depositary Shares--Redemption" and
"Certain Federal Income Tax Considerations--Tax Treatment of the Company" in
the accompanying Prospectus.
The Depositary Shares have been approved for listing on the New York Stock
Exchange ("NYSE"), under the symbol "PSAPrI," subject to official notice of
issuance. See "Underwriting."
Ownership of more than 9.9% of the outstanding Depositary Shares or of the
outstanding Preferred Stock is restricted in order to preserve the Company's
status as a REIT for federal income tax purposes. See "Description of Common
Stock and Class B Common Stock--Ownership Limitations" in the accompanying
Prospectus.
PROSPECTIVE INVESTORS SHOULD CAREFULLY CONSIDER THE MATTERS DISCUSSED UNDER
"RISK FACTORS" BEGINNING ON PAGE 4 IN THE ACCOMPANYING PROSPECTUS.
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THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION
PASSED UPON THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
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<TABLE>
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<CAPTION>
UNDERWRITING
PRICE TO DISCOUNTS AND PROCEEDS TO
PUBLIC(1) COMMISSIONS(2) COMPANY(2)(3)
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<S> <C> <C> <C>
Per Depositary Share............ $25.00 $.7875 $24.2125
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Total(4)........................ $100,000,000 $3,150,000 $96,850,000
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</TABLE>
(1) Plus accrued dividends, if any, from the date of issue.
(2) The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting."
(3) Before deducting expenses payable by the Company estimated at $200,000.
(4) The Company has granted the Underwriters an option for 30 days to purchase
up to an additional 600,000 Depositary Shares on the same terms set forth
above to cover over-allotments, if any. If such option is exercised in
full, the total Price to Public, Underwriting Discounts and Commissions
and Proceeds to Company will be $115,000,000, $3,622,500, and
$111,377,500, respectively. See "Underwriting."
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The Depositary Shares are being offered by the several Underwriters named
herein, subject to prior sale, when, as and if accepted by them and subject to
certain conditions. It is expected that delivery of the Depositary Shares will
be made at the offices of Smith Barney Inc., 333 West 34th Street, New York,
New York 10001 on or about November 1, 1996.
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SMITH BARNEY INC.
PAINEWEBBER INCORPORATED
DONALDSON, LUFKIN & JENRETTE
SECURITIES CORPORATION
PRUDENTIAL SECURITIES INCORPORATED
ROBERTSON, STEPHENS & COMPANY
THE ROBINSON-HUMPHREY COMPANY, INC.
October 28, 1996
(R)
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IN CONNECTION WITH THIS OFFERING, THE UNDERWRITERS MAY OVER-ALLOT OR EFFECT
TRANSACTIONS WHICH STABILIZE OR MAINTAIN THE MARKET PRICE OF THE DEPOSITARY
SHARES OFFERED HEREBY AT A LEVEL ABOVE THAT WHICH MIGHT OTHERWISE PREVAIL IN
THE OPEN MARKET. SUCH TRANSACTIONS MAY BE EFFECTED ON THE NEW YORK STOCK
EXCHANGE OR OTHERWISE. SUCH STABILIZING, IF COMMENCED, MAY BE DISCONTINUED AT
ANY TIME.
USE OF PROCEEDS
The net proceeds to the Company from the sale of the Depositary Shares
offered hereby (assuming no exercise of the Underwriters' over-allotment
option) are estimated at approximately $96,650,000. The Company intends to use
the net proceeds from this offering, together with the proceeds remaining from
a September 1996 sale of Common Stock (the "Common Stock") of the Company
(approximately $8,500,000 at October 28, 1996), to make investments in real
estate, primarily mini-warehouses, including mortgage loans and interests in
real estate partnerships and to satisfy cash elections in connection with
mergers with affiliated REITs. See "Recent Developments--Issuance of Common
Stock" and "--Mergers with Affiliated REITs."
The Company has agreements in principle to acquire 24 properties at a
purchase price (including closing and conversion costs) of approximately
$53,500,000 and is engaging in tender offers to purchase limited partnership
interests in affiliated partnerships. In addition, the Company's Board of
Directors has approved the development of 21 mini-warehouses at an aggregate
estimated cost (including land cost) of $96,000,000. These proposed
acquisitions and developments are contingent and, accordingly, there is no
assurance that all or any of the properties will be acquired or that
development of all or any of them will be completed.
Pending investment in real estate assets, the net proceeds of this offering
will be deposited in interest bearing accounts or invested in certificates of
deposit, United States government obligations or other short-term, high-
quality debt instruments selected at the discretion of the officers of the
Company.
RECENT DEVELOPMENTS
ISSUANCE OF COMMON STOCK
In September 1996, the Company sold 4,651,200 shares of Common Stock. The
net proceeds from that sale (approximately $98,426,000) are being used to make
investments in real estate, primarily mini-warehouses, including to satisfy
cash elections in mergers consummated with affiliated REITs. See "Use of
Proceeds" and "--Mergers with Affiliated REITs."
MERGERS WITH AFFILIATED REITS
In September 1996, two affiliated REITs, Public Storage Properties X, Inc.
("PSP10") and Public Storage Properties XII, Inc. ("PSP12"), merged into the
Company, and the outstanding common stock of PSP10 and PSP12 was converted
into an aggregate of approximately 2,736,000 shares of Common Stock and
$22,100,000 in cash.
PSP10 and PSP12 owned an aggregate of 25 mini-warehouses, three business
parks and two properties that combine mini-warehouse and business park space.
Prior to the mergers, the Company owned approximately 20% of the capital stock
of each of PSP10 and PSP12 and operated the properties owned by them.
In August 1996, the Company and three affiliated REITs, Partners Preferred
Yield, Inc. ("PPY"), Partners Preferred Yield II, Inc. ("PPY2") and Partners
Preferred Yield III, Inc. ("PPY3"), agreed, subject to certain conditions, to
merge. In these mergers, PPY, PPY2 and PPY3 would be merged into the Company,
and the common stock of PPY, PPY2 and PPY3 would be converted into Common
Stock or, with respect to up to 20% of the common stock series A of each of
PPY, PPY2 and PPY3, cash, at the election of the shareholders of PPY, PPY2 and
PPY3, respectively. In these mergers, the Company would pay approximately
$30,000,000 to satisfy cash elections (assuming maximum cash elections) and
would issue between 4,693,000 shares of
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Common Stock (assuming maximum cash elections and a trading price of Common
Stock of $22.50 per share) and 6,006,000 shares of Common Stock (assuming no
cash elections and the same trading price). These mergers are conditioned on,
among other requirements, approval by the shareholders of PPY, PPY2 and PPY3.
PPY, PPY2 and PPY3 own an aggregate of 52 mini-warehouses. The Company owns
approximately 25% of the capital stock of each of PPY, PPY2 and PPY3 and
operates their properties.
ACQUISITION OF PROPERTIES
In addition to the properties owned by PSP10 and PSP12, since June 30, 1996,
the Company has acquired 17 properties from unaffiliated parties for an
aggregate purchase price of approximately $55,000,000.
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DESCRIPTION OF PREFERRED STOCK AND DEPOSITARY SHARES
GENERAL
Under the Company's Articles of Incorporation, as amended, the Board of
Directors is authorized without further shareholder action to provide for the
issuance of up to 50,000,000 shares of preferred stock, in one or more series,
with such voting powers, full or limited, and with such designations,
preferences and relative, participating, optional or other special rights, and
qualifications, limitations or restrictions thereof, as shall be set forth in
resolutions providing for the issue thereof adopted by the Board of Directors.
At September 30, 1996, the Company had outstanding 13,441,180 shares of
preferred stock.
Prior to issuance, the Board of Directors will have adopted resolutions
creating the 8 5/8% Cumulative Preferred Stock, Series I (the "Preferred
Stock"). When issued, the Preferred Stock will have a liquidation value of
$25,000 per share, will be fully paid and nonassessable, will not be subject
to any sinking fund or other obligation of the Company to repurchase or retire
the Preferred Stock, and will have no preemptive rights.
The First National Bank of Boston will be the transfer agent and dividend
disbursing agent for the Preferred Stock.
Each Depositary Share represents 1/1,000 of a share of Preferred Stock. The
shares of the Preferred Stock will be deposited with The First National Bank
of Boston, as Depositary (the "Preferred Stock Depositary"), under a Deposit
Agreement among the Company, the Preferred Stock Depositary and the holders
from time to time of the depositary receipts (the "Depositary Receipts")
issued by the Preferred Stock Depositary thereunder. The Depositary Receipts
will evidence the Depositary Shares. Subject to the terms of the Deposit
Agreement, each holder of a Depositary Receipt evidencing a Depositary Share
will be entitled, proportionately, to all the rights and preferences of, and
subject to all of the limitations of, the interest in the Preferred Stock
represented thereby (including dividend, voting, redemption and liquidation
rights and preferences). See "Description of Depositary Shares" in the
accompanying Prospectus and "--Depositary Shares," below.
Immediately following the issuance of the Preferred Stock by the Company,
the Company will deposit the Preferred Stock with the Preferred Stock
Depositary, which will then issue and deliver the Depositary Receipts to the
Company. The Company will, in turn, deliver the Depositary Receipts to the
Underwriters. Depositary Receipts will be issued evidencing only whole
Depositary Shares.
The Depositary Shares have been approved for listing on the NYSE, subject to
official notice of issuance. The Preferred Stock will not be so listed and the
Company does not expect that there will be any trading market for the
Preferred Stock except as represented by the Depositary Shares.
OWNERSHIP RESTRICTIONS
For a discussion of ownership limitations that apply to the Preferred Stock
and related Depositary Shares, see "Description of Common Stock and Class B
Common Stock--Ownership Limitations" in the accompanying Prospectus.
PREFERRED STOCK
The following is a brief description of the terms of the Preferred Stock
which does not purport to be complete and is subject to and qualified in its
entirety by reference to the Certificate of Determination of the Preferred
Stock, the form of which is filed as an exhibit to, or incorporated by
reference in, the Registration Statement of which this Prospectus Supplement
constitutes a part.
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Ranking
With respect to the payment of dividends and amounts upon liquidation, the
Preferred Stock will rank pari passu with the Company's 10% Cumulative
Preferred Stock, Series A, 9.20% Cumulative Preferred Stock, Series B,
Adjustable Rate Cumulative Preferred Stock, Series C, 9.50% Cumulative
Preferred Stock, Series D, 10% Cumulative Preferred Stock, Series E, 9.75%
Cumulative Preferred Stock, Series F, 8 7/8% Cumulative Preferred Stock,
Series G, and 8.45% Cumulative Preferred Stock, Series H (collectively,
together with the Preferred Stock, the "Senior Preferred Stock") and any other
shares of preferred stock of the Company, now or hereafter issued, ranking
pari passu with the Senior Preferred Stock, and will rank senior to the Common
Stock and any other capital stock of the Company ranking junior to the
Preferred Stock, including the Company's 8.25% Convertible Preferred Stock and
Convertible Preferred Stock, Series CC.
Dividends
Holders of shares of Preferred Stock, in preference to the holders of shares
of the Common Stock, and of any other capital stock of the Company ranking
junior to the Preferred Stock as to payment of dividends, will be entitled to
receive, when and as declared by the Board of Directors out of assets of the
Company legally available for payment, cash dividends payable quarterly at the
rate of 8 5/8% of the liquidation preference per year ($2,156.25 per year per
share, equivalent to $2.15625 per year per Depositary Share). Dividends on the
shares of Preferred Stock will be cumulative from the date of issue and will
be payable quarterly on or before March 31, June 30, September 30 and December
31, commencing December 31, 1996, to holders of record as they appear on the
stock register of the Company on such record dates, not less than 15 or more
than 45 days preceding the payment dates thereof, as shall be fixed by the
Board of Directors. After full dividends on the Preferred Stock have been paid
or declared and funds set aside for payment for all past dividend periods and
for the then current quarter, the holders of shares of Preferred Stock will
not be entitled to any further dividends with respect to that quarter.
When dividends are not paid in full upon the Preferred Stock and any other
shares of preferred stock of the Company ranking on a parity as to dividends
with the Preferred Stock (including the other series of Senior Preferred
Stock), all dividends declared upon the Preferred Stock and any other
preferred shares of the Company ranking on a parity as to dividends with the
Preferred Stock shall be declared pro rata so that the amount of dividends
declared per share on such Preferred Stock and such other shares shall in all
cases bear to each other the same ratio that the accrued dividends per share
on the Preferred Stock and such other preferred shares bear to each other.
Except as set forth in the preceding sentence, unless full dividends on the
Preferred Stock have been paid for all past dividend periods, no dividends
(other than in Common Stock or other shares of capital stock of the Company
ranking junior to the Preferred Stock as to dividends and upon liquidation)
shall be declared or paid or set aside for payment, nor shall any other
distribution be made on the Common Stock or on any other shares of capital
stock of the Company ranking junior to or on a parity with the Preferred Stock
as to dividends or upon liquidation. Unless full dividends on the Preferred
Stock have been paid for all past dividend periods, no Common Stock or any
other shares of capital stock of the Company ranking junior to or on a parity
with the Preferred Stock as to dividends or upon liquidation shall be
redeemed, purchased or otherwise acquired for any consideration (or any moneys
be paid or made available for a sinking fund for the redemption of any such
shares) by the Company or any subsidiary of the Company except by conversion
into or exchange for shares of capital stock of the Company ranking junior to
the Preferred Stock as to dividends and upon liquidation.
The Company's revolving credit facility with a commercial bank restricts the
Company's ability to pay distributions in excess of "Funds from Operations"
for the prior four fiscal quarters less scheduled principal payments and less
capital expenditures. Funds from operations is defined in the loan agreement
generally as net income before gain on sale of real estate, extraordinary loss
on early retirement of debt and deductions for depreciation, amortization and
non-cash charges. Management believes that this restriction will not impede
the Company's ability to pay the dividends on the Preferred Stock in full.
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Conversion Rights
The Preferred Stock will not be convertible into shares of any other class
or series of capital stock of the Company.
Liquidation Rights
In the event of any voluntary or involuntary liquidation, dissolution or
winding up of the Company, the holders of the Preferred Stock will be entitled
to receive out of the Company's assets available for distribution to
stockholders, before any distribution of assets is made to holders of Common
Stock or of any other shares of capital stock of the Company ranking as to
such distribution junior to the Preferred Stock, liquidating distributions in
the amount of $25,000 per share (equivalent to $25 per Depositary Share), plus
all accrued and unpaid dividends (whether or not earned or declared) for the
then current, and all prior, dividend periods. If upon any voluntary or
involuntary liquidation, dissolution or winding up of the Company, the amounts
payable with respect to the Preferred Stock and any other shares of stock of
the Company ranking as to any such distribution on a parity with the Preferred
Stock (including other series of Senior Preferred Stock) are not paid in full,
the holders of the Preferred Stock and of such other shares will share ratably
in any such distribution of assets of the Company in proportion to the full
respective preferential amounts to which they are entitled. After payment of
the full amount of the liquidating distribution to which they are entitled,
the holders of the Preferred Stock will not be entitled to any further
participation in any distribution of assets by the Company.
For purposes of liquidation rights, a consolidation or merger of the Company
with or into any other corporation or corporations or a sale of all or
substantially all of the assets of the Company is not a liquidation,
dissolution or winding up of the Company.
Redemption
Except in certain circumstances relating to the Company's qualification as a
REIT, the shares of Preferred Stock are not redeemable prior to October 31,
2001. On and after October 31, 2001, at any time or from time to time, the
shares of Preferred Stock will be redeemable in whole or in part at the option
of the Company at a cash redemption price of $25,000 per share of Preferred
Stock (equivalent to $25 per Depositary Share), plus all accrued and unpaid
dividends to the date of redemption. If fewer than all the outstanding shares
of Preferred Stock are to be redeemed, the shares to be redeemed will be
determined by the Board of Directors of the Company, and such shares shall be
redeemed pro rata from the holders of record of such shares in proportion to
the number of such shares held by such holders (with adjustments to avoid
redemption of fractional shares) or by lot in a manner determined by the Board
of Directors of the Company.
Notwithstanding the foregoing, if any dividends, including any accumulation,
on the Preferred Stock are in arrears, no Preferred Stock shall be redeemed
unless all outstanding Preferred Stock is simultaneously redeemed, and the
Company shall not purchase or otherwise acquire, directly or indirectly, any
Preferred Stock; provided, however, that this shall not prevent the purchase
or acquisition of the Preferred Stock pursuant to a purchase or exchange offer
if such offer is made on the same terms to all holders of the Preferred Stock.
Notice of redemption of the Preferred Stock will be given by publication in
a newspaper of general circulation in the County of Los Angeles and the City
of New York, such publication to be made once a week for two successive weeks
commencing not less than 30 nor more than 60 days prior to the redemption
date. A similar notice will be mailed by the Company, postage prepaid, not
less than 30 or more than 60 days prior to the redemption date, addressed to
the respective holders of record of shares of Preferred Stock to be redeemed
at their respective addresses as they appear on the stock transfer records of
the Company. Each notice shall state: (i) the redemption date; (ii) the number
of shares of Preferred Stock to be redeemed; (iii) the redemption price per
share of Preferred Stock; (iv) the place or places where certificates for the
Preferred Stock are to be surrendered for payment of the redemption price; and
(v) that dividends on the shares of Preferred Stock to be redeemed will cease
to accrue on such redemption date. If fewer than all the shares of Preferred
Stock held by
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any holder are to be redeemed, the notice mailed to such holder shall also
specify the number of shares of Preferred Stock to be redeemed from such
holder. In order to facilitate the redemption of shares of Preferred Stock,
the Board of Directors may fix a record date for the determination of shares
of Preferred Stock to be redeemed, such record date to be not less than 30 nor
more than 60 days prior to the date fixed for such redemption.
Notice having been given as provided above, from and after the date
specified therein as the date of redemption, unless the Company defaults in
providing funds for the payment of the redemption price on such date, all
dividends on the Preferred Stock called for redemption will cease. From and
after the redemption date, unless the Company so defaults, all rights of the
holders of the Preferred Stock as stockholders of the Company, except the
right to receive the redemption price (but without interest), will cease. Upon
surrender in accordance with such notice of the certificates representing any
such shares (properly endorsed or assigned for transfer, if the Board of
Directors of the Company shall so require and the notice shall so state), the
redemption price set forth above shall be paid out of the funds provided by
the Company. If fewer than all the shares represented by any such certificate
are redeemed, a new certificate shall be issued representing the unredeemed
shares without cost to the holder thereof.
Subject to applicable law and the limitation on purchases when dividends on
the Preferred Stock are in arrears, the Company may, at any time and from time
to time, purchase any shares of Preferred Stock in the open market, by tender
or by private agreement.
Voting Rights
Except as indicated below, or except as expressly required by applicable
law, holders of the Preferred Stock will not be entitled to vote.
If the equivalent of six quarterly dividends payable on the Preferred Stock
or any other series of preferred stock are in default (whether or not declared
or consecutive), holders of the Preferred Stock (voting as a class with all
other series of Senior Preferred Stock) will be entitled to elect two
additional directors (in addition to any directors elected with respect to the
required Debt Ratio (as defined below)) until all dividends in default have
been paid or declared and set apart for payment.
If the Debt Ratio on the last day of any two consecutive fiscal quarters
exceeds 50% (unless such condition is approved or ratified by the holders of a
majority of each of the series of Senior Preferred Stock), the holders of each
of the series of Senior Preferred Stock will be entitled to elect two
additional directors (in addition to any directors elected for defaults in
dividends) until the Debt Ratio as of the last day of a fiscal quarter is less
than 50%. Debt Ratio means the ratio of "Debt" to "Assets." "Debt" means the
liabilities (other than "accrued and other liabilities" and "minority
interest") that should, in accordance with generally accepted accounting
principles, be reflected on the Company's consolidated balance sheet at the
time of determination. "Assets" means the Company's total assets that should,
in accordance with generally accepted accounting principles, be reflected on
the Company's consolidated balance sheet at the time of determination.
Such right to vote separately to elect directors shall, when vested, be
subject, always, to the same provisions for vesting of such right to elect
directors separately in the case of future dividend defaults or with respect
to the required Debt Ratio. At any time when such right to elect directors
separately shall have so vested, the Company may, and upon the written request
of the holders of record of not less than 20% of the total number of preferred
shares of the Company then outstanding (with respect to dividend defaults) or
20% of the holders of the Preferred Stock (with respect to the required Debt
Ratio) shall, call a special meeting of shareholders for the election of
directors. In the case of such a written request, such special meeting shall
be held within 90 days after the delivery of such request and, in either case,
at the place and upon the notice provided by law and in the Bylaws of the
Company, provided that the Company shall not be required to call such a
special meeting if such request is received less than 120 days before the date
fixed for the next ensuing annual meeting of shareholders, and the holders of
all classes of outstanding preferred stock (in the case of dividend defaults)
or the holders of the
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Preferred Stock (with respect to the required Debt Ratio) are offered the
opportunity to elect such directors (or fill any vacancy) at such annual
meeting of shareholders. Directors so elected shall serve until the next
annual meeting of shareholders of the Company or until their respective
successors are elected and qualify. If, prior to the end of the term of any
director so elected, a vacancy in the office of such director shall occur,
during the continuance of a default (a) in dividends on preferred shares of
the Company or (b) with respect to the required Debt Ratio, by reason of
death, resignation, or disability, such vacancy shall be filled for the
unexpired term of such former director by the appointment of a new director by
the remaining director or directors so elected.
The affirmative vote or consent of the holders of at least 66 2/3% of the
outstanding shares of the Preferred Stock and any other series of preferred
stock ranking on a parity with the Preferred Stock as to dividends or upon
liquidation (which includes the other series of Senior Preferred Stock),
voting as a single class, will be required to authorize another class of
shares senior to the Preferred Stock with respect to the payment of dividends
or the distribution of assets on liquidation. The affirmative vote or consent
of the holders of at least 66 2/3% of the outstanding shares of the Preferred
Stock will be required to amend or repeal any provision of or add any
provision to, the Articles of Incorporation, including the Certificate of
Determination, if such action would materially and adversely alter or change
the rights, preferences or privileges of the Preferred Stock.
The affirmative vote or consent of the holders of a majority of the
outstanding shares of Preferred Stock will be required to change certain Bylaw
provisions of the Company.
No consent or approval of the holders of shares of the Preferred Stock will
be required for the issuance from the Company's authorized but unissued
preferred stock of other shares of any series of preferred stock ranking on a
parity with or junior to the Preferred Stock as to payment of dividends and
distribution of assets, including other shares of Preferred Stock.
DEPOSITARY SHARES
The following is a brief description of the terms of the Depositary Shares
which does not purport to be complete and is subject to, and qualified in its
entirety by reference to, the provisions of the Deposit Agreement (including
the form of Depositary Receipt contained therein), which is filed as an
exhibit to, or incorporated by reference in, the Registration Statement of
which this Prospectus Supplement constitutes a part.
Dividends
The Depositary will distribute all cash dividends or other cash
distributions received in respect of the Preferred Stock to the record holders
of Depositary Receipts in proportion to the number of Depositary Shares owned
by such holders on the relevant record date, which will be the same date as
the record date fixed by the Company for the Preferred Stock. In the event
that the calculation of such amount to be paid results in an amount which is a
fraction of one cent, the amount the Depositary shall distribute to such
record holder shall be rounded to the next highest whole cent.
In the event of a distribution other than in cash, the Depositary will
distribute property received by it to the record holders of Depositary
Receipts entitled thereto, in proportion, as nearly as may be practicable, to
the number of Depositary Shares owned by such holders on the relevant record
date, unless the Depositary determines (after consultation with the Company)
that it is not feasible to make such distribution, in which case the
Depositary may (with the approval of the Company) adopt any other method for
such distribution as it deems equitable and appropriate, including the sale of
such property (at such place or places and upon such terms as it may deem
equitable and appropriate) and distribution of the net proceeds from such sale
to such holders.
Liquidation Preference
In the event of the liquidation, dissolution or winding up of the affairs of
the Company, whether voluntary or involuntary, the holders of each Depositary
Share will be entitled to 1/1000th of the liquidation preference accorded each
share of the Preferred Stock.
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Redemption
Whenever the Company redeems any Preferred Stock held by the Depositary, the
Depositary will redeem as of the same redemption date the number of Depositary
Shares representing the Preferred Stock so redeemed. The Depositary will
publish a notice of redemption of the Depositary Shares containing the same
type of information and in the same manner as the Company's notice of
redemption and will mail the notice of redemption promptly upon receipt of
such notice from the Company and not less than 30 nor more than 60 days prior
to the date fixed for redemption of the Preferred Stock and the Depositary
Shares to the record holders of the Depositary Receipts. In case less than all
the outstanding Depositary Shares are to be redeemed, the Depositary Shares to
be so redeemed shall be determined pro rata or by lot in a manner determined
by the Board of Directors.
Voting
Promptly upon receipt of notice of any meeting at which the holders of the
Preferred Stock are entitled to vote, the Depositary will mail the information
contained in such notice of meeting to the record holders of the Depositary
Receipts as of the record date for such meeting. Each such record holder of
Depositary Receipts will be entitled to instruct the Depositary as to the
exercise of the voting rights pertaining to the number of shares of Preferred
Stock represented by such record holder's Depositary Shares. The Depositary
will endeavor, insofar as practicable, to vote such Preferred Stock
represented by such Depositary Shares in accordance with such instructions,
and the Company will agree to take all action which may be deemed necessary by
the Depositary in order to enable the Depositary to do so. The Depositary will
abstain from voting any of the Preferred Stock to the extent that it does not
receive specific instructions from the holders of Depositary Receipts.
Withdrawal of Preferred Stock
Upon surrender of Depositary Receipts at the principal office of the
Depositary, upon payment of any unpaid amount due the Depositary, and subject
to the terms of the Deposit Agreement, the owner of the Depositary Shares
evidenced thereby is entitled to delivery of the number of whole shares of
Preferred Stock and all money and other property, if any, represented by such
Depositary Shares. Partial shares of Preferred Stock will not be issued. If
the Depositary Receipts delivered by the holder evidence a number of
Depositary Shares in excess of the number of Depositary Shares representing
the number of whole shares of Preferred Stock to be withdrawn, the Depositary
will deliver to such holder at the same time a new Depositary Receipt
evidencing such excess number of Depositary Shares. Holders of Preferred Stock
thus withdrawn will not thereafter be entitled to deposit such shares under
the Deposit Agreement or to receive Depositary Receipts evidencing Depositary
Shares therefor.
Amendment and Termination of Deposit Agreement
The form of Depositary Receipt evidencing the Depositary Shares and any
provision of the Deposit Agreement may at any time and from time to time be
amended by agreement between the Company and the Depositary. However, any
amendment which materially and adversely alters the rights of the holders
(other than any change in fees) of Depositary Shares will not be effective
unless such amendment has been approved by the holders of at least a majority
of the Depositary Shares then outstanding. No such amendment may impair the
right, subject to the terms of the Deposit Agreement, of any owner of any
Depositary Shares to surrender the Depositary Receipt evidencing such
Depositary Shares with instructions to the Depositary to deliver to the holder
the Preferred Stock and all money and other property, if any, represented
thereby, except in order to comply with mandatory provisions of applicable
law. The Deposit Agreement may be terminated by the Company or the Depositary
only if (i) all outstanding Depositary Shares have been redeemed or (ii) there
has been a final distribution in respect of the Preferred Stock in connection
with any dissolution of the Company and such distribution has been made to all
the holders of Depositary Shares.
S-9
<PAGE>
Charges of Depositary
The Company will pay all transfer and other taxes and governmental charges
arising solely from the existence of the depositary arrangements. The Company
will pay charges of the Depositary in connection with the initial deposit of
the Preferred Stock and the initial issuance of the Depositary Shares, and
redemption of the Preferred Stock and all withdrawals of Preferred Stock by
owners of Depositary Shares. Holders of Depositary Receipts will pay transfer,
income and other taxes and governmental charges and certain other charges as
are provided in the Deposit Agreement to be for their accounts. In certain
circumstances, the Depositary may refuse to transfer Depositary Shares, may
withhold dividends and distributions and sell the Depositary Shares evidenced
by such Depositary Receipt if such charges are not paid.
Miscellaneous
The Depositary will forward to the holders of Depositary Receipts all
reports and communications from the Company which are delivered to the
Depositary and which the Company is required to furnish to the holders of the
Preferred Stock. In addition, the Depositary will make available for
inspection by holders of Depositary Receipts at the principal office of the
Depositary, and at such other places as it may from time to time deem
advisable, any reports and communications received from the Company which are
received by the Depositary as the holder of Preferred Stock.
Neither the Depositary nor any Depositary's Agent (as defined in the Deposit
Agreement), nor the Registrar (as defined in the Deposit Agreement) nor the
Company assumes any obligation or will be subject to any liability under the
Deposit Agreement to holders of Depositary Receipts other than for its gross
negligence, willful misconduct or bad faith. Neither the Depositary, any
Depositary's Agent, the Registrar nor the Company will liable if it is
prevented or delayed by law or any circumstance beyond its control in
performing its obligations under the Deposit Agreement. The Company and the
Depositary are not obligated to prosecute or defend any legal proceeding in
respect of any Depositary Shares, Depositary Receipts or Preferred Stock
unless reasonably satisfactory indemnity is furnished. The Company and the
Depositary may rely on written advice of counsel or accountants, on
information provided by holders of Depositary Receipts or other persons
believed in good faith to be competent to give such information and on
documents believed to be genuine and to have been signed or presented by the
proper party or parties.
Resignation and Removal of Depositary
The Depositary may resign at any time by delivering to the Company notice of
its election to do so, and the Company may at any time remove the Depositary,
any such resignation or removal to take effect upon the appointment of a
successor Depositary and its acceptance of such appointment. Such successor
Depositary must be appointed within 60 days after delivery of the notice for
resignation or removal and must be a bank or trust company having its
principal office in the United States of America and having a combined capital
and surplus of at least $150,000,000.
S-10
<PAGE>
UNDERWRITING
Under the terms and subject to the conditions of the Underwriting Agreement
dated the date hereof, each of the Underwriters named below (the
"Underwriters"), for whom Smith Barney Inc., PaineWebber Incorporated,
Donaldson, Lufkin & Jenrette Securities Corporation, Prudential Securities
Incorporated, Robertson, Stephens & Company, LLC and The Robinson-Humphrey
Company, Inc. are acting as the Representatives (the "Representatives"), has
severally agreed to purchase, and the Company has agreed to sell to each
Underwriter, the number of Depositary Shares set forth opposite the name of
such Underwriter below:
<TABLE>
<CAPTION>
NUMBER OF
DEPOSITARY
UNDERWRITERS SHARES
- ------------ ----------
<S> <C>
Smith Barney Inc. ............ 550,000
PaineWebber Incorporated...... 548,000
Donaldson, Lufkin & Jenrette
Securities Corporation....... 548,000
Prudential Securities
Incorporated................. 548,000
Robertson, Stephens & Company
LLC ......................... 548,000
The Robinson-Humphrey Company,
Inc. ........................ 548,000
J.C. Bradford & Co. .......... 25,000
Alex. Brown & Sons Incorporat-
ed........................... 90,000
Commerzbank Capital Markets
Corporation.................. 25,000
Cowen & Company............... 25,000
A.G. Edwards & Sons, Inc. .... 90,000
EVEREN Securities, Inc. ...... 90,000
</TABLE>
<TABLE>
<CAPTION>
NUMBER OF
DEPOSITARY
UNDERWRITERS SHARES
- ------------ ----------
<S> <C>
Fahnestock & Co. Inc. .......................................... 25,000
Gruntal & Co., Incorporated..................................... 25,000
Janney Montgomery Scott Inc..................................... 25,000
Legg Mason Wood Walker, Incorporated............................ 25,000
McDonald & Company Securities, Inc.............................. 25,000
McGinn, Smith & Co., Inc. ...................................... 25,000
Morgan Keegan & Company, Inc.................................... 25,000
Oppenheimer & Co., Inc. ........................................ 90,000
Piper Jaffray Inc............................................... 25,000
Principal Financial Securities, Inc............................. 25,000
Raymond James & Associates, Inc................................. 25,000
U.S. Clearing Corp.............................................. 25,000
---------
Total....................................................... 4,000,000
=========
</TABLE>
The Underwriting Agreement provides that the obligations of the several
Underwriters to pay for and accept delivery of the Depositary Shares are
subject to approval of certain legal matters by counsel and to certain other
conditions. The Underwriters are obligated to take and pay for all Depositary
Shares offered hereby (other than those covered by the over-allotment option
described below) if any such shares are taken.
The Underwriters initially propose to offer part of the Depositary Shares
directly to the public at the public offering price set forth on the cover
page of this Prospectus Supplement and part to certain dealers at a price
which represents a concession not in excess of $.50 per share under the public
offering price. The Underwriters may allow, and such dealers may re-allow, a
concession not in excess of $.35 per share to the other Underwriters or to
certain other dealers. After the initial public offering, the public offering
price and such concessions may be changed by the Underwriters.
The Company has granted to the Underwriters an option, exercisable for
thirty days from the date of this Prospectus Supplement, to purchase up to an
aggregate of 600,000 additional Depositary Shares at the public offering price
set forth on the cover page of this Prospectus Supplement, minus the
underwriting discounts and commissions. The Underwriters may exercise such
option to purchase additional Depositary Shares solely for the purpose of
covering over-allotments, if any, incurred in connection with the sale of the
Depositary Shares offered hereby. To the extent such option is exercised, each
Underwriter will become obligated, subject to certain conditions, to purchase
approximately the same percentage of such additional Depositary Shares as the
number of Depositary Shares set forth opposite such Underwriter's name in the
preceding table bears to the total number of Depositary Shares in such table.
The Company and the Underwriters have agreed to indemnify each other against
certain liabilities, including liabilities under the Securities Act of 1933,
as amended.
The Depositary Shares have been approved for listing on the NYSE, subject to
official notice of issuance. Prior to this offering, there has been no public
market for the Depositary Shares. Trading of the Depositary Shares on the NYSE
is expected to commence within a 30-day period after the initial delivery of
the Depositary
S-11
<PAGE>
Shares. The Underwriters have advised the Company that they intend to make a
market in the Depositary Shares prior to the commencement of trading on the
NYSE, but are not obligated to do so and may discontinue market making at any
time without notice.
Robertson, Stephens & Company, LLC rendered an opinion to the Company that,
as of the date of its opinion, the consideration paid by the Company in a
November 1995 merger with the Company's property manager was fair to the
public shareholders of the Company from a financial point of view. Robertson,
Stephens & Company, LLC was paid a fee of $600,000, was reimbursed for certain
expenses and is being indemnified against certain losses in connection with
the performance of its services.
LEGAL OPINIONS
Certain legal matters relating to the Preferred Stock and Depositary Shares
will be passed upon for the Company by David Goldberg, senior vice-president
and general counsel of the Company, and for the Underwriters by Skadden, Arps,
Slate, Meagher & Flom LLP, Los Angeles, California. Hogan & Hartson L.L.P.,
Washington, D.C., has delivered an opinion as to the status of the Company as
a REIT. Mr. Goldberg owns 72,815 shares of Common Stock, 1,600 shares of
preferred stock, and has options to acquire an additional 142,500 shares of
Common Stock. See "Certain Federal Income Tax Considerations" in the
accompanying Prospectus. Skadden, Arps, Slate, Meagher & Flom LLP has from
time to time represented the Company on unrelated matters.
EXPERTS
The consolidated financial statements of the Company for the year ended
December 31, 1995 appearing in the Company's Annual Report on Form 10-K, as
amended by a Form 10-K/A (Amendment No. 3) dated May 15, 1996, and the
combined summary of historical information relating to operating revenues and
specified expenses--certain properties (the "Combined Summary") for the
properties and periods indicated in Note 1 to such Combined Summary, appearing
in the Company's Current Report on Form 8-K dated September 6, 1996 have been
audited by Ernst & Young LLP, independent auditors, as set forth in their
reports included in the Company's Annual Report on Form 10-K and the Company's
Current Report on Form 8-K dated September 6, 1996 and incorporated herein by
reference. Such consolidated financial statements and Combined Summary are
incorporated herein by reference in reliance upon such reports given upon the
authority of such firm as experts in accounting and auditing.
S-12
<PAGE>
PROSPECTUS
PUBLIC STORAGE, INC.
PREFERRED STOCK
DEPOSITARY SHARES
COMMON STOCK
WARRANTS
Public Storage, Inc. (the "Company") may from time to time offer in one or
more series (i) shares of preferred stock, par value $.01 per share (the
"Preferred Stock"), and depositary shares (the "Depositary Shares")
representing a fractional interest in a share of Preferred Stock, (ii) shares
of common stock, par value $.10 per share (the "Common Stock"), or (iii)
warrants to purchase Preferred Stock or Common Stock (the "Warrants"), with an
aggregate public offering price of up to $400,000,000 on terms to be
determined at the time of offering. The Preferred Stock, Depositary Shares,
Common Stock and Warrants (collectively, the "Securities") may be offered,
separately or together (in any combination), as separate series, in amounts,
at prices and on terms to be set forth in a supplement to this Prospectus (a
"Prospectus Supplement").
The specific terms of the Securities in respect of which this Prospectus is
being delivered will be set forth in the applicable Prospectus Supplement and
will include, where applicable: (i) in the case of Preferred Stock and
Depositary Shares, the specific title and stated value, any dividend,
liquidation, redemption, conversion, voting and other rights, the offering
price and whether Depositary Shares will be offered, and if so, the fraction
of a share of Preferred Stock represented by a Depositary Share; (ii) in the
case of Common Stock, the offering price; and (iii) in the case of Warrants,
the duration, offering price, exercise price and detachability.
The applicable Prospectus Supplement will also contain information, where
applicable, about any listing on a securities exchange of the Securities
covered by such Prospectus Supplement.
The Securities may be offered directly, through agents designated from time
to time by the Company, or to or through underwriters or dealers. If any
agents or underwriters are involved in the sale of any of the Securities,
their names, and any applicable purchase price, fee, commission or discount
arrangement between or among them, will be set forth, or will be calculable
from the information set forth, in the applicable Prospectus Supplement. See
"Plan of Distribution." No Securities may be sold without delivery of the
applicable Prospectus Supplement describing the method and terms of the
offering of such series of Securities.
PROSPECTIVE INVESTORS SHOULD CAREFULLY CONSIDER THE MATTERS DISCUSSED UNDER
"RISK FACTORS" BEGINNING ON PAGE 4 IN THE PROSPECTUS.
------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
------------
THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT PASSED ON OR ENDORSED
THE MERITS OF THIS OFFERING. ANY REPRESENTATION TO THE CONTRARY IS UNLAWFUL.
------------
March 12, 1996
<PAGE>
AVAILABLE INFORMATION
The Company is subject to the informational requirements of the Securities
Exchange Act of 1934, as amended (the "Exchange Act"), and, in accordance
therewith, files reports and other information with the Securities and Exchange
Commission (the "Commission"). Reports, proxy statements and other information
filed by the Company with the Commission can be inspected and copied at the
public reference facilities maintained by the Commission in Washington, D.C.
and at the Regional Offices of the Commission at 7 World Trade Center, 13th
Floor, New York, New York 10048; and Citicorp Center, Suite 1400, 500 West
Madison Street, Chicago, Illinois 60661. Copies of such material can be
obtained at prescribed rates from the Public Reference Room of the Commission
at 450 Fifth Street, N.W., Washington, D.C. 20549. Such material can also be
inspected at the New York Stock Exchange ("NYSE"), 20 Broad Street, New York,
New York 10005.
The Company has filed with the Commission a registration statement on Form S-
3 (herein, together with all amendments and exhibits, referred to as the
"Registration Statement") under the Securities Act of 1933, as amended (the
"Securities Act"). This Prospectus does not contain all the information set
forth in the Registration Statement, certain parts of which are omitted in
accordance with the rules and regulations of the Commission. For further
information, reference is hereby made to the Registration Statement.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The following documents, filed by the Company with the Commission pursuant to
Section 13 of the Securities Exchange Act of 1934 (the "Exchange Act") (File
No. 1-8389), are incorporated herein by reference: (i) the Annual Report on
Form 10-K for the year ended December 31, 1994, as amended by Form 10-K/As
dated April 4, 1995 and April 21, 1995, (ii) the Quarterly Reports on Form 10-Q
for the quarters ended March 31, 1995, June 30, 1995 and September 30, 1995 and
(iii) the Current Reports on Form 8-K dated January 24, 1995, April 25, 1995
and May 22, 1995, the Current Report on Form 8-K, as amended by a Form 8-K/A,
each dated June 30, 1995, the Current Report on Form 8-K dated November 16,
1995, and the Current Report on Form 8-K dated January 22, 1996. The financial
statements included in Registration Statement No. 33-58893, filed by the Company
with the Commission pursuant to the Securities Act, are also incorporated herein
by reference.
All documents filed by the Company pursuant to Section 13(a), 13(c), 14 or
15(d) of the Exchange Act subsequent to the date of this Prospectus and prior
to the termination of the offering of the Securities shall be deemed to be
incorporated by reference in this Prospectus.
Any statement contained herein or in a document incorporated or deemed to be
incorporated by reference herein shall be deemed to be modified or superseded
for purposes of this Prospectus to the extent that a statement contained herein
(or in the applicable Prospectus Supplement) or in any other subsequently filed
document which also is or is deemed to be incorporated by reference herein
modifies or supersedes such statement. Any such statement so modified or
superseded shall not be deemed, except as so modified or superseded, to
constitute a part of this Prospectus.
Copies of all documents which are incorporated herein by reference (not
including the exhibits to such documents, unless such exhibits are specifically
incorporated by reference in such information), will be provided without charge
to any person, including any beneficial owner, to whom this Prospectus is
delivered, upon written request. Requests for such copies should be directed to
Investor Services Department, Public Storage, Inc., 600 North Brand Boulevard,
Suite 300, Glendale, California 91203-1241.
2
<PAGE>
THE COMPANY
The Company is a fully integrated, self-administered and self-managed real
estate investment trust ("REIT") that acquires, develops, owns and operates
self-service facilities offering space for personal and business use ("mini-
warehouses"). The Company is the largest owner and operator of mini-warehouses
in the United States. The Company also owns and operates, to a much smaller
extent, business parks containing commercial and industrial rental space. At
December 31, 1995, the Company had equity interests (through direct ownership,
as well as general and limited partnership and capital stock interests) in
1,050 properties located in 37 states, consisting of 1,016 mini-warehouse
facilities and 34 business parks. The Company also operates 77 properties in
which it has no equity interest.
In a series of mergers among Public Storage Management, Inc. and its
affiliates (collectively, "PSMI"), culminating in the November 16, 1995 merger
of PSMI into the Company (the "Merger"), the Company became self-administered
and self-managed, acquired substantially all of PSMI's United States real
estate interests and was renamed "Public Storage, Inc."
The Company has elected to be taxed as a REIT under the Internal Revenue Code
of 1986, as amended (the "Code"). To the extent that the Company continues to
qualify as a REIT, it will not be taxed, with certain limited exceptions, on
the net income that is currently distributed to its shareholders (the
"Shareholders"). See "Certain Federal Income Tax Considerations." The Company
was incorporated in California in 1980; its principal executive offices are
located at 600 North Brand Boulevard, Suite 300, Glendale, California 91203-
1241. Its telephone number is (818) 244-8080.
3
<PAGE>
RISK FACTORS
In evaluating the Securities, investors should consider the following
factors, in addition to other matters set forth or incorporated in this
Prospectus (and in the applicable Prospectus Supplement) and the Registration
Statement.
CONTROL AND INFLUENCE BY THE HUGHES FAMILY
B. Wayne Hughes, the chief executive officer of the Company, and members of
his family (collectively, the "Hughes Family") beneficially own approximately
52% of the outstanding shares of Common Stock (approximately 56% upon
conversion of the Company's Class B common stock, par value $.10 per share (the
"Class B Common Stock")). Consequently, the Hughes Family has the ability to
control all matters submitted to a vote of Shareholders, including the election
of directors, amendment of the Company's restated articles of incorporation
(the "Articles of Incorporation"), dissolution and the approval of other
extraordinary transactions. In addition, this concentration of ownership may
have the effect of delaying or preventing a change in control of the Company.
OWNERSHIP LIMITATIONS
Public shareholders are further limited in their ability to change control of
the Company due to restrictions in the Articles of Incorporation and the
Company's bylaws (the "Bylaws") on beneficial ownership. Unless such
limitations are waived by the Company's board of directors (the "Board of
Directors"), no Shareholder may own more than (A) 2.0% of the outstanding
shares of all common stock of the Company or (B) 9.9% of the outstanding shares
of any class or series of shares of preferred stock of the Company. The
Articles of Incorporation and Bylaws provide, however, that no person shall be
deemed to exceed the ownership limit solely by reason of the beneficial
ownership of shares of any class of capital stock to the extent that such
shares of capital stock were beneficially owned by such person at the time of
the Merger, which includes the Common Stock owned by the Hughes Family. The
principal purpose of the foregoing limitations is to assist in preventing, to
the extent practicable, a concentration of ownership that might jeopardize the
ability of the Company to obtain the favorable tax benefits afforded a
qualified REIT. An incidental consequence of such provisions is to make a
change of control significantly more difficult (if not impossible) even if it
would be favorable to the interests of the public shareholders. Such provisions
will prevent future takeover attempts which the Board of Directors has not
approved even if a majority of the public shareholders deem it to be in their
best interests or in which the public shareholders may receive a premium for
their shares over the then market value. See "Description of Common Stock and
Class B Common Stock--Ownership Limitations."
TAX RISKS
Possible Treatment of the Merger as a Taxable Event. In connection with the
Merger, Hogan & Hartson L.L.P. ("Hogan & Hartson"), counsel to the Company,
delivered an opinion that for federal income tax purposes under current law,
the Merger will be treated as a reorganization within the meaning of Section
368(a) of the Code. This opinion is based on certain representations made by
the Company and by PSMI and its shareholders and on certain assumptions.
Furthermore, this opinion is not binding on the IRS. Therefore, the IRS may
contest the qualification of the Merger as a reorganization under Section
368(a) of the Code. If such a contest were successful, the Merger would be a
taxable transaction and PSMI would recognize gain in an amount equal to the
excess of the fair market value of the Common Stock and the Class B Common
Stock issued in the Merger over the adjusted basis of the assets transferred to
the Company. As the successor to PSMI, the Company would be primarily liable
for this resulting tax liability. In addition, the Merger may impact the
Company's ability to continue to qualify as a REIT, whether or not the Merger
qualifies as a reorganization under the Code. See "--Increase in Nonqualifying
Income," "--Elimination of Any Accumulated Earnings and Profits," "--Increased
Risk of Violation of Ownership Requirements," and "Certain Federal Income Tax
Considerations--Consequences of the Merger on the Company's Qualification as a
REIT." Subject to certain limitations, Hughes has agreed to indemnify the
Company for tax liabilities of PSMI, including any tax liabilities arising
directly or indirectly as a result of the Merger or related transactions.
4
<PAGE>
Increased Risk of Violation of Gross Income Requirements. As a result of the
Merger, the Company performs property management services for properties in
which it has no or only a partial interest. Some or all of the gross income
received from these services will not be treated as income qualifying for
certain REIT gross income tests applicable to the Company. In 1995 and future
years, if the Company's nonqualifying income were to exceed 5% of its total
gross income, the Company's REIT status may terminate for that year and future
years unless the Company meets certain "reasonable cause" standards. Even if
the Company meets such standards, however, it would be subject to a 100% excise
tax on any excess nonqualifying net income.
If there were no change in the Company's current revenues through
acquisitions or otherwise and no other action by the Company to reduce its
percentage of nonqualifying income, the Company estimates that it would not
satisfy the 95% gross income test for 1996 because its nonqualifying income
would represent approximately 7% of its total gross income for 1996. For a
discussion of the Company's plans to reduce its percentage of nonqualifying
income in 1996 and subsequent years, see "Certain Federal Income Tax
Considerations--Consequences of the Merger on the Company's Qualification as a
REIT--Nonqualifying Income."
Increased Risk of Violation of Ownership Requirements. For the Company to
qualify as a REIT under the Code, no more than 50% in value of its outstanding
stock may be owned, directly or constructively under the applicable attribution
rules of the Code, by five or fewer individuals (as defined in the Code to
include certain entities) during the last half of a taxable year. Following the
Merger, the value of the outstanding capital stock of the Company held by the
Hughes Family was estimated at approximately 45% (based upon the market price
at November 16, 1995 of the Common Stock and the Company's preferred stock, no
discount on the Class B Common Stock and no post-closing reduction in the
number of shares issued in the Merger). Accordingly, no four individuals other
than the Hughes Family could own directly or constructively, in the aggregate,
more than 5% of the value of outstanding capital stock of the Company. In order
to assist the Company in meeting these ownership restrictions, the Articles of
Incorporation contain the ownership limitations described under "Description of
Common Stock and Class B Common Stock--Ownership Limitations." However, even
with these ownership limitations, the Company could still be in violation of
the ownership restrictions if four individuals unrelated to the Hughes Family
were to own the maximum amount of capital stock permitted under the Articles of
Incorporation. Therefore, to further assist the Company in meeting the
ownership restrictions, the Hughes Family has entered into an agreement with
the Company restricting the Hughes Family's acquisition of additional shares of
capital stock of the Company and providing that if, at any time, for any
reason, more than 50% in value of its outstanding capital stock otherwise would
be considered owned by five or fewer individuals, a number of shares of Common
Stock owned by Wayne Hughes necessary to prevent such violation will
automatically and irrevocably be transferred to a designated charitable
beneficiary. The provisions in the Articles of Incorporation and the agreement
with Wayne Hughes are modeled after certain arrangements that the Internal
Revenue Service (the "IRS") has ruled in private letter rulings will preclude a
REIT from being considered to violate the ownership restrictions so long as
such arrangements are enforceable as a matter of state law and the REIT seeks
to enforce them as and when necessary. There can be no assurance, however, that
the IRS might not seek to take a different position with respect to the Company
(a private letter ruling is legally binding only with respect to the taxpayer
to whom it was issued) or contend that the Company failed to enforce these
various arrangements and, hence, there can be no assurance that these
arrangements will necessarily preserve the Company's REIT status. No private
letter ruling has been sought by the Company from the IRS with respect to the
effect of these arrangements.
Elimination of Any Accumulated Earnings and Profits. Any accumulated earnings
and profits of PSMI would have carried over to the Company in the Merger. To
retain its REIT status, the Company would have had to distribute any acquired
earnings and profits on or before December 31, 1995. In connection with the
Merger, a study of the earnings and profits showed that PSMI had no earnings
and profits at the time of the Merger. The determination of earnings and
profits depends on a number of factual matters related to the activities and
operation of PSMI and its predecessors in years prior to the Merger.
Accordingly, no assurances
5
<PAGE>
can be given that the IRS will not challenge such conclusion. If the IRS were
subsequently to determine that such earnings and profits existed at the time
of the Merger, the Company may lose its REIT qualification for the year of the
Merger and, perhaps, for subsequent years unless certain relief provisions
apply. See "Certain Federal Income Tax Considerations--Consequences of the
Merger on the Company's Qualification as a REIT--Elimination of any
Accumulated Earnings and Profits Attributable to Non-REIT Years."
Consequences of Failure to Qualify as a REIT. The Company has elected to be
taxed as a REIT under the Code. In order for the Company to continue to
qualify as a REIT under the Code, certain detailed technical requirements must
be met (including certain income tests, certain limitations on types of assets
the Company can own, certain operational limitations, and certain stock
ownership tests). Although the Company intends to operate so that it will
continue to qualify as a REIT, the highly complex nature of the rules
governing REITs, the ongoing importance of factual determinations, and the
possibility of future changes in the circumstances of the Company preclude any
assurance that the Company will so qualify in any year. For any taxable year
that the Company fails to qualify as a REIT and certain relief provisions do
not apply, the Company would be taxed at the regular corporate rates on all of
its taxable income, whether or not it makes any distributions to its
shareholders. Those taxes would reduce the amount of cash available to the
Company for distribution to its shareholders or for reinvestment. As a result,
failure of the Company to qualify during any taxable year as a REIT could have
a material adverse effect upon the Company and its shareholders. Furthermore,
unless certain relief provisions apply, the Company would not be eligible to
elect REIT status again until the fifth taxable year that begins after the
first year for which the Company fails to qualify.
Corporate Level Tax on Sale of Certain Built-in Gain Assets. The Company
will be subject to a corporate level tax if it disposes of any of the assets
acquired in the Merger at any time during the 10-year period beginning at the
time of the Merger (the "Restriction Period"). This tax would be imposed at
the top regular corporate rate (currently 35%) in effect at the time of the
disposition on the excess of (i) the lesser of (a) the fair market value at
the time of the Merger of the assets disposed of and (b) the selling price of
such assets over (ii) the Company's adjusted basis at the time of the Merger
in such assets (such excess being referred to as the "Built-in Gain"). The
Company currently does not intend to dispose of any of the assets acquired in
the Merger during the Restriction Period, but there can be no assurance that
one or more such dispositions will not occur. See "Certain Federal Income Tax
Considerations--Tax Treatment of the Merger--Built-in Gain Rules."
OPERATING RISKS
General Risks of Real Estate Ownership. The Company is subject to the risks
generally incident to the ownership of real estate-related assets, including
lack of demand for rental spaces in a locale, changes in general economic or
local conditions, changes in supply of or demand for similar or competing
facilities in an area, the impact of environmental protection laws, changes in
interest rates and availability of permanent mortgage funds which may render
the sale or financing of a property difficult or unattractive and changes in
tax, real estate and zoning laws.
Competition Among Mini-Warehouses. Most of the Company's properties are
mini-warehouses. Competition in the market areas in which the Company operates
is significant and has affected the occupancy levels, rental rates and
operating expenses of certain of the Company's properties. Competition may be
accelerated by any increase in availability of funds for investment in real
estate. Recent increases in plans for development of mini-warehouses are
expected to further intensify competition among mini-warehouse operators in
certain market areas.
Risk of Environmental Liabilities. Under various federal, state and local
laws, regulations and ordinances (collectively, "Environmental Laws"), an
owner or operator of real estate interests may be liable for the costs of
cleaning up, as well as certain damages resulting from, past or present
spills, disposals or other releases of hazardous or toxic substances or wastes
on, in or from a property. Certain Environmental Laws impose such
6
<PAGE>
liability without regard to whether the owner knew of, or was responsible for,
the presence of hazardous or toxic substances or wastes at or from a property.
An owner or operator of real estate or real estate interests also may be liable
under certain Environmental Laws that govern activities or operations at a
property having adverse environmental effects, such as discharges to air and
water as well as handling and disposal practices for solid and hazardous or
toxic wastes. In some cases, liability may not be limited to the value of the
property. The presence of such substances or wastes, or the failure to properly
remediate any resulting contamination, also may adversely affect the owner's or
operator's ability to sell, lease or operate its property or to borrow using
its property as collateral.
The Company has recently conducted preliminary environmental assessments of
most of its properties (and intends to conduct such assessments in connection
with property acquisitions) to evaluate the environmental condition of, and
potential environmental liabilities associated with, such properties. Such
assessments generally consist of an investigation of environmental conditions
at the subject property (not including soil or groundwater sampling or
analysis), as well as a review of available information regarding the site and
publicly available data regarding conditions at other sites in the vicinity. In
connection with these recent property assessments, the Company's operations and
recent property acquisitions, the Company has become aware that prior
operations or activities at certain facilities or from nearby locations have or
may have resulted in contamination to the soil and/or groundwater at such
facilities. In this regard, certain such facilities are or may be the subject
of federal or state environmental investigations or remedial actions. The
Company has obtained with respect to recent acquisitions, and intends to obtain
with respect to pending or future acquisitions, appropriate purchase price
adjustments or indemnifications that it believes are sufficient to cover any
such potential liabilities. Although there can be no assurance, based on the
recent preliminary environmental assessments, the Company believes it has funds
available to cover any liability from environmental contamination or potential
contamination and the Company is not aware of any environmental contamination
of its facilities material to its overall business or financial condition.
Tenant Reinsurance. A corporation owned by the Hughes Family continues to
reinsure policies insuring against losses to goods stored by tenants in the
mini-warehouses operated by the Company. The Company believes that the
availability of insurance reduces its potential liability to tenants for losses
to their goods from theft or destruction. This corporation will continue to
receive the premiums and bear the risks associated with the insurance. The
Company has a right of first refusal to acquire the stock or assets of this
corporation if the Hughes Family or the corporation agree to sell them, but the
Company has no interest in its operations and no right to acquire the stock or
assets of the corporation in the absence of a decision to sell. If the
reinsurance business were owned directly by the Company, the insurance premiums
would be nonqualifying income to the Company. The Company would be precluded
from exercising its right of first refusal with respect to the stock of the
reinsurance corporation if such exercise would cause the Company to violate any
of the requirements for qualification as a REIT under the Code.
Canadian Operations. The Hughes Family continues to own and operate mini-
warehouses in Canada. The Company has a right of first refusal to acquire the
stock or assets of the corporation engaged in these operations if the Hughes
Family or the corporation agree to sell them, but the Company has no interest
in its operations and no right to acquire the stock or assets in the absence of
a decision to sell.
PSCP. Prior to the Merger, Public Storage Commercial Properties Group, Inc.
("PSCP"), a subsidiary of PSMI, managed commercial properties for the Company
and others. Because certain of the revenues generated by PSCP would be
nonqualifying income to the Company, prior to the Merger, the common stock of
PSCP held by PSMI was converted into nonvoting preferred stock (representing
95% of the equity) and the voting common stock of PSCP (representing 5% of the
equity) was issued to the Hughes Family. While the Company acquired the
preferred stock of PSCP in the Merger, the Hughes Family is able to continue to
control the operations of PSCP by reason of their ownership of its voting
stock.
Merchandise Company. Prior to the Merger, PSMI sold locks, boxes and tape to
tenants to use in securing their rented spaces and moving their goods. Because
the revenues received from the sale of these items would be nonqualifying
income to the Company, immediately prior to the Merger PSMI transferred
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<PAGE>
this lock and box business to a separate corporation (the "Lock/Box Company").
In the Merger, the Company acquired the nonvoting preferred stock of the
Lock/Box Company (representing 95% of the equity). The voting common stock of
the Lock/Box Company (representing 5% of the equity) was issued to the Hughes
Family, who will be able to control the operations of the Lock/Box Company by
reason of their ownership of its voting stock.
Liabilities with Respect to Acquired General Partner Interests. Upon
succeeding to substantially all of the properties and operations of PSMI in the
Merger, there may be certain liabilities and associated costs suffered by the
Company in its capacity as general partner of former PSMI limited partnerships
arising out of facts and circumstances in existence prior to the Merger, and
the Company will also have general partner liability for post-Merger activities
of these partnerships, as it does for other partnership as to which it is a
general partner. Subject to certain limitations, Hughes has agreed to indemnify
the Company for pre-Merger activities and the Class B Common Stock will be
placed in escrow to support such indemnification.
FINANCING RISKS
Dilution and Subordination. The interest of Shareholders, including persons
who acquire Securities in this offering, can be diluted through the issuance of
additional securities.
Since October 1992 the Company has issued shares of Preferred Stock and
intends to issue additional such shares. These issuances could involve certain
risks to holders of shares of Common Stock. In the event of a liquidation of
the Company, the holders of the Preferred Stock will be entitled to receive,
before any distribution of assets to holders of Common Stock, liquidating
distributions (an aggregate of approximately $710 million in respect of
Preferred Stock issued to date), plus any accrued and unpaid dividends. Holders
of preferred stock are entitled to receive, when declared by the Board of
Directors, cash dividends (an aggregate of approximately $64 million per year
in respect of Preferred Stock issued to date, in preference to holders of
Common Stock. As a REIT, the Company must distribute to its Shareholders (which
include not only holders of Common Stock but also holders of Preferred Stock)
for each taxable year at least 95% of its annual taxable income. Failure to pay
full dividends on the Preferred Stock could jeopardize the Company's
qualification as a REIT. See "Description of Preferred Stock" and "Certain
Federal Income Tax Considerations--Tax Treatment of the Company."
Risk of Leverage. In making real estate investments, the Company has incurred
and may continue to incur indebtedness to the extent believed appropriate. The
incurrence of indebtedness increases the risk of loss of the investment.
SHARES ELIGIBLE FOR FUTURE SALE
Future sales of substantial amounts of Common Stock in the public market
could adversely affect prevailing market prices. At January 31, 1996, the
Company had approximately 71.5 million shares of Common Stock and seven million
shares of Class B Common Stock outstanding. Of these shares, approximately 35.7
million shares of Common Stock are tradeable without restriction (except those
applicable to affiliates of the Company) or further registration under the
Securities Act. The remaining approximately 35.8 million shares of Common Stock
and seven million shares of Class B Common Stock were issued in the Merger
without registration under the Securities Act in reliance on an exemption from
registration and are "restricted securities" within the meaning of Rule 144
adopted under the Act (the "Restricted Shares"). The beneficial owners of 15.5
million of the Restricted Shares (including all of the Class B Common Stock)
have agreed not to offer, sell or otherwise dispose (except for gifts and
pledges) of any of their shares for a period of three years following the
Merger, in the case of the Common Stock, or for seven years following the
Merger, in the case of the Class B Common Stock. Upon expiration of such
periods, each will be entitled to sell his or her shares in the public market
subject to Rule 144, which contains certain public information, volume, holding
period and manner of sale requirements. The remaining approximately 27.3 million
Restricted Shares will be available for sale in the public market pursuant to
Rule 144, subject to the foregoing requirements that include, as the Rule is
currently in effect, a two-year holding period. Sales of substantial amounts of
such Common Stock in the public market could adversely affect the market price
of the Common Stock.
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USE OF PROCEEDS
Unless otherwise described in the applicable Prospectus Supplement, the
Company intends to use the net proceeds from the sale of the Securities for
general corporate purposes, primarily investments in mini-warehouses, including
mortgage loans and interests in real estate partnerships, and the repayment of
outstanding bank borrowings under the Company's credit facility.
RATIO OF EARNINGS TO FIXED CHARGES
The ratio of earnings to combined fixed charges and preferred stock dividends
is computed by dividing earnings by the sum of fixed charges and preferred
stock dividends. Earnings consists of net income before minority interest in
income, loss on early extinguishment of debt and gain on disposition of real
estate plus fixed charges (other than preferred stock dividends) less the
portion of minority interest in income which does not contribute to fixed
charges.
<TABLE>
<CAPTION>
FOR THE YEAR ENDED DECEMBER 31,
-----------------------------------
1995 1994 1993 1992 1991
------- ------ ------ ------ ------
<S> <C> <C> <C> <C> <C>
Ratio of earnings to com-
bined fixed charges and
preferred stock dividends. 2.05 2.22 2.40 2.89 2.71
</TABLE>
9
<PAGE>
DESCRIPTION OF COMMON STOCK AND CLASS B COMMON STOCK
The Company is authorized to issue 200,000,000 shares of Common Stock and
7,000,000 shares of Class B Common Stock. At January 31, 1996, the Company had
outstanding 71,518,796 shares of Common Stock (exclusive of shares issuable
upon conversion of the Company's convertible stock and shares subject to
options) and 7,000,000 shares of Class B Common Stock.
COMMON STOCK
The following description of the Common Stock sets forth certain general
terms and provisions of the Common Stock to which any Prospectus Supplement may
relate, including a Prospectus Supplement providing that Common Stock will be
issuable upon conversion of the Preferred Stock or upon the exercise of the
Warrants. The statements below describing the Common Stock are in all respects
subject to and qualified in their entirety by reference to the applicable
provisions of the Articles of Incorporation and the Company's Bylaws (the
"Bylaws").
Holders of Common Stock will be entitled to receive dividends when, as and if
declared by the Board of Directors, out of funds legally available therefor.
Payment and declaration of dividends on the Common Stock and purchases of
shares thereof by the Company will be subject to certain restrictions if the
Company fails to pay dividends on outstanding preferred stock. See "Description
of Preferred Stock." Upon any liquidation, dissolution or winding up of the
Company, holders of Common Stock will be entitled to share equally and ratably
in any assets available for distribution to them, after payment or provision
for payment of the debts and other liabilities of the Company and the
preferential amounts owing with respect to any outstanding preferred stock.
Holders of Common Stock have no preemptive rights, which means they have no
right to acquire any additional shares of Common Stock that may be issued by
the Company at a subsequent date.
Each outstanding share of Common Stock entitles the holder to one vote on all
matters presented to such holders for a vote, with the exception that they have
cumulative voting rights with respect to the election of the Board of
Directors, in accordance with California law. Cumulative voting means that each
holder of Common Stock is entitled to cast as many votes as there are directors
to be elected multiplied by the number of shares registered in his or her name.
A holder of Common Stock may cumulate the votes for directors by casting all of
the votes for one candidate or by distributing the votes among as many
candidates as he or she chooses. The outstanding shares of Common Stock are,
and additional shares of Common Stock will be, when issued, fully paid and
nonassessable.
OWNERSHIP LIMITATIONS
For the Company to qualify as a REIT under the Code, no more than 50% in
value of its outstanding shares of capital stock may be owned, directly or
constructively under the applicable attribution rules of the Code, by five or
fewer individuals (as defined in the Code to include certain entities) during
the last half of a taxable year. In order to maintain its qualification as a
REIT, the Articles of Incorporation and Bylaws provide certain restrictions on
the shares of capital stock that any Shareholder may own.
The Articles of Incorporation and Bylaws provide that, subject to certain
exceptions, no holder may own, or be deemed to own by virtue of the attribution
provisions of the Code, more than (A) 2.0% of the outstanding shares of all
Common Stock or (B) 9.9% of the outstanding shares of any class or series of
shares of Preferred Stock. The Articles of Incorporation and Bylaws provide,
however, that no person shall be deemed to exceed the ownership limit solely by
reason of the beneficial ownership of shares of any class of capital stock to
the extent that such shares of capital stock were beneficially owned by such
person (including the Hughes Family) at the time of the Merger. However, in
determining whether an acquisition of shares after the Merger violates the
Articles of Incorporation or Bylaws, Shareholders will be subject to these
ownership limitations. This ownership limitation is necessary in order to
assist in preserving the Company's
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<PAGE>
REIT status in view of the Hughes Family's substantial ownership interest in
the Company. See "Risk Factors--Ownership Limitations" and "Certain Federal
Income Tax Considerations--Tax Treatment of the Company."
The Board of Directors, in its sole and absolute discretion, may grant an
exception to the ownership limits to any person so requesting, so long as (A)
the Board of Directors has determined that, after giving effect to (x) an
acquisition by such person of beneficial ownership (within the meaning of the
Code) of the maximum amount of capital stock of the Company permitted as a
result of the exception to be granted and (y) assuming that the four other
persons who would be treated as "individuals" for the purposes of Section
542(a)(2) of the Code and who would beneficially own the largest amounts of
capital stock of the Company (determined by value) beneficially own the maximum
amount of capital stock of the Company permitted under the ownership limits (or
any exceptions to the ownership limits granted with respect to such persons),
the Company would not be "closely held" within the meaning of Section 856(h) of
the Code and would not otherwise fail to qualify as a REIT, and (B) such person
provides to the Board of Directors such representations and undertakings as the
Board of Directors may require. Notwithstanding any of the foregoing ownership
limits, no holder may own or acquire, either directly, indirectly or
constructively under the applicable attribution rules of the Code, any shares
of any class of the Company's capital stock if such ownership or acquisition
(i) would cause more than 50% in value of the Company's outstanding capital
stock to be owned, either directly or constructively, under the applicable
attribution rules of the Code, by five or fewer individuals (as defined in the
Code to include certain tax-exempt entities, other than, in general, qualified
domestic pension funds), (ii) would result in the Company's capital stock being
beneficially owned by less than 100 persons (determined without reference to
any rules of attribution), or (iii) would otherwise result in the Company
failing to qualify as a REIT.
The Articles of Incorporation and Bylaws provide that, if any holder of the
Company's capital stock purports to transfer shares to a person or there is a
change in the capital structure of the Company or other event and either the
transfer, the change in capital structure or such other event would result in
the Company failing to qualify as a REIT, or such transfer, the change in
capital structure or such other event would cause the transferee to hold shares
in excess of the applicable ownership limit, then the stock being transferred
(or in the case of an event other than a transfer, the stock beneficially
owned) which would cause one or more of the restrictions on ownership or
transfer to be violated shall be automatically transferred to a trust for the
benefit of a designated charitable beneficiary. The purported transferee of
such shares shall have no right to receive dividends or other distributions
with respect to such shares and shall have no right to vote such shares. Any
dividends or other distributions paid to such purported transferee prior to the
discovery by the Company that the shares have been transferred to a trust shall
be paid to the trustee of the trust for the benefit of the charitable
beneficiary upon demand. The trustee of the trust will have all rights to
dividends with respect to shares of stock held in trust, which rights will be
exercised for the exclusive benefit of the charitable beneficiary. Any
dividends or distributions paid over to the trustee will be held in trust for
the charitable beneficiary. Within 20 days of receiving notice from the Company
that shares of capital stock have been transferred to the trust, the trustee
shall designate a transferee of such stock so long as such shares of stock
would not violate the restrictions on ownership or transfer in the Articles of
Incorporation or Bylaws in the hands of such designated transferee. Upon the
sale of such shares, the purported transferee shall receive the lesser of
(A)(i) the price per share such purported transferee paid for the stock in the
purported transfer that resulted in the transfer of the shares to the trust, or
(ii) if the transfer or other event that resulted in the transfer of the shares
of the trust was not a transaction in which the purported transferee gave full
value for such shares, a price per share equal to the market price on the date
of the purported transfer or other event that resulted in the transfer of the
shares to the trust and (B) the price per share received by the trustee from
the sale or other disposition of the shares held in the trust.
In addition, the Company's Bylaws provide the Board of Directors with the
power to prevent the transfer of shares of capital stock or to redeem shares of
capital stock if the Board of Directors determines in good faith that such
action is necessary to preserve the Company's REIT status.
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<PAGE>
CLASS B COMMON STOCK
The Class B Common Stock (i) does not participate in distributions on the
Common Stock until the later to occur of (x) funds from operations ("FFO") per
Common Share (as defined below) aggregating $1.80 during any period of four
consecutive calendar quarters or (y) January 1, 2000; thereafter, the Class B
Common Stock will participate in distributions (other than liquidating
distributions) at the rate of 97% of the per share distributions on the Common
Stock, provided that cumulative distributions of at least $.22 per quarter
(beginning with the 4th quarter of 1995) per share have been paid on the Common
Stock, (ii) does not participate in liquidating distributions, (iii) is not
entitled to vote (except as expressly required by California law) and (iv) will
automatically convert into Common Stock, on a share for share basis, upon the
later to occur of (A) FFO per Common Share aggregating $3.00 during any period
of four consecutive calendar quarters or (B) January 1, 2003.
For these purposes:
1) FFO means net income (loss) (computed in accordance with GAAP) before
(i) gain (loss) on early extinguishment of debt, (ii) minority interest in
income and (iii) gain (loss) on disposition of real estate, adjusted as
follows: (i) plus depreciation and amortization (including the Company's
pro-rata share of depreciation and amortization of unconsolidated equity
interests and amortization of assets acquired in the Merger (including
property management agreements and goodwill)), and (ii) less FFO
attributable to minority interest. FFO is a supplemental performance
measure for equity REITs as defined by the National Association of Real
Estate Investment Trusts, Inc. ("NAREIT"). The NAREIT definition does not
specifically address the treatment of minority interest in the
determination of FFO or the treatment of the amortization of property
management agreements and goodwill. In the case of the Company, FFO
represents amounts attributable to Shareholders after deducting amounts
attributable to the minority interests and before deductions for the
amortization of property management agreements and goodwill. FFO does not
take into consideration scheduled principal payments on debt, capital
improvements, distributions and other obligations of the Company.
Accordingly, FFO is not a substitute for the Company's cash flow or net
income as a measure of its liquidity or operating performance or ability to
pay distributions.
2) FFO per Common Share means FFO less Preferred Stock dividends (other
than dividends on convertible preferred stock) divided by the outstanding
weighted average shares of Common Stock assuming conversion of all
outstanding convertible securities and the Class B Common Stock.
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<PAGE>
DESCRIPTION OF PREFERRED STOCK
The Company is authorized to issue 50,000,000 shares of Preferred Stock. At
January 31, 1996, the Company had outstanding 13,450,850 shares of Preferred
Stock (of which 13,650 shares of Preferred Stock are represented by 13,650,000
depositary shares). The Articles of Incorporation provide that the Preferred
Stock may be issued from time to time in one or more series and give the Board
of Directors broad authority to fix the dividend and distribution rights,
conversion and voting rights, if any, redemption provisions and liquidation
preferences of each series of Preferred Stock. Holders of Preferred Stock have
no preemptive rights. The outstanding shares of Preferred Stock are, and
additional shares of Preferred Stock will be, when issued, fully paid and
nonassessable.
The issuance of Preferred Stock with special voting rights (or Common Stock)
could be used to deter attempts by a single Shareholder or group of
Shareholders to obtain control of the Company in transactions not approved by
the Board of Directors. The Company has no intention to issue the preferred
stock (or Common Stock) for such purposes.
OUTSTANDING PREFERRED STOCK
At January 31, 1996, the Company had ten series of Preferred Stock
outstanding: eight series of senior Preferred Stock (the "Senior Preferred
Stock") and two series of convertible Preferred Stock. In all respects, each of
the series of Senior Preferred Stock ranks on a parity with each other and is
senior to both series of convertible Preferred Stock. Each of the series of
Senior Preferred Stock (i) has a stated value of $25.00 per share or depositary
share, (ii) in preference to the holders of shares of the Common Stock and any
other capital stock ranking junior to the Senior Preferred Stock as to payment
of dividends (including both series of convertible Preferred Stock), provides
for cumulative quarterly dividends calculated as a percentage of the stated
value (ranging from 8.45% to 10% per year in the case of the nine series of
fixed rate Preferred Stock and a rate adjustable quarterly ranging from 6.75% to
10.75% per year in the case of a series of adjustable rate Preferred Stock) and
(iii) is subject to redemption, in whole or in part, at the option of the
Company at a cash redemption price of $25.00 per share or depositary share, plus
accrued and unpaid dividends (on and after June 30, 1999 in the case of the
adjustable rate Preferred Stock and on or after various dates between December
31, 2000 and April 30, 2005 in the case of the series of fixed rate Preferred
Stock).
In the event of any voluntary or involuntary liquidation, dissolution or
winding up of the Company, the holders of each of the series of Senior
Preferred Stock will be entitled to receive out of the Company's assets
available for distribution to shareholders, before any distribution of assets
is made to holders of Common Stock or any other shares of capital stock
ranking as to such distributions junior to the Senior Preferred Stock
(including both series of convertible Preferred Stock), liquidating
distributions in the amount of $25.00 per share or depositary share, plus all
accrued and unpaid dividends.
Except as expressly required by law and in certain other limited
circumstances, the holders of the Senior Preferred Stock are not entitled to
vote. The consent of holders of at least 66 2/3% of the outstanding shares of
the Senior Preferred Stock (and any other series of Preferred Stock ranking on
a parity therewith), voting as a single class, is required to authorize
another class of shares senior to such Preferred Stock.
In all respects, each of the series of convertible Preferred Stock ranks on
a parity with each other and is senior to the Common Stock. One of the series
of the convertible Preferred Stock (i) has a stated value of $25.00 per share,
(ii) in preference to the holders of shares of the Common Stock and any other
capital stock ranking junior to the convertible Preferred Stock as to payment
of dividends, provides for cumulative quarterly dividends at an annual rate of
8.25% of the stated value thereof, (iii) is convertible at the option of the
holder at any time into Common Stock at a conversion price of 1.6835 shares of
Common Stock for each share of such convertible Preferred Stock (subject to
adjustment in certain circumstances) and (iv) after July 1, 1998, under
certain circumstances, is redeemable for Common Stock at the option of the
Company, in whole or in part, at a redemption price of 1.6835 shares of Common
Stock for each share of such convertible Preferred Stock (subject to
adjustment in certain circumstances).
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<PAGE>
The other series of convertible Preferred Stock (i) has no stated value, (ii)
in preference to the holders of shares of the Common Stock and any other
capital stock ranking junior to the convertible preferred stock as to payment
of dividends, provides for dividends at a rate adjustable quarterly with a
minimum annual rate of 5% per year of the minimum liquidation preference, (iii)
is convertible at the option of the holder at any time into Common Stock at a
conversion price adjustable quarterly and (iv) on June 30, 2002 will be
automatically converted into Common Stock at a conversion price determined as
of the time of conversion. See the Company's Quarterly Report on Form 10-Q for
the quarter ended September 30, 1995.
In the event of any voluntary or involuntary liquidation, dissolution or
winding up of the Company, the holders of the convertible Preferred Stock will
be entitled to receive out of the Company's assets available for distribution
to shareholders, before any distribution of assets is made to holders of Common
Stock or any other shares of capital stock ranking as to such distributions
junior to the convertible Preferred Stock, liquidating distributions (i) in the
amount of $25.00 per share, plus all accrued and unpaid dividends, in the case
of one of the series of convertible Preferred Stock and (ii) a minimum
liquidation preference of $31,200,000, plus all accrued and unpaid dividends,
in the case of the other series of convertible Preferred Stock.
Except as expressly required by law and in certain other limited
circumstances, the holders of the convertible Preferred Stock are not entitled
to vote. The consent of holders of at least 66 2/3% of the outstanding shares
of one of the series of convertible Preferred Stock and at least 50% of the
outstanding shares of the other series is required to authorize another class
of shares senior to the convertible Preferred Stock and junior to the Senior
Preferred Stock.
OWNERSHIP LIMITATIONS
For a discussion of the ownership limitations that apply to Preferred Stock,
see "Description of Common Stock and Class B Common Stock--Ownership
Limitations."
FUTURE SERIES OF PREFERRED STOCK
The following description of Preferred Stock sets forth certain general terms
and provisions of the Preferred Stock to which any Prospectus Supplement may
relate. The statements below describing the Preferred Stock are in all respects
subject to and qualified in their entirety by reference to the applicable
provisions of the Articles of Incorporation (including the applicable form of
Certificate of Determination) and Bylaws.
Reference is made to the Prospectus Supplement relating to the Preferred
Stock offered thereby for specific terms, including, where applicable, the
following: (1) the title and stated value of such Preferred Stock; (2) the
number of shares of such Preferred Stock offered, the liquidation preference
per share and the offering price of such Preferred Stock; (3) the dividend
rate(s), period(s) and/or payment date(s) or method(s) of calculation thereof
applicable to such Preferred Stock; (4) the date from which dividends on such
Preferred Stock shall accumulate, if applicable; (5) the provision for a
sinking fund, if any, for such Preferred Stock; (6) the provision for
redemption, if applicable, of such Preferred Stock; (7) any listing of such
Preferred Stock on any securities exchange; (8) the terms and conditions, if
applicable, upon which such Preferred Stock will be convertible into Common
Stock, including the conversion price (or manner of calculation thereof); (9)
the voting rights, if any, of such Preferred Stock; (10) any other specific
terms, preferences, rights, limitations or restrictions of such Preferred
Stock; (11) the relative ranking and preferences of such Preferred Stock as to
dividend rights and rights upon liquidation, dissolution or winding up of the
affairs of the Company; and (12) any limitations on issuance of any series of
Preferred Stock ranking senior to or on a parity with such series of Preferred
Stock as to dividend rights and rights upon liquidation, dissolution or winding
up of the affairs of the Company.
Ranking. The ranking of the Preferred Stock is set forth in the applicable
Prospectus Supplement. Unless otherwise specified in the applicable Prospectus
Supplement, such Preferred Stock will, with respect to dividend rights and
rights upon liquidation, dissolution or winding up of the affairs of the
Company, rank (i) senior to the Common Stock, any additional class of common
stock and any series of Preferred Stock
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<PAGE>
expressly made junior to such Preferred Stock with respect to dividend rights
or rights upon liquidation, dissolution or winding up of the affairs of the
Company; (ii) on a parity with all Preferred Stock previously issued by the
Company the terms of which specifically provide that such Preferred Stock rank
on a parity with the Preferred Stock offered hereby with respect to dividend
rights or rights upon liquidation, dissolution or winding up of the Company;
and (iii) junior to all Preferred Stock previously issued by the Company the
terms of which specifically provide that such Preferred Stock rank senior to
the Preferred Stock offered hereby with respect to dividend rights or rights
upon liquidation, dissolution or winding up of the Company.
Dividends. Holders of shares of the Preferred Stock of each series offered
hereby shall be entitled to receive, when, as and if declared by the Board of
Directors, out of assets of the Company legally available for payment, cash
dividends at such rates and on such dates as will be set forth in the
applicable Prospectus Supplement. Each such dividend shall be payable to
holders of record as they appear on the stock transfer books of the Company on
such record dates as shall be fixed by the Board of Directors.
Dividends on any series of the Preferred Stock offered hereby may be
cumulative or non-cumulative, as provided in the applicable Prospectus
Supplement. Dividends, if cumulative, will be cumulative from and after the
date set forth in the applicable Prospectus Supplement. If the Board of
Directors fails to declare a dividend payable on a dividend payment date on any
series of the Preferred Stock for which dividends are noncumulative, then the
holders of such series of the Preferred Stock will have no right to receive a
dividend in respect of the dividend period ending on such dividend payment
date, and the Company will have no obligation to pay the dividend accrued for
such period, whether or not dividends on such series are declared payable on
any future dividend payment date.
No dividends (other than in Common Stock or other capital stock ranking
junior to the Preferred Stock of any series as to dividends and upon
liquidation) shall be declared or paid or set aside for payment, nor shall any
other distribution be declared or made upon the Common Stock, or any other
capital stock of the Company ranking junior to or on a parity with the
Preferred Stock of such series as to dividends or upon liquidation, nor shall
any Common Stock or any other capital stock of the Company ranking junior to or
on a parity with the Preferred Stock of such series as to dividends or upon
liquidation be redeemed, purchased or otherwise acquired for any consideration
(or any moneys be paid to or made available for a sinking fund for the
redemption of any shares of any such stock) by the Company (except by
conversion into or exchange for other capital stock of the Company ranking
junior to the Preferred Stock of such series as to dividends and upon
liquidation) unless (i) if such series of Preferred Stock has a cumulative
dividend, full cumulative dividends on the Preferred Stock of such series have
been or contemporaneously are declared and paid or declared and a sum
sufficient for the payment thereof set apart for payment for all past dividend
periods and the then current dividend period and (ii) if such series of
Preferred Stock does not have a cumulative dividend, full dividends on the
Preferred Stock of such series have been or contemporaneously are declared and
paid or declared and a sum sufficient for the payment thereof set apart for
payment for the then current dividend period.
Any dividend payment made on shares of a series of Cumulative Preferred Stock
offered hereby shall first be credited against the earliest accrued but unpaid
dividend due with respect to shares of such series which remains payable.
Redemption. If so provided in the applicable Prospectus Supplement, the
shares of Preferred Stock will be subject to mandatory redemption or redemption
at the option of the Company, in whole or in part, in each case upon the terms,
at the times and at the redemption prices set forth in such Prospectus
Supplement.
The Prospectus Supplement relating to a series of Preferred Stock offered
hereby that is subject to mandatory redemption will specify the number of
shares of such Preferred Stock that shall be redeemed by the Company in each
year commencing after a date to be specified, at a redemption price per share
to be specified, together with an amount equal to all accrued and unpaid
dividends thereon (which shall not, if such Preferred Stock does not have a
cumulative dividend, include any accumulation in respect of unpaid dividends
for prior dividend periods) to the date of redemption. The redemption price may
be payable in cash, securities or other property, as specified in the
applicable Prospectus Supplement.
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Notwithstanding the foregoing, no shares of any series of Preferred Stock
offered hereby shall be redeemed and the Company shall not purchase or
otherwise acquire directly or indirectly any shares of Preferred Stock of such
series (except by conversion into or exchange for capital stock of the Company
ranking junior to the Preferred Stock of such series as to dividends and upon
liquidation) unless all outstanding shares of Preferred Stock of such series
are simultaneously redeemed unless, in each case, (i) if such series of
Preferred Stock has a cumulative dividend, full cumulative dividends on the
Preferred Stock of such series shall have been or contemporaneously are
declared and paid or declared and a sum sufficient for the payment thereof set
apart for payment for all past dividend periods and the then current dividend
period and (ii) if such series of Preferred Stock does not have a cumulative
dividend, full dividends on the Preferred Stock of such series have been or
contemporaneously are declared and paid or declared and a sum sufficient for
the payment thereof set apart for payment for the then current dividend period;
provided, however, that the foregoing shall not prevent the purchase or
acquisition of shares of Preferred Stock of such series pursuant to a purchase
or exchange offer made on the same terms to holders of all outstanding shares
of Preferred Stock of such series.
If fewer than all of the outstanding shares of Preferred Stock of any series
offered hereby are to be redeemed, the number of shares to be redeemed will be
determined by the Company and such shares may be redeemed pro rata from the
holders of record of such shares in proportion to the number of such shares
held by such holders (with adjustments to avoid redemption of fractional
shares) or any other equitable method determined by the Company.
Notice of redemption will be mailed at least 30 days but not more than 60
days before the redemption date to each holder of record of Preferred Stock of
any series to be redeemed at the address shown on the stock transfer books of
the Company. Each notice shall state: (i) the redemption date; (ii) the number
of shares and series of the Preferred Stock to be redeemed; (iii) the
redemption price; (iv) the place or places where certificates for such
Preferred Stock are to be surrendered for payment of the redemption price;(v)
that dividends on the shares to be redeemed will cease to accrue on such
redemption date; and (vi) the date upon which the holder's conversion rights,
if any, as to such shares shall terminate. If fewer than all the shares of
Preferred Stock of any series are to be redeemed, the notice mailed to each
such holder thereof shall also specify the number of shares of Preferred Stock
to be redeemed from each such holder and, upon redemption, a new certificate
shall be issued representing the unredeemed shares without cost to the holder
thereof. In order to facilitate the redemption of shares of Preferred Stock,
the Board of Directors may fix a record date for the determination of shares of
Preferred Stock to be redeemed, such record date to be not less than 30 or more
than 60 days prior to the date fixed for such redemption.
Notice having been given as provided above, from and after the date specified
therein as the date of redemption, unless the Company defaults in providing
funds for the payment of the redemption price on such date, all dividends on
the Preferred Stock called for redemption will cease. From and after the
redemption date, unless the Company so defaults, all rights of the holders of
the Preferred Stock as shareholders of the Company, except the right to receive
the redemption price (but without interest), will cease.
Subject to applicable law and the limitation on purchases when dividends on
Preferred Stock are in arrears, the Company may, at any time and from time to
time, purchase any shares of Preferred Stock in the open market, by tender or
by private agreement.
Liquidation Preference. Upon any voluntary or involuntary liquidation,
dissolution or winding up of the affairs of the Company, then, before any
distribution or payment shall be made to the holders of any Common Stock or any
other class or series of capital stock of the Company ranking junior to any
series of the Preferred Stock in the distribution of assets upon any
liquidation, dissolution or winding up of the Company, the holders of such
series of Preferred Stock shall be entitled to receive out of assets of the
Company legally available for distribution to stockholders liquidating
distributions in the amount of the liquidation preference per share (set forth
in the applicable Prospectus Supplement), plus an amount equal to all dividends
accrued and unpaid thereon (which shall not include any accumulation in respect
of unpaid dividends for prior
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dividend periods if such Preferred Stock does not have a cumulative dividend).
After payment of the full amount of the liquidating distributions to which they
are entitled, the holders of Preferred Stock will have no right or claim to any
of the remaining assets of the Company. In the event that, upon any such
voluntary or involuntary liquidation, dissolution or winding up, the legally
available assets of the Company are insufficient to pay the amount of the
liquidating distributions on all outstanding shares of any series of Preferred
Stock and the corresponding amounts payable on all shares of other classes or
series of capital stock of the Company ranking on a parity with the Preferred
Stock in the distribution of assets upon liquidation, dissolution or winding
up, then the holders of such series of Preferred Stock and all other such
classes or series of capital stock shall share ratably in any such distribution
of assets in proportion to the full liquidating distributions to which they
would otherwise be respectively entitled.
If liquidating distributions shall have been made in full to all holders of
Preferred Stock, the remaining assets of the Company shall be distributed among
the holders of any other classes or series of capital stock ranking junior to
such series of Preferred Stock upon liquidation, dissolution or winding up,
according to their respective rights and preferences and in each case according
to their respective number of shares. For such purposes, the consolidation or
merger of the Company with or into any other corporation, or the sale, lease,
transfer or conveyance of all or substantially all of the property or business
of the Company, shall not be deemed to constitute a liquidation, dissolution or
winding up of the Company.
Voting Rights. Holders of the Preferred Stock offered hereby will not have
any voting rights, except as set forth below or as otherwise expressly required
by law or as indicated in the applicable Prospectus Supplement.
If the equivalent of six quarterly dividends payable on any series of
Preferred Stock are in default (whether or not declared or consecutive), the
holders of all such series of Preferred Stock, voting as a single class with
all other series of Preferred Stock upon which similar voting rights have been
conferred and are exercisable, will be entitled to elect two additional
directors until all dividends in default have been paid or declared and set
apart for payment.
Such right to vote separately to elect directors shall, when vested, be
subject, always, to the same provisions for vesting of such right to elect
directors separately in the case of future dividend defaults. At any time when
such right to elect directors separately shall have so vested, the Company may,
and upon the written request of the holders of record of not less than 20% of
the total number of preferred shares of the Company then outstanding shall,
call a special meeting of Shareholders for the election of directors. In the
case of such a written request, such special meeting shall be held within 90
days after the delivery of such request and, in either case, at the place and
upon the notice provided by law and in the Bylaws, provided that the Company
shall not be required to call such a special meeting if such request is
received less than 120 days before the date fixed for the next ensuing annual
meeting of Shareholders, and the holders of all classes of outstanding
preferred stock are offered the opportunity to elect such directors (or fill
any vacancy) at such annual meeting of shareholders. Directors so elected shall
serve until the next annual meeting of Shareholders or until their respective
successors are elected and qualify. If, prior to the end of the term of any
director so elected, a vacancy in the office of such director shall occur,
during the continuance of a default by reason of death, resignation, or
disability, such vacancy shall be filled for the unexpired term of such former
director by the appointment of a new director by the remaining director or
directors so elected.
The affirmative vote or consent of the holders of at least a majority of the
outstanding shares of each series of Preferred Stock will be required to amend
or repeal any provision of or add any provision to, the Articles of
Incorporation, including the Certificate of Determination, if such action would
materially and adversely alter or change the rights, preferences or privileges
of such series of Preferred Stock.
No consent or approval of the holders of any series of Preferred Stock
offered hereby will be required for the issuance from the Company's authorized
but unissued Preferred Stock of other shares of any series of Preferred Stock
ranking on a parity with or junior to such series of Preferred Stock, or senior
to a series of Preferred Stock expressly made junior to other series of
Preferred Stock as to payment of dividends and distribution of assets,
including other shares of such series of Preferred Stock.
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The foregoing voting provisions will not apply if, at or prior to the time
when the act with respect to which such vote would otherwise be required shall
be effected, all outstanding shares of such series of Preferred Stock shall
have been redeemed or called for redemption upon proper notice and sufficient
funds shall have been deposited in trust to effect such redemption.
Conversion Rights. The terms and conditions, if any, upon which shares of any
series of Preferred Stock offered hereby are convertible into Common Stock will
be set forth in the applicable Prospectus Supplement relating thereto. Such
terms will include the number of shares of Common Stock into which the
Preferred Stock is convertible, the conversion price (or manner of calculation
thereof), the conversion period, provisions as to whether conversion will be at
the option of the holders of the Preferred Stock or automatically upon the
occurrence of certain events, the events requiring an adjustment of the
conversion price and provisions affecting conversion in the event of the
redemption of such Preferred Stock.
DESCRIPTION OF THE DEPOSITARY SHARES
The Company may, at its option, elect to offer Depositary Shares rather than
full shares of Preferred Stock. In the event such option is exercised, each of
the Depositary Shares will represent ownership of and entitlement to all rights
and preferences of a fraction of a share of Preferred Stock of a specified
series (including dividend, voting, redemption and liquidation rights). The
applicable fraction will be specified in the Prospectus Supplement. The shares
of Preferred Stock represented by the Depositary Shares will be deposited with
a Depositary (the "Depositary") named in the applicable Prospectus Supplement,
under a Deposit Agreement (the "Deposit Agreement"), among the Company, the
Depositary and the holders of the Depositary Receipts. Certificates evidencing
Depositary Shares ("Depositary Receipts") will be delivered to those persons
purchasing Depositary Shares in the offering. The Depositary will be the
transfer agent, registrar and dividend disbursing agent for the Depositary
Shares. Holders of Depositary Receipts agree to be bound by the Deposit
Agreement, which requires holders to take certain actions such as filing proof
of residence and paying certain charges.
The summary of terms of the Depositary Shares contained in this Prospectus
does not purport to be complete and is subject to, and qualified in its
entirety by, the provisions of the Deposit Agreement, the Articles of
Incorporation and the form of Certificate of Determination for the applicable
series of Preferred Stock.
DIVIDENDS
The Depositary will distribute all cash dividends or other cash distributions
received in respect of the series of Preferred Stock represented by the
Depositary Shares to the record holders of Depositary Receipts in proportion to
the number of Depositary Shares owned by such holders on the relevant record
date, which will be the same date as the record date fixed by the Company for
the applicable series of Preferred Stock. The Depositary, however, will
distribute only such amount as can be distributed without attributing to any
Depositary Share a fraction of one cent, and any balance not so distributed
will be added to and treated as part of the next sum received by the Depositary
for distribution to record holders of Depositary Receipts then outstanding.
In the event of a distribution other than in cash, the Depositary will
distribute property received by it to the record holders of Depositary Receipts
entitled thereto, in proportion, as nearly as may be practicable, to the number
of Depositary Shares owned by such holders on the relevant record date, unless
the Depositary determines (after consultation with the Company) that it is not
feasible to make such distribution, in which case the Depositary may (with the
approval of the Company) adopt any other method for such distribution as it
deems equitable and appropriate, including the sale of such property (at such
place or places and upon such terms as it may deem equitable and appropriate)
and distribution of the net proceeds from such sale to such holders.
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LIQUIDATION PREFERENCE
In the event of the liquidation, dissolution or winding up of the affairs of
the Company, whether voluntary or involuntary, the holders of each Depositary
Share will be entitled to the fraction of the liquidation preference accorded
each share of the applicable series of Preferred Stock, as set forth in the
Prospectus Supplement.
REDEMPTION
If the series of Preferred Stock represented by the applicable series of
Depositary Shares is redeemable, such Depositary Shares will be redeemed from
the proceeds received by the Depositary resulting from the redemption, in whole
or in part, of Preferred Stock held by the Depositary. Whenever the Company
redeems any Preferred Stock held by the Depositary, the Depositary will redeem
as of the same redemption date the number of Depositary Shares representing the
Preferred Stock so redeemed. The Depositary will mail the notice of redemption
promptly upon receipt of such notice from the Company and not less than 30 nor
more than 60 days prior to the date fixed for redemption of the Preferred Stock
and the Depositary Shares to the record holders of the Depositary Receipts.
VOTING
Promptly upon receipt of notice of any meeting at which the holders of the
series of Preferred Stock represented by the applicable series of Depositary
Shares are entitled to vote, the Depositary will mail the information contained
in such notice of meeting to the record holders of the Depositary Receipts as
of the record date for such meeting. Each such record holder of Depositary
Receipts will be entitled to instruct the Depositary as to the exercise of the
voting rights pertaining to the number of shares of Preferred Stock represented
by such record holder's Depositary Shares. The Depositary will endeavor,
insofar as practicable, to vote such Preferred Stock represented by such
Depositary Shares in accordance with such instructions, and the Company will
agree to take all action which may be deemed necessary by the Depositary in
order to enable the Depositary to do so. The Depositary will abstain from
voting any of the Preferred Stock to the extent that it does not receive
specific instructions from the holders of Depositary Receipts.
WITHDRAWAL OF PREFERRED STOCK
Upon surrender of Depositary Receipts at the principal office of the
Depositary, upon payment of any unpaid amount due the Depositary, and subject
to the terms of the Deposit Agreement, the owner of the Depositary Shares
evidenced thereby is entitled to delivery of the number of whole shares of
Preferred Stock and all money and other property, if any, represented by such
Depositary Shares. Partial shares of Preferred Stock will not be issued. If the
Depositary Receipts delivered by the holder evidence a number of Depositary
Shares in excess of the number of Depositary Shares representing the number of
whole shares of Preferred Stock to be withdrawn, the Depositary will deliver to
such holder at the same time a new Depositary Receipt evidencing such excess
number of Depositary Shares. Holders of Preferred Stock thus withdrawn will not
thereafter be entitled to deposit such shares under the Deposit Agreement or to
receive Depositary Receipts evidencing Depositary Shares therefor.
AMENDMENT AND TERMINATION OF DEPOSIT AGREEMENT
The form of Depositary Receipt evidencing the Depositary Shares and any
provision of the Deposit Agreement may at any time and from time to time be
amended by agreement between the Company and the Depositary. However, any
amendment which materially and adversely alters the rights of the holders
(other than any change in fees) of Depositary Shares will not be effective
unless such amendment has been approved by at least a majority of the
Depositary Shares then outstanding. No such amendment may impair the right,
subject to the terms of the Deposit Agreement, of any owner of any Depositary
Shares to surrender the Depositary Receipt evidencing such Depositary Shares
with instructions to the Depositary to deliver to the
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holder the Preferred Stock and all money and other property, if any,
represented thereby, except in order to comply with mandatory provisions of
applicable law. The Deposit Agreement may be terminated by the Company or the
Depositary only if (i) all outstanding Depositary Shares have been redeemed or
(ii) there has been a final distribution in respect of the Preferred Stock in
connection with any dissolution of the Company and such distribution has been
made to all the holders of Depositary Shares.
CHARGES OF DEPOSITARY
The Company will pay all transfer and other taxes and governmental charges
arising solely from the existence of the depositary arrangements. The Company
will pay charges of the Depositary in connection with the initial deposit of
the Preferred Stock and the initial issuance of the Depositary Shares, and
redemption of the Preferred Stock and all withdrawals of Preferred Stock by
owners of Depositary Shares. Holders of Depositary Receipts will pay transfer,
income and other taxes and governmental charges and certain other charges as
are provided in the Deposit Agreement to be for their accounts. In certain
circumstances, the Depositary may refuse to transfer Depositary Shares, may
withhold dividends and distributions and sell the Depositary Shares evidenced
by such Depositary Receipt if such charges are not paid.
MISCELLANEOUS
The Depositary will forward to the holders of Depositary Receipts all reports
and communications from the Company which are delivered to the Depositary and
which the Company is required to furnish to the holders of the Preferred Stock.
In addition, the Depositary will make available for inspection by holders of
Depositary Receipts at the principal office of the Depositary, and at such
other places as it may from time to time deem advisable, any reports and
communications received from the Company which are received by the Depositary
as the holder of Preferred Stock.
Neither the Depositary nor the Company assumes any obligation or will be
subject to any liability under the Deposit Agreement to holders of Depositary
Receipts other than for its negligence or willful misconduct. Neither the
Depositary nor the Company will liable if it is prevented or delayed by law or
any circumstance beyond its control in performing its obligations under the
Deposit Agreement. The obligations of the Company and the Depositary under the
Deposit Agreement will be limited to performance in good faith of their duties
thereunder, and they will not be obligated to prosecute or defend any legal
proceeding in respect of any Depositary Shares or Preferred Stock unless
satisfactory indemnity is furnished. The Company and the Depositary may rely on
written advice of counsel or accountants, on information provided by holders of
Depositary Receipts or other persons believed in good faith to be competent to
give such information and on documents believed to be genuine and to have been
signed or presented by the proper party or parties.
RESIGNATION AND REMOVAL OF DEPOSITARY
The Depositary may resign at any time by delivering to the Company notice of
its election to do so, and the Company may at any time remove the Depositary,
any such resignation or removal to take effect upon the appointment of a
successor Depositary and its acceptance of such appointment. Such successor
Depositary must be appointed within 60 days after delivery of the notice for
resignation or removal and must be a bank or trust company having its principal
office in the United States of America and having a combined capital and
surplus of at least $150,000,000.
FEDERAL INCOME TAX CONSEQUENCES
Owners of the Depositary Shares will be treated for Federal income tax
purposes as if they were owners of the Preferred Stock represented by such
Depositary Shares. Accordingly, such owners will be entitled to take into
account, for Federal income tax purposes, income and deductions to which they
would be entitled if they were holders of such Preferred Stock. In addition,
(i) no gain or loss will be recognized for Federal income tax purposes upon the
withdrawal of Preferred Stock in exchange for Depositary Shares, (ii) the tax
basis of each share of Preferred Stock to an exchanging owner of Depositary
Shares will, upon such exchange,
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be the same as the aggregate tax basis of the Depositary Shares exchanged
therefor, and (iii) the holding period for Preferred Stock in the hands of an
exchanging owner of Depositary Shares will include the period during which such
person owned such Depositary Shares.
DESCRIPTION OF WARRANTS
The Company has no Warrants outstanding (other than options issued under the
Company's stock option plans). The Company may issue Warrants for the purchase
of Preferred Stock or Common Stock. Warrants may be issued independently or
together with any other Securities offered by any Prospectus Supplement and may
be attached to or separate from such Securities. Each series of Warrants will
be issued under a separate warrant agreement (each, a "Warrant Agreement") to
be entered into between the Company and a warrant agent specified in the
applicable Prospectus Supplement (the "Warrant Agent"). The Warrant Agent will
act solely as an agent of the Company in connection with the Warrants of such
series and will not assume any obligation or relationship of agency or trust
for or with any holders or beneficial owners of Warrants. The following sets
forth certain general terms and provisions of the Warrants offered hereby.
Further terms of the Warrants and the applicable Warrant Agreement will be set
forth in the applicable Prospectus Supplement.
The applicable Prospectus Supplement will describe the terms of the Warrants
in respect of which this Prospectus is being delivered, including, where
applicable, the following: (1) the title of such Warrants; (2) the aggregate
number of such Warrants; (3) the price or prices at which such Warrants will be
issued; (4) the designation, number and terms of the shares of Preferred Stock
or Common Stock purchasable upon exercise of such Warrants; (5) the designation
and terms of the other Securities, if any, with which such Warrants are issued
and the number of such Warrants issued with each such Security; (6) the date,
if any, on and after which such Warrants and the related Preferred Stock or
Common Stock, if any, will be separately transferable; (7) the price at which
each share of Preferred Stock or Common Stock purchasable upon exercise of such
Warrants may be purchased; (8) the date on which the right to exercise such
Warrants shall commence and the date on which such right shall expire; (9) the
minimum or maximum amount of such Warrants which may be exercised at any one
time; and (10) any other terms of such Warrants, including terms, procedures
and limitations relating to the exchange and exercise of such Warrants.
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CERTAIN FEDERAL INCOME TAX CONSIDERATIONS
The following summary of certain federal income tax considerations to the
Company is based on current law, is for general information only, and is not
tax advice. The tax treatment of a holder of any of the Securities will vary
depending upon the terms of the specific securities acquired by such holder, as
well as his or her particular situation, and this discussion does not attempt
to address any aspects of federal income taxation relating to holders of
Securities, except as discussed under "--Taxation of Shareholders." Certain
federal income tax considerations relevant to holders of the Securities may be
provided in the applicable Prospectus Supplement relating thereto.
EACH INVESTOR IS ADVISED TO CONSULT THE APPLICABLE PROSPECTUS SUPPLEMENT, AS
WELL AS HIS OR HER TAX ADVISOR, REGARDING THE TAX CONSEQUENCES TO HIM OR HER OF
THE ACQUISITION, OWNERSHIP AND SALE OF THE SECURITIES, INCLUDING THE FEDERAL,
STATE, LOCAL, FOREIGN AND OTHER TAX CONSEQUENCES OF SUCH ACQUISITION, OWNERSHIP
AND SALE AND OF POTENTIAL CHANGES IN APPLICABLE TAX LAWS.
TAX TREATMENT OF THE COMPANY
If certain detailed conditions imposed by the Code and the related Treasury
regulations are met, an entity, such as the Company, that invests principally
in real estate and that otherwise would be taxed as a corporation may elect to
be treated as a REIT. The most important consequence to the Company of being
treated as a REIT for federal income tax purposes is that this enables the
Company to deduct dividend distributions to its shareholders, thus effectively
eliminating the "double taxation" (at the corporate and shareholder levels)
that typically results when a corporation earns income and distributes that
income to shareholders in the form of dividends.
The Company has made an election to be taxed as a REIT under Sections 856
through 860 of the Code, beginning with its fiscal year ending December 31,
1981. That election will continue in effect until it is revoked or terminated.
The Company believes that it has qualified during each of the fiscal years for
which an election has been in effect, and currently qualifies, as a REIT, and
the Company expects to continue to be taxed as a REIT for federal income tax
purposes. While the Company intends to operate so that it will continue to
qualify as a REIT, given the highly complex nature of the rules governing
REITs, the ongoing importance of factual determinations, and the possibility of
future changes in the circumstances of the Company, no assurance can be given
by the Company that the Company will qualify as a REIT in any particular year.
Technical Requirements for Taxation as a REIT. The following is a very brief
overview of certain of the technical requirements that the Company must meet on
an ongoing basis in order to continue to qualify as a REIT. This summary is
qualified in its entirety by the applicable Code provisions, Treasury
regulations and administrative and judicial interpretations thereof.
1. The capital stock must be widely-held and not more than 50% of the value
of the capital stock may be held by five or fewer individuals (determined after
giving effect to various ownership attribution rules). See "--Consequences of
Merger on the Company's Qualification as a REIT--Violation of Ownership
Requirements."
2. The Company's gross income must meet three income tests:
(a) at least 75% of the gross income must be derived from specified real
estate sources (including "rents from real property" and, in certain
circumstances, interest);
(b) at least 95% of the gross income must be from the real estate sources
includable in the 75% income test, and/or from dividends, interest, or
gains from the sale or disposition of stock or securities not held for sale
in the ordinary course of business; and
(c) less than 30% of the gross income may be derived from the sale of
real estate assets held for less than four years, from the sale of certain
"dealer" property, or from the sale of stock or securities held for less
than one year.
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Rents received by the Company will qualify as "rents from real property" in
satisfying the gross income requirements 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 of sales. The Company anticipates that none of its gross annual income
will be attributable to rents that are based in whole or in part on the income
of any person (excluding rents based on a percentage of receipts or sales,
which, as described above, are permitted). Second, the Code provides that rents
received from a tenant will not qualify as "rents from real property" if the
Company, or an owner of 10% or more of the Company, directly or constructively
owns 10% or more of such tenant (a "Related Party Tenant"). The Company does
not anticipate that it will receive income from Related Party Tenants. 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." The Company does not anticipate deriving
rent attributable to personal property leased in connection with real property
that exceeds 15% of the total rents. Finally, for rents received to qualify as
"rents from real property," the Company generally must not operate or manage
the property or furnish or render services to tenants, other than through an
"independent contractor" which is adequately compensated and from whom the
Company derives no revenue. The "independent contractor" requirement, however,
does not apply to the extent the services provided by the Company are "usually
or customarily rendered" in connection with the rental of space for occupancy
only and are not otherwise considered "rendered to the occupant." Any services
with respect to certain Properties that the Company believes may not be
provided by the Company directly without jeopardizing the qualification of rent
as "rents from real property" will be performed by "independent contractors."
See "--Consequences of the Merger on the Company's Qualification as a REIT--
The Company's Assumption of Management Activities With Respect to its
Properties," "--Consequences of the Merger on the Company's Qualification as a
REIT--Nonqualifying Income," and "--Consequences of the Merger on the Company's
Qualification as a REIT--Acquisition of Affiliated Partnership Interests in the
Merger" for a discussion of specific aspects of the Merger that may impact upon
the Company's ability to satisfy the 95% gross income test.
3. Generally, 75% of the value of the Company's total assets must be
represented by real estate, mortgages secured by real estate, cash, or
government securities (including its allocable share of real estate assets held
by any partnerships in which the Company owns an interest). Not more than 25%
of the Company's total assets may be represented by securities other than those
in the 75% asset class. 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. The 5% test generally
must be met for any quarter in which the Company acquires securities of an
issuer. The Company believes that it satisfies these tests. In this regard,
however, the 10% voting stock prohibition will preclude the Company from
controlling the operations of PSCP and the Lock/Box Company (in which the
Company will own 95% of the equity in the form of non-voting stock and the
Hughes Family will own 5% of the equity but 100% of the voting stock) or PSCC
(in which the Company will own a less than 10% equity interest) and may
preclude the Company from exercising its rights of first refusal with respect
to the corporations owning the Canadian operations and the reinsurance
business.
4. The Company must distribute to its shareholders in each taxable year an
amount at least equal to 95% of the Company's "REIT Taxable Income" (which is
generally equivalent to net taxable ordinary income). Under certain
circumstances, the Company can rectify a failure to meet the 95% distribution
test by paying dividends after the close of a particular taxable year.
In years prior to 1990, the Company made distributions in excess of its REIT
Taxable Income. During 1990, the Company reduced its distribution to its
shareholders to permit the Company to make an optional reduction in short-term
borrowings (which previously had been used to fund distributions to its
shareholders).
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As a result, distributions paid by the Company in 1990 were less than 95% of
the Company's REIT Taxable Income for 1990. The Company has satisfied the REIT
distribution requirements for 1990, 1991, 1992, 1993 and 1994 by attributing
distributions in 1991, 1992, 1993, 1994 and 1995 to the prior year's taxable
income, and PSI expects to satisfy the distribution requirement for 1995 by
attributing distributions in 1996 to the 1995 taxable income. The Company may
be required, over each of the next several years, to make distributions after
the close of a taxable year and to attribute those distributions to the prior
year, but shareholders will be treated for federal income tax purposes as
having received such distributions in the taxable years in which they were
actually made. The extent to which the Company will be required to attribute
distributions to the prior year will depend on the Company's operating results
and the level of distributions as determined by the Board of Directors.
Reliance on subsequent year distributions could cause the Company to be
subject to certain penalty taxes. In that regard, 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 calendar year, (ii) 95% of its REIT capital gain
net income for such calendar 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
during such calendar year (not taking into account distributions made in
subsequent years but attributed to such calendar year). The Company intends to
comply with this 85% distribution requirement in an effort to minimize any
excise tax. Any distributions required to be made by the Company in order to
eliminate any accumulated earnings and profits of PSMI would not be counted in
determining whether the Company satisfies the 95% distribution test and could
adversely impact upon the Company's ability to satisfy the 95% distribution
test. See "--Consequences of the Merger on the Company's Qualification as a
REIT--Elimination of Any Accumulated Earnings and Profits Attributable to Non-
REIT Years."
For purposes of applying the income and asset tests mentioned above, a REIT
is considered to own a proportionate share of the assets of any partnership in
which it holds a partnership interest. See "--Consequences of the Merger on
the Company's Qualification as a REIT--Acquisition of Affiliated Partnership
Interests in the Merger".
Applicable Federal Income Tax. If the Company qualifies for taxation as a
REIT, it generally will not be subject to federal corporate income taxes on
net income that it distributes currently to shareholders. However, the Company
will be subject to federal income tax in the following circumstances. First,
the Company will be taxed at regular corporate rates on any undistributed REIT
taxable income, including undistributed net capital gains. 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" (which is, in
general, property acquired by foreclosure or otherwise on default of a lease
or a loan secured by 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 (other than foreclosure property) held primarily for
sale to customers in the ordinary course of business), 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 above), and has
nonetheless maintained its qualification as a REIT because certain other
requirements have been met, it will be subject to a 100% tax on the net income
attributable to the greater of the amount by which the Company fails the 75%
or 95% gross income test.
Under the "Built-in Gain Rules" of IRS Notice 88-19, 1988-1 C.B. 486, the
Company will be subject to a corporate level tax if it disposes of any of the
assets acquired in the Merger at any time during the 10-year period beginning
on the closing date of the Merger (the "Restriction Period"), assuming the
Company makes the election pursuant to the Built-in Gain Rules (or applicable
future administrative rules or Treasury regulations) to have the 10-year rule
apply. This tax would be imposed on the Company at the top regular corporate
rate (currently 35%) in effect at the time of the disposition on the excess of
(i) the lesser of (a) the fair market value at the time of the Merger of the
assets disposed of and (b) the selling price of such assets over (ii) the
Company's adjusted basis in such assets at the time of the Merger (such excess
being referred to
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as the "Built-in Gain"). The Company currently does not intend to dispose of
any of the assets acquired in the Merger during the Restriction Period, but
there can be no assurance that one or more such dispositions will not occur.
If the Company does not make the election to have the 10-year rule apply, PSMI
would be taxed on the Built-in Gain at the time of the Merger at regular
corporate tax rates and the Company, as the successor to PSMI in the Merger,
would succeed to the liability for that tax.
Failure to Qualify as a REIT. For any taxable year that the Company fails to
qualify as a REIT and the relief provisions do not apply, the Company would be
taxed at the regular corporate rates on all of its taxable income, whether or
not it makes any distribution to its shareholders. Those taxes would reduce
the amount of cash available to the Company for distributions to its
shareholders or for reinvestment. As a result, failure of the Company to
qualify during any taxable year as a REIT could have a material adverse effect
upon the Company and its shareholders.
Termination of REIT Election. The Company's election to be treated as a REIT
will terminate automatically if the Company fails to meet the REIT
qualification requirements described above. If a termination (or a voluntary
revocation) occurs, unless certain relief provisions apply, the Company would
not be eligible to elect REIT status again until the fifth taxable year that
begins after the first year for which the Company's election was terminated
(or revoked). If the Company loses its REIT status, but later qualifies and
elects to be taxed as a REIT again, the Company may face significant adverse
tax consequences. Immediately prior to the effectiveness of the election to
return to REIT status, the Company would be treated as if its disposed of all
of its assets in a taxable transaction, triggering taxable gain with respect
to the Company's appreciated assets. (The Company would, however, be permitted
to elect an alternative treatment under which the gains would be taken into
account only as and when they actually are recognized upon sales of the
appreciated property occurring within the 10-year period after return to REIT
status. The Company would not receive the benefit of a dividends paid
deduction to reduce any such taxable gains. Thus, any such gains on
appreciated assets would be subject to double taxation, at the corporate as
well as the shareholder level.
CONSEQUENCES OF THE MERGER ON THE COMPANY'S QUALIFICATION AS A REIT
In light of the complex federal income tax requirements applicable to REITs,
the Merger could have adverse consequences on the Company's continued
qualification as a REIT, as discussed in greater detail below. Hogan & Hartson
L.L.P. ("Hogan & Hartson"), counsel to the Company, is of the opinion that the
Company will continue to qualify as a REIT following the Merger so long as (A)
the Company has met at all times since the Merger and continues to meet the
stock ownership and gross income requirements applicable to REITs and (B)
either PSMI at the time of (and giving effect to) the Merger was not
considered to have any current or accumulated earnings and profits for tax
purposes or the Company made distributions prior to the end of 1995 in an
amount sufficient to eliminate such earnings and profits. See "--Nonqualifying
Income", "--Violation of Ownership Requirements," and "--Elimination of Any
Accumulated Earnings and Profits Attributable to Non-REIT Years." Hogan &
Hartson, however, has not opined that the Company will continue to meet the
stock ownership and gross income requirements applicable to REITs following
the Merger or that PSMI did not have current or accumulated earnings and
profits at the time of the Merger, due to the numerous factual determinations
and future events that bear on those conclusions.
The Company's Assumption of Management Activities With Respect to its
Properties. Because of the complex federal income tax requirements
attributable to REITs, a number of federal income tax issues must be addressed
in connection with the Merger that are unique to the Company's status as a
REIT. One issue is whether the Company is permitted to perform property
management functions internally with respect to the mini-warehouse and
business park properties ("Properties") it owns. Generally, a REIT is
permitted to perform services with respect to properties it rents to tenants
so long as such services are usually and customarily rendered in connection
with the rental of space for occupancy only and are not considered to be
"rendered to the occupant." If a REIT performs services beyond this extent,
the rental income received for the use of its property will not qualify as
"rental income" for purposes of the REIT gross income tests. See
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"--Tax Treatment of the Company--Technical Requirements for Taxation as a
REIT." Failure of the rental income received for properties that the Company
owns to qualify as "rental income" would result in the disqualification of the
Company as a REIT. See "--Tax Treatment of the Company--Termination of REIT
Election."
As a result of the Merger, the Company "self-manages" the Properties it owns.
The Company received a private letter ruling from the IRS to the effect that,
should the Company acquire PSMI and assume and perform the management
activities of its Properties, such property management activities by the
Company would not adversely affect the characterization of the Company's rents
from the Properties as rents from real property. The ruling is based on the
Company's description of those management activities to be performed in
connection with Properties it owns, including maintenance, repair, lease
administration and accounting, and security. The ruling also considers the
ancillary activities to be directly performed by the Lock/Box Company, such as
the sale of inventory products such as locks, boxes, and packing materials.
Nonqualifying Income. The Company must meet several annual gross income tests
to retain its REIT qualification. See "--Tax Treatment of the Company--
Technical Requirements for Taxation as a REIT." Under the 95% gross income
test, the Company must derive at least 95% of its total gross income from
specified classes of income related to real property, dividends, interest or
gains from the sale or other disposition of stock or other securities that do
not constitute "dealer property." Income related to real property includes: (i)
proceeds from the rental of mini-warehouse facilities; (ii) interest on
obligations secured by mortgages on real property; and (iii) gains from the
sale or other disposition of real property (other than real property held by
the Company as a dealer).
After the Merger, the Company assumed and performs property management
activities for the various partnerships and REITs in which the Company has an
interest that own Properties, as well as for various other entities that own
mini-warehouse properties and/or business parks. The Company will receive
management fees from such partnerships, REITs, and other owners in exchange for
the performance of such management activities. The gross income received by the
Company from these property management activities with respect to Properties
owned by other entities (including the REITs in which the Company has an
ownership interest) and advisory services rendered to such other entities will
be treated as income not qualifying under the 95% gross income test
("Nonqualifying Income"). See "--Acquisition of Affiliated Partnership
Interests in the Merger." If there were no change in current revenues of the
Company through acquisitions or otherwise and no other action by the Company to
reduce its nonqualifying income (for example, through the prepayment of
management fees described below), the Company estimates that it would not
satisfy the 95% gross income test for 1996 because its nonqualifying income
would represent approximately 7% of its total gross income for 1996. However,
the percentage of Nonqualifying Income may be reduced in a variety of ways.
First, the Company could reduce the actual dollar amount of its Nonqualifying
Income. Second, because the income tests are based on a percentage of total
gross income, increases in overall gross income that result from increases in
qualifying rents will reduce the percentage of Nonqualifying Income. Pursuant to
the Company's existing acquisition program, the Company believes that additional
assets may be acquired by it during 1996 that would generate additional
qualifying income, thereby lowering the percentage of total Nonqualifying Income
recognized by it. Finally, to the extent that the Company acquires properties
following the Merger for which it assumed management responsibilities in
connection with the Merger, the management fees received with respect to such
properties would cease to be Nonqualifying Income. Nevertheless, there can be no
assurance that future acquisitions will be made in amounts or at such times to
permit the Company to satisfy these gross income requirements. Moreover,
increases in other Nonqualifying Income may similarly affect these calculations.
If the Company determines at any time during the year that the receipt of
third-party management fees could adversely affect its ability to satisfy the
95% gross income test, it will notify the third-party property owners to which
it provides property management services and request that management fees be
paid at reduced rates for the remainder of the year. The Company will, to the
extent possible under existing tax guidelines, defer receipt of such fees to a
succeeding year in which recognition of the Nonqualifying Income
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would not jeopardize its qualification as a REIT. If such deferral is not
possible, however, the Company would reduce the fees without condition or
deferral (reduction estimated at $1.5 million, assuming no growth and no
further acquisition of properties). Although this measure would reduce the
Company's gross income (and correspondingly its net profits), it would
effectively reduce the Company's overall Nonqualifying Income in order to
preserve its REIT status. The Company anticipates that this measure will be
taken only as necessary and intends to pursue less costly alternatives when
appropriate.
In addition, in order to reduce the amount of Nonqualifying Income, in
December 1995 certain Properties pre-paid to the Company approximately $4.5
million of management fees that the Company otherwise would have been expected
to receive for 1996, discounted to compensate for early payment. Pre-payment of
management fees reduced the percentage of Nonqualifying Income received by the
Company in taxable years subsequent to such prepayment. In connection with the
Merger, Hogan & Hartson delivered an opinion that it is more likely than not
that the IRS would respect the inclusion of the prepaid management fees in the
gross income of the Company when they are received. Hogan & Hartson's opinion is
based on numerous cases where courts have upheld the IRS's position that fees
should be included in income when they are received, rather than when the
services to which such fees relate are performed. There are, however, several
contrary authorities where courts, over the IRS's objections, have held that
prepaid amounts are not included in income in advance of performance. Because of
these contrary authorities, there can be no assurance that the IRS might not
assert that such management fees should be included in the gross income of the
Company as the related management services are provided, rather than being
included in the gross income when they are received. If the IRS were to
successfully challenge the treatment of such management fees and the inclusion
of such fees in the Company's gross income resulted in it failing the 95% gross
income test for a taxable year ending after the Merger, the Company's REIT
status may terminate for such year and future years unless it meets the "good
cause" exception described above. For years subsequent to 1996, assuming that
there were no changes in current revenues of the Company and assuming no
acquisition or development of additional assets, the Company estimates that it
would not be able to satisfy the 95% gross income test unless it were to take
further steps to reduce its percentage of Nonqualifying Income for those years
(for example by deferring the payment of management fees until later years or by
disposing of a portion of its management business, including possibly to a
taxable corporation in which the Company would own substantially all of the
economic interests but none of the voting stock).
Finally, the Company and the various other owners of mini-warehouses and
business parks for which the Company performs management activities (the
"Owners") have entered into an agreement (the "Administrative and Cost-Sharing
Agreement") with PSCC, Inc. ("PSCC") pursuant to which PSCC provides the Owners
and the Company certain administrative and cost-sharing services in connection
with the operation of the Properties and the performance of certain
administrative functions. Each of the Owners and the Company pay the PSCC
directly for services rendered by PSCC in connection with the Administrative
and Cost Sharing Agreement. That payment is separate from and in addition to
the compensation paid to the Company under the management agreement for the
management of the Properties owned by the Owners. The Company has received a
private letter ruling from the IRS to the effect that the reimbursements and
other payments made to PSCC by the Owners will not be treated as revenues of
the Company for purposes of the 95% gross income test.
If the Company fails to meet the 95% gross income test during any taxable
year, its REIT status would terminate for that year and future years unless it
qualifies for the "good cause" exception. In order to qualify for the "good
cause" exception, the Company would have to satisfy each of the following: (i)
it reported the source and nature of each item of its gross income in its
federal income tax return for such year; (ii) the inclusion of any incorrect
information in its return is not due to fraud with intent to evade tax; and
(iii) the failure to meet such test is due to a reasonable cause and not to
willful neglect. The Company intends to conduct its operations and affairs so
that it meets the 95% gross income test for each taxable year. The Company also
intends to operate so that, in the event it were to fail to meet the 95% gross
income test, it would satisfy the "reasonable cause" requirement of the "good
cause" exception because it exercised ordinary business care and prudence in
attempting to satisfy the 95% gross income test (including by receiving
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opinions of counsel where appropriate). There can be no assurance, however,
that if the Company were unable to satisfy the 95% gross income test, the IRS
would necessarily agree that the Company had operated in a manner that
qualifies for the "good cause" exception. Furthermore, even if the Company's
REIT status were not terminated because of the "good cause" exception, the
Company still would be subject to an excise tax on any excess nonqualifying
income. Generally, if the Company fails the 95% gross income test but still
retains its qualification as a REIT under the "good cause" exception, it would
be subject to a 100% excise tax on the amount of the excess nonqualifying
income multiplied by a fraction, the numerator of which would be the Company's
taxable income (computed without its distribution deduction) and the
denominator of which would be the Company's gross income from all sources. This
excise tax would have the general effect of causing the Company to pay all net
profits generated from this excess nonqualifying income to the IRS.
Acquisition of Affiliated Partnership Interests in the Merger. In the Merger,
the Company acquired interests in various partnerships that own and operate
Properties. The Company, for purposes of satisfying the REIT asset and gross
income tests, will be treated as if it directly owns a proportionate share of
each of the assets of these partnerships. For these purposes, under current
Treasury regulations the Company's interest in each of the partnerships must be
determined in accordance with its "capital interest" in such partnership. The
character of the various assets in the hands of the partnership and the items
of gross income of the partnership will retain their same character in the
hands of the Company for these purposes. Accordingly, to the extent the
partnership receives real estate rentals and holds real property, a
proportionate share of such qualified income and assets will be treated as
qualified rental income and real estate assets of the Company for purposes of
determining its REIT qualification. The Company expects that substantially all
of the properties of the partnerships will constitute real estate assets and
will generate qualifying rental income for purposes of the REIT gross income
tests.
The acquisition of these partnership interests in the Merger creates several
issues regarding the Company's satisfaction of the 95% gross income test.
First, the Company will earn property management fees from these partnerships.
Existing Treasury regulations do not address the treatment of management fees
derived by a REIT from a partnership in which the REIT holds a partnership
interest, but the IRS has issued a number of private letter rulings holding
that the portion of the management fee that corresponds to the REIT interest in
the partnership in effect is disregarded in applying the 95% gross income test
where the REIT holds a "substantial" interest in the partnership. The Company
expects to disregard the portion of management fees derived from partnerships in
which it is a partner that corresponds to its interest in these partnerships in
determining the amount of its Nonqualifying Income, and the estimate of the
Company's prepayment of management fees set forth above was computed based upon
this approach. There can be no assurance, however, that the IRS would not take a
contrary position with respect to the Company, either rejecting the approach set
forth in the private letter rulings mentioned above or contending that the
Company's situation is distinguishable from those addressed in the private
letter rulings (for example, because the Company does not have a "substantial"
interest in the partnerships).
Second, the Company will acquire interests in certain of these partnerships
that entitle the Company to a percentage of profits (either from operations, or
upon a sale, or both) in excess of the percentage of total capital originally
contributed to the partnership with respect to such interest. Existing Treasury
Regulations do not specifically address this situation, and it is uncertain,
based on existing authority, how the Company's "capital interest" in these
partnerships will be determined. This determination is relevant because it
affects both the percentage of the gross rental income of the partnership that
is considered gross rental income (or qualifying income) to the Company and the
percentage of the management fees paid to the Company that are disregarded in
determining the Company's Nonqualifying Income. For example, if the Company
takes the position that it has a 25% "capital interest" in a partnership
(because it would receive 25% of the partnership's assets upon a sale and
liquidation) but the IRS determines it only has a 1% "capital interest"
(because the original holder of the Company's interest only contributed 1% of
the total capital contributed to the partnership), the Company's share of the
qualifying income from the partnership would be reduced and the portion of the
management fee from the partnership that would be treated as Nonqualifying
Income would be increased, thereby adversely affecting the Company's ability to
satisfy the 95% gross income test.
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In determining its "capital interest" in the various partnerships in which the
Company acquired an interest in the Merger, the Company will determine the
percentage of the partnership's assets that would be distributed to it if those
assets were sold and distributed among the partners in accordance with the
applicable provisions of the partnership agreements. There can be no assurance,
however, that the IRS will agree with this methodology and not contend that
another, perhaps less favorable, method must be used for purposes of
determining the Company "capital interests." If that were to occur, it could
adversely affect the Company's ability to satisfy the 95% gross income test
following the Merger.
Violation of Ownership Requirements. For the Company to qualify as a REIT
under the Code, no more than 50% in value of its outstanding stock may be
owned, directly or constructively under certain attribution rules of the Code,
by five or fewer individuals (as defined in the Code to include certain
entities) during the last half of a taxable year. Following the Merger, the
value of the outstanding capital stock held by the Hughes Family was estimated
to be approximately 45%. Accordingly, no four individuals other than the Hughes
Family may own directly or constructively, in the aggregate, more than 5% of the
value of outstanding stock of the Company. In order to assist the Company in
meeting these ownership restrictions, the Articles of Incorporation and Bylaws
prohibit the actual or constructive ownership of more than 2.0% of the
outstanding shares of all common stock of the Company or more than 9.9% of the
outstanding shares of each class or series of shares of preferred stock of the
Company. (The Articles of Incorporation and Bylaws provide, however, that no
person is deemed to exceed this ownership limitation solely by reason of the
beneficial ownership of shares of any class of stock to the extent that such
shares of stock were beneficially owned by such person at the time of the
Merger.) However, even with these ownership limitations, the Company could still
be in violation of the ownership restrictions if four individuals unrelated to
the Hughes Family were to own the maximum amount of capital stock permitted
under the Articles of Incorporation and Bylaws. Therefore, to further assist the
Company in meeting the ownership restrictions, the Hughes Family entered into an
agreement with the Company for the benefit of the Company and certain designated
charitable beneficiaries restricting their acquisition of additional shares of
the Company's capital stock and providing that if, at any time, for any reason,
more than 50% in value of the Company's outstanding stock otherwise would be
considered owned by five or fewer individuals, then a number of shares of Common
Stock of the Company owned by Wayne Hughes necessary to cure such violation will
automatically and irrevocably be transferred to a designated charitable
beneficiary. These provisions are modeled after certain arrangements that the
IRS has ruled in private letter rulings will preclude a REIT from being
considered to violate the ownership restrictions so long as such arrangements
are enforceable as a matter of state law and the REIT seeks to enforce them as
and when necessary. There can be no assurance, however, that the IRS might not
seek to take a different position with respect to the Company (a private letter
ruling is legally binding only with respect to the taxpayer to whom it was
issued) or contend that the Company failed to enforce these various arrangements
and, hence, there can be no assurance that these arrangements will necessarily
preserve the Company's REIT status. No private letter ruling has been sought by
the Company from the IRS with respect to the effect of these arrangements.
Elimination of Any Accumulated Earnings and Profits Attributable to Non-REIT
Years. A REIT is not allowed to have accumulated earnings and profits
attributable to non-REIT years. A REIT has until the close of its first taxable
year in which it has non-REIT earnings and profits to distribute any such
accumulated earnings and profits. In a corporate reorganization qualifying as a
tax free statutory merger, the acquired corporation's current and accumulated
earnings and profits are carried over to the surviving corporation. Any
earnings and profits treated as having been acquired by a REIT through such a
merger will be treated as accumulated earnings and profits of a REIT
attributable to non- REIT years. Accordingly, any accumulated earnings and
profits of PSMI and its predecessors (including earnings and profits
resulting from transactions undertaken in contemplation of the Merger or from
the Merger itself) carried over to the Company in the Merger and the Company
would have been required to distribute any such accumulated earnings and profits
prior to the close of 1995 (the year in which the Merger occurred). Failure to
do so would result in disqualification of the Company as a REIT (unless the
"deficiency dividend" procedures described below apply and the Company complies
with those procedures).
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The amount of the accumulated earnings and profits of PSMI acquired by the
Company is based on the consolidated earnings and profits of PSMI (including
each of its predecessors) through and including the date of the Merger
("Consolidated Accumulated Earnings"). In connection with the Merger, the
Company received a study prepared by PSMI of the earnings and profits of PSMI
and its subsidiaries, taking into account projected income of PSMI and its
predecessors to and including the time of the Merger and distributions to the
PSMI shareholders made at or prior to the time of the Merger, that showed that
PSMI had no Consolidated Accumulated Earnings at the time of the Merger. The
determination of accumulated earnings and profits acquired by the Company in the
Merger ("Acquired Earnings") depends upon a number of factual matters related to
the activities and operations of PSMI and its predecessors during their entire
corporate existence and is subject to review and challenge by the IRS. There can
be no assurance that the IRS will not examine the tax returns of PSMI and its
predecessors for years prior to and including the Merger and propose adjustments
to increase their taxable income. Because the earnings and profits study used to
calculate the amount of Acquired Earnings is based on these returns, any such
adjustments could increase the amount of the Acquired Earnings. In this regard,
the IRS can consider all taxable years of PSMI and its predecessors as open for
review for purposes of determining the amount of earnings and profits.
Although not free from doubt, "deficiency dividend" procedures may be
available for the Company to distribute any Acquired Earnings that were
subsequently determined to exist as a result of an IRS audit. In order to use
this "deficiency dividend" procedure, the Company would have to make an
additional dividend distribution to its shareholders (in addition to
distributions made for purposes of satisfying the normal REIT distribution
requirements), in the form of cash, notes, other property, or stock in a
taxable stock dividend, 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 that were not distributed prior to December 31, 1995, from
the date on which its 1995 tax return was due to the date the IRS determination
was made. The statute and Treasury regulations related to the application of
the "earnings and profits distribution" requirement to a REIT that acquires a
"non-REIT" in a reorganization and the availability of the "deficiency
dividend" procedure in those circumstances are not entirely clear, and there
can be no assurance that the IRS would not take the position either that the
"deficiency dividend" procedure is not available (in which case, the Company
would cease to qualify as a REIT effective for its taxable year in which the
Merger occurred) or, alternatively, that even if the procedure is available,
the Company cannot qualify as a REIT for the taxable year in which the Merger
occurred (but it could qualify as a REIT for subsequent years).
TAXATION OF SHAREHOLDERS
General. As long as the Company qualifies as a REIT, distributions made to the
Company's taxable domestic shareholders will generally be taxable to
Shareholders as ordinary income to the extent of the Company's earnings and
profits. For this purpose, earnings and profits of the Company will first be
allocated to distributions paid on preferred stock until an amount equal to such
distributions has been allocated thereto. As a result, it is likely that any
distributions paid on preferred stock will be taxable in full as dividends to
the holders of preferred stock. Dividends declared during the last quarter of a
calendar year and actually paid during January of the immediately following
calendar year generally are treated as if received by the shareholders on
December 31 of the calendar year during which they were declared. Distributions
paid to Shareholders will not constitute passive activity income and as a
result, generally cannot be offset by losses from passive activities of
Shareholders subject to the passive activity rules. Distributions designated by
the Company as capital gain dividends generally will be taxed as long-term
capital gain to Shareholders, to the extent that the distributions do not exceed
the Company's actual net capital gain for the taxable year. Corporate
Shareholders may be required to treat up to 20% of any such capital gain
dividends as ordinary income. Distributions by the Company, whether
characterized as ordinary income or as capital gain, are not eligible for the
70% dividends received deduction for corporations. If the Company should realize
a loss, Shareholders will not be permitted to deduct any share of that loss.
Future regulations may require that Shareholders take into account, for purposes
of computing their individual alternative minimum tax liability, certain tax
preference items of the Company.
30
<PAGE>
The Company may distribute cash in excess of its net taxable income. Upon
distribution of such cash by the Company to Shareholders (other than as a
capital gain dividend), if all of the Company's current and accumulated
earnings and profits have been distributed, the excess cash will be deemed to
be a non-taxable return of capital to each Shareholder to the extent of the
adjusted tax basis of the Shareholder's capital stock. Distributions in excess
of the adjusted tax basis will be treated as gain from the sale or exchange of
the capital stock. A Shareholder who has received a distribution in excess of
current and accumulated earnings and profits of the Company may, upon the sale
of the capital stock, realize a higher taxable gain or a smaller loss because
the basis of the Common Stock as reduced will be used for purposes of computing
the amount of the gain or loss. Generally, gain or loss realized by a
Shareholder upon the sale of capital stock will be reportable as capital gain
or loss. If a Shareholder receives a long-term capital gain dividend from the
Company and has held the capital stock for six months or less, any loss
incurred on the sale or exchange of the capital stock is treated as a long-term
capital loss, to the extent of the corresponding long-term capital gain
dividend received.
If a Shareholder is subject to "backup withholding," the Company will be
required to deduct and withhold from any dividends payable to such Shareholder
a tax of 31%. These rules may apply when a Shareholder fails to supply a
correct taxpayer identification number, or when the IRS notifies the Company
that a Shareholder is subject to the rules or has furnished an incorrect
taxpayer identification number.
The Company is required to demand annual written statements from the record
holders of designated percentages of its capital stock disclosing the actual
owners of the capital stock and to maintain permanent records showing the
information it has received as to the actual ownership of such capital stock
and a list of those persons failing or refusing to comply with such demand.
In any year in which the Company does not qualify as a REIT, distributions by
the Company to Shareholders will be taxable in the same manner discussed above,
except that no distributions can be designated as capital gain dividends,
distributions will be eligible for the corporate dividends received deduction,
and Shareholders will not receive any share of the Company's tax preference
items.
Taxation of Holders of Preferred Stock, Depositary Shares and Warrants. If
the Company offers one or more series of Preferred Stock, Depositary Shares or
Warrants, there may be tax consequences for the holders of such Securities not
discussed herein. For a discussion of any such additional consequences, see the
applicable Prospectus Supplement.
TAXATION OF TAX EXEMPT INVESTORS
In general, a tax exempt entity that is a Shareholder is not subject to tax
on distributions from the Company or gain realized on the sale of capital stock,
provided that the tax exempt entity has not financed the acquisition of its
capital stock with "acquisition indebtedness" within the meaning of the Code.
Special rules apply to organizations exempt under Code Sections 501(c)(7),
(c)(9), (c)(17) and (c)(20), and such prospective investors should consult their
own tax advisors concerning the applicable "set aside" and reserve requirements.
In addition, certain distributions by a REIT to a tax-exempt employee's pension
trust that owns more than 10% of the REIT will, in certain circumstances, be
treated as "unrelated business taxable income."
SPECIAL TAX CONSIDERATIONS FOR FOREIGN STOCKHOLDERS
The rules governing U.S. Federal income taxation of non-U.S. stockholders (as
defined below) are complex, and the following discussion is intended only as a
summary of such rules. Prospective non-U.S. stockholders should consult with
their tax advisors to determine the impact of U.S. Federal, state, and local
income tax laws on an investment in the REIT, including any reporting
requirements, as well as the tax treatment of such an investment under their
home country laws. For purposes of this discussion, a non-U.S. stockholder is a
holder of Securities that, for U.S. Federal income tax purposes, is not a
"United States person." A "United States person," in turn, means a citizen or
resident of the United States; a corporation, partnership, or other entity
created or organized in the United States or under the laws of the United
States or of any political subdivision thereof; or an estate or trust whose
income is includible in gross income for U.S. Federal income tax purposes
regardless of its source. The following discussion assumes that the Securities
are held as "capital assets" under the Code.
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<PAGE>
Distributions to a non-U.S. stockholder will generally be subject to tax as
ordinary income to the extent of the Company's current and accumulated earnings
and profits as determined for U.S. Federal income tax purposes. Such
distributions will generally be subject to withholding of such income tax at a
30% rate, unless reduced by an applicable tax treaty or unless such dividends
are treated as effectively connected with a United States trade or business. If
the amount distributed exceeds a non-U.S. stockholder's allocable share of such
earnings and profits, the excess will be treated as a tax-free return of
capital to the extent of such stockholder's adjusted basis in the Securities.
To the extent that such distributions exceed the adjusted basis of a non-U.S.
stockholder's Securities, such distributions will generally be subject to tax
if such stockholder would otherwise be subject to tax on any gain from the sale
or disposition of its Securities, as 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 and accumulated earnings and profits, the
distribution will be subject to withholding at the same rate as dividends.
Amounts so withheld, however, are refundable or creditable against U.S. Federal
tax liability if it is subsequently determined that such distribution was, in
fact, in excess of current and accumulated earnings and profits of the Company,
unless the non-U.S. stockholder is otherwise subject to U.S. Federal income
tax.
For any year in which the Company qualifies as a REIT, distributions to a
non-U.S. stockholder that are attributable to gain from the sales or exchanges
by the Company of "United States real property interests" will be treated as if
such gain were effectively connected with a United States trade or business and
will thus be subject to tax at the normal capital gain rates applicable to U.S.
stockholders (subject to applicable alternative minimum tax) under the
provisions of the Foreign Investment in Real Property Tax Act of 1980
("FIRPTA"). Also, distributions subject to FIRPTA may be subject to a 30%
branch profits tax in the hands of a foreign corporate stockholder not entitled
to a treaty exemption. The Company is required to withhold 35% of any
distribution that could be designated by the Company as a capital gains
dividend. This amount may be credited against the non-U.S. stockholder's FIRPTA
tax liability.
Gain recognized by a non-U.S. stockholder upon a sale of its Securities will
generally not be subject to tax under FIRPTA if the Company is a "domestically
controlled REIT," which is defined generally as a REIT in which at all times
during a specified testing period less than 50% in value of its shares were
held directly or indirectly by non-U.S. persons. Because only a minority of the
Shareholders are non-U.S. stockholders, the Company expects to qualify as a
"domestically controlled REIT." Accordingly, a non-U.S. stockholder should not
be subject to U.S. tax from gains recognized upon disposition of the
Securities, provided that such gain is not effectively connected with the
conduct of a United States trade or business and, in the case of an individual
stockholder, such holder is not present in the United States for 183 days or
more during the year of sale and certain other requirements are met.
Under temporary United States Treasury regulations, United States information
reporting requirements and backup withholding tax will generally not apply to
dividends paid on the Securities to a non-U.S. stockholder at an address
outside the United States. Payments by a United States office of a broker of
the proceeds of a sale of the Securities is subject to both backup withholding
at a rate of 31% and information reporting unless the holder certifies its non-
U.S. stockholder status under penalties of perjury or otherwise establishes an
exemption. Information reporting requirements (but not backup withholding) will
also apply to payments of the proceeds of sales of the Securities by foreign
offices of United States brokers, or foreign brokers with certain types of
relationships to the United States, 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 holder otherwise establishes an exemption.
Backup withholding is not an additional tax. Any amounts withheld under the
backup withholding rules will be refunded or credited against the non-U.S.
stockholder's U.S. Federal income tax liability, provided that the required
information is furnished to the IRS.
These information reporting and backup withholding rules are under review by
the United States Treasury and their application to the Securities could be
changed by future regulations.
32
<PAGE>
STATE AND LOCAL TAXES
The tax treatment of the Company and the Shareholders in states having taxing
jurisdiction over them may differ from the federal income tax treatment.
Accordingly, no discussion of state taxation of the Company and the
Shareholders is provided nor is any representation made as to the tax status of
the Company in such states. All investors should consult their tax advisors as
to the treatment of the Company under the respective state tax laws applicable
to them.
PLAN OF DISTRIBUTION
The Company may sell the Securities to one or more underwriters for public
offering and sale by them or may sell the Securities to investors directly or
through agents. Any such underwriter or agent involved in the offer and sale of
the Securities will be named in the applicable Prospectus Supplement.
Underwriters may offer and sell the Securities at a fixed price or prices,
which may be changed, at prices related to the prevailing market prices at the
time of sale or at negotiated prices. The Company also may, from time to time,
authorize underwriters acting as the Company's agents to offer and sell the
Securities upon the terms and conditions as are set forth in the applicable
Prospectus Supplement. In connection with the sale of Securities, underwriters
may be deemed to have received compensation from the Company in the form of
underwriting discounts or commissions and may also receive commissions from
purchasers of Securities for whom they may act as agent. Underwriters may sell
Securities to or through dealers, and such dealers may receive compensation in
the form of discounts, concessions or commissions from the underwriters and/or
commissions from the purchasers for whom they may act as agent.
Any underwriting compensation paid by the Company to underwriters or agents
in connection with the offering of Securities, and any discounts, concessions
or commissions allowed by underwriters to participating dealers, will be set
forth in the applicable Prospectus Supplement. Underwriters, dealers and agents
participating in the distribution of the Securities may be deemed to be
underwriters, and any discounts and commissions received by them and any profit
realized by them on resale of the Securities may be deemed to be underwriting
discounts and commissions, under the Securities Act. Underwriters, dealers and
agents may be entitled, under agreements entered into with the Company, to
indemnification against and contribution toward certain civil liabilities,
including liabilities under the Securities Act.
If so indicated in the applicable Prospectus Supplement, the Company will
authorize dealers acting as the Company's agents to solicit offers by certain
institutions to purchase Securities from the Company at the offering price set
forth in such Prospectus Supplement pursuant to Delayed Delivery Contracts
("Contracts") providing for payment and delivery on the date or dates stated in
such Prospectus Supplement. Each Contract will be for an amount not less than,
and the aggregate principal amount of Securities sold pursuant to Contracts
shall be not less nor more than, the respective amounts stated in the
applicable Prospectus Supplement. Institutions with whom Contracts, when
authorized, may be made include commercial and savings banks, insurance
companies, pension funds, investment companies, educational and charitable
institutions, and other institutions but will in all cases be subject to the
approval of the Company. Contracts will not be subject to any conditions except
(i) the purchase by an institution of the Securities covered by its Contracts
shall not at the time of delivery be prohibited under the laws of any
jurisdiction in the United States to which such institution is subject, and
(ii) if the Securities are being sold to underwriters, the Company shall have
sold to such underwriters the total principal amount of the Securities less the
principal amount thereof covered by Contracts. Agents and underwriters will
have no responsibility in respect of the delivery or performance of Contracts.
Certain of the underwriters, if any, and their affiliates may be customers
of, engage in transactions with and perform services for the Company in the
ordinary course of business.
33
<PAGE>
LEGAL OPINIONS
David Goldberg, senior vice president and general counsel of the Company, has
delivered an opinion to the effect that the securities offered by this
Prospectus will be validly issued, fully paid and nonassessable. Hogan &
Hartson L.L.P., Washington, D.C., has delivered an opinion as to the status of
the Company as a REIT. Mr. Goldberg owns 67,229 shares of Common Stock, 1,000
shares of convertible preferred stock and 500 shares of Senior Preferred Stock,
and has options to acquire an additional 62,500 shares of Common Stock. See
"Certain Federal Income Tax Considerations."
EXPERTS
The consolidated financial statements of the Company for the year ended
December 31, 1994 incorporated by reference in this Prospectus have been
audited by Ernst & Young LLP, independent auditors, as set forth in their
report with respect thereto. The following have also been audited by Ernst &
Young LLP as set forth in their reports with respect thereto: (i) the financial
statements of Public Storage Properties VII, Inc. which is included in the
Registration Statement on Form S-4 (No. 33-58893) of Storage Equities, Inc.,
(ii) the combined statements of assets, liabilities and deficit of the property
management and advisory businesses of Public Storage, Inc. as of December 31,
1994 and 1993 and the related combined statements of operations and cash flows
for each of the three years in the period ended December 31, 1994, and our
report dated July 10, 1995 on the combined summaries of historical information
relating to real estate interests to be acquired for each of the three years in
the period ended December 31, 1994 which are included in the Current Report on
Form 8-K, as amended by a Form 8-K/A, each dated June 30, 1995, of Storage
Equities, Inc., and (iii) the combined statements of assets, liabilities and
equity of the property management and advisory businesses and real estate
assets of Public Storage, Inc. as of December 31, 1994 and 1993 and the related
combined statements of operations and cash flows for each of the three years in
the period ended December 31, 1994 which are included in the Current Report on
Form 8-K dated November 16, 1995, of Public Storage, Inc. Such financial
statements are incorporated herein in reliance upon such reports given upon the
authority of such form as experts in accounting and auditing.
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<PAGE>
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NO DEALER, SALESPERSON OR OTHER INDIVIDUAL HAS BEEN AUTHORIZED TO GIVE ANY
INFORMATION OR TO MAKE ANY REPRESENTATIONS, OTHER THAN THOSE CONTAINED IN OR
INCORPORATED BY REFERENCE IN THIS PROSPECTUS SUPPLEMENT OR THE ACCOMPANYING
PROSPECTUS, IN CONNECTION WITH THE OFFER CONTAINED IN THIS PROSPECTUS SUPPLE-
MENT AND THE ACCOMPANYING PROSPECTUS, AND, IF GIVEN OR MADE, ANY SUCH INFORMA-
TION OR REPRESENTATION MUST NOT BE RELIED UPON AS HAVING BEEN AUTHORIZED BY
THE COMPANY OR ANY UNDERWRITER, DEALER OR AGENT. THIS PROSPECTUS SUPPLEMENT
AND THE ACCOMPANYING PROSPECTUS DO NOT CONSTITUTE AN OFFER TO SELL OR A SOLIC-
ITATION OF AN OFFER TO BUY ANY OF THE SECURITIES OFFERED HEREBY 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 SUPPLEMENT AND THE ACCOMPANYING PRO-
SPECTUS 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.
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TABLE OF CONTENTS
PROSPECTUS SUPPLEMENT
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
Use of Proceeds ........................................................... S-2
Recent Developments........................................................ S-2
Description of Preferred Stock and Depositary Shares....................... S-4
Underwriting............................................................... S-11
Legal Opinions ............................................................ S-12
Experts.................................................................... S-12
PROSPECTUS
Available Information...................................................... 2
Incorporation of Certain Documents by Reference............................ 2
The Company................................................................ 3
Risk Factors............................................................... 4
Use of Proceeds............................................................ 9
Ratio of Earnings to Fixed Charges......................................... 9
Description of Common Stock and Class B Common Stock....................... 10
Description of Preferred Stock............................................. 13
Description of the Depositary Shares....................................... 18
Description of Warrants.................................................... 21
Certain Federal Income Tax Considerations.................................. 22
Plan of Distribution....................................................... 33
Legal Opinions............................................................. 34
Experts.................................................................... 35
</TABLE>
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4,000,000 SHARES
PUBLIC STORAGE, INC.
Depositary Shares
Each Representing 1/1,000 of a Share of
8 5/8% Cumulative Preferred Stock, Series I
[LOGO OF PUBLIC STORAGE]
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PROSPECTUS SUPPLEMENT
October 28, 1996
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SMITH BARNEY INC.
PAINEWEBBER INCORPORATED
DONALDSON, LUFKIN & JENRETTE
SECURITIES CORPORATION
PRUDENTIAL SECURITIES INCORPORATED
ROBERTSON, STEPHENS & COMPANY
THE ROBINSON-HUMPHREY
COMPANY, INC.
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(R)
