<PAGE>
AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON JUNE 12, 1995
REGISTRATION NOS. 33-59155 AND 33-59155-01
- --------------------------------------------------------------------------------
- --------------------------------------------------------------------------------
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
---------------------
AMENDMENT NO. 1 TO
FORM S-2
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
----------------
<TABLE>
<S> <C>
STARWOOD LODGING TRUST STARWOOD LODGING CORPORATION
(Exact name of registrant as specified (Exact name of registrant as specified
in its governing instruments) in its governing instruments)
11845 West Olympic Blvd., Suite 550 11845 West Olympic Blvd., Suite 560
Los Angeles, California 90064 Los Angeles, California 90064
(310) 575-3900 (310) 575-3900
(Address of principal executive offices) (Address of principal executive offices)
---------------------
Maryland Maryland
(State or other jurisdiction (State or other jurisdiction
of incorporation or organization) of incorporation or organization)
52-0901263 52-1193298
(I.R.S. employer identification no.) (I.R.S. employer identification no.)
JEFFREY C. LAPIN KEVIN E. MALLORY
President and Chief Operating Officer Executive Vice President
11845 West Olympic Blvd., Suite 550 11845 West Olympic Blvd., Suite 560
Los Angeles, California 90064 Los Angeles, California 90064
(310) 575-3900 (310) 575-3900
(Name and address of agent for service) (Name and address of agent for service)
COPIES TO:
SHERWIN L. SAMUELS, Esq. JAMES M. ASHER, Esq.
Sidley & Austin ROBERT E. KING, JR., Esq.
555 West Fifth Street Rogers & Wells
Los Angeles, California 90013 200 Park Avenue
(213) 896-6000 New York, New York 10166
(212) 878-8000
</TABLE>
---------------------
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following box
and list the Securities Act registration statement number of the earlier
effective registration statement for the same offering. / /
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. / /
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box. /X/
---------------------
Approximate date of commencement of proposed sale to the public:
As soon as practicable after the effective date of this Registration Statement.
CALCULATION OF REGISTRATION FEE
<TABLE>
<CAPTION>
PROPOSED MAXIMUM AMOUNT OF
TITLE OF EACH CLASS OF SECURITIES TO BE REGISTERED AGGREGATE OFFERING PRICE(1) REGISTRATION FEE
<S> <C> <C>
Convertible Notes Due , 1995................... $269,639,063 $92,978.99(2)
Shares of beneficial interest, $0.01 par value, of Starwood
Lodging Trust(3) PAIRED WITH
Shares of common stock, $0.01 par value of Starwood Lodging
Corporation(3)............................................ -- --
</TABLE>
(1) Includes convertible notes (and Paired Shares into which such notes are
convertible) as to which the Registrants have granted the Underwriters an
option solely to cover over-allotments.
(2) A fee of $96,124.82 has already been paid. The fee was calculated pursuant
to Rule 457(c) under the Securities Act and was based on the average of the
high and low prices for the Paired Shares on the New York Stock Exchange on
May 5, 1995.
(3) Such shares become deliverable upon conversion of the convertible notes
being registered hereby.
---------------------
THE REGISTRANTS HEREBY AMEND THIS REGISTRATION STATEMENT ON SUCH DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANTS
SHALL FILE A FURTHER AMENDMENT THAT SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(A) OF
THE SECURITIES ACT OF 1933 OR UNTIL THIS REGISTRATION STATEMENT SHALL BECOME
EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(A),
MAY DETERMINE.
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<PAGE>
CROSS REFERENCE SHEET
<TABLE>
<CAPTION>
ITEM NUMBER AND CAPTION LOCATION OF HEADING IN PROSPECTUS
- ------------------------------------------------------------- --------------------------------------------------------
<C> <S> <C>
1. Forepart of Registration Statement and Outside
Front Cover Page of Prospectus................... Outside Front Cover Page
2. Inside Front and Outside Back Cover Pages of
Prospectus....................................... Inside Front Cover Page; Outside Back Cover
3. Summary Information, Risk Factors and Ratio of
Earnings to Fixed Charges........................ Prospectus Summary; Risk Factors
4. Use of Proceeds................................... Use of Proceeds
5. Determination of Offering Price................... Underwriting
6. Dilution.......................................... Dilution
7. Selling Security Holders.......................... Not Applicable
8. Plan of Distribution.............................. Underwriting
9. Description of Securities to be Registered........ Capital Stock
10. Interests of Named Experts and Counsel............ Experts; Legal Matters
11. Information with respect to Registrant............ Prospectus Summary; Price Ranges of Paired Shares;
Selected Financial Information; Management's Discussion
and Analysis of Financial Condition and Results of
Operations; Business and Property; Management;
Partnerships; Principal Shareholders; Shares Available
for Future Sale; Financial Statements.
12. Incorporation of Certain Information by
Reference........................................ Incorporation by Reference
13. Disclosure of Commission Position on
Indemnification for Securities Act Liabilities... Not Applicable
</TABLE>
<PAGE>
INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A
REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR MAY
OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT BECOMES
EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSISTUTE AN OFFER TO SELL OR THE
SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BY ANY SALE OF THESE SECURITIES
IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE UNLAWFUL PRIOR
TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS OF ANY SUCH STATE.
<PAGE>
SUBJECT TO COMPLETION
PRELIMINARY PROSPECTUS DATED JUNE 12, 1995
PROSPECTUS
10,250,000 PAIRED SHARES
STARWOOD LODGING
STARWOOD LODGING TRUST STARWOOD LODGING CORPORATION
------------
Starwood Lodging Trust (the "Trust") and Starwood Lodging Corporation (the
"Corporation" and, with the Trust, the "Company") own and operate hotels. The
Trust, which intends to qualify as a real estate investment trust for federal
income tax purposes (a "REIT"), is self-administered and, upon completion of the
offering contemplated hereby (the "Offering"), will hold fee interests, ground
leaseholds and mortgage loan interests in 47 hotel properties containing
approximately 9,440 rooms located in 20 states throughout the United States. The
Corporation operates hotel properties that it leases from the Trust. The
securities offered hereby, all of which are being offered by the Company,
consist of shares of the Trust and shares of the Corporation which are "paired"
and traded as units consisting of one Trust share and one Corporation share (the
"Paired Shares"). The Trust is the only publicly traded REIT with a paired share
structure investing in hotel properties. Upon completion of the Offering,
approximately 33% of the Paired Shares on a fully diluted basis would be owned
by Starwood Capital Group, L.P. and its affiliates, subject to the ownership
limitation provisions described herein.
The Trust intends to pay regular quarterly distributions of $.47 per Paired
Share, beginning with a distribution for the period from the closing date of the
Offering through September 30, 1995. The Paired Shares are listed on the New
York Stock Exchange under the symbol "HOT." A recent price of the Paired Shares
on the New York Stock Exchange is set forth under the heading "Price Ranges of
Paired Shares." Prior to the completion of the Offering, the Company will effect
a reverse stock split. The public offering price of the Paired Shares offered
hereby is expected to be between $22.50 and $24.50 per Paired Share.
SEE "RISK FACTORS" PAGE 12 FOR CERTAIN FACTORS RELEVANT TO AN INVESTMENT IN THE
COMPANY.
----------------
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.
<TABLE>
<CAPTION>
PRICE TO UNDERWRITING PROCEEDS TO
PUBLIC DISCOUNT(1) COMPANY(2)
<S> <C> <C> <C>
Per Paired Share(3)...................... $ $ $
Total(4)................................. $ $ $
</TABLE>
(1) The Company has agreed to indemnify the Underwriters against certain
liabilities under the Securities Act of 1933. See "Underwriting."
(2) Before deducting estimated expenses of $ payable by the Company.
(3) The Paired Shares offered hereby will be issued automatically upon
conversion of convertible notes being acquired by the Underwriters from the
Company. The price per Paired Share equals the conversion price of the
convertible notes. See "Convertible Notes."
(4) The Company has granted the Underwriters an option to purchase additional
notes convertible into up to an additional 1,537,500 Paired Shares to cover
over-allotments. If all of such convertible notes are purchased, the total
Price to Public, Underwriting Discount and Proceeds to the Company will be
$ , $ and $ , respectively. See "Underwriting."
------------------------
The Paired Shares are being offered by the several Underwriters, subject to
prior sale, when, as and if the convertible notes are delivered to and accepted
by them, subject to approval of certain legal matters by counsel for the
Underwriters. The Underwriters reserve the right to withdraw, cancel or modify
such offer and to reject orders in whole or in part. It is expected that
delivery of the Paired Shares offered hereby will be made in New York, New York
on or about , 1995.
------------------------
MERRILL LYNCH & CO.
BEAR, STEARNS & CO. INC.
ALEX. BROWN & SONS
INCORPORATED
LEHMAN BROTHERS
PRUDENTIAL SECURITIES INCORPORATED
SMITH BARNEY INC.
--------------
The date of this Prospectus is , 1995.
<PAGE>
[MAP OF HOTEL LOCATIONS]
[PHOTOGRAPH OF ASSETS]
IF A TERM SHEET (AS CONTEMPLATED BY RULE 434 UNDER THE SECURITIES ACT OF
1933) IS DELIVERED IN CONNECTION WITH THE OFFERING CONTEMPLATED HEREBY, THIS
PRELIMINARY PROSPECTUS, TOGETHER WITH SUCH TERM SHEET, SHALL TOGETHER CONSTITUTE
THE PROSPECTUS UNDER THE SECURITIES ACT OF 1933. RECIPIENTS OF THIS PRELIMINARY
PROSPECTUS SHOULD THEREFORE RETAIN IT FOR REFERENCE.
NEITHER THE NEVADA GAMING COMMISSION NOR THE NEVADA STATE GAMING CONTROL
BOARD HAS PASSED ON THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS OR THE
INVESTMENT MERITS OF THE SECURITIES OFFERED HEREBY. ANY REPRESENTATION TO THE
CONTRARY IS UNLAWFUL.
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.
IN CONNECTION WITH THIS OFFERING, THE UNDERWRITERS MAY OVER-ALLOT OR EFFECT
TRANSACTIONS WHICH STABILIZE OR MAINTAIN THE MARKET PRICE OF THE PAIRED SHARES
AT LEVELS ABOVE THOSE 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.
Embassy Suites - Tempe
Photo of Interior Courtyard
Embassy Suites, Tempe AZ
Capitol Hill
Exterior Photo of Porte Cochieve - Capitol Hill Suites,
Washington D.C.
Sheraton Colony Square
Exterior Photo - Sheraton
Colony Square Hotel, Atlanta GA
Riverside Inn
Exterior Photo - Riverside Inn
Portland, OR
Omni Europa
Photo of Garden Court and Exterior
Omni Europa Hotel,
Chapel Hill, NC
Doubletree Hotel
Exterior Photo,
Doubletree Hotel,
Rancho Bernardo, CA
French Quarter Suites
Exterior Photo,
French Quarter Suites Hotel,
Lexington KY
Plaza Hotel & Conference Center
Exterior Photo
Plaza Hotel
Tucson, AZ
Radisson Hotel
Photo of Exterior Courtyard and Pool
Radisson Gainesville, FL
Residence Inn
Photo of Courtyard and Exterior
Residence Inn, Tysons Corner, VA
Harvey Hotel
Exterior Photo
Harvey Hotel
Wichita, KS
Holiday Inn
Courtyard & Exterior Photo
Holiday Inn, Albany, GA
<PAGE>
TABLE OF CONTENTS
<TABLE>
<CAPTION>
PAGE
---------
<S> <C>
PROSPECTUS SUMMARY............................. 1
The Company.................................. 1
Risk Factors................................. 2
The Hotel Industry........................... 3
Business Objectives and Growth Strategy...... 4
Business and Properties...................... 5
Structure of the Company..................... 6
The Offering................................. 8
Distributions................................ 8
Tax Status of the Company.................... 8
Summary Combined Selected Financial Data..... 9
RISK FACTORS................................... 12
Tax Risks.................................... 12
Offering Price May Not Reflect Values of the
Assets...................................... 13
Effects of Various Factors on Share Price.... 13
Ownership Limitation and Limits on Change of
Control..................................... 13
Influence of Starwood Capital................ 15
Hotel Industry Risks......................... 15
Real Estate Investment Risks................. 17
Risk of Debt Financing; Prior Defaults....... 19
Certain Assets Recently Acquired............. 20
Limitation on Starwood Capital and Westin
Obligations................................. 20
Possible Liability of Trust Shareholders..... 20
Net Losses................................... 21
Dilution Experienced by Purchasers in
Offering.................................... 21
Changes in Investment and Financing Policies
Without Shareholder Approval................ 21
THE COMPANY.................................... 21
USE OF PROCEEDS................................ 23
DISTRIBUTION POLICY............................ 24
PRICE RANGES OF PAIRED SHARES.................. 26
CAPITALIZATION................................. 27
DILUTION....................................... 28
SELECTED COMBINED FINANCIAL DATA............... 28
MANAGEMENT'S DISCUSSION AND ANALYSIS OF PRO
FORMA FINANCIAL STATEMENTS.................... 31
Pro Forma Results from Operations-- For the
Year Ended December 31, 1994................ 31
Funds From Operations........................ 32
Liquidity and Capital Resources.............. 32
<CAPTION>
PAGE
---------
<S> <C>
Seasonality.................................. 33
Inflation.................................... 33
EBITDA--Earnings Before Interest, Taxes,
Depreciation and Amortization............... 33
BUSINESS OBJECTIVES AND GROWTH STRATEGY........ 33
Business Objectives.......................... 33
Acquisition Strategies....................... 33
Operating Strategies......................... 34
Development Strategy......................... 35
Financing Strategies......................... 35
Implementation of Strategies................. 35
Starwood Capital............................. 37
BUSINESS AND PROPERTIES........................ 38
The Hotel Industry........................... 38
The Hotel Assets............................. 39
Owned Hotels................................. 39
Mortgage Notes Receivables................... 41
Atlantic City Quality Inn/Secaucus Ramada
Suites...................................... 41
Harvey Notes................................. 41
Seller Financing............................. 41
Industry Segmentation........................ 42
Hotel Operating Leverage..................... 43
Geographic Diversification................... 44
National Franchise Affiliations.............. 45
Operations................................... 45
Excluded Assets and Related Matters.......... 47
Environmental Matters........................ 48
Regulation and Licensing..................... 49
Insurance.................................... 51
Employees.................................... 51
THE ACQUISITION FACILITY AND OTHER FINANCING... 52
STRUCTURE OF THE COMPANY....................... 53
General...................................... 53
Formation of the Partnerships and the
Reorganization.............................. 53
Management of the Partnerships............... 54
Term and Dissolution......................... 56
Distributions and Reimbursement.............. 56
Offerings of Paired Shares................... 56
Limited Partner Rights....................... 56
Issuance of Additional Units................. 58
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES.... 58
Investment Policies.......................... 58
Disposition.................................. 59
Financing.................................... 59
Conflicts of Interest........................ 60
</TABLE>
i
<PAGE>
<TABLE>
<CAPTION>
PAGE
---------
Other Policies............................... 61
<S> <C>
MANAGEMENT..................................... 61
Trustees and Executive Officers of the
Trust....................................... 61
Directors and Executive Officers of the
Corporation................................. 62
Classified Boards; Removal................... 64
Independent Board Approval................... 64
Board Committees............................. 64
Compensation of Trustees/Directors........... 65
Liability and Indemnity of Directors and
Trustees.................................... 65
Summary of Cash and Certain Other
Compensation................................ 66
Stock Options................................ 67
Agreements with Executive Officers........... 69
CERTAIN RELATIONSHIPS AND RELATED
TRANSACTIONS.................................. 70
PRINCIPAL SHAREHOLDERS......................... 72
SHARES AVAILABLE FOR FUTURE SALE............... 73
CAPITAL STOCK.................................. 74
General...................................... 74
Paired Shares................................ 75
The Pairing Agreement........................ 75
Exchange Rights.............................. 76
1986 Warrants................................ 76
Options...................................... 76
Preemptive Rights............................ 76
Maryland Takeover Legislation................ 77
<CAPTION>
PAGE
---------
<S> <C>
Ownership Limits; Restrictions on Transfer;
Repurchase and Redemption of Shares......... 77
Dissolution of Trust......................... 79
Amendment to the Declaration of Trust........ 79
Transfer Agent for Paired Shares............. 79
FEDERAL INCOME TAX CONSIDERATIONS.............. 79
Federal Income Taxation of the Trust......... 80
Federal Income Taxation of the Corporation... 88
Federal Income Taxation of Holders of Paired
Shares...................................... 88
Information Reporting Requirements and Backup
Withholding................................. 91
Federal Income Tax Aspects of the
Partnerships................................ 91
Other Tax Consequences....................... 94
ERISA CONSIDERATIONS........................... 94
Fiduciary and Prohibited Transaction
Considerations.............................. 94
Plan Asset Issue............................. 95
CONVERTIBLE NOTES.............................. 96
UNDERWRITING................................... 98
EXPERTS........................................ 99
LEGAL MATTERS.................................. 100
ADDITIONAL INFORMATION......................... 100
INFORMATION INCORPORATED BY REFERENCE.......... 100
GLOSSARY....................................... 101
INDEX TO FINANCIAL STATEMENTS.................. F-1
</TABLE>
ii
<PAGE>
PROSPECTUS SUMMARY
THIS SUMMARY IS QUALIFIED IN ITS ENTIRETY BY THE MORE DETAILED INFORMATION
AND FINANCIAL STATEMENTS APPEARING ELSEWHERE IN THIS PROSPECTUS. UNLESS
OTHERWISE INDICATED, THE INFORMATION CONTAINED IN THIS PROSPECTUS ASSUMES (I) A
ONE FOR SIX REVERSE STOCK SPLIT THAT WILL BECOME EFFECTIVE PRIOR TO THE
CONSUMMATION OF THE OFFERING, (II) NO EXERCISE OF THE UNDERWRITERS'
OVER-ALLOTMENT OPTION AND (III) A PUBLIC OFFERING PRICE OF $23.50 PER PAIRED
SHARE (WHICH IS THE MIDPOINT OF THE RANGE SET FORTH ON THE COVER PAGE). SUCH
INFORMATION ALSO GIVES EFFECT TO THE CONSUMMATION AS OF JANUARY 1, 1995 OF THE
REORGANIZATION DESCRIBED BELOW UNDER "STRUCTURE OF THE COMPANY." UNLESS THE
CONTEXT OTHERWISE REQUIRES, ALL REFERENCES TO THE "COMPANY" REFER TO THE TRUST
AND THE CORPORATION, AND ALL REFERENCES TO THE "TRUST" AND TO THE "CORPORATION"
INCLUDE THE TRUST AND THE CORPORATION AND THOSE ENTITIES RESPECTIVELY OWNED OR
CONTROLLED BY THE TRUST OR THE CORPORATION, INCLUDING SLT REALTY LIMITED
PARTNERSHIP (THE "REALTY PARTNERSHIP") AND SLC OPERATING LIMITED PARTNERSHIP
(THE "OPERATING PARTNERSHIP"). THE REALTY PARTNERSHIP AND THE OPERATING
PARTNERSHIP ARE REFERRED TO COLLECTIVELY AS THE "PARTNERSHIPS." REFERENCES
HEREIN TO "THE COMPLETION OF THE OFFERING" INCLUDE THE APPLICATION OF THE
PROCEEDS OF THE OFFERING. OTHER THAN WHEN USED IN THE FINANCIAL STATEMENTS
INCLUDED HEREIN, THE TERM "ON A FULLY DILUTED BASIS" ASSUMES THE EXCHANGE BY
STARWOOD CAPITAL GROUP, L.P., AND CERTAIN OF ITS AFFILIATES (COLLECTIVELY,
"STARWOOD CAPITAL") OF ALL OF THEIR EXCHANGEABLE INTERESTS IN THE PARTNERSHIPS
FOR PAIRED SHARES BUT NOT THE EXERCISE OF OUTSTANDING OPTIONS OR WARRANTS. SEE
"GLOSSARY" FOR DEFINITIONS OF CERTAIN TERMS USED IN THIS PROSPECTUS.
THE COMPANY
The Company was recently reorganized to combine and expand the hotel
investment and operating businesses of the Company and Starwood Capital.
Management believes that the Company's unique "paired share" ownership structure
gives it a competitive advantage over other hotel REITs and other hotel owner/
operators with respect to owning and operating hotels, as discussed below. The
Company has owned hotel assets since 1969 and has managed hotel assets since
1980. Starwood Capital has been an active opportunistic investor in the hotel
industry over the last three years. Upon completion of the Offering, the Company
will own, operate and manage a geographically diversified portfolio of hotel
assets (the "Hotel Assets"), including fee, ground lease and first mortgage
interests in 47 hotel properties, comprising over 9,440 rooms located in 20
states. Thirty-six of such hotels are operated under licensing or franchise
agreements with national hotel organizations, including Marriott-TM-, Embassy
Suites-TM-, Omni-TM-, Doubletree-TM-, Radisson-TM-, Residence Inn-TM-, Holiday
Inn-TM-, Sheraton-TM-, Best Western-TM-, Days Inn-TM-, Ramada-TM-, Quality
Inn-TM- and Harvey-TM-.
As a fully integrated owner/operator of hotels, the Company will continue to
make opportunistic hotel acquisitions and to improve performance of its existing
portfolio through aggressive management. The Company expects to expand and
diversify its hotel portfolio by continuing to acquire hotels, primarily in the
upscale and mid-scale segments, at prices which are below replacement costs, and
that have attractive yields on investment which the Company believes can be
sustained and improved over time. Consistent with its strategy, the Company has
recently acquired the Omni Hotel in Chapel Hill, North Carolina and agreed to
acquire the Embassy Suites in Tempe, Arizona and the Sheraton Colony Square in
Atlanta, Georgia. The Company continually evaluates its portfolio and will sell
assets when appropriate. The Company is actively pursuing the acquisition of
other upscale and mid-scale hotels, and is currently negotiating a credit
facility of $160 million, which will enable the Company to aggressively pursue
and complete hotel acquisitions. See "The Acquisition Facility and Other
Financing."
The Company's paired share ownership structure is unique for a hotel REIT
because its shareholders own both the owner, the Trust, and the operator, the
Corporation, of the Company's hotels. Therefore, the Company's shareholders
retain the economic benefits of both the lease payments received by the Trust
and the operating profits realized by the Corporation while maintaining the tax
benefits of the Trust's REIT status. The pairing arrangement creates total
commonality of ownership, as the shares of beneficial interest of the Trust (the
"Trust Shares") and the Common Stock of the Corporation (the "Corporation
Shares") are paired on a one for one basis and may only be held or transferred
as units consisting of one Trust Share and one Corporation Share ("Paired
Shares").
1
<PAGE>
Under the REIT qualification requirements of the Internal Revenue Code (the
"Code"), REITs generally must lease their hotels to third party operators. Since
such leases must be structured so that the third party operator captures a
portion of each hotel's current cash flow and future growth, the shareholders of
a typical hotel REIT do not receive all of the economic benefits of both hotel
ownership and hotel operations. Leases may create conflicts of interest between
the REIT and the operator of each hotel, particularly when insiders of the REIT
own an economic interest in the operator. The Paired Share structure eliminates
potential conflicts of interest between the hotel owner and the hotel operator.
Although the Code has prohibited the pairing of shares between a REIT and an
operating company since 1983, this rule does not apply to the Company because
its Paired Share structure has existed since 1980. The Trust is the only
publicly traded hotel REIT which has the Paired Share structure.
For the twelve consecutive quarters through December 1994, the hotel
industry has experienced demand increases, producing an aggregate increase in
room night demand of 11.2%. During such period, net supply has only increased by
3.8%. Between 1993 and 1994, room demand, occupancy and room sales increased
more rapidly in both upscale and mid-scale segments than lower-scale segments of
the hotel industry. The Company intends to focus on the acquisition,
repositioning or refranchising, and operation of upscale and mid-scale hotels.
Management of the Company has improved the Company's portfolio's performance
during the two-year period ended December 31, 1994, despite certain restrictions
imposed by the Company's lenders. During such period, the Company's management
increased REVPAR (room revenue per available room, or total room revenues
divided by available rooms) by 8.7%, and increased EBITDA (as defined below) by
20.5% on the 21 continuously owned and operated properties. Upon the
restructuring of the Company's debt in March 1995, restrictions imposed by prior
lenders were removed and management now has more flexibility to acquire hotels
and reinvest in its existing hotels. The Company anticipates continued internal
growth from improving market conditions, improved property operations,
renovations and reaffiliations.
Upon completion of the Offering, Starwood Capital will own approximately
32.9% of the Company's equity (having a value of $141 million, assuming a public
offering price of $23.50 per Paired Share, which is the midpoint of the range
set forth on the cover page) on a fully diluted basis. Starwood Capital is a
private real estate investment firm that since 1991 has acquired in excess of
$1.25 billion (at cost) of real estate assets. Starwood Capital's investors
include its principals and employees, certain high net worth families, three of
the ten largest U.S. corporate pension funds and other institutional investors.
During the past three years, Starwood Capital acquired over $575 million (at
cost) of interests in hotel assets from insurance companies, banks, distressed
borrowers, the Resolution Trust Corporation, the Federal Deposit Insurance
Corporation and others. In January 1995, the Company completed a reorganization
in which Starwood Capital contributed to the Company several hotels, hotel
mortgages, cash and other related assets (the "Reorganization"). Starwood
Capital has entered into a non-competition agreement with the Company relating
to the acquisition of new equity interests in hotel properties in the United
States. See "Structure of the Company--Management of the Partnerships." Starwood
Capital's experienced real estate acquisition and finance professionals, with
their network of industry contacts, will continue to assist management in
identifying acquisition opportunities and attractive sources of capital.
Upon completion of the Offering, the Company will have a Ratio of
Debt-to-Total Market Capitalization (as defined below) of approximately 9.5%.
The Company intends that such ratio not exceed 50%.
RISK FACTORS
Prospective investors should carefully consider the matters discussed in the
section entitled "Risk Factors" prior to making an investment decision regarding
the Paired Shares offered hereby. Some of the significant considerations
include:
-The Company is subject to various tax risks, including taxation of the
Trust as a corporation if it fails to qualify as a REIT, which could
adversely affect the ability of the Trust to make expected distributions to
shareholders. The Trust did not qualify as a REIT during its 1991 through
1994 taxable years.
2
<PAGE>
-The aggregate market value of the Paired Shares may exceed the aggregate
fair market value of the Company's portfolio.
-The organizational documents of the Trust and the Corporation contain
certain provisions that may inhibit a change in control, including a
limitation (intended to protect the Trust's ability to qualify as a REIT)
on direct, indirect or constructive ownership by any one person or related
group of persons of more than 8.0% of the Paired Shares (the "Ownership
Limitation"), authorization of the issuance of preferred stock and the
existence of classified Boards.
-Starwood Capital and Barry S. Sternlicht, the President and Chief Executive
Officer of Starwood Capital, may have the ability to exercise influence
over the affairs of the Company. There may be certain conflicts of interest
between the interests of Starwood Capital and other shareholders of the
Company because Starwood Capital will experience different tax consequences
upon the sale by the Company of certain properties.
-The Company is subject to the risks associated with the hotel industry,
including operating risks, competition from other hotels, risks associated
with franchise license agreements, the seasonality of the hotel business,
the concentration of the Company in a single industry and the special risks
associated with the gaming business.
-The Company incurred losses in recent years and could experience such
losses in the future.
-The purchasers of Paired Shares in the Offering will experience immediate
dilution of $8.40 per Paired Share in the net tangible book value of the
Paired Shares on a fully diluted basis.
THE HOTEL INDUSTRY
The hotel industry, which is one of the most management-intensive sectors of
the real estate industry, has been characterized over the last 15 years by
increased product segmentation and by greater marketing and cost control
sophistication. However, even as the importance of sophisticated management has
grown, it has continued to be common in the industry for hotel owners to rely on
fee-oriented third parties to manage their hotels. The Company believes that, as
an integrated owner/operator focused on maximizing long-term operating profits
and asset values, rather than maximizing fees, it will distinguish itself from
owners who rely on third-party managers.
The hotel industry is now recovering from severe disparity in the growth of
supply and demand that produced real decreases in average daily rates ("ADRs"),
widening losses, and numerous foreclosures. The rapid rise in room supply in
excess of demand that occurred throughout the 1980s drove occupancies and
ultimately industry profitability downward. The oversupply in the hotel industry
resulted from special circumstances in the 1980s, including readily available
financing and tax incentives which were favorable to development of new hotels.
In the late 1980s, equity sources became scarce due to changes in the tax law
and the withdrawal of traditional lending sources. Between 1991 and 1994, new
hotel room supply has increased at an annual rate of only 1.2%, as shown in the
graphs on the following page.
Historically, growth in demand for hotel rooms has been dependent on the
overall health of the national economy. Demand for hotel rooms grew steadily
during the 1980s. Growth in room demand fell as the national economy entered a
recession in 1990, and has since resumed growth. The combination of minimal new
room supply and increasing demand has resulted in the growth over the last three
years in occupancy and ADR as shown in the graphs below. If the trends shown
were to continue, the Company believes that further increases in ADR and
occupancy would result.
3
<PAGE>
EDGAR REPRESENTATION OF DATA POINTS USED IN PRINTED GRAPHIC
<TABLE>
<CAPTION>
SUPPLY AND DEMAND GROWTH AVERAGE OCCUPANCY
<S> <C> <C> <C> <C> <C> <C> <C>
Room Supply Room Demand
% % YEAR % YEAR
1990 3.55 2.17 1990 62.3 1990
1991 2.5 -0.24 1991 60.6 1991
1992 1.35 3.08 1992 61.7 1992
1993 1.04 3.32 1993 63 1993
1994 1.39 4.5 1994 65 1994
<CAPTION>
AVERAGE DAILY RATE
<S> <C>
$
1990 58.45
1991 58.81
1992 59.64
1993 61.67
1994 64.09
</TABLE>
Source: Smith Travel Research
BUSINESS OBJECTIVES AND GROWTH STRATEGY
The Company's primary objective is to increase per share funds from
operations in order to maximize long-term total returns to shareholders. The
Company's mission is to offer consistent high quality accommodations and service
at competitive rates in order to provide superior value to its customers.
ACQUISITION STRATEGIES. Since the Reorganization, the Company has acquired
or agreed to acquire and assume management of three upscale, full service
hotels, consistent with the following strategies:
-Concentrating on the upscale and mid-scale industry segments. New supply is
limited in these segments while numerous opportunities exist to buy at
significant discounts to replacement cost at attractive EBITDA multiples.
-Acquiring assets where existing management contracts can be terminated,
allowing the Company to utilize its experienced management team and exploit
the advantages of its Paired Share structure.
-Focusing on markets in which the Company currently operates, or new markets
which have favorable demographics, stable demand generators or barriers to
new supply.
-Utilizing Starwood Capital's network of real estate and finance industry
contacts to identify opportunistic situations where the Company's
liquidity, and its ability to acquire distressed debt, issue partnership
units or turn around poorly managed properties, provide a competitive
advantage.
OPERATING STRATEGIES. The Company believes its existing portfolio possesses
significant operating leverage. As industry conditions continue to improve, the
Company will seek continued cash flow growth by implementing the following
strategies:
-Increasing operating efficiency by eliminating third party managers and
installing the Company's experienced management team and on-line systems.
-Improving profitability by completing major renovations at certain
properties, such as the Dallas Park Central, Portland Riverside Inn,
Lexington French Quarter Suites and the Capitol Hill Suites.
-Maximizing portfolio performance by reaffiliating and repositioning certain
properties, such as the Seattle Meany Tower, the Tucson Plaza, the
Lexington French Quarter Suites and the Capitol Hill Suites.
-Selling assets inconsistent with the Company's growth objectives and
minimizing exposure to gaming-related operations.
DEVELOPMENT STRATEGY. The Company may expand the number of rooms at certain
high occupancy hotels and, in the future, may selectively develop new hotels in
certain submarkets.
FINANCING STRATEGY. The Company is negotiating a $160 million acquisition
credit facility and a $45 million mortgage loan repurchase financing and
currently intends to maintain a Ratio of Debt-to-Total Market Capitalization of
less than 50%. See "The Acquisition Facility and Other Financing."
4
<PAGE>
BUSINESS AND PROPERTIES
The Company is a fully integrated owner and operator of hotels located
throughout the United States. Upon completion of the Offering, the Company will
own fee or long-term leasehold interests in 32 hotels, including two
hotel/casinos (collectively, the "Owned Hotels"), and 13 performing promissory
notes secured by mortgages (the "Mortgage Note Receivables") on 15 additional
hotels.
OWNED HOTELS
<TABLE>
<CAPTION>
TWELVE MONTHS ENDED MARCH
31, 1995
NUMBER OF YEAR -------------------------
HOTEL LOCATION ROOMS ACQUIRED ADR OCCUPANCY
- ------------------------------------------------- -------------------- ----------- --------- --------- --------------
<S> <C> <C> <C> <C> <C>
UPSCALE:
Embassy Suites................................... Phoenix, AZ 227 1983 $ 82.89 77.0%
Embassy Suites(1)................................ Tempe, AZ 224 1995 87.47 81.9
Doubletree....................................... Rancho Bernardo, CA 209 1995 66.81 66.9
Capitol Hill Suites.............................. Washington, DC 152 1995 91.98 67.9
Radisson Hotel................................... Gainesville, FL 195 1986 59.82 58.9
Sheraton Colony Square(1)........................ Atlanta, GA 462 1995 87.30 73.6
Harvey Wichita................................... Wichita, KS 259 1995 54.58 58.3
French Quarter Suites............................ Lexington, KY 155 1995 77.88 70.8
Omni Chapel Hill................................. Chapel Hill, NC 168 1995 76.12 67.6
Omaha Marriott(2)................................ Omaha, NE 303 1982 88.63 78.8
Milwaukee Marriott(3)............................ Milwaukee, WI 393 1990 68.57 70.5
Residence Inn.................................... Tysons Corner, VA 96 1984 98.86 86.7
----- --------- ---
Subtotal/Weighted Average...................... 2,843 $ 77.61 71.4%
MID-SCALE:
Plaza Hotel(4)................................... Tucson, AZ 149 1983 $ 47.45 76.0%
Holiday Inn...................................... Albany, GA 151 1989 56.00 81.5
Best Western Riverfront.......................... Savannah, GA 142 1986 46.63 59.2
Bay Valley Resort................................ Bay City, MI 151 1984 61.60 65.1
Best Western Airport Inn(4)...................... Albuquerque, NM 123 1984 54.76 86.9
Best Western Mesilla Valley...................... Las Cruces, NM 166 1982 43.21 73.3
Best Western..................................... Columbus, OH 180 1992 42.70 70.0
Riverside Inn.................................... Portland, OR 137 1984 65.75 78.9
Dallas Park Central(4)........................... Dallas, TX 445 1972 58.87 33.7
Best Western Airport............................. El Paso TX 175 1985 35.08 81.8
Meany Tower Hotel................................ Seattle, WA 155 1984 69.77 73.0
Sixth Avenue Inn(4).............................. Seattle, WA 166 1984 70.15 75.7
WestCoast Tyee Hotel............................. Olympia, WA 155 1987 60.87 57.7
----- --------- ---
Subtotal/Weighted Average...................... 2,295 $ 55.02 65.5%
ECONOMY:
Vagabond Inn-Rosemead............................ Rosemead, CA 102 1974 $ 37.33 38.2%
Vagabond Inn-Sacramento.......................... Sacramento, CA 108 1975 56.86 60.5
Vagabond Inn-Woodland Hills...................... Woodland Hills, CA 101 1973 47.83 58.7
Days Inn......................................... Portland, OR 173 1984 54.08 74.8
Days Inn Town Center(4).......................... Seattle, WA 90 1984 60.05 80.6
----- --------- ---
Subtotal/Weighted Average...................... 574 $ 51.46 63.7%
GAMING:
Bourbon Street Hotel & Casino.................... Las Vegas, NV 150 1988 $ 34.18 89.5%
King 8 Hotel & Casino............................ Las Vegas, NV 300 1988 32.77 81.0
----- --------- ---
Subtotal/Weighted Average...................... 450 $ 33.24 83.8%
TOTAL/WEIGHTED AVERAGE
ALL OWNED HOTELS................................ 6,162 $ 63.52 69.4%
----- --------- ---
----- --------- ---
</TABLE>
- ---------------
(1) Acquisition of this hotel is pending.
(2) The Trust holds a 5% general partnership interest in this hotel.
(3) The Corporation holds a 51% general partnership interest in this hotel and,
following the Offering, the Trust will hold $27.2 million in first
mortgages on this hotel.
(4) These hotels are owned subject to long-term ground leases expiring in the
years 1997 through 2029.
5
<PAGE>
RECENT ACQUISITIONS
Since the completion of its debt refinancing in March 1995, the Company has,
consistent with its acquisition strategy, acquired or agreed to acquire the
following properties:
-On April 6, 1995 the Company acquired and assumed management of the Omni
Chapel Hill Hotel, a 168-room upscale hotel located near Research Triangle
Park, University of North Carolina and the Duke University Medical Center.
-The Company expects contemporaneously with the Offering to acquire and
assume management of the Sheraton Colony Square, a 462-room upscale
highrise hotel which is part of a major office and retail mixed use
development located at the center of midtown Atlanta.
-The Company expects contemporaneously with the Offering to acquire and
assume management of the Embassy Suites in Tempe, Arizona, a 224 all-suite
upscale hotel located near Arizona State University.
MORTGAGE NOTE RECEIVABLES
The Company owns 13 performing mortgage notes secured by 15 hotels. In the
future, the Company will continue to invest in mortgage notes as a strategy for
ultimately acquiring the underlying hotel property as well as provide seller
financing in select circumstances consistent with the Company's disposition
strategies. The current portfolio as of March 31, 1995 includes: a $11.3 million
8% note, with an outstanding balance of $10.5 million and a carrying value of
$7.4 million, secured by the Harvey Hotel (Addison) maturing in 2002 (the three
Harvey notes are cross-collateralized and personally guaranteed by the
borrowers); an $18 million 8% note, with an outstanding balance of $16.8 million
and a carrying value of $11.9 million, secured by the Harvey Bristol Suites
(Dallas) maturing in 2002; a $28 million 8% note, with a $25.9 million
outstanding balance and a carrying value of $18.5 million, secured by the Harvey
Hotel (DFW) and maturing in 2002; a $12.9 million prime-based floating rate
tax-exempt note with a balance of $11.4 million and a carrying value of $4.2
million, secured by the Quality Inn Atlantic City (New Jersey) and maturing in
2010; and a $13.8 million LIBOR-based floating rate note with a balance of $12.4
million and a carrying value of $7.9 million, secured by the Ramada Suites
Secaucus (New Jersey) maturing in 1999. Historically, the Company has provided
seller financing of up to 80% of the sales price as a means of facilitating its
operating strategy to dispose of assets with limited growth prospects. The
Company currently holds eight seller notes secured by 10 hotels with an
aggregate outstanding balance of $12.6 million, a weighted average interest rate
of 9.2% and a weighted average maturity in 2000.
STRUCTURE OF THE COMPANY
The Trust and the Corporation are separate entities, the shares of which are
owned, through the Paired Share structure, by the same shareholders. See
"Principal Shareholders" and "Capital Stock--The Pairing Agreement." The
Company's ownership interests in the Hotel Assets are held by, and the operating
functions for the Assets are performed through, the Realty Partnership and the
Operating Partnership, respectively. The Trust controls the Realty Partnership
as the sole general partner, and the Corporation controls the Operating
Partnership as the managing general partner (subject to, in the case of the
Gaming Assets, receipt of certain regulatory approvals). See "Structure of the
Company--Management of the Partnerships." Starwood Capital is the limited
partner of the Partnerships. Subject to the Ownership Limitation, units of
partnership interest in the Partnerships ("Units") held by Starwood Capital are
(subject to certain restrictions) exchangeable one-for-one for Paired Shares
except that prior to receipt of certain regulatory approvals, Starwood Capital's
ownership of Paired Shares may not exceed 4.9% of the outstanding Paired Shares.
See "Business and Properties--Regulation and Licensing."
6
<PAGE>
The ownership structure of the Company after the completion of the Offering
will be as follows:
[MAP]
- ---------------
(1) The percentages in this table set forth under the heading "Percentage After
Unit Exchange" assume that all remaining Units held by Starwood Capital
have been exchanged for Paired Shares. However, prior to receipt of certain
regulatory approvals, Starwood Capital's ownership of Paired Shares may not
exceed 4.9% of the outstanding Paired Shares. See "Business and
Properties-- Regulation and Licensing. In addition, even after receipt of
such regulatory approvals, because of the Ownership Limitation, Starwood
Capital can only exchange Units which will cause Starwood Capital to
receive in exchange therefor not more than an additional 7.6% of the
outstanding Paired Shares, bringing its Paired Share ownership to 8.0%.
7
<PAGE>
THE OFFERING
<TABLE>
<S> <C>
Paired Shares Offered Hereby................. 10,250,000 shares (1)
Paired Shares Outstanding After the 18,215,736 shares (2)
Offering.....................................
Use of Proceeds.............................. The net proceeds of the Offering, which are
estimated to be approximately $217.7 million,
will be used to repay a substantial portion
of the Company's indebtedness, acquire
certain additional hotel properties, make
capital improvements, pay certain amounts
owed to Starwood Capital and for general
business purposes.
New York Stock Exchange Symbol............... HOT
</TABLE>
- ------------
(1) Assumes the Underwriters' over-allotment option to purchase up to 1,537,500
Paired Shares is not exercised. See "Underwriting."
(2) Includes 5,943,578 Paired Shares which are issuable upon the exchange of
Units held by Starwood Capital. See "Structure of the Company--Limited
Partner Rights--Exchange Rights." Excludes 93,083 Paired Shares issuable
pursuant to outstanding options and 276,662 Paired Shares issuable pursuant
to warrants which expire in 1996 and which have an exercise price of $101.70
per Paired Share.
DISTRIBUTIONS
Following the completion of the Offering, the Trust intends to make regular
quarterly distributions to its shareholders. The distribution for the period
commencing on the closing date of the Offering and ending on September 30, 1995,
is expected to be approximately equivalent to a quarterly distribution of $.47
per Paired Share and an annual distribution of $1.88 per Paired Share, or an
annual distribution of 8%, assuming an offering price of $23.50 per Paired Share
(which is the midpoint of the range set forth on the cover page). The Trust does
not expect to change its estimated distribution rate if the Underwriters'
over-allotment option is exercised. The Company established its initial
distribution based upon its estimate of the cash available for distribution
after the Offering under present conditions. See "Distribution Policy" for
information regarding the basis for the estimate. The Trust intends to maintain
its initial distribution rate for at least 12 months following the consummation
of the Offering, unless actual results of operations, economic conditions or
other factors differ from the assumptions used in calculating the estimate.
The Trust anticipates that its cash available for distribution, and the
amount it distributes to shareholders, will exceed earnings and profits for
federal income tax purposes due to non-cash expenses, primarily depreciation and
amortization and non-cash interest expense to be incurred by the Trust.
The Trust has not made a distribution since 1990 and the Corporation has
never made a distribution. The Corporation does not intend to make any
distributions to its shareholders in the foreseeable future. All available cash
is expected to be used by the Operating Partnership to repay indebtedness to the
Realty Partnership.
TAX STATUS OF THE COMPANY
The Trust intends to qualify to be taxed as a REIT, commencing with its
taxable year ending December 31, 1995. As a REIT, the Trust generally will not
be taxed at the trust level on its taxable income that it distributes to its
shareholders. A REIT is subject to a number of organizational and operational
requirements, including a requirement that it currently distribute at least 95%
of its REIT taxable income (which does not include net capital gains). Failure
to qualify as a REIT will render the Trust subject to tax on its taxable income
at corporate rates and distributions to shareholders in any such year will not
be deductible by the Trust. The Code prohibits paired share arrangements for
REITs that were not paired before 1983.
8
<PAGE>
Application of this rule would prevent the Trust from qualifying to be taxed as
a REIT; however, because the Trust Shares and the Corporation Shares were paired
prior to 1983, this prohibition does not apply to the Trust and the Corporation.
See "Federal Income Tax Considerations--Federal Income Taxation of the
Trust--Requirements for Qualification--Paired Shares."
The Trust was taxed as a REIT beginning in 1969 through and including its
taxable year ended December 31, 1990. The Trust did not qualify as a REIT for
its taxable years ended December 31, 1991 through 1994 primarily due to its
failure to comply with certain procedural requirements of the Code. Because the
Trust had net losses for tax purposes for its taxable years ended December 31,
1991 through 1994, the Trust did not owe any federal income tax for such years.
The Trust has received a letter from the Internal Revenue Service (the "IRS")
permitting it to re-elect to be taxed as a REIT commencing with its taxable year
ending December 31, 1995.
Although the Trust does not intend to request a ruling from the IRS as to
its REIT status, the Trust has obtained the opinion of Sidley & Austin, legal
counsel to the Trust and the Corporation, that, commencing with its taxable year
ending December 31, 1995, the Trust will be organized in conformity with the
requirements for qualification as a REIT, and the Trust's proposed method of
operation will enable it to qualify to be taxed as a REIT under the Code, which
opinion is based on certain assumptions and representations and will not be
binding on the IRS or any court. Even if the Trust qualifies as a REIT, the
Trust may be subject to certain state and local taxes on its income and property
and to federal income and excise taxes in certain limited circumstances. See
"Federal Income Tax Considerations--Federal Income Taxation of the Trust" and
"Risk Factors--Tax Risks--Failure to Qualify as a REIT." The Corporation will be
subject to federal and state tax on its taxable income at regular corporate
rates.
SUMMARY COMBINED SELECTED FINANCIAL DATA
The following table sets forth selected combined historical and pro forma
financial information for the Company. The following information should be read
in conjunction with (i) the historical financial statements and notes thereto
for the Company, (ii) Management's Discussion and Analysis of Financial
Condition and Results of Operations, and (iii) the pro forma financial
statements and notes thereto for the Company, which are included elsewhere in
this Prospectus. The historical operating information of the Company as of
December 31, 1994 and 1993 and for each of the three years in the period ended
December 31, 1994 have been derived from audited financial statements which are
included elsewhere in this Prospectus. The comparable data as of December 31,
1992, 1991 and 1990 and for the years ended December 31, 1991 and 1990 have been
derived from financial statements that are not required to be included in this
Prospectus. In the opinion of management, the financial data as of March 31,
1995 and for the three months ended March 31, 1995 and 1994 include all
adjustments necessary to present fairly the information set forth therein.
The pro forma operations data and other data for the three months ended
March 31, 1995 and for the year ended December 31, 1994 have been prepared as if
the Offering and the acquisition of the hotel properties acquired or to be
acquired and (with respect to the December 31, 1994 data) the Reorganization had
been consummated at the beginning of the period presented, and the pro forma
balance sheet data has been prepared as if the Offering and the acquisition of
the hotel properties acquired or to be acquired had been consummated on March
31, 1995. The pro forma financial information is not necessarily indicative of
what the actual financial position and results of operations of the Company
would have been as of and for the periods indicated, nor does it purport to
represent the Company's future financial position and results of operations.
9
<PAGE>
STARWOOD LODGING
SUMMARY COMBINED SELECTED FINANCIAL INFORMATION
(IN THOUSANDS, EXCEPT PER SHARE DATA AND ROOM INFORMATION)
<TABLE>
<CAPTION>
FOR THE THREE MONTHS ENDED
MARCH 31, AS OF AND FOR THE YEAR ENDED DECEMBER 31,
------------------------------- ----------------------------------------------------------------
PRO PRO
FORMA HISTORICAL FORMA HISTORICAL
--------- -------------------- --------- -----------------------------------------------------
1995 1995(4) 1994 1994 1994 1993 1992 1991 1990
--------- --------- --------- --------- --------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
REVENUE
Hotel......................... $ 30,908 $ 22,781 $ 20,586 $ 125,767 $ 82,668 $ 86,903 $ 88,812 $ 85,156 $ 85,515
Gaming........................ 6,669 6,669 7,188 27,981 27,981 27,505 26,150 22,609 25,439
Interest from mortgage and
other notes.................. 2,586 2,581 355 10,069 1,554 1,412 1,348 1,761 2,813
Rents from other leased hotel
properties................... 159 159 150 927 927 839 947 936 942
Management fees and other
income....................... 61 61 59 411 411 475 1,186 1,376 2,315
Gain (loss) on sales of hotel
assets....................... (113) (113) -- 456 456 21 (787) 1,598 --
--------- --------- --------- --------- --------- --------- --------- --------- ---------
40,270 32,138 28,338 165,611 113,997 117,155 117,656 113,436 117,024
--------- --------- --------- --------- --------- --------- --------- --------- ---------
EXPENSES
Hotel operations.............. 21,077 16,280 15,568 90,639 60,829 68,132 68,620 65,963 65,223
Gaming operations............. 6,021 6,021 5,993 24,454 24,454 24,055 23,699 21,948 23,995
Interest...................... 841 5,827 4,125 3,365 17,606 15,187 14,208 16,458 16,408
Depreciation and
amortization................. 4,426 2,863 2,066 18,130 8,161 9,232 10,196 11,688 14,850
Administrative and
operating.................... 1,072 1,068 921 4,289 4,203 4,729 6,177 6,086 5,987
Shareholder litigation
expense...................... -- -- -- 2,648 2,648 483 188 -- --
Loan restructuring............ -- -- -- -- -- -- 10,892 3,797 --
Provision for losses.......... -- -- -- 759 759 2,369 3,419 9,580 18,147
--------- --------- --------- --------- --------- --------- --------- --------- ---------
33,437 32,059 28,673 144,284 118,660 124,187 137,399 135,520 144,610
--------- --------- --------- --------- --------- --------- --------- --------- ---------
Income (loss) before minority
interest in Partnership...... 6,833 79 (335) 21,327 (4,663) (7,032) (19,743) (22,084) (27,586)
Minority interest in
Partnership(1)............... 2,230 94 -- 6,959 -- -- -- -- --
--------- --------- --------- --------- --------- --------- --------- --------- ---------
Income (loss) before
extraordinary item........... 4,603 (15) (335) 14,368 (4,663) $ (7,032) $ (19,743) $ (22,084) $ (27,586)
Extraordinary item............ -- 363 -- -- -- -- -- -- --
--------- --------- --------- --------- --------- --------- --------- --------- ---------
Net income (loss)............. $ 4,603 $ 348 $ (335) $ 14,368 $ (4,663) $ (7,032) $ (19,743) $ (22,084) $ (27,586)
--------- --------- --------- --------- --------- --------- --------- --------- ---------
--------- --------- --------- --------- --------- --------- --------- --------- ---------
Net income (loss) per share... $ 0.38 $ 0.17 $ (0.17) $ 1.17 $ (2.31) $ (3.48) $ (9.73) $ (10.92) $ (13.65)
--------- --------- --------- --------- --------- --------- --------- --------- ---------
--------- --------- --------- --------- --------- --------- --------- --------- ---------
BALANCE SHEET DATA:
Total real estate
investments.................. $ 310,679 $ 246,113 $ 165,496 $ 179,172 $ 187,753 $ 200,540 $ 218,896
Total assets.................. 340,719 279,765 183,955 195,352 210,945 221,917 240,998
Total debt.................... 44,874 198,555 160,482 170,886 170,297 171,271 166,651
Shareholders' equity.......... 189,418 7,756 8,708 13,326 20,351 40,083 62,104
OTHER DATA:
Funds from operations(2)...... $ 11,372 $ 3,055 $ 1,731 $ 42,408 $ 6,449 $ 5,031 $ 5,739 $ 1,383 $ 5,411
EBITDA(3)..................... $ 12,213 $ 8,882 $ 5,856 $ 45,773 $ 24,055 $ 20,218 $ 19,947 $ 17,841 $ 21,819
EBITDA margin (% of total
revenues).................... 30% 28% 21% 28% 21% 17% 17% 16% 19%
Cash flows from:
Operating activities........ $ (686) $ 1,630 $ 8,893 $ 5,532 $ 4,690 $ (6,158) $ 6,262
Investing activities........ (1,738) (531) 4,489 (3,645) (1,514) 12,159 (7,058)
Financing activities........ 9,479 50 (13,969) (6,752) (1,255) (7,139) 6,442
Dividends..................... -- -- -- -- -- -- $ 7,644
Dividends per share........... -- -- -- -- -- -- $ 0.63
Number of hotel rooms (Hotel
Assets)...................... 9,440 8,586 7,059 9,618 6,409 7,059 7,423 7,549 8,068
Revenue per available room
(Owned Hotels)............... $ 43.58 $ 40.42 $ 40.23 $ 43.59 $ 38.60 $ 35.66 $ 32.07 $ 30.86 $ 32.07
Average daily room rate (Owned
Hotels)...................... $ 64.86 $ 61.30 $ 62.95 $ 62.99 $ 55.55 $ 54.53 $ 53.04 $ 52.04 $ 52.94
Average occupancy (Owned
Hotels)...................... 67% 66% 64% 69% 69% 65% 62% 59% 61%
</TABLE>
- ---------------
(1) Represents the 32.6% minority interest in the Partnerships which Starwood
Capital will own after the Offering for the pro forma periods ended
December 31, 1994 and March 31, 1995 and the 71.7% minority interest in the
Partnerships for the historical period ended March 31, 1995.
10
<PAGE>
(2) Management and industry analysts generally consider funds from operations
to be one measure of the financial performance of an equity REIT that
provides a relevant basis for comparison among REITs and it is presented to
assist investors in analyzing the performance of the Company. Funds from
operations is defined as income before minority interest (computed in
accordance with generally accepted accounting principles), excluding gains
(losses) from debt restructuring and sales of property, provision for
losses, and real estate related depreciation and amortization (excluding
amortization of financing costs). Funds from operations does not represent
cash generated from operating activities in accordance with generally
accepted accounting principles and is not necessarily indicative of cash
available to fund cash needs. Funds from operations should not be
considered an alternative to net income as an indication of the Company's
financial performance or as an alternative to cash flows from operating
activities as a measure of liquidity. Funds from operations include
$801,000 and $236,000 of interest income recognized in excess of the actual
cash received on mortgage note receivables (as a result of the notes being
purchased at a discount) secured by the Atlantic City Quality Inn and by
the Secaucus Ramada Suites for the three months ended March 31, 1995 and
the year ended December 31, 1994.
(3) Management considers EBITDA to be one measure of the cash flows from
operations of the Company before debt service that provides a relevant
basis for comparison among REITs and it is presented to assist investors in
analyzing the performance of the Company. EBITDA is defined as income
before minority interest excluding gains and losses from debt restructuring
and sales of property, provision for losses, interest and depreciation and
amortization. EBITDA should not be considered as an alternative to net
income as an indication of the Company's financial performance or to cash
flows from operating activities as a measure of liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs.
(4) The historical combined information of the Company presented for the three
months ended March 31, 1995 reflects the consolidation of the Partnerships
into the Trust and the Corporation in order to facilitate a comparison with
the prior historical information of the Company and the pro forma
information.
11
<PAGE>
RISK FACTORS
Prospective investors should carefully consider, among other factors, the
matters described below.
TAX RISKS
FAILURE TO QUALIFY AS A REIT. The Trust intends to operate so as to qualify
as a REIT under the Code commencing with its taxable year ending December 31,
1995. Although the Trust believes that it will be organized and will operate in
such a manner, no assurance can be given that the Trust will qualify or remain
qualified as a REIT. The Trust did not qualify as a REIT during its taxable
years ended December 31, 1991 through 1994. Qualification as a REIT involves the
application of highly technical and complex Code provisions for which there are
only limited judicial or administrative interpretations. The complexity of these
provisions is greater in the case of a REIT that owns hotels and leases them to
a corporation with which its stock is paired. The determination of various
factual matters and circumstances not entirely within the Trust's control may
affect its ability to qualify as a REIT. In addition, no assurance can be given
that legislation, new regulations, administrative interpretations or court
decisions will not significantly change the tax laws with respect to
qualification as a REIT or the federal income tax consequences of such
qualification. Although the Trust has obtained the opinion of Sidley & Austin,
counsel to the Trust, that, based on certain assumptions and representations,
the Trust will qualify as a REIT, such legal opinion is not binding on the IRS
or any court. Furthermore, the validity of the opinion and the qualification of
the Trust as a REIT will depend on the Trust's continuing ability to meet
various requirements concerning, among other things, the ownership of Paired
Shares, the nature of its assets, the source of its income and the amount of its
distributions to its shareholders. See "Federal Income Tax Considerations."
If in any taxable year the Trust were to fail to qualify as a REIT, the
Trust would not be allowed a deduction for distributions to shareholders in
computing its taxable income and would be subject to federal income tax on its
taxable income at regular corporate rates. Unless entitled to relief under
certain Code provisions, the Trust would also be disqualified from treatment as
a REIT for the four taxable years following the year during which qualification
was lost. As a result, the funds available for distribution to the Trust's
shareholders would be reduced for each of the years involved. Although the Trust
intends to operate in a manner designed to qualify as a REIT commencing with its
taxable year ending December 31, 1995, it is possible that future economic,
market, legal, tax or other considerations may cause the Board of Trustees to
revoke the REIT election. See "Federal Income Tax Considerations."
DISTRIBUTIONS TO SHAREHOLDERS. In order to obtain and retain REIT status,
the Trust must distribute to its shareholders at least 95% of its REIT taxable
income (excluding any net capital gain). In addition, the Trust will be subject
to tax on its undistributed net taxable income and net capital gain, and a 4%
nondeductible excise tax on the amount, if any, by which certain distributions
paid by it with respect to any calendar year are less than the sum of (i) 85% of
its ordinary income, (ii) 95% of its capital gain net income for that year, and
(iii) 100% of its undistributed income from prior years.
The Trust intends to make distributions to its shareholders to comply with
the distribution requirements of the Code and to avoid federal income taxes and
the nondeductible federal excise tax. Differences in timing between the receipt
of income and the payment of expenses in arriving at taxable income, the
seasonality of the hotel industry and the effect of required debt amortization
payments could require the Trust (or the Realty Partnership) to borrow funds on
a short-term basis to meet the REIT distribution requirements, which borrowing
may not otherwise be advisable for the Company.
Distributions by the Trust will be determined by the Board of Trustees and
will be dependent on a number of factors, including the amount of cash available
for distribution, the Trust's financial condition, any decision by the Board of
Trustees to reinvest funds rather than to distribute such funds, the Trust's
capital expenditures, the REIT distribution requirements and such other factors
as the Board of Trustees deems relevant. See "Federal Income Tax
Considerations."
CLASSIFICATION OF THE PARTNERSHIPS. The Company has obtained an opinion of
Sidley & Austin, counsel to the Company, that the Partnerships will be
classified as partnerships for federal income tax purposes. If a Partnership
were not to be classified as a partnership for federal income tax purposes, such
Partnership
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would be taxable as a corporation which would reduce distributions to the
Company's shareholders. In addition, if the Realty Partnership were to be
taxable as a corporation, the Trust would not qualify to be taxed as a REIT. See
"Federal Income Tax Considerations--Federal Income Tax Aspects of the
Partnerships."
OWNERSHIP LIMITATION. See "--Ownership Limitation and Limits on Change of
Control" for a description of the ownership limitation required to maintain REIT
status.
OFFERING PRICE MAY NOT REFLECT VALUES OF THE ASSETS
The value of the Company, for purposes of determining the public offering
price of the Paired Shares, has not been determined on a property-by-property
basis. Rather, the focus of the valuation has been on pro forma adjusted funds
from operations and estimated cash available for distribution, the Company's
potential for growth and the other factors set forth under "Underwriting." It is
possible that the aggregate market value of the Paired Shares may exceed the
aggregate fair market value of the Company's portfolio.
EFFECTS OF VARIOUS FACTORS ON SHARE PRICE
SHARES AVAILABLE FOR FUTURE SALE. Sales of a substantial number of Paired
Shares, or the perception that such sales could occur, could adversely affect
prevailing market prices for Paired Shares. Up to 5,943,578 additional Paired
Shares may be issued in the future as a result of the potential exchange of
Units by Starwood Capital. See "Structure of the Company--Limited Partner
Rights--Exchange Rights." 882,333 Paired Shares have been reserved for issuance
upon the exercise of options granted pursuant to the share option plans of the
Trust and the Corporation and 276,662 Paired Shares have been reserved for
issuance pursuant to the publicly issued warrants which have an exercise price
equal to $101.70 per Paired Share and which expire in 1996 (the "1986
Warrants"). See "Management--Stock Options" and "Capital Stock." With certain
exceptions, Starwood Capital will not be permitted to offer, sell, contract to
sell or otherwise dispose of any Units or Paired Shares for a period of twelve
months after the closing of the Offering without the consent of Merrill Lynch
and the Company. At the conclusion of the twelve-month period, all Units or
Paired Shares held by Starwood Capital or issuable to Starwood Capital in
exchange for Units may be sold. Starwood Capital has agreed with various of its
investors who hold indirect interests in the Units, that Units and/or Paired
Shares for which Units are exchanged will be distributed in kind to such
investors. Following any such distribution, Starwood Capital will not control
any such investor's decision as to the exchange or sale of such investor's Units
or Paired Shares. By way of illustration, if all Units held by Starwood Capital
were currently distributed, Starwood Capital would control less than half of the
Units currently controlled by it. See "Shares Available for Future Sale" and
"Structure of the Company--General--Limited Partner Rights--Registration
Rights." No prediction can be made regarding the effect that future sales of
Paired Shares will have on the market prices of Paired Shares.
OTHER FACTORS AFFECTING SHARE PRICE. The market value of the Paired Shares
could be substantially affected by general market conditions, including changes
in interest rates. An increase in market interest rates may lead purchasers of
the Paired Shares to demand a higher annual yield on the price paid for shares
from dividend distributions by the Company, which could adversely affect the
market price of the Paired Shares. Moreover, numerous other factors, such as
government regulatory action and modification of tax laws, could have a
significant effect on the future market price of the Paired Shares. Although the
Paired Shares are listed on the New York Stock Exchange, there can be no
assurance that an active trading market for the Paired Shares will exist.
OWNERSHIP LIMITATION AND LIMITS ON CHANGE OF CONTROL
Certain provisions of the Trust's Declaration of Trust and the Corporation's
Articles of Incorporation may have the effect of discouraging a third party from
making an acquisition proposal for the Trust and the Corporation and may thereby
inhibit a change in control under circumstances that could give the holders of
Paired Shares the opportunity to realize a premium over the then-prevailing
market prices.
OWNERSHIP LIMITATION. In order for the Trust to maintain its qualification
as a REIT, not more than 50% in value of its outstanding shares may be owned
directly or indirectly, by five or fewer individuals (as defined in the Code to
include certain entities). Furthermore, actual or constructive ownership of a
sufficient number of the Paired Shares could cause the Operating Partnership or
the Corporation to become a related
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party tenant of the Trust which would result in the loss of the Trust's REIT
status. In order to help preserve the Trust's REIT status, the Trust's
Declaration of Trust and the Corporation's Articles of Incorporation prohibit
actual or constructive ownership by any one person or group of related persons
of more than 8.0% (other than for existing shareholders who owned in excess of
8.0% as of the date of the Reorganization, who may not own more than the lesser
of 9.9%, or the number of Paired Shares they held on such date) of the Paired
Shares (the "Ownership Limitation"). Generally, the Paired Shares owned by
related or affiliated persons will be aggregated and certain options and
warrants will be treated as exercised for purposes of the Ownership Limitation.
The Ownership Limitation will not be automatically removed even if the REIT
provisions of the Code are changed so as to no longer contain any ownership
concentration limitation or if the ownership concentration limitation is
increased. Any change in the Ownership Limitation would require an amendment to
the Trust's Declaration of Trust and to the Corporation's Articles of
Incorporation. Such amendments would require approval of the Board of Trustees,
the Board of Directors and the affirmative vote of holders owning not less than
two-thirds of the outstanding Paired Shares.
The constructive ownership rules of the Code are extensive and complex and
may cause Paired Shares owned, directly or indirectly, by all direct or indirect
partners in any partnership, including the direct and indirect owners of
interests in the Realty Partnership and the Operating Partnership, and other
classes of related individuals and/or entities to be deemed to be constructively
owned by one individual or entity. As a result, the acquisition of less than
8.0% of the Paired Shares (or the acquisition of an interest in an entity which
owns Paired Shares) by an individual or entity could cause that individual or
entity (or another individual or entity) to own constructively in excess of 8.0%
of the Paired Shares, and thus subject such Paired Shares to the Ownership
Limitation. Direct or constructive ownership in excess of the Ownership
Limitation would cause the violative transfer or ownership to be void, or cause
such shares to be converted into Excess Shares (defined herein), which have
limited economic rights. Notwithstanding the Ownership Limitation, given the
breadth of the Code's constructive ownership rules and that it is not possible
for the Trust and the Corporation to continuously monitor direct and
constructive ownership of Paired Shares, it is possible that an individual or
entity could at some time constructively own sufficient Paired Shares to cause
termination of the Trust's REIT status.
PREFERRED STOCK. The Trust's Declaration of Trust authorizes the Board of
Trustees to issue up to 135 million shares, of which 110 million shares (less
any Trust Shares) may be preferred stock, and to establish the preferences and
rights (including voting rights) of any preferred stock issued. The
Corporation's Articles of Incorporation authorize the Board of Directors to
issue up to 10 million shares of preferred stock and to establish the
preferences and rights (including voting rights) of any shares issued. See
"Capital Stock--The Pairing Agreement--Preferred Shares." No such shares will be
issued or outstanding as of the closing of the Offering. The power to issue
preferred shares could have the effect of delaying or preventing a change in
control of the Company even if a change in control were in the shareholders'
interest, although the Company has no intent of issuing preferred shares for
that purpose.
CLASSIFIED BOARD. The Board of Trustees of the Trust and the Board of
Directors of the Corporation have each been divided into three classes. The
terms of the classes will expire in 1995, 1996 and 1997, respectively. Beginning
in 1995, as the term of each class expires, trustees and directors for that
class will be elected for a three-year term and the trustees and directors in
the other two classes will continue in office. The staggered terms for Trustees
and Directors may affect the shareholders' ability to change control of the
Company even if a change in control were in the shareholders' interests.
Directors of the Corporation may be removed only for cause upon the
affirmative vote of two-thirds of the votes entitled to be cast for election.
Trustees of the Trust are subject to removal with or without cause by the
affirmative vote of two-thirds of the votes entitled to be cast for election.
Any Trustee or Director appointed to a vacant trusteeship or directorship will
hold office for a term expiring at the annual meeting at which the class to
which they have been appointed expires. These provisions preclude shareholders
of the Corporation from removing incumbent directors without cause. Maryland law
grants shareholders of a
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Maryland corporation the right, together with the board of directors, to fill
vacancies created by the removal of a director. In the case of the Trust,
however, the shareholders may not fill vacancies created by such removal with
their own nominees.
INFLUENCE OF STARWOOD CAPITAL
Individuals employed by or otherwise affiliated with Starwood Capital hold
two positions on the Board of Trustees of the Trust and two positions on the
management committee of the Operating Partnership and will hold two positions on
the Board of Directors of the Corporation subject to receipt of certain
regulatory approvals. See "Management--Trustees and Executive Officers of the
Trust" and "Management--Directors and Executive Officers of the Corporation."
Accordingly, although the Company has a policy requiring a majority of its
trustees and directors to be "independent" (see "Policies with Respect to
Certain Activities-- Conflicts of Interest--Independent Board Approval"),
Starwood Capital may have the ability to exercise certain influence over the
affairs of the Company. Prior to the exchange by Starwood Capital of all of its
Units for Paired Shares, Starwood Capital will experience different, and
possibly more adverse, tax consequences than the Company and its shareholders
upon the sale of certain properties or the restructuring or sale of certain
mortgage loans. Therefore, Starwood Capital may be opposed to the sale of such
properties or the restructuring or sale of the loans even though such a sale or
restructuring might otherwise be in the best interest of the Company and its
present shareholders. In addition, Starwood Capital's objectives regarding the
pricing, structure and timing of any such sale may differ from the objectives of
the shareholders of the Company or current management of the Company. Barry S.
Sternlicht is the President and Chief Executive Officer of, and controls,
Starwood Capital. Mr. Sternlicht is a Trustee of the Trust and the Chief
Executive Officer of the Trust. In addition, Mr. Sternlicht is a member of the
management committee of the Operating Partnership and, upon the receipt of
certain regulatory approvals, he will be a Director of the Corporation. As a
consequence, Mr. Sternlicht has the ability to exercise certain influence over
the affairs of the Company.
The Reorganization was consummated pursuant to the terms of the Formation
Agreement and other related agreements pursuant to which, among other things,
Starwood Capital contributed cash, certain hotel properties and first mortgage
notes to the Company. The principal rights which remain in favor of the Company
relating to such contributions relate to the indemnification by Starwood Capital
with respect to such contributions and the noncompetition agreement of Starwood
Capital. See "Structure of the Company--Formation of the Partnerships and the
Reorganization" and "Structure of the Company--Management of the Partnerships."
Starwood Capital's aggregate liability in respect of such indemnification is
limited to $5,000,000. To the extent that the Company chooses to enforce its
rights under the Formation Agreement or any related agreement, it may determine
to pursue available remedies, such as actions for damages or injunctive relief,
less vigorously than it otherwise might because of its desire to maintain its
ongoing relationship with Starwood Capital and related persons.
Certain hotel assets not contributed by Starwood Capital to the Company in
the Reorganization (the "Excluded Assets") owned by Starwood Capital do not
currently, but may in the future compete with the Company if the Company were to
invest in hotel properties in the same markets as such Excluded Assets. The
Company has an option, under certain conditions, to purchase the Excluded
Assets. The Company has adopted a policy that, as a general matter, it does not
intend to acquire the Excluded Assets, except as described herein. See "Business
and Properties--Excluded Assets and Related Matters."
HOTEL INDUSTRY RISKS
OPERATING RISKS. The properties of the Company are subject to all operating
risks common to the hotel industry. These risks include: changes in general
economic conditions; the level of demand for rooms and related services;
cyclical over-building in the hotel industry; competition from other hotels,
motels and recreational properties; the recurring need for renovations,
refurbishment and improvements of hotel properties; restrictive changes in
zoning and similar land use laws and regulations or in health, safety and
environmental laws, rules and regulations; the inability to secure property and
liability insurance to fully protect against all losses or to obtain such
insurance at reasonable rates; and changes in travel patterns.
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COMPETITION. The hotel industry is highly competitive. The properties of
the Company compete with other hotel properties in their geographic markets.
Some of the Company's competitors may have substantially greater marketing and
financial resources than the Company.
The Company may compete for acquisition opportunities with entities which
have substantially greater financial resources than the Company. These entities
may generally be able to accept more risk than the Company can prudently manage.
Competition may generally reduce the number of suitable investment opportunities
offered to the Company and increase the bargaining power of property owners
seeking to sell. Further, management believes that it will face competition for
acquisition opportunities from entities organized for purposes substantially
similar to the objectives of the Company.
FRANCHISE AGREEMENT RISKS. Upon completion of the Offering, all but eleven
of the Company's Hotel Assets will be operated pursuant to existing franchise or
license agreements (the "Franchise Agreements"). Franchise agreements generally
contain specific standards for, and restrictions and limitations on, the
operation and maintenance of a hotel property in order to maintain uniformity in
the system created by the franchisor. Such standards are often subject to change
over time, in some cases at the discretion of the franchisor, and may restrict a
franchisee's ability to make improvements or modifications to a hotel property
without the consent of the franchisor. In addition, compliance with such
standards could require a franchisee to incur significant expenses or capital
expenditures.
Certain of the Franchise Agreements covering the Company's hotel properties
expire or terminate, without specified renewal rights, at various times and have
terms of differing lengths, some as short as one calendar year. As a condition
to renewal, the Franchise Agreements frequently contemplate a renewal
application process, which may require substantial capital improvements to be
made to the hotel which would have the effect of reducing funds available for
distribution by the Company. In addition, certain of the Franchise Agreements
require the Company to obtain the consent of the franchisor to certain matters,
including the Offering. Although the Company has received or is seeking consents
under such agreements, the failure to obtain any such consent could be grounds
for termination of such Franchise Agreements.
SEASONALITY OF HOTEL BUSINESS. The hotel industry is seasonal in nature.
Generally, hotel revenues are greater in the second and third quarters than in
the first and fourth quarters. This seasonality can be expected to cause
quarterly fluctuations in the revenues of the Company. As a result, the Trust
may be required from time to time to borrow to provide funds necessary to make
quarterly distributions.
INVESTMENT CONCENTRATION IN SINGLE INDUSTRY. The current strategy of the
Company is to concentrate its efforts in the hotel industry. The Company will
not seek to invest in assets selected to reduce the risks associated with an
investment in real estate in the hotel industry, and will be subject to risks
inherent in investments in a single industry.
GAMING. The Company's casino gaming facilities located in Las Vegas, Nevada
are subject to extensive licensing and regulatory control by the Nevada Gaming
Commission (the "Nevada Commission") and other Nevada authorities. These
regulatory authorities have broad powers with respect to the licensing of gaming
operations, and may revoke, suspend, condition or limit the gaming approvals and
licenses of the Corporation and its gaming subsidiary, impose substantial fines
and take other actions, any of which could have a material adverse affect on the
Corporation's business and the going concern value of the Trust's hotel/
casinos. Directors, officers and certain key employees of the Corporation and
its gaming subsidiary are subject to licensing or suitability determinations by
the Nevada Commission and local gaming authorities. If the Nevada Commission
were to find a person occupying any such position unsuitable, the Corporation
would be required to sever its relationship with that person. Any beneficial
holder of the Corporation's voting securities may be required to file an
application, be investigated, and have his suitability as a holder of such
securities determined if the Nevada Commission has reason to believe that such
ownership would be inconsistent with the policies of the State of Nevada. Any
person who acquires more than 5% of the Corporation Shares must report such
acquisition to the Nevada Commission. Beneficial owners of more than 10% of the
Corporation Shares must apply to be found suitable by the Nevada Commission. In
addition, changes in control of the Corporation may not occur without the prior
approval of the Nevada
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Commission. The Company must file an application with the Nevada Commission and
local gaming authorities requesting authority to consummate certain portions of
the Reorganization, including the transfer of the Company's gaming assets to the
Operating Partnership, licensure of the Operating Partnership and certain of the
Company's officers and directors, and the related change of control of the
Corporation as a result of the recent election of certain Directors of the
Corporation. See "Structure of the Company--Formation of the Partnerships and
the Reorganization" and "--Management of the Partnerships" and "Management--
Directors and Executive Officers of the Corporation." In the event such licenses
and approval are not received, the Company may determine to dispose of such
gaming assets. For a further discussion of these and other aspects of Nevada
gaming regulations and control, see "Business and Properties--Regulation and
Licensing."
The operation of hotel/casinos in the Las Vegas area is highly competitive.
The number of hotel rooms and casinos in the Las Vegas area has increased
substantially in recent years. Competition for gaming customers also comes from
other areas of the country, where gaming facilities have proliferated.
Competition among hotel/casinos in Las Vegas involves not only the quality of
casino, room, restaurant and convention facilities, but also room, food and
beverage prices. The level of gaming activity at the Company's hotel/casinos
varies significantly from time to time, principally as a result of general
economic conditions and marketing efforts by, and occupancy rates at, the large
hotel/casinos on the Las Vegas strip and other similar facilities in the general
Las Vegas area.
REAL ESTATE INVESTMENT RISKS
GENERAL RISKS. Real property investments are subject to varying degrees of
risk. The investment returns available from equity investments in real estate
depend in large part on the amount of income earned and capital appreciation
generated by the related properties as well as the expenses incurred. If the
properties of the Company do not generate revenue sufficient to meet operating
expenses, including debt service and capital expenditures, the income of the
Company and its ability to make distributions to its shareholders will be
adversely affected. Certain significant expenditures associated with an
investment in real estate (such as mortgage payments, real estate taxes and
maintenance costs) generally are not reduced when circumstances cause a
reduction in revenue from the investment. In addition, income from properties
and real estate values are also affected by a variety of other factors, such as
governmental regulations and applicable laws (including real estate, zoning and
tax laws), interest rate levels and the availability of financing.
ILLIQUIDITY OF REAL ESTATE INVESTMENTS. Equity real estate investments,
such as the investments held by the Company and any additional properties that
may be acquired by the Company, are relatively illiquid. Such illiquidity limits
the ability of the Company to vary its portfolio in response to changes in
economic or other conditions.
UNINSURED LOSS. The Company will carry comprehensive liability, fire and
extended insurance covering all of the properties owned or operated by the
Company, with policy specifications and insured limits customarily carried for
similar properties. There are, however, certain types of losses (such as from
wars or acts of God) that generally are not insured because they are either
uninsurable or not economically insurable. Should an uninsured loss or a loss in
excess of insured limits occur, the Company could lose capital invested in such
properties, as well as the anticipated future revenues from such properties,
while remaining obligated for any mortgage indebtedness or other financial
obligations related to such properties. Any such loss would adversely affect the
Company. Management believes that the properties currently held by the Company
are adequately insured in accordance with industry standards.
With respect to those properties in which the Company holds an interest
through a mortgage position, the borrowers under such mortgage are obligated to
the Company to maintain insurance on such properties and to arrange for the
Company to be covered as a named insured on such policies. The face amount and
scope of such insurance coverage may be less comprehensive than the Company
would carry if it held the fee interest in such property directly. Accordingly,
in such circumstances, or in the event that the borrowers under such mortgages
fail to maintain required coverage, uninsured or underinsured losses may occur,
which could have an adverse impact on the Company's cash flow or financial
condition.
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ACQUISITION RISKS. There can be no assurance that the Company will be able
to implement its investment strategies successfully or that its property
portfolio will expand at all, or at any specified rate or to any specified size.
In addition, investment in additional hotel assets is subject to a number of
risks. In particular, investments are expected to be financed with funds drawn
under the Acquisition Facility, which would subject the Company to the risks
described in "Risk Factors--Risk of Debt Financing; Prior Defaults." The Company
does not intend to limit its investments to the markets in which the Hotel
Assets are currently located. Consequently, to the extent that it elects to
invest in additional markets, the Company will also be subject to the risks
associated with investment in new markets, with which management may have
relatively little experience and familiarity. Investment in additional hotel
assets also entails other risks associated with real estate investment
generally.
DEVELOPMENT RISKS. The Company may, in the future, elect to engage in hotel
development activities. See "Business Objectives and Growth Strategy--Operating
Strategies." To the extent that the Company engages in such development
activities, it will be subject to the risks normally associated with such
activities. Such risks include, without limitation, risks relating to the
availability and timely receipt of zoning and other regulatory approvals, the
cost and timely completion of construction (including risks from causes beyond
the Company's control, such as weather or labor conditions or material
shortages) and the availability of both construction and permanent financing on
favorable terms. These risks could result in substantial unanticipated delays or
expenses and, under certain circumstances, could prevent completion of
development activities once undertaken, any of which could have an adverse
effect on the financial condition and results of operations of the Company and
on the amount of funds available for distribution to shareholders.
INVESTMENTS IN MORTGAGE POSITIONS. The Company may invest in performing,
non-performing and subperforming mortgages, generally as part of a strategy for
ultimately acquiring the underlying property. In general, investments in
mortgages include the risk that borrowers may not be able to make debt service
payments or to pay principal when due, the risk that the value of mortgaged
property may be less than the amounts owed, and the risk that interest rates
payable on mortgages may be lower than the Company's cost of funds. In addition,
borrowers may contest enforcement of foreclosure or other remedies, seek
bankruptcy protection against such enforcement and/or bring claims for lender
liability in response to actions to enforce mortgage obligations. If any of the
above occurred, funds from operations and the Company's ability to make expected
distributions to shareholders could be adversely affected.
POSSIBLE LIABILITY RELATING TO ENVIRONMENTAL MATTERS. Under various
federal, state and local environmental laws, ordinances and regulations, a
current or previous owner or operator of real property may become liable for the
costs of removal or remediation of hazardous or toxic substances on, under or in
such property. Such laws often impose liability without regard to whether the
owner or operator knew of, or was responsible for, the presence of such
hazardous or toxic substances. The presence of hazardous or toxic substances, or
the failure properly to remediate such substances when present, may adversely
affect the owner's ability to sell or rent such real property or to borrow using
such real property as collateral. Persons who arrange for the disposal or
treatment of hazardous or toxic wastes may be liable for the costs of removal or
remediation of such wastes at the disposal or treatment facility, regardless of
whether such facility is owned or operated by such person. Other federal, state
and local laws, ordinances and regulations require abatement or removal of
certain asbestos-containing materials in the event of demolition or certain
renovations or remodeling and govern emissions of and exposure to asbestos
fibers in the air. The operation and subsequent removal of certain underground
storage tanks also are regulated by federal and state laws. In connection with
its ownership, operation and management of its properties, the Company could be
held liable for the costs of remedial action with respect to such regulated
substances or tanks or related claims. Future remediation costs are not expected
to have a material adverse effect on the Company's results of operations or
financial position and compliance with environmental laws has not had and is not
expected to have a material effect on the capital expenditures, earnings or
competitive position of the Company. See "Business and Properties--Environmental
Matters."
ASBESTOS. Limited quantities of asbestos-containing materials ("ACMs") are
present in various building materials such as floor coverings, acoustical tiles
and decorative treatments located at certain hotel properties. The ACMs present
at the hotel properties are generally in good condition, and possess low
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probabilities for disturbance. The Company has implemented comprehensive
operations and maintenance plans for hotel properties where ACMs are present or
reasonably suspected. Property, custodial and maintenance staff workers have
been trained to deal effectively with the in-place maintenance of ACMs. ACMs
will be properly removed by the Company in the ordinary course of renovation and
all damaged ACMs will be replaced immediately; however, in certain
circumstances, the Company may determine to encapsulate rather than remove
damaged ACMs.
TRANSFORMERS. All of the hotel properties have electrical transformers
located on site. According to federal regulations, transformers that have not
been tested for polychlorinated biphenyls ("PCBs") are not considered PCB
transformers. For regulatory purposes, however, such transformers must be
considered to be PCB contaminated. Several hotel properties have transformers
which contain or may contain PCBs.
COSTS OF ADA COMPLIANCE. Under the Americans with Disabilities Act of 1990
(the "ADA"), "public accommodations" such as hotels are required to meet certain
federal requirements related to access and use by persons with disabilities.
Compliance with the ADA requirements could require both structural and non-
structural changes to the properties of the Company and noncompliance could
result in imposition of fines by the United States government or an award of
damages to private litigants. Because the ADA became effective in 1992, the
extent of its application to and its impact on the Company is uncertain. The
Company believes that it has completed a substantial portion of the changes
necessary to comply with the ADA and expects to complete all such changes which
are currently contemplated prior to the end of 1995. It is possible that the
Company could incur additional costs in complying with the ADA. If required
changes involve additional expenditures, or must be made on a more accelerated
basis than the Company currently anticipates, the ability to make expected
distributions could be adversely affected.
LIMITATION ON CONTROL OF PARTIALLY OWNED PROPERTIES. The Company owns
partial interests in the Milwaukee Marriott Hotel and the Omaha Marriott Hotel
(in addition to its holdings of mortgage notes). See "Business and
Properties--The Hotel Assets." As a general partner in the partnerships holding
such properties, the Company may have certain fiduciary responsibilities to
other partners in those partnerships, which it will need to consider when making
decisions that affect those properties (including decisions regarding sale,
refinancing and the timing and amount of distributions therefrom).
In addition, instead of acquiring properties directly in the future, the
Company may invest as a co-venturer or partner. In such event, the Company may
be at risk if other partners or co-venturers fail to fund their share of
required capital contributions. In many instances, co-venturers or partners have
equal control over the operation of joint venture assets and may have economic
or business interests or goals which are inconsistent with the business
interests or goals of the Company. However, the Company will seek to maintain
sufficient control of such joint ventures to permit the Company's objectives to
be achieved. The Company cannot assess the percentage of funds which the Company
will invest in such joint venturers or partnerships, as such will depend on the
opportunities identified and pursued by the Company.
RISK OF DEBT FINANCING; PRIOR DEFAULTS
Certain significant expenditures, including, in particular, mortgage
payments and other indebtedness, related to real estate investments are
generally not reduced when circumstances cause a reduction in income from the
investment. Should such events occur, the Company's income and funds available
for distribution would be adversely affected.
Upon the completion of the Offering and the application of the proceeds
therefrom, the Company will have approximately $45 million of indebtedness,
representing a Ratio of Debt-to-Total Market Capitalization of approximately
9.5%. The Trust is currently negotiating for a $160 million line of credit to be
provided by Lehman Brothers Holdings Inc., an affiliate of one of the
Underwriters, and a $45 million mortgage loan repurchase financing to be
provided by Lehman Commercial Paper Inc., an affiliate of such Underwriter. It
is expected that $42 million will be outstanding on such mortgage loan
repurchase financing at the consummation of the Offering. See "The Acquisition
Facility and Other Financing."
19
<PAGE>
As a result of incurring debt, the Company would be subject to the risks
normally associated with debt financing, including the risk that cash flow from
operations will be insufficient to meet required payments of principal and
interest, the risk that existing debt will not be able to be refinanced or that
the terms of such refinancings will not be as favorable to the Company and the
risk that necessary capital expenditures for such purposes as renovations and
other improvements will not be able to be financed on favorable terms or at all.
In addition, the Company will be subject to the risk that its interest expense
may increase upon the refinancing of existing debt if interest rates increase,
which could adversely affect the ability to make distributions.
From time to time in the past, the Trust was in default under its senior
indebtedness (which is being repaid in full from the proceeds of the Offering)
and was required to renegotiate such indebtedness in order to avoid foreclosure
or other actions by the lenders. There can be no assurance that the Company will
not default on indebtedness in the future. Neither the Trust's Declaration of
Trust nor the Corporation's Articles of Incorporation contain any limitation on
the amount or percentage of indebtedness the Corporation or the Trust may incur.
Accordingly, the Boards could alter or eliminate the current policy limiting the
amount of borrowing. See "Policies With Respect to Certain
Activities--Financing."
CERTAIN ASSETS RECENTLY ACQUIRED
The Company has only recently acquired certain of the Hotel Assets and
therefore the Company does not have an established operating history with
respect to those Hotel Assets. Certain of the Hotel Assets contributed by
Starwood Capital in the Reorganization were purchased by Starwood Capital in
situations where the previous owner had over-leveraged those Hotel Assets.
LIMITATION ON STARWOOD CAPITAL AND WESTIN OBLIGATIONS
Starwood Capital has agreed that, subject to certain exceptions and
limitations, for the longer of three years from the consummation of the Offering
or the time at which no officer, director, general partner or employee of
Starwood Capital is on either the Board of Trustees of the Trust or the Board of
Directors of the Corporation, Starwood Capital will not compete with the
Partnerships (the "Starwood Noncompete") and will present to the Partnerships
certain investments in hotel properties in the United States. Mr. Sternlicht has
also agreed to be bound to a similar noncompete agreement. See "Structure of the
Company-- Management of the Partnerships." The termination of either of those
noncompete agreements and the exceptions to and limitations thereon could have a
material adverse effect on the Company.
In addition, Starwood Capital owns an interest in the Westin Hotel Company
and certain affiliates ("Westin"), which own equity interests in domestic and
international hotels and which manage, franchise or represent hotels worldwide.
The Company has entered into an agreement (the "Westin Agreement") with Westin
pursuant to which Westin has agreed that, subject to certain exceptions and
limitations, Westin will not acquire or seek to acquire United States hotel
equity interests. See "Business and Properties--Excluded Assets and Related
Matters" and "Structure of the Company--Management of the Partnership." The
termination of the Westin Agreement and the exceptions to and limitations on the
Westin Agreement could have a material adverse effect on the Company. In
addition, the Company has agreed that under certain circumstances if Starwood
Capital prohibits Westin from consummating an opportunity which was not being
independently pursued by the Company prior to such prohibition, then the Company
will not pursue such opportunity for a period of 270 days after such
prohibition.
POSSIBLE LIABILITY OF TRUST SHAREHOLDERS
Both the Maryland statute governing real estate investment trusts formed
under the laws of that state (the "Maryland REIT Law") and the Trust's
Declaration of Trust provide that no shareholder of the Trust will be personally
liable for any obligation of the Trust solely as a result of his status as a
shareholder of the Trust. The Trust's Declaration of Trust further provides that
the Trust shall indemnify each shareholder against any claim or liability to
which the shareholder may become subject by reason of his being or having been a
shareholder. In addition, it is the Trust's policy to include a clause in its
contracts which provides that shareholders assume no personal liability for
obligations entered into on behalf of the Trust. However, with respect to tort
claims, contractual claims where shareholder liability is not so negated, claims
for taxes and certain statutory liability, the shareholders may, in some
jurisdictions, be personally liable to the extent that
20
<PAGE>
such claims are not satisfied by the Trust. Inasmuch as the Trust will carry
public liability insurance which it considers adequate, any risk of personal
liability to shareholders is limited to situations in which the Trust's assets
plus its insurance coverage would be insufficient to satisfy the claims against
the Trust and its shareholders.
NET LOSSES
The Company incurred net losses for accounting purposes, on a combined
basis, in each of the last five years. There can be no assurance that the
Company will not experience net losses in the future.
DILUTION EXPERIENCED BY PURCHASERS IN THE OFFERING
The purchasers of the Paired Shares offered hereby will experience immediate
dilution of $8.40 per Paired Share in the net tangible book value of the Paired
Shares on a fully diluted basis. See "Dilution."
CHANGES IN INVESTMENT AND FINANCING POLICIES WITHOUT SHAREHOLDER APPROVAL
The investment and financing policies of the Company, and their policies
with respect to certain other activities, including acquisitions, debt,
capitalization, distributions, REIT status and operating policies, will be
determined by the Board of Trustees of the Trust or the Board of Directors of
the Corporation. Since the Trust is the sole general partner of the Realty
Partnership and the Corporation will be the managing general partner of the
Operating Partnership, the Board of Trustees of the Trust and the Board of
Directors of the Corporation will also be able to establish policies for the
Partnerships. Although neither the Board of Trustees of the Trust nor the Board
of Directors of the Corporation has any present intention to do so, they may, by
the approval of a majority of the independent Trustees or Directors, as the case
may be, amend or revise these policies from time to time without notice to or a
vote of the shareholders of the Trust or the Corporation. A change in these
policies could adversely affect the financial condition or results of operations
of the Trust or the Corporation. See "Policies with Respect to Certain
Activities." Accordingly, shareholders will have no control over changes in
these policies of the Trust, the Corporation or the Partnerships, except through
their ability to elect new members to the Board of Trustees and the Board of
Directors.
THE COMPANY
The Company was recently reorganized to combine and expand the hotel
investment and operating businesses of the Company and Starwood Capital.
Management believes that the Company's unique "paired share" ownership structure
gives it a competitive advantage over other hotel REITs and other hotel owner/
operators with respect to owning and operating hotels, as discussed below. The
Company has owned hotel assets since 1969 and has managed hotel assets since
1980. Starwood Capital has been an active opportunistic investor in the hotel
industry over the last three years. Upon completion of the Offering, the Company
will own, operate and manage a geographically diversified portfolio of hotel
assets (the "Hotel Assets"), including fee, ground lease and first mortgage
interests in 47 hotel properties, comprising over 9,440 rooms located in 20
states. Thirty-six of such hotels are operated under licensing or franchise
agreements with national hotel organizations, including Marriott-TM-, Embassy
Suites-TM-, Omni-TM-, Doubletree-TM-, Radisson-TM-, Residence Inn-TM-, Holiday
Inn-TM-, Sheraton-TM-, Best Western-TM-, Days Inn-TM-, Ramada-TM-, Quality
Inn-TM- and Harvey-TM-.
As a fully integrated owner/operator of hotels, the Company will continue to
make opportunistic hotel acquisitions and to improve performance of its existing
portfolio through aggressive management. The Company expects to expand and
diversify its hotel portfolio by continuing to acquire hotels, primarily in the
mid-scale and upscale segments, at prices which are below replacement costs, and
that have attractive yields on investment which the Company believes can be
sustained and improved over time. Consistent with its strategy, the Company has
recently acquired the Omni Hotel in Chapel Hill, North Carolina and agreed to
acquire the Embassy Suites in Tempe, Arizona, and the Sheraton Colony Square in
Atlanta, Georgia. The Company continually evaluates its portfolio and will sell
assets when appropriate. The Company is actively pursuing the acquisition of
other upscale and mid-scale hotels, and is currently negotiating a credit
facility of $160 million, which will enable the Company to aggressively pursue
and complete hotel acquisitions. See "The Acquisition Facility and Other
Financing."
21
<PAGE>
The Company's paired share ownership structure is unique for a hotel REIT
because its shareholders own both the owner -- the Trust, and the operator --
the Corporation, of the Company's hotels. Therefore, the Company's shareholders
retain the economic benefits of both the lease payments received by the Trust
and the operating profits realized by the Corporation while maintaining the tax
benefits of the Trust's REIT status. The pairing arrangement creates total
commonality of ownership, as the shares of beneficial interest of the Trust and
the Common Stock of the Corporation are paired on a one for one basis and may
only be held or transferred as units consisting of one Trust Share and one
Corporation Share ("Paired Shares").
Under the REIT qualification requirements of the Code, REITs generally must
lease their hotels to third party operators. Since such leases must be
structured so that the third party operator captures a portion of each hotel's
current cash flow and future growth, the shareholders of a typical hotel REIT do
not receive all of the economic benefits of both hotel ownership and hotel
operations. Leases may create conflicts of interest between the REIT and the
operator of each hotel, particularly when insiders of the REIT own an economic
interest in the operator. The Paired Share structure eliminates potential
conflicts of interest between the hotel owner and the hotel operator. Although
the Code has prohibited the pairing of shares between a REIT and an operating
company since 1983, this rule does not apply to the Company because its Paired
Share structure has existed since 1980. The Trust is the only publicly traded
hotel REIT which has the Paired Share structure.
For the twelve consecutive quarters through December 1994, the hotel
industry has experienced demand increases, producing an aggregate increase in
room night demand of 11.2%. During such period, net supply has only increased by
3.8%. Between 1993 and 1994, room demand, occupancy and room sales increased
more rapidly in both upscale and mid-scale segments than lower-scale segments.
The Company intends to focus on the acquisition, repositioning or refranchising
and operation of upscale and mid-scale hotels.
Management of the Company has improved the portfolio's performance during
the two-year period ended December 31, 1994, despite certain restrictions
imposed by the Company's lenders. During such period, the Company's management
increased REVPAR (room revenue per available room, or total room revenues
divided by available rooms) by 8.7% and increased EBITDA (net income excluding
gains and losses from debt restructuring and sales of property, provision for
losses, interest and depreciation and amortization) by 20.5% on the 21
continuously owned and operated properties. Upon the restructuring of the
Company's debt in March 1995, restrictions imposed by prior lenders were removed
and management now has more flexibility to acquire hotels and reinvest in its
existing hotels. The Company anticipates continued internal growth from
improving market conditions, improved property operations, renovations and
reaffiliations.
Upon completion of the Offering, Starwood Capital will own approximately
32.9% of the Company's equity (having a value of $141 million, assuming a public
offering price of $23.50 per Paired Share, which is the midpoint of the range
set forth on the cover page) on a fully diluted basis. Starwood Capital is a
private real estate investment firm that since 1991 has acquired in excess of
$1.25 billion (at cost) of real estate assets. Starwood Capital's investors
include its principals and employees, certain high net worth families, three of
the ten largest U.S. corporate pension funds and other institutional investors.
During the past three years, Starwood Capital acquired over $575 million (at
cost) of interests in hotel assets from insurance companies, banks, distressed
borrowers, the Resolution Trust Corporation, the Federal Deposit Insurance
Corporation and others. In January 1995, the Company completed the
Reorganization in which Starwood Capital contributed to the Company several
hotels, hotel mortgages, cash and other related assets. Starwood Capital has
entered into a noncompetition agreement with the Company relating to the
acquisition of new equity interests in hotel properties in the United States.
See "Structure of the Company--Management of the Partnerships." Starwood
Capital's experienced real estate acquisition and finance professionals, with
their network of industry contacts, will continue to assist management in
identifying acquisition opportunities and attractive sources of capital.
22
<PAGE>
Upon completion of the Offering, the Company will have a ratio of debt to
total capitalization (I.E., total consolidated debt of the Company as a
percentage of the market value of all outstanding shares assuming the exchange
of all exchangeable securities for shares, plus total consolidated debt ("Ratio
of Debt-to-Total Market Capitalization")), of approximately 9.5%. The Company
intends that such ratio not exceed 50%.
Each Partnership is a Delaware limited partnership formed in 1994. The Trust
conducts all of its business and operations through the Realty Partnership, and
the Corporation, upon receipt of certain regulatory approvals, will conduct all
of its business and operations through the Operating Partnership, which leases
from the Realty Partnership all but three of the hotel properties owned by the
Realty Partnership. The Company currently expects that future real estate
acquisitions by the Trust will generally be made through the Realty Partnership
and will be leased to and operated by the Operating Partnership. The Trust is
the sole general partner of the Realty Partnership. Upon the receipt of certain
regulatory approvals, the Corporation will be the managing general partner of
the Operating Partnership. Starwood Capital is the limited partner of each
Partnership. Certain assets are or may be held by partnerships or limited
liability companies owned or controlled by the Company. See "Structure of the
Company--General" and "--Management of the Partnerships."
The gaming business of the Corporation is operated through a wholly-owned
subsidiary of the Corporation, Hotel Investors Corporation of Nevada ("HI
Nevada"), which operates two hotel/casinos located in Las Vegas, Nevada. See
"Structure of the Company."
The Trust was organized in 1969 as a Maryland real estate investment trust.
The Trust's executive offices are located at 11845 West Olympic Blvd., Suite
550, Los Angeles, California 90064; telephone (310) 575-3900.
The Corporation is a Maryland corporation formed in 1980. The Corporation's
executive offices are located at 11845 West Olympic Blvd., Suite 560, Los
Angeles, California 90064; telephone (310) 575-3900.
USE OF PROCEEDS
The net proceeds to the Company from the Offering (after deducting expenses
of the Offering estimated to be approximately $23.2 million) are estimated to be
approximately $217.7 million (approximately $251.0 million if the Underwriters'
over-allotment option is exercised in full). The Company will contribute the
entire net proceeds from the Offering to the Realty Partnership and the
Operating Partnership in return for a number of Units in each Partnership equal
to the number of Paired Shares sold in the Offering. The Realty Partnership will
receive 95%, or $206.8 million, of the net proceeds of the Offering. The
Operating Partnership will receive 5%, or $10.9 million, of the net proceeds of
the Offering. In addition the Realty Partnership will borrow $42 million under
the Financing.
The Company will use the foregoing, together with cash on hand ($12.1
million at March 31, 1995) as follows: approximately $205.4 million to repay
existing indebtedness, which indebtedness has a weighted average interest rate
of approximately 9.26% and a weighted average maturity of four years as of March
31, 1995 including $10.0 million used by the Realty Partnership to purchase the
first trust deed on the Operating Partnership's Milwaukee hotel; approximately
$53.9 million for acquisition of fee assets; and $0.8 million for other
miscellaneous uses.
If the Underwriters' over-allotment option is exercised in full, the
additional net proceeds therefrom of $33.3 million will be contributed to the
Partnerships for 1,537,500 additional Units and will reduce amounts outstanding
under the Financing.
Pending application of the net proceeds, the Realty Partnership and the
Operating Partnership will invest such portion of the net proceeds in
interest-bearing accounts and short-term, interest-bearing securities, which, in
the case of the Realty Partnership, are consistent with the Trust's intention to
qualify for taxation as a REIT. Such investments may include, for example,
obligations of the Government National Mortgage Association, other governmental
and government agency securities, certificates of deposit, interest-bearing bank
deposits and mortgage loan participations.
23
<PAGE>
DISTRIBUTION POLICY
Following the completion of the Offering, the Trust intends to make regular
quarterly distributions to its shareholders. The distribution for the period
commencing on the closing date of the Offering and ending on September 30, 1995,
is expected to be approximately equivalent to a quarterly distribution of $.47
per Paired Share and an annual distribution of $1.88 per Paired Share, or an
annual distribution of 8%, assuming an offering price of $23.50 per Paired Share
(which is the midpoint of the range set forth on the cover page). The Trust does
not expect to change its estimated distribution rate if the Underwriters'
over-allotment option is exercised.
Neither the Trust nor the Corporation currently makes distributions to its
shareholders. The Trust's previous senior debt, which was refinanced in March
1995, prohibited the Company from making distributions. Although loan agreements
may contain provisions restricting distributions, management of the Company does
not expect to agree to any such provisions that would materially affect the
Company's ability to make distributions.
The estimate of cash available for distribution is based on pro forma net
income of the Trust and the Corporation for the 12 months ended March 31, 1995,
as adjusted for the impact of the Offering, the acquisition of the hotels
acquired after such date and other known events. Except as reflected in the
following table and the notes thereto, investing and financing activities are
not expected to have a material adverse effect on cash available for
distribution. See "Management's Discussion and Analysis of Pro Forma Financial
Statements."
The Trust believes its estimate of cash available for distribution
constitutes a reasonable basis for setting the initial distribution, and the
Trust expects to maintain its initial distribution rate for at least 12 months
following the consummation of the Offering, unless actual results of operations,
economic conditions or other factors differ from the assumptions used in
calculating the estimate. The actual return that the Trust will realize may vary
significantly from the estimate and will be affected by a number of factors,
including the revenues received from its properties, the operating expenses of
the Trust, the interest expense incurred on borrowings, interest earned on
working capital and unanticipated capital expenditures. Because of the short-
term effects of seasonal variations on the Company's operations, additional
borrowings may be made in order to meet REIT distribution requirements on a
quarterly basis. The estimate of cash available for distribution is being made
solely for the purpose of setting the initial distribution amount and is not
intended to be a projection or prediction of the Trust's results of operations.
Pro forma results of operations do not purport to present the actual results
that can be expected for future periods. No assurance can be given that the
Trust's estimate will prove accurate.
The Trust anticipates that its cash available for distribution, and the
amount it distributes to shareholders, will exceed earnings and profits for
federal income tax purposes due to non-cash expenses, primarily depreciation and
amortization and non-cash interest expense to be incurred by the Trust. The
distribution for the 12 months following consummation of the Offering is
expected to be approximately 78.8% and 89.6% of the pro forma adjusted funds
from operations and estimated cash available for distribution by the Trust,
respectively, for such period. The Trust estimates that it will not be required
to make a distribution for the calendar year 1995 in order to maintain its REIT
status. Based on the expected initial distribution amount and the Trust's
anticipated taxable income, it is expected that approximately 14% of the
distributions expected to be made during the 12 months following the
consummation of the Offering will constitute a return of capital for federal
income tax purposes.
24
<PAGE>
The following table illustrates the adjustments made by the Company to its
combined pro forma net income for the 12 months ended December 31, 1994 to
estimate the Trust's initial annual distributions. Cash available to the
Corporation will be available to the Trust as a result of payments by the
Corporation to the Trust with respect to outstanding intercompany indebtedness.
<TABLE>
<CAPTION>
(IN THOUSANDS,
EXCEPT
DISTRIBUTION PER
SHARE AND PAYOUT
RATIOS)
-----------------
<S> <C>
Pro forma net income for the year ended December 31, 1994...................................... $ 14,368
Minority interest in Partnerships.............................................................. 6,959
-------
Pro forma income before minority interest for the year ended December 31, 1994................. 21,327
Adjustments:
Less: Pro forma income before minority interest for the three months ended March 31, 1994.... (5,765)
Plus: Pro forma income before minority interest for the three months ended March 31, 1995.... 6,833
-------
Pro forma income before minority interests for the 12 months ended March 31, 1995.............. 22,395
Non-cash adjustments:
Depreciation and amortization(1)............................................................. 17,996
Other non-cash adjustments(2)................................................................ 3,064
-------
Pro forma funds from operations for the 12 months ended March 31, 1995 (3)..................... 43,455
Adjustments:
Non-cash interest income(4).................................................................. (770)
Reserve for recurring capital expenditures(5)................................................ (4,464)
-------
Estimated cash available for distribution...................................................... $ 38,221
-------
-------
Expected annual distribution:
To shareholders.............................................................................. 23,072
To Unitholders............................................................................... 11,174
-------
Expected annual distribution................................................................... $ 34,246
-------
-------
Expected annual distribution per share......................................................... $ 1.88
-------
-------
Expected cash available for distribution payout ratio(6)....................................... 89.6%
-------
-------
</TABLE>
- ------------
(1) Represents real estate depreciation expense of $16.8 million and
amortization of reorganization expenses of $1.2 million related to the
formation of the Partnerships.
(2) Includes non-cash items recognized in income for the period presented as
follows: $759,000 provision for losses on assets subsequently sold and
$2,648,000 shareholder litigation expense (see "Certain Relationships and
Related Transactions--Ross Agreement") net of $343,000 gain on sales of
hotel assets.
(3) Funds from operations, as defined by the National Association of Real Estate
Investment Trusts ("NAREIT"), represents income (loss) before minority
interest (computed in accordance with generally accepted accounting
principles), excluding gains (or losses) from debt restructuring and sales
of property, plus real estate related depreciation and amortization
(excluding amortization of financing costs), and after adjustments for
unconsolidated partnerships and joint ventures. Funds from operations,
therefore, does not represent cash generated from operating activities in
accordance with generally accepted accounting principles and should not be
considered an alternative to net income as an indication of the Company's
performance or to cash flows from operating activities as a measure of
liquidity or the ability to pay distributions. Management and industry
analysts generally consider funds from operations to be one measure of the
financial performance of an equity REIT that provides a relevant basis for
comparison among REITs and it is presented to assist investors in analyzing
the performance of the Company.
(4) Represents the elimination of the effect of interest income recognized in
excess of the actual cash received on mortgage notes receivable (as a result
of the notes being purchased at a discount) secured by the Atlantic City
Quality Inn and by the Secaucus Ramada Suites for the three months ended
March 31, 1995 and the year ended December 31, 1994. See "Business and
Properties--Mortgage Note Receivables."
(5) Represents reserves for estimated recurring capital expenditures calculated
based on 5% of pro forma room revenues for the twelve month period ended
March 31, 1995 in the amount of $89,284,000.
25
<PAGE>
Recurring pro forma capital expenditures on the Owned Hotels for the years
ended December 31, 1994 and 1993 were $4,656,000 and $4,413,000,
respectively. See "Business Objectives and Growth Strategy -- Implementation
of Strategies" for management's plans for additional capital expenditures.
(6) Calculated by dividing the estimated initial annual distributions by the
estimated adjusted cash available for distribution. The Company's estimated
pro forma funds from operations payout ratio, which is calculated by
dividing the estimated initial annual dividends by the estimated pro forma
funds from operations, is 78.8%.
The Trust believes that the amounts not distributed will be sufficient to
cover (i) recurring capital expenditures and (ii) other unforeseen cash needs.
The Trust also will have available to it for such purposes available borrowing
capacity under the Acquisition Facility and a portion of the net proceeds from
the Offering.
In order to maintain its qualification as a REIT, the Trust must make annual
distributions to its shareholders of at least 95% of its taxable income (which
does not include net capital gains). Under certain circumstances, the Trust may
be required to make distributions in excess of cash available for distribution
in order to meet such distribution requirements. In such event, the Trust (or
the Realty Partnership) would seek to borrow the amount of the deficiency or
sell assets to obtain the cash necessary to make the distributions necessary to
retain the Trust's qualification as a REIT for federal income tax purposes.
Distributions made by the Trust will be determined by its Board of Trustees
and will depend on a number of factors, including the amount of cash flow from
operations, the Realty Partnership's financial condition, capital expenditure
requirements for the Realty Partnership's properties, the annual distribution
requirements under the REIT provisions of the Code and such other factors as the
Board of Trustees deems relevant. For a discussion of the tax treatment of
distributions to holders of Trust Shares, see "Federal Income Tax Considerations
- -- Federal Income Taxation of the Trust" and "-- Federal Income Taxation of the
Holders of Paired Shares."
The Trust has not made a distribution to its shareholders since September
1990. The Corporation has not made any distributions since its inception and
does not anticipate that it will make any such distributions in the foreseeable
future. All available cash is expected to be used by the Operating Partnership
to repay indebtedness to the Realty Partnership.
PRICE RANGES OF PAIRED SHARES
The Paired Shares are traded principally on the New York Stock Exchange (the
"NYSE") under the symbol "HOT." The following table sets forth, for the fiscal
periods indicated, the high and low sales prices per Paired Share on the NYSE
(after giving effect to an assumed one for six reverse stock split prior to the
closing of the Offering).
<TABLE>
<CAPTION>
PERIOD PRICE
- ------------------------------------------------------------------------------- ----------------------
1995 HIGH LOW
----- ---
<S> <C> <C>
Second Quarter (through June 8)................................................ $ 24 $ 213/4
First Quarter.................................................................. $ 261/4 $ 15
1994
Fourth Quarter................................................................. $ 201/4 $ 153/4
Third Quarter.................................................................. $ 201/4 $ 171/4
Second Quarter................................................................. $ 18 $ 93/4
First Quarter.................................................................. $ 15 $ 111/4
1993
Fourth Quarter................................................................. $ 201/4 $ 12
Third Quarter.................................................................. $ 183/4 $ 93/4
Second Quarter................................................................. $ 15 $ 71/2
First Quarter.................................................................. $ 101/2 $ 6
</TABLE>
The high and low prices per Paired Share on the NYSE on June 8, 1995 were
$23 1/4 and $21 3/4, respectively (after giving effect to an assumed one for six
reverse stock split). As of June 6, 1995, there were approximately 2,056 holders
of record of Paired Shares. Neither the Trust nor the Corporation has paid any
dividends in the periods set forth in the table above.
26
<PAGE>
CAPITALIZATION
The combined capitalization of the Trust and the Corporation as of March 31,
1995, and the pro forma capitalization as adjusted to reflect the completion of
the Offering (assuming no exercise of the Underwriters' overallotment option) is
set forth below. The information set forth below should be read in conjunction
with the combined historical financial statements and notes thereto, the
unaudited pro forma financial information and notes thereto and the discussion
set forth in "Management's Discussion and Analysis of Pro Forma Financial
Statements," in each case included elsewhere in this Prospectus.
<TABLE>
<CAPTION>
MARCH 31, 1995
-----------------------
HISTORICAL PRO FORMA
---------- -----------
(IN THOUSANDS)
<S> <C> <C>
DEBT
Secured notes payable.................................................................... $ 130,360 $ 42,000
Mortgage and other notes payable......................................................... 68,195 2,874
---------- -----------
Total long-term debt..................................................................... 198,555 44,874
---------- -----------
MINORITY INTEREST........................................................................ 58,887 91,617
---------- -----------
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $.01 par value; authorized 100,000,000 shares;
outstanding 2,022,158 shares; 12,272,158 pro forma...................................... 20 123
Corporation Common Stock; $.01 par value; authorized 100,000,000 shares; outstanding
2,022,158 shares; 12,272,158 pro forma.................................................. 20 123
Excess shares(1)
Additional paid-in capital............................................................... 222,257 407,038
Accumulated deficit...................................................................... (214,541) (217,866)
---------- -----------
Total equity......................................................................... 7,756 189,418
---------- -----------
Total capitalization................................................................. $ 265,198 $ 325,909
---------- -----------
---------- -----------
</TABLE>
- ------------
(1) The Trust has authorized Excess Common Shares and Excess Preferred Shares of
20,000,000 and 5,000,000, respectively, none outstanding. The Corporation
has authorized Excess Common Stock and Excess Preferred Stock of 20,000,000
and 5,000,000, respectively, none outstanding.
27
<PAGE>
DILUTION
At March 31, 1995, the Company had a combined net tangible book value of
approximately $57.8 million or $7.26 per Paired Share (assuming for this purpose
the exchange of all Units held by Starwood Capital for Paired Shares without
regard to the Ownership Limitation). Without taking into account any other
changes in such pro forma net tangible book value after March 31, 1995 other
than to give effect to the completion of the Offering at a public offering price
of $23.50 per Paired Share (the midpoint of the range set forth on the cover
page, before deducting underwriting discounts and commissions and estimated
offering expenses payable by the Company) the pro forma net tangible book value
at March 31, 1995 would have been approximately $275.0 million or $15.10 per
Paired Share (assuming for this purpose the exchange of all Units held by
Starwood Capital for Paired Shares without regard to the Ownership Limitation).
This amount represents an immediate increase in pro forma net tangible book
value per Paired Share of $7.84 to holders of Paired Shares previously
outstanding and an immediate dilution in pro forma net tangible book value per
share to new investors of approximately $8.40 per Paired Share. The following
table illustrates this dilution:
<TABLE>
<S> <C> <C>
Assumed public offering price per Paired Share(1).................... $ 23.50
Net tangible book value per Paired Share as of March 31, 1995........ $ 7.26
Increase in net tangible book value per Paired Share attributable to
the Offering........................................................ $ 7.84
---------
Pro forma net tangible book value per Paired Share after completion
of the Offering(2).................................................. 15.10
---------
Dilution per Paired Share purchased in the Offering(3)............... $ 8.40
---------
---------
</TABLE>
- ------------
(1) Before deducting underwriting discount and estimated expenses of the
Offering.
(2) Net tangible book value per Paired Share is determined by subtracting total
combined liabilities from total combined tangible assets and dividing the
remainder by the number of Paired Shares and Units that will be outstanding
after the Offering.
SELECTED COMBINED FINANCIAL DATA
The following table sets forth selected combined historical and pro forma
financial information for the Company. The following information should be read
in conjunction with (i) the historical financial statements and notes thereto
for the Company, (ii) Management's Discussion and Analysis of Financial
Condition and Results of Operations, and (iii) the pro forma financial
statements and notes thereto for the Company, which are included elsewhere in
this Prospectus. The historical operating information of the Company as of
December 31, 1994 and 1993 and for each of the three years in the period ended
December 31, 1994 have been derived from audited financial statements which are
included elsewhere in this Prospectus. The comparable data as of December 31,
1992, 1991 and 1990 and for the years ended December 31, 1991 and 1990 have been
derived from financial statements that are not required to be included in this
Prospectus. In the opinion of management, the financial data as of March 31,
1995 and for the three months ended March 31, 1995 and 1994 include all
adjustments necessary to present fairly the information set forth therein.
The pro forma operations data and other data for the three months ended
March 31, 1995 and for the year ended December 31, 1994 have been prepared as if
the Offering and the acquisition of the hotel properties acquired or to be
acquired and (with respect to the December 31, 1994 data) the Reorganization had
been consummated at the beginning of the period presented, and the pro forma
balance sheet data has been prepared as if the Offering and the acquisition of
the hotel properties acquired or to be acquired had been consummated on March
31, 1995. The pro forma financial information is not necessarily indicative of
what the actual financial position and results of operations of the Company
would have been as of and for the periods indicated, nor does it purport to
represent the Company's future financial position and results of operations.
28
<PAGE>
STARWOOD LODGING
SUMMARY COMBINED SELECTED FINANCIAL INFORMATION
(IN THOUSANDS, EXCEPT PER SHARE DATA AND ROOM INFORMATION)
<TABLE>
<CAPTION>
FOR THE THREE MONTHS ENDED MARCH
31, AS OF AND FOR THE YEAR ENDED DECEMBER 31,
--------------------------------- -------------------------------------------------------
PRO FORMA HISTORICAL PRO FORMA HISTORICAL
----------- -------------------- ----------- ------------------------------------------
1995 1995(4) 1994 1994 1994 1993 1992 1991
----------- --------- --------- ----------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
REVENUE
Hotel.............................. $ 30,908 $ 22,781 $ 20,586 $ 125,767 $ 82,668 $ 86,903 $ 88,812 $ 85,156
Gaming............................. 6,669 6,669 7,188 27,981 27,981 27,505 26,150 22,609
Interest from mortgage and other
notes............................. 2,586 2,581 355 10,069 1,554 1,412 1,348 1,761
Rents from other leased hotel
properties........................ 159 159 150 927 927 839 947 936
Management fees and other income... 61 61 59 411 411 475 1,186 1,376
Gain (loss) on sales of hotel
assets............................ (113) (113) -- 456 456 21 (787) 1,598
----------- --------- --------- ----------- --------- --------- --------- ---------
40,270 32,138 28,338 165,611 113,997 117,155 117,656 113,436
----------- --------- --------- ----------- --------- --------- --------- ---------
EXPENSES:
Hotel operations................... 21,077 16,280 15,568 90,639 60,829 68,132 68,620 65,693
Gaming operations.................. 6,021 6,021 5,993 24,454 24,454 24,055 23,699 21,948
Interest........................... 841 5,827 4,125 3,365 17,606 15,187 14,208 16,458
Depreciation and amortization...... 4,426 2,863 2,066 18,130 8,161 9,232 10,196 11,688
Administrative and operating....... 1,072 1,068 921 4,289 4,203 4,729 6,177 6,086
Shareholder litigation expense..... -- -- -- 2,648 2,648 483 188 --
Loan restructuring................. -- -- -- -- -- -- 10,892 3,797
Provision for losses............... -- -- -- 759 759 2,369 3,419 9,580
----------- --------- --------- ----------- --------- --------- --------- ---------
33,437 32,059 28,673 144,284 118,660 124,187 137,399 135,520
----------- --------- --------- ----------- --------- --------- --------- ---------
Income (loss) before minority
interest in Partnership........... 6,833 79 (335) 21,327 (4,663) (7,032) (19,743) (22,084)
Minority interest in
Partnership(1).................... 2,230 94 -- 6,959 -- -- -- --
----------- --------- --------- ----------- --------- --------- --------- ---------
Income (loss) before extraordinary
item.............................. 4,603 (15) (335) 14,368 (4,663) (7,032) (19,743) (22,084)
Extraordinary item................. -- 363 -- -- -- -- -- --
----------- --------- --------- ----------- --------- --------- --------- ---------
Net income (loss).................. $ 4,603 $ 348 $ (355) $ 14,368 $ (4,663) $ (7.032) $ (19,743) $ (22,084)
----------- --------- --------- ----------- --------- --------- --------- ---------
----------- --------- --------- ----------- --------- --------- --------- ---------
Net income (loss) per share........ $ 0.38 $ 0.17 $ (0.17) $ 1.17 $ (2.31) $ (3.48) $ (9.73) $ (10.92)
----------- --------- --------- ----------- --------- --------- --------- ---------
----------- --------- --------- ----------- --------- --------- --------- ---------
BALANCE SHEET DATA:
Total real estate investments...... $ 310,679 $ 246,113 $ 165,496 $ 179,172 $ 187,753 $ 200,540
Total assets....................... 340,719 279,765 183,955 195,352 210,945 221,917
Total debt......................... 44,874 198,555 160,482 170,886 170,297 171,271
Shareholders' equity............... 189,418 7,756 8,708 13,326 20,351 40,083
OTHER DATA:
Funds from operations(2)........... $ 11,372 $ 3,055 $ 1,731 $ 42,408 $ 6,449 $ 5,031 $ 5,739 $ 1,383
EBITDA(3).......................... $ 12,213 $ 8,882 $ 5,856 $ 45,773 $ 24,055 $ 20,218 $ 19,947 $ 17,841
EBITDA margin (% of total
revenues)......................... 30% 28% 21% 28% 21% 17% 17% 16%
Cash flows from:
Operating activities............. $ (686) $ 1,630 -- $ 8,893 $ 5,532 $ 4,690 $ (6,158)
Investing activities............. (1,738) (531) -- 4,489 (3,645) (1,514) 12,159
Financing activities............. 9,479 50 -- (13,969) (6,752) (1,255) (7,139)
Dividends.......................... -- -- -- -- -- -- --
Dividends per share................ -- -- -- -- -- -- --
Number of hotel rooms (Hotel
Assets)........................... 9,440 8,586 7,059 9,618 6,409 7,059 7,423 7,549
Revenue per available room (Owned
Hotels)........................... $ 43.58 $ 40.42 $ 40.23 $ 43.59 $ 38.60 $ 35.66 $ 32.07 $ 30.86
Average daily room rate (Owned
Hotels)........................... $ 64.86 $ 61.30 $ 62.95 $ 62.99 $ 55.55 $ 54.53 $ 53.04 $ 52.04
Average occupancy (Owned Hotels)... 67% 66% 64% 69% 69% 65% 62% 59%
<CAPTION>
1990
---------
<S> <C>
OPERATING DATA:
REVENUE
Hotel.............................. $ 85,515
Gaming............................. 25,439
Interest from mortgage and other
notes............................. 2,813
Rents from other leased hotel
properties........................ 942
Management fees and other income... 2,315
Gain (loss) on sales of hotel
assets............................ --
---------
117,024
---------
EXPENSES:
Hotel operations................... 65,223
Gaming operations.................. 23,995
Interest........................... 16,408
Depreciation and amortization...... 14,850
Administrative and operating....... 5,987
Shareholder litigation expense..... --
Loan restructuring................. --
Provision for losses............... 18,147
---------
144,610
---------
Income (loss) before minority
interest in Partnership........... (27,586)
Minority interest in
Partnership(1).................... --
---------
Income (loss) before extraordinary
item.............................. (27,586)
Extraordinary item................. --
---------
Net income (loss).................. $ (27,586)
---------
---------
Net income (loss) per share........ $ (13.65)
---------
---------
BALANCE SHEET DATA:
Total real estate investments...... $ 218,896
Total assets....................... 240,998
Total debt......................... 166,651
Shareholders' equity............... 62,104
OTHER DATA:
Funds from operations(2)........... $ 5,411
EBITDA(3).......................... $ 21,819
EBITDA margin (% of total
revenues)......................... 19%
Cash flows from:
Operating activities............. $ 6,262
Investing activities............. (7,058)
Financing activities............. 6,442
Dividends.......................... $ 7,644
Dividends per share................ $ 0.63
Number of hotel rooms (Hotel
Assets)........................... 8,068
Revenue per available room (Owned
Hotels)........................... $ 32.07
Average daily room rate (Owned
Hotels)........................... $ 52.94
Average occupancy (Owned Hotels)... 61%
</TABLE>
- ---------------
(1) Represents the 32.6% minority interest in the Partnerships which Starwood
Capital will own after the Offering for the pro forma periods ended
December 31, 1994 and March 31, 1995 and the 71.7% minority interest in the
Partnerships for the historical period ended March 31, 1995.
29
<PAGE>
(2) Management and industry analysts generally consider funds from operations
to be one measure of the financial performance of an equity REIT that
provides a relevant basis for comparison among REITs and it is presented to
assist investors in analyzing the performance of the Company. Funds from
operations is defined as income before minority interest (computed in
accordance with generally accepted accounting principles), excluding gains
(losses) from debt restructuring and sales of property, provision for
losses, and real estate related depreciation and amortization (excluding
amortization of financing costs). Funds from operations does not represent
cash generated from operating activities in accordance with generally
accepted accounting principles and is not necessarily indicative of cash
available to fund cash needs. Funds from operations should not be
considered an alternative to net income as an indication of the Company's
financial performance or as an alternative to cash flows from operating
activities as a measure of liquidity. Funds from operations include
$801,000 and $236,000 of interest income recognized in excess of the actual
cash received on mortgage note receivables (as a result of the notes being
purchased at a discount) secured by the Atlantic City Quality Inn and by
the Secaucus Ramada Suites for the three months ended March 31, 1995 and
the year ended December 31, 1994.
(3) Management considers EBITDA to be one measure of the cash flows from
operations of the Company before debt service that provides a relevant
basis for comparison among REITs and it is presented to assist investors in
analyzing the performance of the Company. EBITDA is defined as income
before minority interest excluding gains and losses from debt restructuring
and sales of property, provision for losses, interest and depreciation and
amortization. EBITDA should not be considered as an alternative to net
income as an indication of the Company's financial performance or to cash
flows from operating activities as a measure of liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs.
(4) The historical combined information of the Company presented for the three
months ended March 31, 1995 reflects the consolidation of the Partnerships
into the Trust and the Corporation in order to facilitate a comparison with
the prior historical information of the Company and the pro forma
information.
30
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
PRO FORMA FINANCIAL STATEMENTS
PRO FORMA RESULTS OF OPERATIONS--FOR THE YEAR ENDED DECEMBER 31, 1994
On a pro forma basis, after giving effect to the Reorganization, the
acquisition of hotel properties acquired or to be acquired after the
Reorganization and the Offering, pro forma income before minority interest of
the Company for the year ended December 31, 1994 was $21.3 million, as compared
to a historical net loss of $4.7 million for such year.
During 1994, pro forma hotel revenues increased by $43.1 million or 52.1%,
to $125.8 million and hotel expenses increased by $29.8 million or 49.0% to
$97.6 million. The increases represent the effects of (i) the contribution by
Starwood Capital of the Doubletree Hotel located in Rancho Bernardo, California;
the Capitol Hill Suites located in Washington, D.C.; the Harvey Wichita located
in Wichita, Kansas and the French Quarter Suites located in Lexington, Kentucky;
(ii) the recently acquired Omni Hotel located in Chapel Hill, North Carolina;
and the two hotels which the Company has recently agreed to acquire, which are
the 224-all suite Embassy Suites located in Tempe, Arizona and the 462-room
Sheraton Colony Square located in Atlanta, Georgia; and (iii) in the case of
hotel expenses, the elimination of third-party management fees at five
continuously owned hotels (as well as five hotels which were contributed or
acquired) offset partly by increases in the Company's general and administrative
expenses, resulting in a net expense reduction of approximately $2.4 million.
The following table summarizes, for the Owned Hotels, average occupancy,
average room rates and revenue per available room on a pro forma basis in
comparison to historical amounts for the year ended December 31, 1994:
<TABLE>
<CAPTION>
HISTORICAL PRO FORMA
----------- -----------
<S> <C> <C>
Occupancy Rate............................................................................ 69.0% 69.3%
Average Room Rate......................................................................... $ 55.55 $ 62.99
Revenue Per Available Room................................................................ $ 38.60 $ 43.59
</TABLE>
Hotel expenses as a percentage of hotel revenues decreased from 73.6% to
72.1%; net operating income from hotel operations increased 61.0% from $21.8
million to $35.1 million.
Interest from mortgage and other notes increased from $1.6 million for the
historical year ended December 31, 1994 to $10.1 million on a pro forma basis,
an increase of $8.5 million. The increase in interest income represents the
additional interest from the five Mortgage Note Receivables contributed by
Starwood Capital in the Reorganization.
Interest expense decreased from $17.6 million to $3.4 million on a pro forma
basis after applying a portion of the proceeds from the Offering to pay off
$205.4 million of indebtedness. See "--Liquidity and Capital Resources" below.
Depreciation and amortization expense increased from $8.2 million to $18.1
million on a pro forma basis as a result of the addition of the hotels discussed
above and $1.2 million of amortization of costs relating to the Reorganization.
31
<PAGE>
FUNDS FROM OPERATIONS
Management believes that FFO is one measure of the financial performance of
an equity REIT. Funds from operations, on a pro forma basis, increased to $42.4
million from $6.4 million on a historical basis for the year ended December 31,
1994 and to $11.4 million from $3.1 million for the three months ended March 31,
1995. The following table shows the calculation of funds from operations for the
indicated periods:
<TABLE>
<CAPTION>
THREE MONTHS ENDED TWELVE MONTHS ENDED
MARCH 31, 1995 DECEMBER 31, 1994
------------------------ ------------------------
PRO FORMA HISTORICAL PRO FORMA HISTORICAL
----------- ----------- ----------- -----------
(IN THOUSANDS)
<S> <C> <C> <C> <C>
Net income (loss) before minority interest........................ $ 6,833 $ 79 $ 21,327 $ (4,663)
Depreciation and amortization..................................... 4,426 2,863 18,130 8,161
Gain (loss) on sales of hotel assets.............................. 113 113 (456) (456)
Other adjustments (1)............................................. -- -- 3,407 3,407
----------- ----------- ----------- -----------
FUNDS FROM OPERATIONS (2)..................................... $ 11,372 $ 3,055 $ 42,408 $ 6,449
----------- ----------- ----------- -----------
----------- ----------- ----------- -----------
</TABLE>
- ---------------
(1) Includes non-cash items recognized in income for the period: $759,000
provision for losses on assets subsequently sold and $2,648,000 shareholder
litigation expense.
(2) Management and industry analysts generally consider funds from operations
to be one measure of the financial performance of an equity REIT that
provides a relevant basis for comparison among REITs and it is presented to
assist investors in analyzing the performance of the Company. Funds from
operations is defined as income before minority interest (computed in
accordance with generally accepted accounting principles), excluding gains
(losses) from debt restructuring and sales of property, provision for
losses, and real estate related depreciation and amortization (excluding
amortization of financing costs). Funds from operations does not represent
cash generated from operating activities in accordance with generally
accepted accounting principles and is not necessarily indicative of cash
available to fund cash needs. Funds from operations should not be
considered an alternative to net income as an indication of the Company's
financial performance or as an alternative to cash flows from operating
activities as a measure of liquidity. Funds from operations include
$801,000 and $236,000 of interest income recognized in excess of the actual
cash received on mortgage note receivables (as a result of the notes being
purchased at a discount) secured by the Atlantic City Quality Inn and by
the Secaucus Ramada Suites for the three months ended March 31, 1995 and
the year ended December 31, 1994.
LIQUIDITY AND CAPITAL RESOURCES
On a pro forma basis as of March 31, 1995 after giving effect to the
Offering and the application of the proceeds of the Offering as set forth in
"Use of Proceeds", the Company's mortgage indebtedness will consist primarily of
obligations pursuant to the Financing. The Company's Ratio of Debt-to-Total
Market Capitalization would be approximately 9.5% on a pro forma basis as of
March 31, 1995.
As part of its investment strategy, the Company plans to acquire additional
hotels in the future. The Company has recently acquired the 168-room Omni Hotel
located in Chapel Hill, North Carolina, and expects to acquire the 224-room
Embassy Suites in Tempe, Arizona, and the 462-room Sheraton Colony Square in
Atlanta, Georgia. Future acquisitions are expected to have a positive impact on
Funds from Operations. The Company expects to fund future acquisitions through
use of the Acquisition Facility or other borrowings and the issuance of
additional Paired Shares or additional Partnership Units to raise additional
equity capital.
The source of capital to be used to fund the Company's operating expenses,
interest expense, and recurring capital expenses will be cash flow provided by
operating activities. The Company anticipates that its cash flow provided by
operating activities will provide the necessary funds on a short and long term
basis for its operating expenses, interest expense on outstanding indebtedness,
recurring capital expenditures (estimated at $4.5 million for the twelve months
ended March 31, 1995 based on five percent of pro forma room revenues of $89.3
million) and all distributions to shareholders. Sources of capital for major
building renovations and expansions are expected to be obtained from: (i) excess
funds from operations; (ii) additional debt financing, and (iii) additional
equity raised in the public and private markets. The Company intends to incur
additional indebtedness in a manner consistent with its policy of maintaining a
Ratio of Debt-to-Total Market Capitalization of not more than 50%. Management
believes that it will have access to capital resources sufficient to satisfy the
Company's cash requirements and expand and develop its business in accordance
with its strategy for future growth.
32
<PAGE>
SEASONALITY
Demand is affected by normally recurring seasonal patterns. For most of the
Company's hotels, demand is higher in the spring and summer months (April
through September) than during the remainder of the year. Accordingly, the
Company's operations are seasonal in nature, with lower revenue, operating
profit and cash flow in the first and fourth quarters due to decreased travel
during the winter months.
INFLATION
The rate of inflation as measured by changes in the average consumer price
index has not had a material effect on the revenues or operating results of the
Company during the three most recent fiscal years.
EBITDA--EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION
Management believes that there are several important factors that contribute
to the ability of the Company to improve profitability of its hotel properties,
including increased average occupancy, average rate and effective cost
management. Each of these factors has a significant effect on EBITDA. While
management believes that Funds from Operations will be the principal factor
considered by the Board of Directors in determining the amount of cash
distributions the Company will make to stockholders (see "Distribution Policy"),
management further believes that EBITDA is an effective measure of operating
performance because: (1) it is industry practice to evaluate hotel properties
based on operating income before interest, depreciation and amortization, which
is generally equivalent to EBITDA, and (2) EBITDA is unaffected by the debt and
equity structure of the property owner. Neither Funds from Operations nor EBITDA
(i) represents cash flow from operations as defined by generally accepted
accounting principles, (ii) is necessarily indicative of cash available to fund
all cash flow needs or (iii) should be considered as an alternative to net
income for purposes of evaluating the Company's operating performance.
EBITDA for the hotel properties owned and operated by the Company increased
from $21.8 million or 26% of hotel revenues, for the historical year ended
December 31, 1994 to $35.1 million, or 28% of hotel revenues, on a pro forma
basis and increased from $6.5 million, or 29% of hotel revenues, for the
historical period ended March 31, 1995 to $9.8 million, or 32% of hotel
revenues, on a pro forma basis for the same period.
BUSINESS OBJECTIVES AND GROWTH STRATEGY
BUSINESS OBJECTIVES
The Company's primary objective is to increase per share funds from
operations and to maximize the long-term total return to its shareholders. The
Company believes it can accomplish these objectives by continuing to acquire
attractively-priced mid-scale and upscale hotels, and continuing to refurbish
existing hotels and improve hotel operations. The Company intends to maximize
the advantages of its Paired Share structure by operating the hotels it owns,
thereby eliminating the economic costs and conflicts of interest which arise
when hotels are leased to third party operators. The Company's mission is to be
a cost-efficient owner of quality accommodations providing superior service and
value to the consumer.
Since completing its Reorganization with Starwood Capital on January 31,
1995, the Company has implemented its acquisition and operating strategies by
acquiring, or agreeing to acquire, three upscale, full service hotels containing
854 rooms, by initiating major renovations at the Company's Dallas Park Central
Hotel and Portland Riverside Inn, and by assuming management of several owned
hotels.
ACQUISITION STRATEGIES
Management will seek to expand and diversify the hotel portfolio by
continuing to acquire hotels, primarily in the mid-scale and upscale industry
segments, in selected markets throughout the United States. The Company believes
the current environment for hotel acquisitions is attractive for a well
capitalized, opportunistic investor due to the historical overbuilding, deflated
values, and relative illiquidity that presently characterize the hotel market.
Management seeks to acquire well located and constructed hotels at significant
discounts to replacement cost and at attractive returns with potential for cash
flow growth and
33
<PAGE>
long term capital appreciation. Starwood Capital's experience and extensive real
estate and finance industry contacts will be used to identify opportunistic
situations and negotiate acquisitions using some of the following criteria:
UPSCALE AND MID-SCALE PROPERTIES. The Company will concentrate its
acquisition efforts on properties which are or can be affiliated with such hotel
chains as Marriott-TM-, Embassy Suites-TM-, Westin-TM-, Hyatt-TM-, Hilton-TM-,
Sheraton-TM-, Omni-TM-, Radisson-TM-, Doubletree-TM-, Residence Inn-TM-, Le
Meridien-TM-, Intercontinental-TM- and others because management believes:
- these segments offer numerous opportunities to acquire hotels for
significant discounts to replacement cost and at attractive multiples of
EBITDA;
- current supply growth remains low and new construction of these types of
hotels is generally more costly and requires longer lead times to plan,
finance, and construct than lower scale hotels; and
- the Company is experienced in acquiring and operating these types of
properties.
ABILITY TO SELF-MANAGE. The Company intends to acquire hotels where it can
immediately assume the management thereof because:
- self-management enables the Company to capture the economic benefits
otherwise retained by a third-party operator;
- self-management enables the Company to directly control the operations of
those hotels;
- in the case of "turn-around" situations, the Company believes its
management team is experienced in implementing renovations, expansions,
hotel chain affiliations and other techniques which improve cash flow and
asset values; and
- the Company does not intend to manage properties in which the Company
does not have a substantial economic interest.
PREFERRED MARKETS. The Company intends to target acquisitions of hotels in
markets:
- where favorable demographic trends exist, such as population, job and
corporate growth;
- near historically stable demand generators, such as major universities,
medical centers, government agencies and major office complexes;
- near the Company's existing hotels, where the Company can draw on its
knowledge of local market conditions and may realize operating
efficiencies from ownership of multiple properties; or
- where barriers to new supply exist such as restrictive zoning or scarcity
of land.
OPPORTUNISTIC SITUATIONS. The Company will seek investments where
competitive bidding can be minimized and where:
- the Company can employ its ready access to capital to satisfy sellers who
require certainty and speed to close a sale;
- the Company's ability to offer partnership units will permit it to
satisfy owners who seek to dispose of properties on a tax-deferred basis
to such owners; or
- hotel equity can either be acquired or controlled through the purchase of
debt.
OPERATING STRATEGIES
The Company continually seeks to improve the profitability of its hotel
assets using the following strategies:
SELF MANAGEMENT. Substantially all of the Company's hotels are operated by
the Company, and the Company intends to manage most of the remaining hotels at
the earliest practicable date. The Company's mission is to offer consistent high
quality accommodations and service at competitive rates in order to provide
superior value to its customers. When the Company assumes the management of a
hotel, it seeks to become a cost-efficient provider of quality accommodations
and service by standardizing and upgrading
34
<PAGE>
reporting and control systems and implementing its computerized on-line
accounting system, establishing consistent performance-based compensation
programs for hotel-level managers, and ensuring that proper preventive
maintenance and cost saving energy upgrades are timely installed.
MAJOR CAPITAL RENOVATIONS. Major renovations have been completed at the
Milwaukee Marriott and the Harvey Wichita and cash flows have improved
substantially. With the proceeds of the Offering, renovations are expected to
begin in 1995 at the Dallas Park Central, the Portland Riverside Inn and the
Lexington French Quarter Suites and the Capitol Hill Suites. Management believes
these renovations will significantly increase the cash flows of these hotels.
See "--Implementation of Strategies" below.
REAFFILIATIONS AND MINOR RENOVATIONS. Management believes operating
performance at several of the Company's hotels can be improved through modest
upgrading of the hotel's physical plant or from the affiliation with a national
franchise and reservation system. The Company has executed with Radisson a
franchise agreement for the Dallas Park Central, and is considering franchise
reaffiliations for its Lexington French Quarter Suites, Tucson Plaza and Seattle
Meany Tower hotels.
REDEPLOYMENT OF CAPITAL. The Company has historically sold and intends, if
appropriate, to sell assets in the future if they exhibit limited upside
potential. The Company is exploring several alternatives for its gaming assets.
DEVELOPMENT STRATEGY
The Company may expand the number of rooms at certain high occupancy hotels
and, in the future, may selectively develop new hotels in certain submarkets.
FINANCING STRATEGIES
The Company believes that in order to continue to maximize the value of its
shareholders' equity and to execute its growth strategies, it is essential to
implement and periodically review a diversified financing strategy that (i)
incorporates long-term, secured and unsecured corporate debt, (ii) minimizes
exposure to fluctuations of interest rates, and (iii) maintains maximum
flexibility to manage the Company's short-term cash needs. Furthermore, the
Company believes that its capital structure will be conducive to and allow
flexibility for the aggressive growth which the Company seeks to achieve.
Management currently plans to maintain a conservative Ratio of Debt-to-Total
Market Capitalization that does not exceed 50%. Upon consummation of the
Offering, the Company's Ratio of Debt-to-Total Market Capitalization will be
approximately 9.5%. The Company believes that a conservative leverage policy,
coupled with a diversified portfolio of assets, will position the Company to
access flexible and cost-efficient forms of financing in the capital markets.
IMPLEMENTATION OF STRATEGIES
Since completing its Reorganization on January 31, 1995, the Company has
implemented its acquisition and operating strategies by acquiring or agreeing to
acquire approximately $65 million of upscale, full service hotels containing 854
rooms, and by planning major renovations at several of the Company's Owned
Hotels, as described below:
OMNI CHAPEL HILL. On April 6, 1995, the Company completed the acquisition
and assumed management of the Omni Chapel Hill Hotel, a 168-room upscale hotel
located near such stable demand generators as the University of North Carolina,
Raleigh Research Triangle Park and the Duke University Medical Center. The Omni
has historically experienced annual occupancy levels lower than its competitors
(56% vs. 64% and 65% vs. 68% in 1993 and 1994, respectively) and management
believes that this situation can be reversed given the quality of the hotel
relative to the competition and the hotel's potential ability to attract a
greater share of weekend demand due to its proximity to the University of North
Carolina. In addition, the Company believes that the opportunity exists to
increase REVPAR through increased penetration in the corporate segment of the
market. This potential is evidenced by the more than 13 percent increase in
REVPAR for the full array of hotels (I.E., all product types) in 1994 in the
Chapel Hill-Raleigh Durham market area as compared to 1993 and a compound annual
growth rate in excess of 10 percent since 1991. Consistent with the Company's
acquisition strategies, management believes the purchase price of $10.5
35
<PAGE>
million (approximately $64,000 per room) represents an estimated 29% discount to
an estimated replacement cost (in excess of $90,000 per room) and an attractive
yield of 14.3% on pro forma net cash flow for the twelve months ended March 31,
1995.
SHERATON COLONY SQUARE. On May 22, 1995, the Company agreed to acquire and
assume management of the Sheraton Colony Square, a 462-room upscale high-rise
hotel with 36,000 square feet of meeting space which is part of a major mixed
use development located at the center of midtown Atlanta, including 66,000
square feet of office, 140,000 square feet of service-oriented retail and 1,668
underground parking spaces. Midtown is known as the cultural center of Atlanta
and contains in excess of 9 million square feet of office space, with tenants
such as The Coca-Cola Company, IBM, Bell South and AT&T. The Sheraton Colony
Square achieved a 67% and 72% occupancy rate and a $81 and $87 ADR in 1993 and
1994, respectively. This represented a 14% increase in REVPAR year over year. In
1994, Atlanta was ranked second out of the country's 25 largest hotel markets in
REVPAR growth (7.2%) and fifth in room sales growth (11.9%). The hotel is being
acquired from an insurance company which previously acquired the hotel through
foreclosure. After closing, the hotel will be managed by the Company subject to
a franchise agreement with Sheraton. Consistent with the Company's acquisition
strategy, management believes that the purchase price of $34.0 million
(approximately $74,500 per room) represents an attractive yield of 11.0% on pro
forma net cash flow for the twelve months ended March 31, 1995 with the
potential for increased cash flow, particularly as market demand is stimulated
by Atlanta's 1996 Olympic Games. The purchase price also represents an estimated
31% discount to replacement cost of approximately $50 million. The Company
believes it can enhance operating profitability through a reduction in operating
expenses and the elimination of costs related to a third-party manager. The
Company expects to complete the acquisition of the Sheraton Colony Square
contemporaneously with the Offering.
EMBASSY SUITES TEMPE. On April 30, 1995, the Company agreed to acquire the
Embassy Suites in Tempe, Arizona, a 224 all suite, upscale property located near
Arizona State University. Tempe is an upscale section of Phoenix which in 1994
ranked number one out of the country's 25 largest markets in ADR growth (8.2%)
and number one in room sales growth (13.6%). The hotel is being acquired from a
liquidating publicly traded limited partnership on a privately negotiated basis.
After closing, the Company intends to manage the property subject to an Embassy
Suites franchise agreement. Consistent with its investment strategies,
management believes the purchase price of $19.2 million (approximately $86,600
per room) represents an attractive yield of 11.9% on pro forma net cash flow for
the twelve months ended March 31, 1995 and represents a 20% discount to its
estimated replacement cost of $24.5 million. Because the hotel is located within
close proximity of the Company's Phoenix Embassy Suites, management believes
this acquisition may enhance revenues of both properties by sharing demand
overflow, and may result in increased operating efficiencies. The Company
expects to complete the acquisition of the Embassy Suites contemporaneously with
the Offering.
FURTHER ACQUISITIONS. In addition, the Company is negotiating the
acquisition of several hotels, including a hotel in New York, New York with in
excess of 500 rooms, at a cost of approximately $40 million.
DALLAS PARK CENTRAL HOTEL CONVERSION. In 1994, after losing its franchise
affiliation due to the Company's inability to make necessary capital
improvements prior to the refinancing of the Company's senior debt, the hotel's
EBITDA was negative $165,000 and its occupancy fell to 42%. For the twelve
months ended March 31, 1995, the hotel had negative cash flow of $445,000 which
is a reduction of the Company's Funds from Operations. With proceeds of the
Offering, the Company plans to commence a $3.7 million major renovation and
conversion of the Park Central Hotel to a Radisson. The 445-room high-rise hotel
is located in North Dallas. Room sales in Dallas increased at double digit rates
in 1994 fueled by increases in both ADR (5.4%) and occupancy (5.0%).
Historically, when maintained in better condition and with the benefits of a
national affiliation, the property generated EBITDA in excess of $1.0 million.
Management believes upgrading the rooms and public space, combined with the
Radisson national franchise affiliation and reservation services, will enable
the hotel to increase its REVPAR and EBITDA towards its historical levels. Upon
completion of the Offering, the Company plans to terminate the hotel's existing
third-party manager, assume operations and complete the renovations.
36
<PAGE>
RIVERSIDE INN RENOVATION. The Company has planned an approximately $1
million renovation scheduled to begin in November 1995 with proceeds of the
Offering. The 137-room Riverside Inn is located in downtown Portland, Oregon,
and is currently considered a mid-scale property. Due to the current disparity
in average rates between the mid-scale and upscale segments in the Portland
market, management believes that a repositioning of the property to the lower
end of the upscale market should result in significant increases of REVPAR and
EBITDA. In addition, such repositioning would facilitate affiliation with a
national franchise if appropriate.
FRENCH QUARTER SUITES REAFFILIATION. This 155-room upscale hotel is located
in Lexington, Kentucky. With proceeds of the Offering, the Company intends to
implement a substantial refurbishment which will enable the property to
franchise with a national all suites franchise system. Franchises currently
under consideration by management include Embassy Suites, Doubletree Suites and
Marriott Suites. Management believes this refurbishment, combined with a
franchise affiliation, will enable the hotel to increase its REVPAR and EBITDA.
OTHER MINOR IMPROVEMENTS. In addition to the major capital renovations
described above, the Company will reserve a portion of the Offering proceeds to
complete other refurbishments of the Company's hotels, primarily those located
in the Western United States. The Company intends to upgrade and improve the
exterior facade and public areas of these hotels, including landscaping,
exterior lighting, and exterior building treatments. The Company believes that
such improvements will enhance curb appeal and help to attract additional
transient guests. In addition, the Company intends to reappoint rooms where such
upgrades will enhance the competitive position of the properties. These minor
improvements are expected to result in improved portfolio performance.
ELIMINATION OF THIRD-PARTY MANAGERS. Consistent with the Company's strategy
of self-management, the Company intends to terminate as soon as practicable the
seven remaining third-party management contracts on its existing and newly
acquired hotels. Of such management contracts, all but one may be terminated in
1995. The management contracts are all subject to certain performance standards.
The Company has been and is assuming management of those properties which were
or are managed by third parties. Management expects to open an Atlanta office
during the second quarter of 1995, the cost of which has been included in
calculated pro forma general and administrative expenses.
IMPROVEMENTS TO ASSETS ACQUIRED IN REORGANIZATION. Consistent with the
Company's acquisition strategy, each of the Owned Hotels which the Company
acquired pursuant to the Reorganization, as well as each of the Hotel Assets
securing the Mortgage Note Receivables which the Company acquired pursuant to
the Reorganization, are upscale hotels and well positioned in relatively
attractive markets. Such Owned Hotels were acquired during late 1993 and 1994 by
Starwood Capital using a variety of techniques for gaining control of the
properties, such as: the acquisition of debt at a discount followed by the
purchase of the equity; acquisition at a courthouse foreclosure sale; negotiated
acquisition from a bank which previously foreclosed on the asset; and the
acquisition from an insurance company of a money-losing hotel which had
previously lost its franchise affiliation. Each hotel was acquired during a
period of operational disruption from owners inexperienced in hotel operation,
and the Company has controlled these properties for a limited time.
Nevertheless, REVPAR and EBITDA increased by 13.1% and 85.5%, respectively, at
these properties during the first quarter of 1995 over the corresponding quarter
of 1994.
Upon completion of the Offering, the Company may attempt to acquire two Note
Hotels which secure Mortgage Note Receivables which the Company acquired
pursuant to the Reorganization. The Ramada Suites in Secaucus, New Jersey, is an
eight-story, 151 all suites hotel built in 1990 which is located near the New
Jersey Meadowlands complex. The Quality Inn is a 203-room high-rise hotel
located approximately two blocks from the Trump Taj Mahal and the Resorts
International Casinos in Atlantic City, New Jersey. The Company is currently
pursuing the acquisition of other hotel first mortgages as a strategy to acquire
fee interests in upscale and mid-scale hotel properties which meet the Company's
acquisition criteria. See "-- Acquisition Strategies."
STARWOOD CAPITAL
Starwood Capital was formed to identify and acquire real estate related
assets on behalf of its principals, employees and investors. These initial
investors primarily included several private families each with a net worth
exceeding $100 million. Today, Starwood Capital manages in excess of $575
million on behalf of its
37
<PAGE>
principals, employees, twelve domestic and international high net worth families
and three of the ten largest U.S. corporate pension funds. Starwood Capital has
become one of the most active opportunistic buyers of real estate assets in the
United States.
Each of the Company's pending and completed acquisitions was identified by
Starwood Capital, which will continue to assist the Company in identifying and
structuring opportunistic hotel acquisitions and in accessing alternative
sources of potentially lower cost capital, such as secured and unsecured
corporate debt.
Starwood Capital and its predecessor ("Starwood") have previously
implemented aggressive acquisition strategies with respect to various recovering
real estate asset classes. For example, in 1991, Starwood recognized improving
trends in the United States multi-family markets, which, like the hotel industry
today, included dramatic reductions in the growth of new supply, increasing
demand, the ability to acquire assets at significant discounts to replacement
cost, and ultimately increasing rents, industry profitability and property
values. Between 1992 and 1993, Starwood was one of the most active multi-family
buyers in the United States, aggressively acquiring approximately 6,000
properties throughout the United States in 23 separate transactions. Starwood
contributed substantially all of such portfolio at the initial public offering
of Equity Residential Properties Trust, a New York Stock Exchange listed company
("EQR"), and at the consummation of the EQR offering was the second largest
equity holder. Mr. Sternlicht is a member of the Board of Directors of EQR.
Starwood utilized similar investment techniques in acquiring multi-family
properties as it has used in acquiring hotels.
In addition to its hotel and multi-family investment activities, Starwood
has acquired interests in nine single family land developments, seven office
buildings and two industrial properties through 80 separate transactions. In
total, Starwood has acquired in excess of $1.25 billion (at cost) of real
estate-related assets and has produced substantial returns for its investors.
There can be no assurance that Starwood will continue to achieve substantial
returns on its investments.
BUSINESS AND PROPERTIES
THE HOTEL INDUSTRY
The hotel industry, which is one of the most management intensive sectors of
the real estate industry, has been characterized over the last 15 years by
increased product segmentation and by greater marketing and cost control
sophistication. However, even as the importance of sophisticated management has
grown, it has continued to be common in the industry for hotel owners to rely on
fee-oriented third parties to manage their hotels. The Company believes that, as
an integrated owner/operator focused on maximizing long-term operating profits
and asset values, rather than maximizing fees, it will distinguish itself from
owners who rely on third-party managers.
The hotel industry is now recovering from severe disparity in the growth of
supply and demand that produced decreases in real ADRs, widening losses, and
numerous hotel failures. The rapid rise in room supply that occurred throughout
the 1980s drove ADRs and ultimately industry profitability downward; however,
1993 marked the reversal of this trend and real ADRs have been rising since that
time, as shown below.
EDGAR REPRESENTATION OF DATA POINTS USED IN PRINTED GRAPHIC
<TABLE>
<CAPTION>
HOTEL INDUSTRY PROFITABILITY AND ROOM SUPPLY 1983-1994
<S> <C> <C> <C> <C>
Aggregate Profits &
Losses for
Year Hotels Room Supply
1982 $2,500,000 2372
1983 1,900,000 2400
1984 1,700,000 2436
1985 100,000 2504
1986 -900,000 2587
1987 -1,100,000 2685
1988 -1,300,000 2797
1989 -2,100,000 2898
1990 -5,700,000 2997
1991 -2,800,000 3071
1992 0 3111
1993 2,400,000 3142
1994 4,600,000 3186
<CAPTION>
HOTEL INDUSTRY PROFITABILITY AND ROOM SUPPLY 1983-1994
<S> <C> <C> <C>
AVERAGE ADR
% Change GROWTH ????
Year Year in ADR ROOM SUPPLY
1982 1982
1983 1983 $2,000,000 28000
1984 1984 2,500,000 36000
1985 1985 1,120,000 68000
1986 1986 1,280,000 83000
1987 1987 -90,000 98000
1988 1988 -60,000 111000
1989 1989 1,140,000 100415
1990 1990 -2,380,000 102935
1991 1991 -3,600,000 75096
1992 1992 -1,620,000 41455
1993 1993 -390,000 32559
1994 1994 910,000 43845
</TABLE>
Source:_ Smith Travel
Research/________________________________________________________________
________________________________________________________________Source:_Smith
Travel Research
Laventhol Horwath
38
<PAGE>
The oversupply in the hotel industry resulted from special circumstances in
the early 1980s, including readily available financing and tax incentives which
were favorable for the development of new hotels. Market conditions in terms of
occupancy, ADR and demand growth based upon projected national economic
expansion supported the cost of new development. However, the greatest
contributors to new hotel development were readily available financing from a
recently deregulated banking industry and certain tax incentives prior to the
Tax Reform Act of 1986 which were not dependent upon the financial success of
the underlying asset. In the late 1980s, equity financing sources became scarce
due to the changes in the tax law and the withdrawal of traditional lending
sources. Between 1991 and 1994, new hotel room supply has increased at an annual
rate of only 1.2%, as shown below.
Historically, demand for hotel rooms has depended upon the overall health of
the national economy as measured by Gross Domestic Product ("GDP") and
employment. During the 1980s, demand for rooms grew steadily; however, room
demand fell sharply as the national economy entered a recession in 1990.
Compound annual growth in GDP averaged only 1.4% from 1989 to 1992, and
unemployment increased from 5.3% to 7.4%. The weak overall economy resulted in
lower individual wages and reduced corporate profits and inhibited both
individual and corporate travel. Coupled with the effects of the Gulf War
conflict in 1991, these factors contributed to an industry-wide hotel occupancy
rate of 60.8%, the lowest rate in more than a decade. Since early 1992, the
economy has rebounded, compound annual growth in GDP has averaged 3.6%, and by
1994, industry-wide occupancy has risen to 65.2%. The positive effects of
minimal new room supply and steadily increasing demand over the last three years
upon occupancy and ADR is shown in the tables below.
If the trends shown were to continue, the Company believes that further
increases in ADR and occupancy would result.
EDGAR REPRESENTATION OF DATA POINTS USED IN PRINTED GRAPHIC
<TABLE>
<CAPTION>
SUPPLY AND DEMAND GROWTH AVERAGE OCCUPANCY
<S> <C> <C> <C> <C> <C> <C> <C>
Room Supply Room Demand
% % YEAR % YEAR
1990 3.55 2.17 1990 62.3 1990
1991 2.5 -0.24 1991 60.6 1991
1992 1.35 3.08 1992 61.7 1992
1993 1.04 3.32 1993 63 1993
1994 1.39 4.5 1994 65 1994
<CAPTION>
AVERAGE DAILY RATE
<S> <C>
$
1990 58.45
1991 58.81
1992 59.64
1993 61.67
1994 64.09
</TABLE>
Source: Smith Travel Research
THE HOTEL ASSETS
The Hotel Assets consist of a diversified portfolio located throughout the
United States and represent several industry segments and numerous franchise
affiliations. Although the Company intends to focus its future growth primarily
in the upscale and mid-scale segments, the Company has investments in upscale,
mid-scale, economy and gaming properties. The Hotel Assets are located near a
variety of demand generators, including major employment centers, universities,
airports, and tourist-oriented markets with convenient access to interstate
highways, airports and rail transportation.
OWNED HOTELS
The table on the following page sets forth certain summary information
regarding the Owned Hotels.
39
<PAGE>
<TABLE>
<CAPTION>
FOR THE YEAR ENDED DECEMBER 31,
------------------------------------------
OCCUPANCY
ADR %
------------------------------- ---------
HOTEL LOCATION # OF ROOMS YEAR OPENED YEAR ACQUIRED 1992 1993 1994 1992
- ----------------------- ------------------- ----------- ----------- ------------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
UPSCALE:
Embassy Suites......... Phoenix, AZ 227 1981 1983 $ 70.63 $ 74.04 $ 80.23 68.1
Embassy Suites(1)...... Tempe, AZ 224 1984 1995 72.93 76.24 83.37 75.5
Doubletree(2).......... Rancho Bernardo, CA 209 1988 1995 63.77 63.62 65.68 60.3
Capitol Hill
Suites(2)............. Washington, DC 152 1981 1995 84.93 89.60 91.93 52.9
Radisson Hotel......... Gainesville, FL 195 1974 1986 57.07 56.63 59.89 55.1
Sheraton Colony
Square(1)(2).......... Atlanta, GA 462 1973 1995 77.88 81.47 86.57 66.4
Harvey Wichita(3)(2)... Wichita, KS 259 1974 1995 57.10 43.92 50.62 54.4
French Quarter
Suites(2)............. Lexington, KY 155 1989 1995 77.07 81.64 84.40 51.2
Omni Chapel Hill....... Chapel Hill, NC 168 1981 1995 59.94 63.10 74.54 48.9
Omaha Marriott(4)...... Omaha, NE 303 1982 1982 82.57 82.56 87.21 70.8
Milwaukee
Marriott(5)........... Milwaukee, WI 393 1972 1990 69.63 71.99 67.91 58.2
Residence Inn.......... Tysons Corner, VA 96 1984 1984 97.63 103.07 99.68 84.1
----- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AVERAGE 2,843 $ 71.85 $ 72.92 $ 76.56 62.3
----- --------- --------- --------- ---------
----- --------- --------- --------- ---------
MID-SCALE:
Plaza Hotel(6)......... Tucson, AZ 149 1971 1983 $ 47.22 $ 45.05 $ 46.12 63.6
Holiday Inn............ Albany, GA 151 1989 1989 55.00 56.96 56.06 74.0
Best Western
Riverfront(2)......... Savannah, GA 142 1971 1986 43.40 46.21 47.27 55.2
Bay Valley Resort...... Bay City, MI 151 1973 1984 65.33 66.39 62.22 53.8
Best Western Airport
Inn(6)................ Albuquerque, NM 123 1980 1984 50.90 52.38 54.45 76.1
Best Western Mesilla
Valley Inn............ Las Cruces, NM 166 1974 1982 40.41 41.67 42.74 58.4
Best Western
North(2).............. Columbus, OH 180 1974 1992 41.61 42.12 42.34 72.1
Riverside Inn.......... Portland, OR 137 1964 1984 62.42 63.96 64.69 78.5
Dallas Park
Central(2)(6)......... Dallas, TX 445 1972 1972 61.91 62.34 59.97 58.8
Best Western Airport... El Paso, TX 175 1974 1985 34.67 35.56 34.76 73.9
Meany Tower Hotel...... Seattle, WA 155 1932 1984 81.04 76.29 70.47 59.0
Sixth Avenue Inn(6).... Seattle, WA 166 1959 1984 73.14 72.37 70.04 57.1
WestCoast Tyee Hotel... Olympia, WA 155 1961 1987 54.79 56.28 60.63 66.6
----- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AVERAGE 2,295 $ 55.42 $ 55.83 $ 55.09 64.2
----- --------- --------- --------- ---------
----- --------- --------- --------- ---------
ECONOMY:
Vagabond Inn(7)........ Rosemead, CA 102 1974 1974 $ 37.06 $ 38.14 $ 37.47 52.5
Vagabond Inn(7)........ Sacramento, CA 108 1975 1975 51.48 52.17 55.89 67.4
Vagabond Inn(7)........ Woodland Hills, CA 101 1973 1973 42.15 43.68 46.72 69.1
Days Inn............... Portland, OR 173 1962 1984 60.31 57.50 53.12 60.1
Days Inn Towne
Center(6)............. Seattle, WA 90 1957 1984 60.81 60.85 60.99 70.6
----- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AVERAGE 574 $ 51.40 $ 51.15 $ 50.97 63.4
----- --------- --------- --------- ---------
----- --------- --------- --------- ---------
GAMING:
Bourbon Street Hotel &
Casino................ Las Vegas, NV 150 1964 1988 $ 30.24 $ 31.63 $ 32.89 86.5
King 8 Gambling Hall
Hotel/Casino.......... Las Vegas, NV 300 1974 1988 25.23 29.46 32.80 75.3
----- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AVERAGE 450 26.90 30.18 32.83 79.0
----- --------- --------- --------- ---------
----- --------- --------- --------- ---------
TOTAL/WEIGHTED AVERAGE 6,162 $ 60.54 $ 61.41 $ 62.99 64.3
----- --------- --------- --------- ---------
----- --------- --------- --------- ---------
<CAPTION>
REVPAR
-------------------------------
HOTEL 1993 1994 1992 1993 1994
- ----------------------- --------- --------- --------- --------- ---------
<S> <C> <C> <C> <C> <C>
UPSCALE:
Embassy Suites......... 71.9 75.6 $ 48.08 $ 53.20 $ 60.63
Embassy Suites(1)...... 81.7 82.8 55.05 62.29 68.99
Doubletree(2).......... 60.8 65.6 38.45 38.68 43.09
Capitol Hill
Suites(2)............. 63.3 64.1 44.96 56.72 58.93
Radisson Hotel......... 62.2 59.4 31.46 35.21 35.57
Sheraton Colony
Square(1)(2).......... 67.4 72.4 51.71 54.91 62.64
Harvey Wichita(3)(2)... 58.6 57.7 31.06 25.74 29.21
French Quarter
Suites(2)............. 71.5 69.4 39.44 58.37 58.57
Omni Chapel Hill....... 52.7 64.8 29.31 33.25 48.28
Omaha Marriott(4)...... 76.0 76.2 58.46 62.75 66.42
Milwaukee
Marriott(5)........... 54.5 69.8 40.50 39.24 47.42
Residence Inn.......... 78.2 83.0 82.07 80.55 82.70
--------- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AV 65.9 70.1 $ 44.75 $ 48.03 $ 53.65
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
MID-SCALE:
Plaza Hotel(6)......... 74.5 77.1 $ 30.04 $ 33.54 $ 35.58
Holiday Inn............ 73.6 78.9 40.72 41.92 44.23
Best Western
Riverfront(2)......... 54.6 56.9 23.95 25.23 26.92
Bay Valley Resort...... 52.1 63.5 35.17 34.62 39.53
Best Western Airport
Inn(6)................ 80.2 86.4 38.72 41.98 47.02
Best Western Mesilla
Valley Inn............ 70.6 71.2 23.58 29.44 30.42
Best Western
North(2).............. 66.2 70.3 30.00 27.88 29.76
Riverside Inn.......... 78.5 78.1 49.02 50.21 50.49
Dallas Park
Central(2)(6)......... 62.4 42.3 36.40 38.89 25.37
Best Western Airport... 70.3 80.4 25.60 25.01 27.96
Meany Tower Hotel...... 61.5 71.2 47.78 46.92 50.14
Sixth Avenue Inn(6).... 61.7 75.1 41.78 44.67 52.57
WestCoast Tyee Hotel... 61.8 57.4 36.49 34.78 34.78
--------- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AV 66.0 66.3 $ 35.60 $ 36.86 $ 36.53
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
ECONOMY:
Vagabond Inn(7)........ 43.7 38.8 $ 19.46 $ 16.68 $ 14.53
Vagabond Inn(7)........ 58.5 62.5 34.68 30.49 34.93
Vagabond Inn(7)........ 58.3 69.0 29.13 25.44 32.26
Days Inn............... 63.2 70.6 36.25 36.32 37.51
Days Inn Towne
Center(6)............. 75.3 79.4 42.96 45.81 48.40
--------- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AV 59.9 64.5 $ 32.57 $ 30.62 $ 32.89
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
GAMING:
Bourbon Street Hotel &
Casino................ 92.2 90.1 $ 26.15 $ 29.16 $ 29.62
King 8 Gambling Hall
Hotel/Casino.......... 82.0 81.6 18.99 24.15 26.76
--------- --------- --------- --------- ---------
SUBTOTAL/WEIGHTED AV 85.4 84.4 21.25 25.77 27.71
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
TOTAL/WEIGHTED AVERA 66.8 69.2 $ 38.95 $ 41.01 $ 43.01
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
</TABLE>
- -----------------
(1) Acquisition of this hotel is pending.
(2) This hotel is currently managed by third parties. The Corporation intends
to terminate these management arrangements by the end of 1995. See
"Business and Properties--Operations."
(3) Starwood Capital has guaranteed that the cash flow of this hotel (which is
defined for purposes of the guarantee as gross revenues (on a cash basis)
received by the Operating Partnership from the hotel, less management fees
and capital expenditures of the hotel) will be at least $700,000 in the
first year after January 1, 1995, $800,000 in the second year and $900,000
in the third year, with such cash flow in excess of those amounts being
applied to reduce the guaranteed amounts in later years.
(4) The Trust owns a 5% general partnership interest in this hotel.
40
<PAGE>
(5) The Corporation owns a 51% general partnership interest in this hotel and,
following the Offering, the Trust will hold $27.2 million in first
mortgages on this hotel.
(6) These hotels are owned subject to ground leases expiring between 1997
through 2029.
(7) These hotels are leased to a third party and are the only existing hotel
assets not leased to the Corporation.
For 1994 compared to 1993, the average occupancy rate of the Owned Hotels
increased from 66.8% to 69.2%; average ADR increased from $61.41 to $62.99; and
average REVPAR increased from $41.01 to $43.59. For the twelve months ended
March 31, 1995, the Company derived 88% of total gross revenues for the Owned
Hotels from the upscale and mid-scale market segments.
MORTGAGE NOTE RECEIVABLES
The Company owns 13 performing mortgage notes secured by 15 hotels. The
following table summarizes information pertaining to the Mortgage Note
Receivables and the hotels securing the notes:
MORTGAGE NOTES/HOTELS SECURING NOTES
<TABLE>
<CAPTION>
FOR THE YEAR ENDED DECEMBER 31, 1994
--------------------------------------
MORTGAGE NOTES
-------------------------------------------------------- HOTELS SECURING NOTES
3/31/95 STATED 3/31/95 --------------------------------------
BALANCE INTEREST BASIS(1) MATURITY ADR OCCUPANCY REVPAR
--------- --------------------- --------- ----------- --------- -------------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Harvey Hotel--Addison(3)....... 10,472,433 8.0% 7,426,361 12/31/02 $ 64.90 78.6% $ 51.00
Harvey Bristol
Suite--Dallas(3).............. 16,796,557 8.0% 11,870,769 12/31/02 85.00 79.4 67.50
Harvey Hotel--DFW(3)........... 25,949,135 8.0% 18,465,418 12/31/02 73.60 81.1 59.70
Quality Inn--Atlantic City..... 11,412,358 80% X Prime 4,238,717 10/1/10 66.50 60.8 40.40
Ramada Suites--Secaucus........ 12,447,783 LIBOR + 1.25% 7,993,315 9/1/99 91.38 72.4 66.16
Other Seller Financing(2)...... 12,583,925 9.6 % 12,583,925 3/31/00 41.90 52.0 21.80
--------- --------- --------- --- -----------
Total/Wtd. Avg................. 89,662,191 62,578,505 $ 71.84 72.6 % $ 53.27
--------- --------- --------- --- -----------
--------- --------- --------- --- -----------
</TABLE>
- -----------------
(1) Represents the Company's carrying value as of 3/31/95.
(2) Total and weighted averages for eight notes secured by 10 hotels (see
"--Seller Financing").
(3) Notes are cross-collateralized and cross-defaulted.
ATLANTIC CITY QUALITY INN/SECAUCUS RAMADA SUITES
The Atlantic City and Secaucus mortgage note receivables are secured by a
mid-scale and an upscale hotel, respectively, control of which the Company may
obtain in the future. The underlying assets are well located, fundamentally
sound hotel properties that are overleveraged as a result of indebtedness
incurred during the 1980s, which debt the Company acquired at a discount from
par in the Reorganization. The note on the Atlantic City Quality Inn is a
tax-exempt note issued by a municipal authority.
HARVEY NOTES
The Harvey mortgage note receivables are cross-collateralized and
cross-defaulted and the related collateral are very high quality assets. The
Harvey Notes have EBITDA interest coverage exceeding 2:1, and are guaranteed by
several individuals whose certified financial statements indicate combined net
worths exceeding $50 million. These notes amortize over a 15-year life and
mature in 2002. The Company acquired these notes in the Reorganization at a
discount to par, and believes that there is a high likelihood that these notes
may be repaid prior to maturity. Furthermore, the Company believes that there is
an active secondary market for quality mortgages of this type which may
represent an opportunity to redeploy the Company's capital with higher expected
returns.
SELLER FINANCING
The Company has historically provided seller financing as a means of
disposing of low growth, limited upside hotels. The current portfolio of seller
notes is comprised of seven first mortgages and one second mortgage. All notes
are currently performing and the Company's collection ratio has historically
been in excess of 90%, despite the generally high leverage ratio of seller
financing.
41
<PAGE>
INDUSTRY SEGMENTATION
The Company segments the hotel industry into the following categories:
luxury, upscale, mid-scale, budget, economy and gaming. These segments and the
Company's involvement in each are described below:
LUXURY. The luxury segment generally includes such chains as Ritz
Carlton-TM-, Four Seasons-TM- and Regent-TM-. The Company believes luxury
properties generally have the highest replacement cost, generate the highest
ADRs, have the highest fixed costs and are the most cyclical of all hotel
segments. While these assets can generally be acquired in today's environment at
substantial discounts to replacement cost and do enjoy high barriers to new
supply, the Company believes the high-profile nature of such properties and
their current investment appeal as trophy properties make them difficult to
acquire at attractive current or projected EBITDA multiples. According to Smith
Travel and Coopers & Lybrand, this segment comprises only 13% of total industry
rooms with an average ADR and occupancy of $109.83 and 72.0%, respectively, for
the year ended December 31, 1994. The Company does not currently own any luxury
properties.
UPSCALE. Upscale hotel chains generally include such chains as
Marriott-TM-, Embassy Suites-TM-, Radisson-TM-, Sheraton-TM-, Omni-TM-,
Doubletree-TM-, Crowne Plaza-TM-,and, at the highest end of this segment,
Hyatt-TM- and Westin-TM-. The Company believes this is generally the most
attractive segment in which to own, operate and acquire hotels. These properties
are predominantly full service, operationally more complex, more expensive to
build and hence enjoy stronger barriers to new supply and are generally more
desirable than economy, budget and mid-scale properties.
The Company believes minimal construction is occurring in this industry
segment, while demand is increasing. The Company also believes that upscale
hotel properties can generally be purchased at significant discounts to
replacement cost, and in general at greater discounts than mid-scale, economy
and budget hotels. The Company also believes that it is difficult to justify the
cost of new construction of an upscale hotel in a submarket where competitive
properties are trading for significant discounts to replacement cost. The demand
profile of this segment is also attractive. These types of properties largely
cater to business travelers, who the Company believes may be less price
sensitive, more predictable, and hence more desirable customers than the
transient/leisure travelers. According to Smith Travel and Coopers & Lybrand,
upscale hotels comprise approximately 24% of all rooms in the United States with
an average ADR and occupancy of $74.32 and 68.0%, respectively, for the year
ended December 31, 1994.
The Company believes that each of the Owned Hotels contributed to the
Company by Starwood Capital in the Reorganization may be classified as an
upscale hotel. In addition, each hotel acquired or expected to be acquired since
the Reorganization (I.E., the Omni Chapel Hill, the Tempe Embassy Suites and the
Sheraton Colony Square) may be classified as an upscale hotel. The Company
believes 46% of the Owned Hotels' rooms fall within this segment with an average
ADR and occupancy of $76.56 and 70.1%, respectively, for the year ended December
31, 1994. The Company expects to increase this upscale room share as it
continues implementing its acquisition strategy.
MID-SCALE. Mid-scale hotel chains generally include such chains as Holiday
Inn-TM-, Hampton Inn-TM-, Ramada Inn-TM-, Courtyard-TM- and higher quality Best
Westerns-TM-. These hotels generally include both full and limited service
facilities, have moderate barriers to new supply, are generally less
operationally complex than upscale properties (particularly in the case of
limited service facilities), are somewhat cheaper and easier to plan and
construct than upscale hotels, and cater to both business and leisure customers.
The Company believes that this segment is experiencing minimal new construction
in its full service component, but moderate growth in new supply in the limited
service component. In general, these assets can be purchased for smaller
discounts to replacement cost than upscale properties. According to Smith Travel
and Coopers & Lybrand, the mid-scale segment comprises approximately 27% of all
rooms in the United States with an average ADR and occupancy of $56.78 and
65.3%, respectively, for the year ended December 31, 1994.
The Company believes 37% of the Owned Hotels' rooms fall in this category,
with an average ADR and occupancy of $55.09 and 66.3%, respectively, including
several independent hotels which the Company believes may affiliate with
mid-scale chains. In its acquisition strategy, the Company has targeted this
segment albeit with less emphasis than the upscale segment.
42
<PAGE>
BUDGET AND ECONOMY SEGMENTS. These segments include such chains as Days
Inn, Shoney's Inn, Fairfield Inn, Super 8, Knights Inn, Motel 6, Red Roof Inn
and Budgetel. They are generally limited service, the lowest in operational
complexity and have the lowest barriers to new supply. The Company believes
these segments are experiencing the highest levels of new construction in the
industry. The Company believes these levels of new supply, if demand growth
slows, may eventually place downward pressures on REVPAR and profitability for
these hotels. Furthermore, the Company believes that average prices paid for
hotels in these segments are approaching estimated replacement costs which may
make new development appear to be an attractive alternative investment to the
purchase of existing properties. The Company believes that these assets
typically have the lowest level of operating leverage and exhibit lower
construction quality and hence more rapid deterioration than higher end
properties. According to Smith Travel and Coopers & Lybrand, the economy and
budget segments comprise approximately 17% and 20% of all rooms, respectively,
with average ADRs of $44.21 and $33.99, respectively, and occupancies of 62.1%
and 61.6%, respectively, for the year ended December 31, 1994.
Prior to the Offering, the Company has sold 12 hotels in past 3 years which
operate primarily in these segments. The Company believes only 9% of the Owned
Hotels' rooms currently fall within these segments and does not intend to
acquire budget or economy hotels.
GAMING. The Company owns two fee simple interests in gaming hotels which
comprise approximately 7% of the total rooms in the Company's portfolio. Both
properties are located in Las Vegas and target local customers, tourists and, at
the King 8 Hotel (which features 280 available semi-trailer parking spaces),
truckers. Both properties attract customers through their casual, friendly
environment, low-priced food and wide variety of popular slot machines.
Combined, the properties contained approximately 21,500 square feet of gaming
space. The King 8 is located on approximately 20 acres of land (including eight
acres of undeveloped land) approximately 1,000 yards from the new 5,000-room MGM
Grand Hotel. The Company intends to explore various strategic alternatives with
regard to its gaming assets designed to minimize the Company's exposure to this
segment.
The following table summarizes certain information with respect to the
distribution of the Owned Hotels within the three primary market segments:
<TABLE>
<CAPTION>
FOR THE 12 MONTHS ENDED MARCH
31, 1995
--------------------------------
NUMBER NUMBER PRO FORMA % OF TOTAL
MARKET SEGMENT OF HOTELS OF ROOMS GROSS REVENUES GROSS REVENUES
- ------------------------------------- ------------- ----------- -------------- ----------------
<S> <C> <C> <C> <C>
Upscale.............................. 12 2,843 $ 83,653,565 57.3%
Mid-scale............................ 13 2,295 44,273,677 30.3%
Economy.............................. 5 574 8,931,077 6.1%
Gaming............................... 2 450 9,145,376 6.3%
--
----- -------------- -----
Total............................ 32 6,162 $146,003,695 100.0%
--
--
----- -------------- -----
----- -------------- -----
</TABLE>
HOTEL OPERATING LEVERAGE
Because a large percentage of hotel costs are fixed, hotels generally
possess significant operating leverage. Operating leverage enables a property to
increase profits more rapidly than revenues, and to increase profit margins as
revenues rise. According to PKF Consulting Trends in the Hotel Industry hotel
income in 1992 and 1993 grew more rapidly than room sales, as shown on the graph
on the following page.
43
<PAGE>
EDGAR REPRESENTATION OF DATA POINTS USED IN PRINTED GRAPHIC
<TABLE>
<CAPTION>
ROOM REVENUES OPERATING INCOME
<S> <C> <C>
$ $
1991 -3 -10
1992 2.2 10.4
1993 4.2 11.3
1991 3 -0.9
1992 4.7 8.9
1993 3 11.1
</TABLE>
Source: PKF Consulting, Trends in
the Hotel Industry
In general, upscale and mid-scale hotels generally possess greater fixed
costs and therefore greater operating leverage than lower scale hotels. Because
83% of the Company's Owned Hotel rooms fall in the upscale and mid-scale
segments, and because management intends to continue to acquire additional
hotels in these segments, management believes its portfolio is well positioned
to improve cash flow and margins as its revenues increase.
GEOGRAPHIC DIVERSIFICATION
The geographic distribution of the Hotel Assets throughout the United States
reflects the Company's belief that geographic diversification, especially with
respect to hotels, helps to insulate the portfolio from local market
fluctuations that are typical for the hotel industry.
The following table summarizes certain information with respect to the
distribution of the Hotels throughout the United States:
<TABLE>
<CAPTION>
NUMBER NUMBER % OF
STATE OF ASSETS OF ROOMS TOTAL ROOMS
- --------------------------------------------------------------------- ------------- ----------- -------------
<S> <C> <C> <C>
Texas................................................................ 6 2,058 21.8%
Georgia.............................................................. 6 1,233 13.1
California........................................................... 6 720 7.6
Florida.............................................................. 3 628 6.7
Arizona.............................................................. 3 600 6.4
Washington........................................................... 4 566 6.0
Nevada............................................................... 2 450 4.8
Wisconsin............................................................ 1 393 4.2
New Jersey........................................................... 2 354 3.8
Oregon............................................................... 2 310 3.3
North Carolina....................................................... 2 306 3.2
Nebraska............................................................. 1 303 3.2
New Mexico........................................................... 2 289 3.1
Kansas............................................................... 1 259 2.7
Missouri............................................................. 1 237 2.5
Ohio................................................................. 1 180 1.9
Kentucky............................................................. 1 155 1.6
Washington, D.C. .................................................... 1 152 1.6
Michigan............................................................. 1 151 1.6
Virginia............................................................. 1 96 1.0
--
----- -----
Totals........................................................... 47 9,440 100.0%
--
--
----- -----
----- -----
</TABLE>
44
<PAGE>
NATIONAL FRANCHISE AFFILIATIONS
The Company generally believes that franchise affiliations provide certain
advantages to hotels. Such advantages include brand recognition access to
national reservations systems, national direct sales efforts and national volume
purchasing agreements, and technical and business assistance. Thirty-six of the
Company's hotel properties are represented by a national or regional franchise
system. The use of multiple franchise systems provides the Company with further
diversification, less dependence on the continued popularity of one brand and
less vulnerability to new requirements of any individual franchise system. The
Company expects to focus its franchise affiliations on upscale and mid-scale
hotel chains. The following chart summarizes certain information with respect to
the franchise affiliations of the Owned Hotels:
<TABLE>
<CAPTION>
12 MONTHS
NUMBER ENDING 3/31/95 % OF
FRANCHISE SYSTEMS OF ROOMS GROSS REVENUES GROSS REVENUES
- ------------------------------------------------------------ ----------- -------------- -----------------
<S> <C> <C> <C>
Marriott.................................................... 696 $ 25,465,836 17.1%
Sheraton.................................................... 462 16,594,987 11.1
Embassy Suites.............................................. 451 13,131,850 8.8
Best Western................................................ 786 12,210,533 8.2
Radisson.................................................... 640 9,089,427 6.1
Days Inn.................................................... 263 5,904,993 4.0
Omni........................................................ 168 4,771,197 3.2
Harvey...................................................... 259 4,429,749 3.0
West Coast.................................................. 155 4,226,464 2.8
Double Tree................................................. 209 3,958,817 2.7
Residence Inn............................................... 96 3,120,770 2.1
Vagabond.................................................... 311 3,026,084 2.0
Holiday Inn................................................. 151 2,919,788 2.0
----- -------------- ---
Subtotal................................................ 4,647 $108,850,495 73.1%
----- -------------- ---
----- -------------- ---
</TABLE>
OPERATIONS
The Company employs over 2,200 on-site personnel and an aggregate of 20
corporate staff with expertise in all facets of hotel operations, including
operations, marketing, facilities management, management, accounting,
acquisitions, human resources, management information systems and other areas.
LEASES. All but three of the Realty Partnership's Owned Hotels are leased
to the Operating Partnership or HI Nevada. Each of the leases between the Realty
Partnership and the Operating Partnership (the "Intercompany Leases") provide
for the lessee's payment of annual minimum rent in a specified amount plus
additional rent based on a percentage of the gross revenues (or items thereof)
of the leased property. The Intercompany Leases existing in December 1992 were
amended and restated at such time and have an average term of seven years. The
Intercompany Leases are "triple-net"--I.E., the lessee is generally responsible
for paying all operating expenses of the hotel property, including maintenance
and repair costs, insurance premiums and real estate and personal property
taxes, and for making all rental and other payments required pursuant to any
underlying ground lease. The lessee is also generally responsible for any
payments required pursuant to underlying ground leases. As lessee, the Operating
Partnership retains all of the profits, net of rents and other expenses, and
bears all risk of losses, generated by the hotel property's operations.
In addition to the Intercompany Leases to the Corporation, the Realty
Partnership's three Vagabond Inns are leased to a third party. The leases expire
in 1999, 2007 and 2008. The lease expiring in 1999 has options to extend the
term of the lease for two additional five year periods. Each of these leases
provides for the payment of percentage rent equal to 26% of room revenues
against specified minimum rents. The leases are "triple net."
MANAGEMENT. Twenty-one of the 29 hotel properties leased by the Realty
Partnership to the Operating Partnership are operated directly by the Operating
Partnership, and the remaining eight are managed by seven independent hotel
management companies. The Company intends where feasible to terminate these
45
<PAGE>
managers and to have the Operating Partnership manage all of the Realty
Partnership's hotel properties. All but two of the agreements expire during
1995. The Operating Partnership, the general partner of the partnership that
owns that Milwaukee Marriott, also operates the Milwaukee Marriott.
Each management agreement with a third party provides that the management
company has the exclusive right to direct the operations of the hotel subject to
that agreement. The management company is responsible for maintaining and making
all necessary repairs to the managed hotel, hiring, training and supervising all
hotel employees, and performing all hotel bookkeeping and other administrative
duties.
Each management company is required to submit to the Operating Partnership
for its approval an annual budget that includes proposed capital expenditures,
and the management company makes only those capital expenditures that are
approved by the Operating Partnership. The Operating Partnership is required to
make available to each management company sufficient working capital to permit
that company to operate the managed property.
For their services in managing the Company's hotels, each third-party
management company receives a management fee that equals a specified percentage
(generally 2-3%) of the gross revenues of the managed hotel, plus additional
incentive fees based upon the hotel's operating profits. Two management
agreements expire in 1995, one in 1996, one may be terminated on 30 days'
notice, two may be terminated on 60 days' notice and one has a remaining term in
excess of two years. A majority of these agreements may be canceled by the
Operating Partnership prior to expiration if, among other things, the managed
hotel is sold or fails to make a specified operating profit.
FRANCHISE AGREEMENTS. All but eleven of the Company's hotel properties are
currently operated pursuant to the Franchise Agreements. The Company believes
that franchises (including hotel licenses) generally provide advantages to
hotels through the use of advertising on a much broader scale than would be
possible for an individual hotel or small group of hotels, nationally recognized
brand names, nationally accessible reservations systems, technical and business
assistance to the individual franchisee and substantial buying power over
approved suppliers.
The Franchise Agreements generally require the payment of a monthly royalty
fee based on gross sales and various other marketing fees associated with
certain marketing or advertising and centralized reservation service funds,
usually based on gross sales. Such fees may vary between individual hotels
within a franchise system based on the type of marks, restaurants or other
aspects of the franchise system used.
The Franchise Agreements generally contain specific standards for, and
restrictions and limitations on, the operation and maintenance of the hotels
which are established by the franchisors to maintain uniformity in the system
created by each such franchisor. Such standards generally regulate the hours of
operation, maintenance, appearance and cleanliness, quality and type of goods
and services offered, signage and protection of marks. Compliance with such
standards could require significant expenditures for capital improvements.
Ongoing training costs, requirements to purchase only from approved
suppliers, financial reporting requirements, insurance requirements and various
covenants not to compete imposed upon the franchisee are other common terms in
the Franchise Agreements. Such financial reporting requirements often stipulate
the maintenance of books and records, the monthly reporting of sales and other
operating data, quarterly or semi-annual unaudited financial statements and, in
some cases, annual financial statements audited by an independent certified
public accountant. Required insurance usually must cover both the franchisor and
franchisee with respect to certain specified liabilities, must fall within
certain approved coverage limits and be written by an approved insurance
company.
The Franchise Agreements generally require the consent of the franchisor to
a transfer of an interest in the applicable franchise, and both the consent of
the franchisor and the execution of a new franchise agreement in the event of a
transfer of all or controlling portion of the franchisee under the relevant
Franchise Agreement. In addition, some franchise agreements may require payment
of an initial fee upon establishment of a franchise relationship.
46
<PAGE>
EXCLUDED ASSETS AND RELATED MATTERS
The Excluded Assets were not contributed by Starwood Capital to the Company
in the Reorganization because they either (i) are subject to contractual
restrictions preventing transfers or (ii) are inconsistent with the investment
objectives of the Company. The Excluded Assets consist of the following:
<TABLE>
<CAPTION>
STARWOOD CAPITAL
DESCRIPTION OF EXCLUDED ASSETS OWNERSHIP %
- ------------------------------------------------------------------- ----------------
<S> <C>
Portfolio of one hotel and subperforming mortgage notes
secured by nine hotels............................................ 50%
Portfolio of 14 Hotels............................................. 49%
Portfolio of 3 subordinated mortgage notes......................... 83-98%(1)
Portfolio of subordinated REMIC pass-through certificates
secured by nine hotels............................................ 73-100%
Equity participation interest in the Boca Raton Resort,
Boca Raton, Florida............................................... 5%
$500,000 subordinated note secured by the Boca Raton Resort,
Boca Raton, Florida............................................... 100%
Minority partnership interest in Marriott Residence Inn,
Houston, Texas.................................................... 25%
Minority partnership interest in Arlington Hilton, Arlington,
Texas............................................................. 23%
Hampton Inn, Colchester, Vermont................................... 80%
</TABLE>
- ------------
(1) The Company owns a 2% interest in these assets.
The Partnerships have an option (the "Partnership Option"), exercisable at
any time or times prior to the earlier of January 31, 2000 and the expiration of
the Starwood Noncompete, subject to receipt of required third-party consents and
approvals, to acquire the interests of Starwood Capital in one or more Excluded
Assets for a cash purchase price equal to the fair market value of such Excluded
Assets, as determined by agreement between the Partnerships and Starwood Capital
(or, if they are unable to agree, by independent appraisers selected by the
Independent Trustees and Directors of the Trust and the Corporation, on the one
hand and Starwood Capital, on the other hand).
The Company has adopted a policy that, as a general matter, it does not
intend to acquire the Excluded Assets, except that consideration may be given at
the appropriate time and under appropriate circumstances to the exercise of the
Partnership Option in respect of (i) the 49% interest in a portfolio of 14
hotels or (ii) one or more other Excluded Assets where failure to exercise the
option is likely to result in the Company owning hotel assets that compete with
Excluded Assets. Any exercise of the Partnership Option will be subject to the
Company's receipt of an opinion from a qualified, independent third party
advisor to the Company that the purchase price being paid by the Company and the
other terms of such acquisition are fair to the shareholders of the Company
other than Starwood Capital and its affiliates and related parties.
Certain co-partners' equity interests in the portfolio of 14 fee
simple-owned hotels described in the table above may be acquired (or Starwood
Capital's interest could be sold) pursuant to the exercise of a buy/ sell
agreement between Starwood Capital and such co-partners after June, 1995.
Starwood Capital has agreed that if the buy/sell is exercised, during the term
of the Starwood Noncompete, and Starwood Capital becomes obligated to acquire
such co-partners' equity interests, then, during the term of the Starwood
Noncompete, the Company may elect, by majority vote of the Independent Trustees
and Directors, to acquire such co-partner's equity interests at the buy/sell
price. The Partnership Option may be employed to acquire Starwood Capital's
interest in this portfolio as described in the preceding paragraph.
The portfolio of three subordinated notes (the "Harvey Second Mortgages")
are secured by the same hotels which secure three first mortgage notes that were
contributed by Starwood Capital to the Company as part of the Reorganization. In
addition, the Company owns a 2% interest in the Harvey Second Mortgages
47
<PAGE>
which it acquired in the Reorganization. The Company and Starwood Capital are
entering into an intercreditor agreement with respect to such mortgage notes
which will give the Company control over the exercise of remedies in the event
of a default under the Harvey Second Mortgages.
Starwood Capital also owns other interests in hotels which are not subject
to the Partnership Option. Starwood Capital has acquired an interest in Westin,
in a joint venture with an affiliate of Goldman, Sachs & Co. The Company agreed,
as a part of the Reorganization, that Starwood Capital's interest in Westin
would not be contributed to the Partnerships by Starwood Capital and would not
be an Excluded Asset or subject to either the Partnership Option or the Starwood
Noncompete. Such determination was based on the following: the investment
objectives are different, as Westin is primarily seeking third-party management,
franchise or representation agreements; Westin will be highly leveraged and does
not expect to generate cash for distribution; and Westin's structure primarily
generates income which does not qualify for REIT purposes. The Company and
Starwood Capital have entered into the Westin Agreement with Westin pursuant to
which Westin has agreed that, subject to certain exceptions and limitations,
Westin will not acquire or seek to acquire domestic United States hotel equity
interests. See "Structure of the Company--Management of the Partnerships."
Starwood Capital is the sponsor of an investment fund that has, as its
principal investment purpose, the origination or acquisition of performing real
estate debt and debt-related interests, which may include performing debt
interests collateralized by hotel assets (such entity, together with any future
similar such entity being herein referred to as the "Starwood Debt Funds").
Interests from time to time held by the Starwood Debt Funds shall not be subject
to the aforesaid purchase option and are not included in the above description
of Excluded Assets. However, during any period in which the Starwood Noncompete
is in force, Starwood Capital has agreed that the Starwood Debt Funds shall not
initiate or acquire loans collateralized by hotel assets where it is anticipated
that the underlying equity will be acquired by the debt holder within one year
from the acquisition of such debt. In addition, during such period, Starwood
Capital has agreed that it will not allow any Starwood Debt Funds to sell or
contribute any interests to the Company, including debt positions or equity
interests obtained by the Starwood Debt Funds under, pursuant to or by reason of
the holding of debt positions.
ENVIRONMENTAL MATTERS
In the latter part of 1991, the Company obtained preliminary or "Phase I"
environmental site assessments with respect to the Trust's hotel properties and
the Milwaukee Marriott Hotel. These assessments covered all of the Company's fee
interests (excluding interests acquired from Starwood Capital and the additional
hotels acquired since the Reorganization), as well as hotels securing mortgage
interests other than Dallas Viscount, Modesto Vagabond and Jefferson City Ramada
Inn.
The potential for environmental impairment was assessed as moderate to high
only at the Embassy Suites Hotel in Phoenix, Arizona. According to the
assessment of that property, petroleum hydrocarbons are present in the land
beneath this hotel; however, the Trust could not determine without further
investigation the extent of the potential contamination or whether this
contamination resulted from the underground storage tanks placed on the property
by the property's former owner or from similar tanks located on land adjacent to
the property, which tanks are known to have suffered leakage. A magnetic survey
conducted on the property did not detect the continuing existence of the
underground storage tanks on the Company's property, and the environmental
consultant did not recommend that any further action be taken. Phoenix municipal
authorities have indicated an awareness of possible groundwater contamination in
the area, but to date have taken no action.
A tank leak test conducted at the Bourbon Street Hotel in early 1992
revealed no evidence of leakage. A release of petroleum from an underground
storage tank at the Bay Valley Hotel and Resort was reported to the appropriate
state agency in 1992. After the tank and surrounding soils were removed,
additional soils and groundwater testing was performed, which revealed
environmental contamination in a localized area. Environmental testing has been
performed to identify the vertical and horizontal extent of the contamination
released from the tank. The consultant has proposed to remedy the contamination
through installation of a groundwater pump and treatment system to capture and
treat impacted groundwater and excavation of
48
<PAGE>
about 390 cubic yards of impacted soil. Amendments to the relevant environmental
clean-up laws, which have recently been introduced in the Michigan Legislature,
may reduce the extent or magnitude of the clean-up that may be required at the
site. The consultant's recommendations were made upon the basis of existing law,
and did not take into account the proposed legislative amendments. After the
Company assesses the impact of any amendments that may be enacted to the
relevant statutes, the Company will perform whatever remediation is required by
law. Any further remediation costs that are incurred may be reimbursed by a
Michigan environmental fund, although there can be no assurance that the fund
will have sufficient resources to pay all claims made against it. If the Company
does not receive reimbursement for future remediation costs, the Company will
bear those costs.
"Phase I" environmental site assessments were performed between 1992 and
1994 in connection with the mortgage assets contributed to the Realty
Partnership by Starwood Capital. In addition, Starwood Capital has contributed
to the Realty Partnership fee interests in four hotels for which "Phase I"
environmental site assessments were performed between 1993 and 1994. The
potential for environmental impairment was assessed as low to moderate at each
of the four hotels.
The Company has not been identified by the U.S. Environmental Protection
Agency or any similar state agency as a responsible or potentially responsible
party for, nor has it been the subject of any governmental proceeding with
respect to, any hazardous waste contamination. If the Trust or the Corporation
were to be identified as a responsible party, it would in most circumstances be
strictly liable, jointly and severally with other responsible parties, for
environmental investigation and clean-up costs incurred by the government and,
to a more limited extent, by private persons.
Based upon the environmental reports described above, the Company believes
that a substantial number of its Hotels incorporate potentially
asbestos-containing materials. Under applicable current Federal, state and local
laws, asbestos need not be removed from or encapsulated in a hotel unless and
until the hotel is renovated or remodeled.
Based upon the above-described environmental reports and testing and facts
known to the management of the Company, future remediation costs are not
expected to have a material adverse effect on the Company's results of
operations or financial position or cash flows and compliance with environmental
laws has not had and is not expected to have a material effect on the capital
expenditures, earnings or competitive position of the Company.
REGULATION AND LICENSING
The ownership and operation of the Company's casino gaming facilities in
Nevada are subject to extensive licensing and regulatory control of the Nevada
Commission, the Nevada State Gaming Control Board (the "Nevada Board") and the
Clark County Liquor and Gaming Licensing Board (the "Clark County Board," and
together with the Nevada Commission and the Nevada Board, the "Nevada Gaming
Authorities").
The Corporation is registered with the Nevada Commission as a publicly
traded corporation and has been found suitable by the Nevada Gaming Authorities
as the sole shareholder of HI Nevada to own all of the outstanding capital stock
of HI Nevada. HI Nevada, which operates two non-restricted gaming facilities in
Las Vegas, Nevada, must be licensed by the Nevada Gaming Authorities. The
Corporation and HI Nevada have obtained from the Nevada Commission the various
registrations, approvals, permits and licenses required in order to engage in
gaming activities in Nevada. The Trust was found suitable by the Nevada
Commission to be the landlord of HI Nevada.
No person may become a stockholder of, or receive any percentage of profits
from, HI Nevada without first obtaining licenses and approvals from the Nevada
Gaming Authorities. Officers, directors and key employees of the Corporation who
are actively and directly involved in gaming activities of HI Nevada may be
required to be licensed or found suitable by the Nevada Gaming Authorities. The
Nevada Gaming Authorities may deny an application for licensing or a finding of
suitability for any cause they deem reasonable. If the Nevada Gaming Authorities
were to find an officer, director or key employee unsuitable
49
<PAGE>
for licensing or continued association with the Corporation or HI Nevada, the
companies involved would have to sever all relationships with such person. Prior
approval of the Nevada Commission is required for the sale, assignment,
transfer, pledge or other disposition of any security issued by HI Nevada.
Any beneficial holder of the Corporation's voting securities, regardless of
the number of shares owned, may be required to file an application, be
investigated, and have his suitability as a holder of such securities determined
if the Nevada Commission has reason to believe that such ownership would be
inconsistent with the policies of the State of Nevada. Any person who acquires
more than 5% of the Corporation's voting securities must report such acquisition
to the Nevada Commission. Beneficial owners of more than 10% of the
Corporation's voting securities must apply to the Nevada Commission for a
finding of suitability within 30 days after the Chairman of the Nevada Board
mails written notice requiring such filing. If the beneficial owner of voting
securities who must be found suitable is a corporation, partnership, trust, or
other business entity, it must submit detailed business and financial
information including a list of beneficial owners. The applicant for such a
finding of suitability must pay all costs incurred by the Nevada Gaming
Authorities in conducting any such investigation.
Under certain circumstances, an "institutional investor," as defined in the
regulations of the Nevada Commission, that acquires more than 10%, but not more
than 15%, of the Corporation's voting securities may apply to the Nevada
Commission for a waiver of such finding of suitability if such institutional
investor holds the voting securities only for investment purposes. An
institutional investor shall not be deemed to hold voting securities for
investment purposes unless the voting securities were acquired and are held in
the ordinary course of business as an institutional investor and not for the
purposes of causing, directly or indirectly, the election of a majority of the
members of the Board of Directors of the Corporation, or any change in the
Corporation's corporate charter, bylaws, management, policies or operations of
the Corporation, or any of its gaming affiliates, or any other action that the
Nevada Commission finds to be inconsistent with holding the Corporation's voting
securities only for investment purposes.
Changes in the control of the Corporation or HI Nevada through a merger,
consolidation, acquisition of assets, management or consulting agreements or any
form of takeover cannot occur without the prior approval of the Nevada
Commission. Entities or persons seeking to acquire control of the Corporation
must satisfy the Nevada Board and Nevada Commission in a variety of stringent
standards prior to assuming control of the Corporation. The Nevada Commission
may also require controlling stockholders, officers, directors and other persons
having a material relationship or involvement with the entity proposing to
acquire control, to be investigated and licensed as part of the approval process
relating to the transaction.
As described herein, the contribution by HI Nevada to the Operating
Partnership of its gaming assets (and the transfer of certain liabilities
retained by HI Nevada) not contributed or transferred to the Operating
Partnership upon consummation of the Reorganization is subject to receipt of
certain licenses and approvals from the Nevada Gaming Authorities. Likewise, the
Directors of the Corporation elected on December 15, 1994 will not take office
until either of certain licenses and approvals are received from the Nevada
Commission or until such licenses and approvals shall no longer be required.
Upon the receipt of such licenses and approvals, such gaming assets will be
transferred to a partnership 99% owned by the Operating Partnership, as the
limited partner and 1% by HI Nevada, as the general partner and the Directors of
the Corporation elected on December 15, 1994 will take office. If all or any
portion of the gaming assets are disposed of prior to the receipt of such gaming
approvals, then the net proceeds of such disposition will be contributed to such
limited partnership upon receipt thereof. If the required licenses and approvals
of the Nevada Gaming Authorities are not received on or before December 31,
1996, the gaming assets and related liabilities retained by HI Nevada will not
be contributed to such Partnership and on such date HI Nevada will contribute to
the Operating Partnership cash equal to the value of the gaming assets not
disposed of prior to such date. No additional interests in the Operating
Partnership will be issued upon the transfer of either the gaming assets or
proceeds of the disposition thereof or upon the contribution of cash to the
Operating Partnership in lieu of such transfers. See "Structure of the
Company--Formation of the Partnerships and the Reorganization."
Approvals may be required from the Nevada Commission before the Corporation
may make exceptional repurchases of securities above current market price, and
before a corporate acquisition opposed by
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management can be consummated. Nevada's gaming regulations also require prior
approval of the Nevada Commission in the event of a Corporation plan of
recapitalization proposed by the board of directors in opposition to a tender
offer made directly to shareholders for the purpose of acquiring control of the
Corporation.
Nevada law prohibits the Corporation from making a public offering of its
securities without the approval of the Nevada Commission if any part of the
proceeds of the offering is to be used to finance the construction, acquisition
or operation of gaming facilities in Nevada, or to retire or extend obligations
incurred by the Corporation for one or more such purposes. The Offering is not
subject to the requirement of prior approval by the Nevada Commission because as
discussed herein none of the proceeds will be used by the Corporation to
construct, acquire or finance gaming facilities in Nevada or to retire or extend
the Corporation's obligations incurred for such purposes.
Starwood Capital has agreed with the Nevada Gaming Authorities that prior to
such time as the required licenses and approvals are obtained or are no longer
required, it will not own, directly or indirectly, more than 4.9% of the issued
and outstanding Paired Shares at any time.
INSURANCE
The Company intends to continue to carry comprehensive liability, fire (at
replacement cost), flood, extended coverage and business interruption insurance
with respect to each of its properties, with policy specifications, limits, and
deductibles customarily carried for similar properties. See "Business and
Properties--Operations--Franchise Agreements." While the Company believes that
its insurance coverage is adequate, there are certain types of extraordinary
losses, which may be either uninsurable or not economically insurable. Should an
uninsured loss occur, the Company could lose both its investment in and
anticipated profits and cash flow from a property and would continue to be
obligated on any mortgage indebtedness on the property. See "Risk Factors--Real
Estate Investment Risks--Uninsured Loss." The Company does not carry earthquake
insurance.
With respect to those properties in which the Company holds an interest
through a mortgage position, the borrowers under such mortgage are obligated to
the Company to maintain insurance on such properties and to arrange for the
Company to be covered as a named insured on such policies. The face amount and
scope of such insurance coverage may be less comprehensive than the Company
would carry if it held the fee interest in such property directly. Accordingly,
in such circumstances, or in the event that the borrowers under such mortgages
fail to maintain required coverage, uninsured or underinsured losses may occur,
which could have an adverse impact on the Company's cash flow or financial
condition.
EMPLOYEES
As of March 31, 1995, the Trust had 3 employees and the Corporation had
approximately 2,240 employees. The Company is subject to two collective
bargaining agreements at one of its hotels.
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THE ACQUISITION FACILITY AND OTHER FINANCING
The Realty Partnership is negotiating a 3-year, $160 million secured
revolving credit facility to be provided by Lehman Brothers Holdings Inc., an
affiliate of one of the Underwriters (the "Acquisition Facility"), under which
the Company, through the Realty Partnership, may borrow to finance the
acquisition of additional hotel properties, hotel renovations, capital
improvements and for general corporate purposes. Interest on amounts drawn under
the Acquisition Facility float at 1.625% over the one, two or three month LIBOR
(at the Company's option). The Acquisition Facility will be secured by certain
properties of the Company and may be secured by other properties acquired by the
Company, all on a cross-collateralized basis.
The Acquisition Facility may be retired in whole or in part from the
proceeds of public or private issuances of equity or debt securities by the
Company and may be refinanced in whole or in part with fixed-rate financing. The
closing of the Acquisition Facility is subject to a variety of conditions,
including the negotiation of definitive documents and the syndication of $60
million of the facility amount. The amount of the Acquisition Facility may be
lower than anticipated.
The Realty Partnership has received a commitment from Lehman Commercial
Paper Inc., an affiliate of one of the Underwriters, to provide a $45 million,
18 month repurchase financing (the "Financing") secured by certain mortgage
loans owned by the Company. Interest on the Financing will be 1.5% over the one-
month LIBOR for the first 12 months of the Financing, and 1.75% over the
one-month LIBOR thereafter. It is expected that $42 million will be outstanding
on the Financing at the closing of the Offering. The closing of the Financing is
subject to a variety of conditions, including the negotiation of definitive
documents. See "Underwriting."
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STRUCTURE OF THE COMPANY
GENERAL
The Trust and the Corporation are separate entities, the shares of which are
owned, through the "Paired Share" structure, by the same shareholders. See
"Principal Shareholders" and "Capital Stock--The Pairing Agreement." The
Company's ownership interests in the Hotel Assets are held through the Realty
Partnership and all operating functions for the Hotel Assets, other than certain
gaming assets described below, are performed through the Operating Partnership.
The Trust controls the Realty Partnership as the sole general partner, and the
Corporation controls the Operating Partnership as the managing general partner
(subject, in the case of the Gaming Assets, to receipt of certain regulatory
approvals and subject to the rights of the management committee until the
receipt of such approval). Starwood Capital is a limited partner of the
Partnerships. Starwood Capital has agreed with various of its investors who hold
indirect interests in the Units, that Units and/or Paired Shares for which Units
are exchanged will be distributed in kind to such investors. Following any such
distribution, Starwood Capital will not control any such investor's decision as
to the exchange or sale of such investor's Units or Paired Shares. By way of
illustration, if all Units held by Starwood Capital were currently distributed,
Starwood Capital would control less than half of the Units currently controlled
by it. Units held by Starwood Capital are (subject to certain restrictions)
exchangeable one-for-one for Paired Shares. See "--Limited Partner
Rights--Exchange Rights."
FORMATION OF THE PARTNERSHIPS AND THE REORGANIZATION
Each of the Partnerships was formed under the Delaware Revised Uniform
Limited Partnership Act ("RULPA"). Pursuant to the Reorganization, the Trust
contributed to the Realty Partnership all of its properties and assets, subject
to substantially all of its liabilities (although the Trust agreed to indemnify
the Realty Partnership and Starwood Capital against certain liabilities) (the
"Trust Assets") in exchange for a general partner interest in the Realty
Partnership and Starwood Capital contributed to the Realty Partnership cash,
certain hotel properties and first mortgage notes (the "Starwood Realty Assets")
and certain indebtedness of the Realty Partnership in exchange for a limited
partner interest in the Realty Partnership. In addition, the Corporation and its
subsidiaries contributed to the Operating Partnership certain properties and
operating assets, subject to certain liabilities (the "Corporation Assets") in
exchange for general partner interests in the Operating Partnership and Starwood
Capital contributed to the Operating Partnership cash, furnishings and equipment
of the hotel properties included in the Starwood Realty Assets, and other hotel
operating assets (the "Starwood Operating Assets") in exchange for a limited
partner interest in the Operating Partnership. The remaining assets and
properties of the Corporation will be contributed to an affiliate of the
Operating Partnership upon receipt of certain regulatory approvals. See
"Business and Properties--Regulation and Licensing."
The aggregate number of Units allocated to Starwood Capital and the
interests of the Trust and the Corporation and their subsidiaries and the other
terms of the Reorganization were determined by arm's length negotiation among
the Trust, the Corporation and Starwood Capital. Independent appraisals were not
obtained for the purpose of determining the terms of the Reorganization. The
Reorganization was approved by the shareholders of the Trust and the Corporation
at meetings held on December 15, 1994 and was consummated on January 31, 1995.
As part of the Reorganization, (i) the name of the Trust was changed to
"Starwood Lodging Trust" from "Hotel Investors Trust" and the name of the
Corporation was changed to "Starwood Lodging Corporation" from "Hotel Investors
Corporation" and (ii) the Declaration of Trust of the Trust and the Articles of
Incorporation of the Corporation were amended to (a) create classified Boards
for the Trust and the Corporation, (b) increase the authorized shares of capital
of the Trust and the Corporation, and (c) to effect certain other changes to
such documents. After completion of the Reorganization, three of the mortgages
owned by the Realty Partnership (together with the indebtedness related thereto)
were contributed to SLT Realty Company, a Delaware limited liability company,
and Starlex LLC, a New York limited liability company, was formed to hold
certain future acquisitions of interests in hotels (collectively, the "LLCs").
The Realty Partnership is the managing member of the LLCs and holds a 99%
interest. The Trust and Starwood Capital (in the case of SLT Realty Company)
hold the remaining 1% interest.
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The ownership structure of the Company after the completion of the Offering
will be as follows:
[MAP]
- ------------
(1) The percentages in this table set forth under the heading "Percentage After
Unit Exchange" assume that all remaining Units held by Starwood Capital have
been exchanged for Paired Shares. However, prior to receipt of certain
regulatory approvals, Starwood Capital's ownership of Paired Shares may not
exceed 4.9% of the outstanding Paired Shares. See "Business and
Properties--Regulation and Licensing." In addition, even after receipt of
such regulatory approvals, because of the Ownership Limitation, Starwood
Capital can only exchange Units which will cause Starwood Capital to receive
in exchange therefor not more than an additional 7.6% of the outstanding
Paired Shares, bringing its Paired Share ownership to 8.0%.
MANAGEMENT OF THE PARTNERSHIPS
The Trust is the sole general partner of, and conducts all of its business
and operations, including all real estate acquisitions, through, the Realty
Partnership. Upon receipt of the Gaming Approvals, the Corporation will be the
managing general partner of, and will conduct all of its business and operations
through, the Operating Partnership. Prior to receipt of the Gaming Approvals,
the Operating Partnership is being managed by a management committee the members
of which are identical to the members of the Corporation Board of Directors that
will hold office upon receipt of the Gaming Approvals. While awaiting the Gaming
Approvals, the Corporation's existing management and Board of Directors will be
responsible for the operation and control of the Gaming Assets and the
management committee will be prohibited from any
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influence or control of the Gaming Assets. After receipt of the Gaming
Approvals, the management committee will be disbanded, the Corporation will be
the managing general partner of the Operating Partnership and the Board of
Directors of the Corporation will have authority to make decisions on behalf of
the Corporation with respect to the Operating Partnership. See "Business and
Properties--Regulation and Licensing."
As the general partner and, once the management committee has been
disbanded, managing general partner of the Realty Partnership and the Operating
Partnership, respectively, the Trust and the Corporation manage all of the
business and affairs of the Realty Partnership and the Operating Partnership,
respectively. The Trust and the Corporation (or the management committee of the
Operating Partnership) have full and complete power, authority and discretion to
make all decisions on behalf of the Realty Partnership and the Operating
Partnership and to take all action necessary or appropriate to carry out the
business of the Realty Partnership and the Operating Partnership, respectively.
Pursuant to the Starwood Noncompete contained in the Formation Agreement,
Starwood Capital will not compete within the United States, directly or
indirectly, with the Partnerships and will present to the Partnerships all
acquisitions of (i) fee or ground lease interests and other equity interests in
hotels in the United States and (ii) debt interests in hotels in the United
States where it is anticipated that the equity will be acquired by the debt
holder within one year from the acquisition of such debt. During the term of the
Starwood Noncompete, Starwood Capital will not acquire any such interest. The
foregoing restrictions do not apply to: (i) the Excluded Assets, Westin and
additional investments by Starwood Capital therein; (ii) the Permitted Westin
Investments made through Westin; and (iii) acquisitions of warrants, equity
participations or similar rights incidental to a debt investment by a Starwood
Debt Fund. The term of the Starwood Noncompete is until the later of (i) the
third anniversary of the closing of the Offering or (ii) the time at which no
officer, director, general partner or employee of Starwood Capital is on either
the Board of Trustees of the Trust or the Board of Directors of the Corporation.
The Company, Starwood Capital and Westin have agreed, pursuant to the Westin
Agreement, that during the period in which an officer, director, general partner
or employee of Starwood Capital is on either the Board of Trustees of the Trust
or the Board of Directors of the Corporation and Starwood Capital co-controls
Westin (the "Westin Restriction Period"), Westin will not acquire or seek to
acquire United States hotel equity interests (directly or indirectly), other
than: (i) minority equity investments (i.e., less than 50% of total equity
investment) made in connection with Westin's acquiring, extending or modifying
management contracts, leases or franchise or representation agreements, (ii)
equity interests that are a minority position (i.e., less than 50% of the total
asset value at the time of acquisition) of its acquisition of a hotel management
company or the assets of such a hotel management company acquired by Westin,
(iii) acquisitions where the Company co-invests or has the opportunity to
co-invest on the same basis as the other owners of Westin, with management to be
agreed upon and with Westin to be the franchisor, (iv) equity investments made
in any asset currently subject to a management, franchise or representation
agreement or (v) additional investments which Westin may make in its currently
held assets (collectively, the "Permitted Westin Investments").
During the Westin Restriction Period, if Starwood Capital vetoes Westin's
consummation of a Permitted Westin Investment or of certain other opportunities,
and all the other owners of Westin desire to pursue such opportunity, then the
Company will not pursue such opportunity independently of Westin for a period of
270 days after such veto, unless the Company was pursuing such opportunity
independently prior to Starwood Capital's veto. Mr. Sternlicht has agreed that,
during the term of the Starwood Noncompete, he will recuse himself from Westin's
decision-making process with respect to any opportunity pursued by Westin that
is also being pursued by the Company. Starwood Capital has agreed that, where a
co-investment opportunity with Westin is rejected by the Company, Starwood
Capital will exercise any applicable rights to require that such investment be
made in a separate joint venture in which Starwood Capital shall not make any
investment.
Westin has also agreed that for up to three years if the Company seeks a
Westin franchise for one of its hotels, the annual franchise and marketing fees
will not exceed 80% of those charged on other recently
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franchised Westin domestic hotels (but no less than 4.75% of gross room
revenues). The continued availability of such fee structure for additional
hotels is subject to the Company's having at least three franchised Westin
hotels at the end of one year and six at the end of two years.
Pursuant to the Partnership Agreements, the limited partners agree that in
the event of any conflict in the fiduciary duties owed by the Company to its
shareholders and, as the general partner of the Partnerships, to such limited
partners, the Company will fulfill its fiduciary duties to such limited partners
by acting in the best interest of the Company's shareholders.
TERM AND DISSOLUTION
The term of each of the Partnerships shall be until December 31, 2094 unless
sooner dissolved and terminated in the case of (i) the sale or other disposition
of all or substantially all of the assets of such Partnership (unless such
Partnership elects to continue the business of such Partnership as provided in
its Partnership Agreement), (ii) the written election to dissolve such
Partnership by the general partners thereof, (iii) the dissolution, termination,
withdrawal, retirement, expulsion or bankruptcy of the last remaining general
partner of such Partnership, unless such Partnership's business is continued as
provided in its Partnership Agreement and (iv) the entry of a decree of judicial
dissolution of such Partnership pursuant to the RULPA.
DISTRIBUTIONS AND REIMBURSEMENT
The Trust has the authority in its discretion to cause the Realty
Partnership to make distributions from time to time to the partners of the
Realty Partnership. The Corporation has the authority in its discretion to cause
the Operating Partnership to make distributions from time to time to the
partners of the Operating Partnership.
The Realty Partnership will reimburse the Trust for all expenses of the
Trust incurred in connection with the business of the Realty Partnership, and
the Operating Partnership will reimburse the Corporation for all expenses of the
Corporation incurred in connection with the business of the Operating
Partnership.
In the event of a dissolution of either of the Partnerships, the assets of
such Partnership will be liquidated and (after payment of creditors and
establishment of any reserves to provide for contingent liabilities) distributed
to holders of Units in accordance with the positive balances in their capital
accounts.
OFFERINGS OF PAIRED SHARES
Each of the Partnership Agreements provides that the net proceeds of all
offerings of Paired Shares by the Company (including the Offering) will be
contributed to the Partnerships in accordance with the Issuance Percentages (as
defined below) from time to time. Upon such contribution, the Realty Partnership
will issue to the Trust and the Operating Partnership will issue to the
Corporation an additional number of Units in such Partnership equal to the
number of such Paired Shares so offered. The Partnership Agreements provide that
upon the contribution of cash to a Partnership (other than in connection with
such an offering of Paired Shares) by a partner, such Partnership will issue
Units of such Partnership equal to the amount of such cash divided by the fair
market value of such a Unit prior to such contribution.
The Partnership Agreements also provide that the net proceeds of all
offerings of debt securities by the Trust or the Corporation will be loaned by
the Trust or the Corporation, as the case may be, to the Realty Partnership or
the Operating Partnership, as the case may be.
LIMITED PARTNER RIGHTS
Pursuant to agreements entered into in connection with the Reorganization,
Starwood Capital, as holder of Units, has certain rights to tender all or a
portion of the Units held by it to the Company for exchange, and certain rights
to require the Company to register under the Securities Act of 1933, as amended
(the "Securities Act"), any Paired Shares which may be issued upon such
exchange. The Partnership Agreements provide that Starwood Capital may transfer
such rights upon a transfer of Units.
EXCHANGE RIGHTS. Pursuant to an Exchange Rights Agreement (the "Exchange
Rights Agreement") entered into among the Company, Starwood Capital, the Realty
Partnership and the Operating Partnership, subject to the limitations described
below, Starwood Capital will have the right to tender to the Company all
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or a portion of the Units held by such holder. Each tender must consist of an
equal number of Realty Units and Operating Units. The Company will have the
option to pay for such tendered Units either (i) by delivering Paired Shares to
such tendering holders as described below (the "Paired Share Option"), (ii) with
available cash or borrowed funds (the "Cash Option") or (iii) by delivering a
combination of Paired Shares and cash (the "Combined Option"). The Company
currently intends, to the extent permitted, to pay for tendered Units by
electing the Paired Share Option.
The election by the Company among those options must be made by a majority
of each of their respective Disinterested Members. See "Capital Stock--Paired
Shares." If the Trust and the Corporation are unable to agree on the option to
be elected within 15 days after the tender of Units, they shall be deemed to
have elected the Cash Option. If the Paired Share Option or the Combined Option
is elected and if, as a result of the Ownership Limitation, the tendering holder
cannot receive the full number of Paired Shares otherwise issuable pursuant to
such Option, such tender shall be automatically reduced so that after such
tender the tendering holder receives the maximum number of Paired Shares that
such holder can receive without violating the Ownership Limitation plus cash for
those of the Paired Shares with respect to which the Company has elected the
Cash Option. In such circumstance, a tendering holder may, subject to certain
limitations, require the Company to effect a registered public offering of a
number of Paired Shares equal to the number of Paired Shares which could not be
so issued as a result of the Ownership Limitation. The proceeds of such offering
would be used to purchase such tendered Units as described below under "--
Registration Rights."
Prior to receipt of Gaming Approval, Starwood Capital must, as a condition
to the tender of Units, give not less than 90 days' notice to the Company of
their intent to tender Units which would result in Starwood Capital holding more
than 4.9% of the outstanding Paired Shares. After receipt of Gaming Approval, no
such 90 days notice will be required. See "Business and Properties--Regulation
and Licensing."
PAIRED SHARE OR COMBINED OPTION. If the Paired Share Option or the Combined
Option is elected, the Company will deliver to the tendering holder within 15
days after the related tender (the "Exchange Date"), for each Unit of the Realty
Partnership and Unit of the Operating Partnership tendered for which Paired
Shares are to be delivered, one Trust Share and one Corporation Share,
respectively, subject to adjustment as described below. The Trust Shares and the
Corporation Shares so delivered will be "paired" to the same extent as other
outstanding Paired Shares.
The Partnership Agreements also provide that if the Company grants, issues
or sells, on a pro rata basis to all holders of Paired Shares, options,
convertible securities or rights (collectively, "Purchase Rights") to purchase
shares of stock, warrants, securities or other property, then each holder of
Units shall be entitled to acquire rights that are substantially similar in
amount, tone and tenor to the Purchase Rights which such holder would have
received if its Units had been exchanged for Paired Shares immediately prior to
such grant, issue or sale.
The Exchange Rights Agreement provides that no Units shall be accepted for
exchange (i) if as a result of such exchange the Trust would violate the
Ownership Limitation or (ii) prior to the expiration or termination of any
applicable waiting period under the Hart Scott Rodino Antitrust Improvements Act
of 1976, as amended.
CASH OR COMBINED OPTION. If the Cash Option or the Combined Option is
elected, the Company will deliver to the tendering holder within 20 days after
the related tender, an amount of cash in respect of each Paired Share for which
cash is to be paid equal to the average closing price per share of the Paired
Shares on the NYSE for the ten trading day period ending on the day before the
date of the related tender.
In connection with any such payment of cash, unless otherwise agreed by the
Trust and the Corporation from time to time by action of a majority of each of
their respective Disinterested Members, the Trust will pay 95% of such aggregate
cash payment and the Corporation will pay 5% of such aggregate cash payment
(such percentages, as they may be amended from time to time pursuant to such
agreement, being called the "Issuance Percentages").
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REGISTRATION RIGHTS. Pursuant to a Registration Rights Agreement (the
"Registration Rights Agreement") entered into between the Company and Starwood
Capital, the Company has granted registration rights with respect to Paired
Shares which may be acquired upon exchange of Units. Pursuant to such
registration rights Starwood Capital may, subject to certain limitations,
require the Company to effect up to four registrations of Paired Shares under
the Securities Act including shelf registrations of Paired Shares under the
Securities Act (any shelf registrations to be maintained until no Paired Shares
are required to be registered under the Registration Rights Agreement), in each
case at the expense of the Company (other than underwriting discounts and
selling commissions and fees and expenses of counsel to Starwood Capital).
In addition, if the Company does not issue Paired Shares upon a tender of
Units because of the Ownership Limitation, the tendering holder may each such
time, subject to certain limitations, require the Company to effect a registered
public offering under the Securities Act of an equal number of Paired Shares.
The net proceeds of such offering (after underwriting discounts and selling
commissions) would be used to purchase such tendered Units.
Starwood Capital also has rights, subject to certain exemptions and
limitations, to request that the Company include such Paired Shares in other
registrations of Paired Shares by the Company under the Securities Act.
The Registration Rights Agreement specifies certain times during which a
registration of Paired Shares cannot be initiated, including the 90-day period
after the Company affects a registration of Paired Shares and the 90-day period
after a holder of Units delivers a demand for registration that is not
withdrawn.
ISSUANCE OF ADDITIONAL UNITS
Each Partnership may issue additional units of general and/or limited
partner interests. Such additional units may be issued upon such terms and under
such circumstances as the general partner or managing general partner of the
applicable Partnership may determine. There are no limitations on the ability of
the general partner or managing general partner of the Partnerships to issue
additional units of partnership interest.
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES
The following is a discussion of the policies of the Company with respect to
investments, financing and certain other activities. The policies with respect
to these activities have been determined by the Board of Trustees of the Trust
and the Board of Directors of the Corporation and may be amended or revised from
time to time at the discretion of the Board of Trustees or the Board of
Directors, as the case may be, without notice to or a vote of the shareholders
of the Company, except that changes in certain policies with respect to
conflicts of interest must be consistent with legal requirements.
INVESTMENT POLICIES
The Board of Trustees and the executive officers of the Trust are
responsible for managing the Trust's investments. The Trust does not intend to
engage the services of an investment advisor.
INVESTMENTS IN REAL ESTATE OR INTERESTS IN REAL ESTATE. The investment
objectives of the Company are to increase cash flow and the value of the
properties and, generally, to acquire established income-producing hotel
properties with cash flow growth potential. Additionally, where prudent and
possible, the Company will seek to upgrade the existing properties and any newly
acquired properties. The business of the Company will be focused principally on
hotel properties. The policy of the Company is to acquire assets primarily for
current income generation and long-term value appreciation. Although none is
currently planned, the Company may in the future engage in select development
opportunities in certain submarkets which may require the Company to add
development staff.
The Company may purchase or lease properties for long-term investment,
expand and improve the properties presently owned, or sell such properties, in
whole or in part, when circumstances warrant. The Company also may participate
with other entities in property ownership, through joint venture or other types
of co-ownership. Equity investments may be subject to existing mortgage
financing and other indebtedness or investments which have priority over the
equity interest of the Trust or the Corporation.
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All the activities of the Company will be conducted through the
Partnerships, except that prior to the receipt of the Gaming Approvals the
gaming operations of the Corporation will be conducted through HI Nevada. The
Trust or the Corporation may also hold temporary cash investments from time to
time pending investment or distribution to shareholders.
While the Company emphasizes equity real estate investments, it may, in its
discretion, invest in mortgages, stock of other REITs or other entities engaged
in real estate activities or securities of other issuers, including for the
purpose of exercising control over such entities and other real estate
interests. Such mortgage investments may include participating or convertible
mortgages or secured or unsecured preferential advances or loans. In any event,
the Company does not intend that its investments in securities will require it
to register as an "investment company" under the Investment Company Act of 1940,
and the Company would divest securities before such registration would be
required. In addition, the Company generally does not intend (i) to acquire
mortgage investments in the future except where it provides seller financing on
sales of its assets or where it is likely that hotel equity can be acquired or
controlled through the acquisition of debt nor (ii) to pursue management of
hotels in which the Company will not own a substantial economic interest.
The Trust Declaration provides that the Board of Trustees generally may
amend the investment policies set forth in the Trust Declaration at any time
without the consent of the Trust's shareholders.
Section 8-302 of the Maryland REIT Law provides that a real estate
investment trust must hold, either directly or through other entities, at least
75% of the value of its assets in real estate assets, mortgages or mortgage
related securities, governmental securities, cash and cash equivalent items,
including high-grade short-term securities and receivables.
DISPOSITION
The Company continuously reviews its properties to determine which
properties should be retained and which should be disposed of. The Company may
decide to dispose of a particular property at any time. The Company recently
sold the Jacksonville, Florida Holiday Inn and the Fayetteville, North Carolina
Ramada Inn.
FINANCING
The Company currently has a policy of incurring not more than a 50% Ratio of
Debt-to-Total Market Capitalization. The Ratio of Debt-to-Total Market
Capitalization is equal to the total combined debt of the Company (which does
not include intercompany debt), divided by the sum of the market value of all
issued and outstanding Paired Shares (assuming the exchange of all Units for
Paired Shares) and the total combined debt of the Company. Upon completion of
the Offering, the Ratio of Debt-to-Total Market Capitalization of the Company
will be approximately 9.5%, based on an assumed offering price of $23.50 per
Paired Share (which is the midpoint of the range set forth on the cover page).
Since the Ratio of Debt-to-Total Market Capitalization may be affected by
factors outside the control of the Company, such as fluctuations in the market
value of the outstanding Paired Shares, the achievement of such ratio at the
time of incurrence of debt does not ensure that the Company will be able to
maintain such ratio. The organizational documents of the Company do not limit
the amount or percentage of indebtedness that they may incur. The Company could
borrow up to approximately $383.2 million, in addition to indebtedness expected
to be outstanding upon completion of the Offering, without exceeding the 50%
Ratio of Debt-to-Total Market Capitalization, assuming a market value per Paired
Share equal to the public offering price set forth on the cover page of this
Prospectus. The Company may from time to time modify its debt policy in light of
then current economic conditions and other factors. If the Board of Trustees of
the Trust or the Board of Directors of the Corporation determines that
additional funding is required, the Company may raise such funds through
additional equity offerings, debt financing or retention of cash flow (subject
to provisions in the Code concerning taxability of undistributed REIT income),
or a combination of these methods.
Additional borrowings may be made through any of the Company or the
Partnerships and may be incurred in the form of secured or unsecured borrowings.
Additional borrowings may be recourse, non-recourse or cross-collateralized and
may contain cross-default provisions. The proceeds from any borrowings may be
used for the payment of distributions, for working capital, to make loans to the
Partnerships, to
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<PAGE>
refinance existing indebtedness, to finance acquisitions, expansions or
development of new properties or for other purposes. See "Federal Income Tax
Considerations--Federal Income Taxation of the Trust--Requirements for
Qualification--Annual Distribution Requirements."
As long as the Partnerships are in existence, the proceeds of all common
equity capital raised by the Company will be contributed to the Partnerships in
exchange for Units in the Partnerships in accordance with the Issuance
Percentages, as they may be amended from time to time.
CONFLICTS OF INTEREST
POLICIES OF BOARD OF TRUSTEES AND BOARD OF DIRECTORS. The Board of Trustees
of the Trust and the Board of Directors of the Corporation have adopted a policy
that any contract or transaction between the Trust or the Corporation, as the
case may be, and one or more of its trustees, directors or officers, or between
the Trust or the Corporation, as the case may be, and any other entity in which
one or more of its trustees, directors or officers are directors or officers, or
have a financial interest, must be approved by a majority of the disinterested
trustees or directors after the material facts as to the relationship or
interest and as to the contract or transaction are disclosed or are known to
them.
INDEPENDENT BOARD APPROVAL. The Trust's Trustees' Regulations and the
Corporation's Bylaws provide that a majority of the Board of the Trust and a
majority of the Board of the Corporation, as the case may be, will be
Independent Trustees/Directors, as applicable. An "Independent Trustee/Director"
is a trustee of the Trust or a director of the Corporation, as the case may be,
who is not employed by or affiliated with Starwood Capital or the Company.
In addition, the Trust's Trustees' Regulations and the Corporation's Bylaws,
in each case, provide that, in addition to any affirmative vote required either
by law, the Partnership Agreements, the Declaration of Trust of the Trust or the
Articles of Incorporation of the Corporation, any Transaction (as described
below) involving the Trust, the Corporation (or any of their respective
subsidiaries) or either of the Partnerships shall require the affirmative vote
of a majority of the members ("Disinterested Members") of the Board of Trustees
of the Trust (in the case of a Transaction involving the Trust or the Realty
Partnership) or the Board of Directors of the Corporation (in the case of a
Transaction involving the Corporation or the Operating Partnership following
receipt of Gaming Approval) who are not employees, officers, directors,
Affiliates or Associates (as each is defined in the Securities Exchange Act of
1934, as amended (the "Exchange Act")) of, the Interested Person who or which is
a party to the Transaction.
A "Transaction" is defined as any contract, sale, lease, exchange, mortgage,
transfer or disposition to or with, or any other transaction with, any
Interested Person (including, without limitation, any election with respect to
the method of payment for an exchange of Units). An "Interested Person" is any
person or entity who or which is the beneficial owner, directly or indirectly,
of 5% or more of the outstanding Paired Shares or the outstanding Realty Units
or Operating Units or who or which is an Affiliate or Associate of the Trust,
the Corporation or either of the Partnerships.
The Declaration of Trust of the Trust requires that at least a majority of
the Board of Trustees be independent of any national hotel chain.
The foregoing provisions may be amended or repealed only by a majority of
trustees or directors, as the case may be, who are not employees, officers,
Affiliates or Associates of the Trust, the Corporation, the Partnerships or any
Interested Person.
POLICIES APPLICABLE TO ALL TRUSTEES AND DIRECTORS. Under the law of
Maryland, each trustee of the Trust and each director of the Corporation is
obligated to offer to the Trust or the Corporation, as the case may be, any
business opportunity (with certain limited exceptions) which comes to him and
which the Trust or the Corporation, as the case may be, could reasonably be
expected to have an interest in developing or acquiring. In addition, under the
MGCL, any contract or transaction between a corporation and any director or any
entity in which the director has a material financial interest will be void or
voidable unless (a) it is approved, after disclosure of the interest, by the
affirmative vote of a majority of disinterested directors or by the affirmative
vote of a majority of the votes cast by disinterested stockholders, or (b) it is
fair and reasonable to the corporation. While the Maryland law governing the
Trust does not have a comparable statutory provision, the Trust has adopted a
comparable policy.
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OTHER POLICIES
At all times, the Trust intends to make investments in such a manner as to
be consistent with the requirements of the Code to qualify as a REIT unless,
because of circumstances or changes in the Code (or other applicable law, rules
or regulations), the Board of Trustees determines to revoke the Trust's REIT
election.
The Trust and the Corporation do not intend to underwrite securities of
other issuers or actively trade in loans or other investments.
The Trust and the Corporation have authority to offer Paired Shares or other
securities and to repurchase or otherwise re-acquire their shares or any other
securities and may engage in such activities in the future. In addition, the
Partnerships have the authority to issue additional Units or other securities
and to repurchase Units or other securities and may do so in the future. Except
as described herein, none of the Trust, the Corporation or the Partnerships have
any outstanding loans to their respective officers, directors or trustees. The
Trust, the Corporation and the Partnerships have made and may make loans to
joint ventures in which they participate in order to meet working capital needs.
MANAGEMENT
TRUSTEES AND EXECUTIVE OFFICERS OF THE TRUST
The following table sets forth certain information with respect to each of
the members of the Trust's Board of Trustees and each of the Trust's executive
officers:
<TABLE>
<CAPTION>
TERM
NAME AGE POSITION(S) WITH THE TRUST EXPIRES
- ------------------------------ --- -------------------------------------------------------- -----------
<S> <C> <C> <C>
Barry S. Sternlicht........... 34 Chairman, Trustee and Chief Executive Officer 1997
Jeffrey C. Lapin.............. 38 President, Chief Operating Officer and Trustee 1996
Michael W. Mooney............. 48 Vice President and Chief Financial Officer N/A
Bruce W. Duncan............... 43 Trustee(1) 1997
Madison F. Grose.............. 41 Trustee 1995
Stephen R. Quazzo............. 35 Trustee(1) 1996
William E. Simms.............. 51 Trustee(1) 1995
Daniel H. Stern............... 34 Trustee(1) 1997
</TABLE>
- ------------
(1) Will become a Trustee upon completion of the Offering.
The principal occupation for the last five years of each trustee or
executive officer of the Trust is set forth below:
BARRY S. STERNLICHT. Mr. Sternlicht is Chairman and Chief Executive Officer
of the Trust. He was founder of Starwood Capital (and co-founder of its
predecessor entity in September 1991) and has been the President and CEO of
Starwood Capital Group, L.P. since its formation. Prior to forming Starwood
Capital, he was Vice President and then Senior Vice President (from 1989 to
1991) of JMB Realty Corporation, a real estate investment firm. Mr. Sternlicht
is currently a Trustee of each of Equity Residential Properties Trust, a
multifamily REIT, and Angeles Participating Mortgage Trust, a REIT.
JEFFREY C. LAPIN. Mr. Lapin is President and Chief Operating Officer of the
Trust. Mr. Lapin was the President and Chief Executive Officer of the Trust from
May 1991 to December 1994 and has been a Trustee since September 1992. Prior to
that time he was Vice President (from January 1988) and Secretary (from
September 1986) of the Trust. Prior to 1986 Mr. Lapin was a real estate attorney
at Mitchell, Silberberg & Knupp in Los Angeles. Mr. Lapin is a director of THQ,
Inc., a licensee of Nintendo products. Mr. Lapin has over ten years of
experience in the hotel REIT industry.
MICHAEL W. MOONEY. Mr. Mooney has been Vice President and Chief Financial
Officer since July 1992. From March 1992 to July 1992 he was a Director of
Finance of RELCO Industries, a real estate development company. From August 1990
to March 1992, he was Director of Finance of Dorn-Platz, Inc., a real estate
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<PAGE>
brokerage company. From July 1989 to August 1990, Mr. Mooney was an independent
real estate consultant. Prior to that time, he was Executive Vice President and
Chief Financial Officer of Gibraltar Savings. Mr. Mooney has indicated an
intention to leave the Trust to pursue other opportunities subsequent to the
June 1995 expiration of his employment agreement. The Company is currently
seeking a sucessor to Mr. Mooney as Chief Financial Officer.
BRUCE W. DUNCAN. Mr. Duncan has been President since October 1994 of
Blakely Capital, Inc., a private firm focusing on investments in real estate and
telecommunications. From 1992 to October 1994, Mr. Duncan was President and
Co-Chief Executive Officer of JMB Institutional Realty Corporation and from 1984
to 1991 Executive Vice President of JMB Realty Corporation. Mr. Duncan holds an
MBA from the University of Chicago. Mr. Duncan is on the Board of Directors of
Northwestern Memorial Management Corp., a for profit subsidiary of Northwestern
Memorial Hospital and is on the Board of Trustees of Kenyon College.
MADISON F. GROSE. Mr. Grose has been Executive Vice President and General
Counsel of Starwood Capital (and its predecessor entity) since July 1992. From
November 1983 through June 1992, he was a partner in the law firm of Pircher,
Nichols & Meeks.
STEPHEN R. QUAZZO. Mr. Quazzo has been President since April 1991 of Equity
Institutional Investors, Inc. a subsidiary of Equity Group Investments, Inc., a
Chicago based holding company controlled by Samuel Zell. Prior to that time, Mr.
Quazzo was a Vice President of Goldman, Sachs & Co., responsible for the firm's
real estate investment banking activities in the Midwest. Mr. Quazzo is a member
of the Urban Land Institute.
WILLIAM E. SIMMS. Mr. Simms is president of the Reinsurance Division of
Transamerica Occidental Life Insurance Company and a member of its board of
directors. Over the past 24 years, he has held various other management
positions with that company. He is active in civic organizations, such as the
Charlotte Urban League, the Charlotte Mecklenburg Hospital Authority, Queens
College, the Mint Museum, the Museum of the New South and the Arts and Science
Council, and is a part owner of the new Carolina Panthers National Football
League team. Mr. Simms is a director of NationsBank of North and South Carolina.
DANIEL H. STERN. Mr. Stern is a co-founder and President of Ziff Brothers
Investments, L.L.C., a diversified New York based investment management firm.
Prior to co-founding Ziff Brothers Investments in December 1992, Mr. Stern was
the Co-Managing Director of William A.M. Burden & Co., a private investment
management firm where he was responsible for asset allocation and investment
policy. Mr. Stern is a member of the Board of Directors of Commodore Media, Inc.
DIRECTORS AND EXECUTIVE OFFICERS OF THE CORPORATION
The following table sets forth certain information with respect to each of
the members of the Corporation's Board of Directors, and each of the
Corporation's executive officers.
<TABLE>
<CAPTION>
TERM
NAME AGE POSITION(S) WITH THE CORPORATION EXPIRES
- --------------------------------- --- ----------------------------------------------------- -----------
<S> <C> <C> <C>
Earle F. Jones................... 68 Chairman of the Board of Directors 1995
and Director(1)
Kevin E. Mallory................. 36 Executive Vice President N/A
Leslie R. King................... 52 Vice President of Operations N/A
Jean-Marc Chapus................. 37 Director(2) 1996
Jonathan D. Eilian............... 27 Director(2) 1997
Bruce M. Ford.................... 54 Director(3) 1995
Steven R. Goldman................ 34 Director and Senior Vice President(2) 1996
Graeme W. Henderson.............. 61 Director(3) 1995
Michael A. Leven................. 57 Director(2) 1996
Barry S. Sternlicht.............. 34 Director(2) 1997
Daniel W. Yih.................... 37 Director(2) 1995
</TABLE>
- ------------
(1) Current director who continues in office after receipt of Gaming Approval.
(2) Becomes a director upon receipt of Gaming Approval.
(3) Serves as a director until Gaming Approval is received.
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<PAGE>
The principal occupation for the last five years of each director or
executive officer of the Corporation is set forth below:
EARLE F. JONES. Mr. Jones has been a Director of the Corporation since 1985
and Chairman of the Board of Directors of the Corporation since February 1989.
He has been Co-Chairman of MMI Hotel Group, a hotel company, since 1988. From
1967 to 1968, Mr. Jones was President of the International Association of
Holiday Inns and served two terms as a Director. Mr. Jones is a Trustee and
Chairman of Communications Improvement Trust, whose beneficiaries are public
broadcasting and Tougaloo College Trust, a member of the Board of Trustees for
Millsaps College and the Catholic Foundation, and Co-Chairman of the Mississippi
Olympic Committee.
KEVIN E. MALLORY. Mr. Mallory has been Executive Vice President of the
Corporation since July 1992. From December 1991 to July 1992 he was President of
Merit Hotel Group, a hotel development and consulting company. From September
1989 to November 1991, he was Development Director, Westin Hotels & Resorts, a
hotel management Company. Prior to that time he was Assistant Vice President and
Asset Manager of VMS Realty Partners, a real estate syndicator. Mr. Mallory's
career reflects 15 years of experience in the hotel industry.
LESLIE R. KING. Mr. King has been Vice President of Operations of the
Corporation since 1992. From June 1991 to August 1992, Mr. King was Chief
Operating Officer of Spring Garden Brewing Company, a restaurant and brewery
service company. From May 1988 to June 1991, Mr. King was Chief Executive
Officer of and Consultant to eight single hotel companies under common
management. Prior to 1988, Mr. King was Senior Vice President of Operations
Support for Red Lion Hotels & Inns. (He was named Vice President in 1982 and
Executive Vice President in 1984.) Mr. King's career comprises 26 years of hotel
and restaurant industry experience.
JEAN-MARC CHAPUS. Mr. Chapus has been a Managing Director since January
1994 and Principal since December 1991 of Crescent Capital Company and has
primary responsibility for the firm's private lending and private placement
activities. He is also a Managing Director of the High Yield Bond Group of Trust
Company of the West since March 1995. From 1986 to 1991, Mr. Chapus served as
First Vice President at Drexel Burnham Lambert Incorporated. From 1982 to 1984,
Mr. Chapus was a member of the mergers and acquisitions department at Lehman
Brothers Kuhn Loeb Incorporated.
JONATHAN D. EILIAN. Mr. Eilian has been Vice President and then Senior Vice
President of Starwood Capital (and its predecessor entity) since its formation
in September 1991. Prior to that time he was Acquisitions Associate for JMB
Realty Corporation, a real estate investment firm, and for The Palmer Group,
L.P., a private investment firm specializing in corporate acquisitions. Mr.
Eilian received an MBA from the Wharton Graduate School of Business in 1991.
BRUCE M. FORD. Mr. Ford has been a Director of the Corporation since 1983.
He has been President and Managing Partner of F.K.B. Management Corporation, a
restaurant management company, since January 1988 and President of Ford
Management Corporation, a hotel/motel management and development company, since
June 1988. Prior to that time, Mr. Ford was Senior Vice President of Operations
of Ramada Inns.
STEVEN R. GOLDMAN. Mr. Goldman has been a Senior Vice President of the
Corporation since March 1995. Mr. Goldman was a Vice President of Starwood
Capital, specializing in hotel acquisitions and hotel asset management, from
August 1993 to February 1995. From 1990 to 1993, he was Senior Development
Manager of Disney Development Company, the real estate investment development
and management division of the Walt Disney Company. From 1986 to 1990, Mr.
Goldman was Director of Development of The Hyatt Development Corporation.
GRAEME W. HENDERSON. Mr. Henderson has been a Director of the Corporation
since March 1990. He was Chairman of the Trust from July 1989 to December 1994
and Trustee of the Trust from September 1986 to December 1994. He has been an
independent financial consultant since January 1990. Prior to
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<PAGE>
January 1990, Mr. Henderson has been President of Henderson Consulting, Inc., a
private financial consulting firm. Mr. Henderson has been a President of
Capstan, Inc. (Formerly Seymour, Inc.), a manufacturer of machine tool controls,
since 1982. Mr. Henderson is currently a Director of Capital Southwest
Corporation.
MICHAEL A. LEVEN. Mr. Leven has been President and Chief Operating Officer
of Holiday Inn Worldwide since November 1990. Prior to that time he was
President of Days Inn (from 1985 to 1990), a senior executive, including
President and Chief Operating Officer, of Americana Hotels (from 1976 to 1985)
and an executive at Dunfey Family Hotels (1973 to 1976) and Sonesta Hotels (1961
to 1973). Mr. Leven is also a member of the Board of Advisors of the American
Red Cross.
DANIEL W. YIH. Mr. Yih is a general partner of Chilmark Partners, L.P.
(since June 1995). Mr. Yih had served as president of Merco-Savory, Inc., a
manufacturer of food preparation equipment (since March 1995) and as a senior
executive of Welbilt Corporation (from September 1993 to March 1995). Prior to
that time, Mr. Yih served as an associate of Kohlberg & Co. Mr. Yih is also a
member of the Board of Directors of Scott Sports Group Inc.
For information with respect to the principal occupation and business
experience of Mr. Sternlicht, see "--Trustees and Executive Officers of the
Trust," above.
Prior to receipt of Gaming Approvals, the Operating Partnership will be
managed by a management committee of the Operating Partnership consisting of the
members of the Board of Directors who will take office upon receipt of Gaming
Approvals. After receipt of Gaming Approvals, the Corporation will have
authority to make decisions with respect to the Operating Partnership. See
"Structure of the Company-- Management of the Partnerships."
CLASSIFIED BOARDS; REMOVAL
The Boards of the Trust and the Corporation are divided into three classes
serving staggered terms so that the terms expire either at the 1995, 1996 or
1997 annual shareholders meetings. Starting with the 1995 annual meetings, one
class will be elected each year for three-year terms. Holders of Paired Shares
have no cumulative voting rights for the election of trustees and directors. The
executive officers of the Trust and the Corporation serve at the pleasure of the
Board of Trustees or the Board of Directors, as the case may be, subject in the
case of Messrs. Lapin, Mooney and Mallory to the provisions of their respective
employment agreements with the Trust and the Corporation, as applicable. See
"--Agreements with Executive Officers" below. There is no family relationship
among any of the Trustees, Directors or executive officers of the Trust or the
Corporation.
Directors of the Corporation may be removed only for cause upon the
affirmative vote of two-thirds of the votes entitled to be cast for election.
Trustees of the Trust may be removed with or without cause by the affirmative
vote of two-thirds of the votes entitled to be cast for election. Any Trustee or
Director appointed to a vacant trusteeship or directorship will hold office for
a term expiring at the annual meeting at which the class to which they have been
appointed expires. These provisions preclude shareholders of the Corporation
from removing incumbent directors without cause. Maryland law grants
shareholders of a Maryland corporation the right, together with the board of
directors, to fill vacancies created by the removal of a director. In the case
of the Trust, however, the shareholders may not fill vacancies created by such
removal with their own nominees.
INDEPENDENT BOARD APPROVAL
For information regarding independent board approval requirements, see
"Policies with Respect to Certain Activities--Conflicts of Interest--Independent
Board Approval."
BOARD COMMITTEES
The Board of Trustees of the Trust and the Board of Directors of the
Corporation has established Executive, Audit, Compensation and Nominating
Committees, the principal functions of which are described below.
EXECUTIVE COMMITTEE. To the extent permitted by law, the Executive
Committee is authorized to exercise the powers of the applicable Board with
respect to the management of the business and affairs of the
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<PAGE>
Trust or the Corporation, as the case may be, between meetings of the Board,
except that the Executive Committee of the Corporation may not declare dividends
or distributions on stock, issue stock, recommend to the stockholders any action
which requires stockholder approval, adopt, amend or repeal the Corporation's
Bylaws, or approve any merger or share exchange which does not require
stockholder approval. The Board of Directors of the Corporation does not
currently have an Executive Committee.
AUDIT COMMITTEE. The Audit Committee has the following powers, duties and
functions: (i) to select the firm of independent public accountants to audit the
consolidated financial statements of the Company and its subsidiaries, subject
to the approval of the applicable Board, (ii) to discuss with such independent
public accountants the scope and results of their audit, (iii) to discuss with
such independent public accountants, and with the management of the Company, the
Company's financial accounting and reporting principles, policies and practices
and the adequacy of the Company's accounting, financial and operating controls
and (iv) to report to the applicable Board with respect to the foregoing, at
such times and in such manner as such Board shall determine.
COMPENSATION COMMITTEE. The Compensation Committee has the authority to
make recommendations to the applicable Board with respect to the salaries and
other compensation to be paid to the executive officers of the Company and to
administer the Company's employee benefit plans.
NOMINATING COMMITTEE. The Nominating Committee recommends to the applicable
Board nominees for trustees of the Trust and directors of the Corporation.
Upon the completion of the Offering, the Boards will appoint the members of
the Executive, Audit, Compensation and Nominating Committees.
In connection with the settlement of two purported class actions, the
Trust's Board of Trustees and the Corporation's Board of Directors have
established a joint transaction committee of Independent Trustees and Directors
to make recommendations to those Boards with respect to any transaction proposed
by management having a fair market value of $20 million or more.
COMPENSATION OF TRUSTEES/DIRECTORS
Each Trustee or Director who is not also an officer of the Trust or the
Corporation receives annual trustee's or director's fees of $6,000 (other than
directors of the Corporation who serve as such until Gaming Approval is
received, who will continue to receive annual director's fees of $12,000) and is
reimbursed for any out-of-pocket expenses incurred in attending meetings of the
Board of Trustees or the Board of Directors. Each Trustee and Director (other
than directors of the Corporation who serve as such until Gaming Approval is
received) will also receive options to purchase Paired Shares at the public
offering price. See "--Stock Options." The Chairman of each Board receives an
additional fee of $2,500 per year. In addition, each non-officer Trustee or
Director receives a fee of $750 for each meeting in which he participates (or,
in the case of telephonic meetings, $500) and a fee of $500 for each committee
meeting in which he participates ($1,000 per meeting for committee chairman).
Trustees and Directors may also receive additional options to purchase Paired
Shares. See "--Stock Options" below.
LIABILITY AND INDEMNITY OF DIRECTORS AND TRUSTEES
Maryland law provides that a corporation's charter or a real estate
investment trust's declaration of trust may include a provision eliminating or
limiting the personal liability of a director, trustee or officer to the
corporation or real estate investment trust or its shareholders, as the case may
be, for money damages except (i) to the extent that it is proved that the person
actually received an improper benefit or profit in money, property, or services,
for the amount of the benefit or profit in money, property, or services actually
received or (ii) to the extent that a judgment or other final adjudication
adverse to the person is entered in a proceeding based on a finding that the
person's action, or failure to act, was the result of active and deliberate
dishonesty and was material to the cause of action adjudicated in the
proceeding. The Corporation's Articles of Incorporation and the Trust's
Declaration of Trust provide that the Corporation's directors and officers and
the Trust's trustees and officers are shielded from personal liability for money
damages to the fullest extent permitted by the Maryland law.
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<PAGE>
Under the MGCL, a corporation and under the Maryland REIT Law, a real estate
investment trust may indemnify any director, officer or trustee made a party to
any proceeding unless it is established that (i) the director's, officer's or
trustee's act or omission was material to the cause of action and was committed
in bad faith or resulted from active and deliberate dishonesty, (ii) the
director, officer or trustee actually received an improper benefit in money,
property or services, or (iii) in the case of criminal proceedings, the
director, officer or trustee had reasonable cause to believe the act or omission
was unlawful. The Corporation's Articles of Incorporation and the Trust's
Declaration of Trust provide that the Corporation and the Trust will indemnify
their officers, directors and trustees. The Company has entered into
indemnification agreements with its directors, trustees and executive officers
providing for the maintenance of directors and officers liability insurance
subject to certain conditions, and the indemnification of and advancement of
expenses to such directors, trustees and executive officers and the Company
intends to enter into such indemnification agreement with its directors,
trustees and executive officers in the future.
As part of the Reorganization, each of the Trust and the Corporation agreed
to, and Starwood Capital agreed to use its best efforts to cause the Trust and
the Corporation to, indemnify, defend and hold harmless the respective officers,
trustees, directors and employees of the Trust and the Corporation and any of
their respective subsidiaries (at the time the Formation Agreement was executed)
against all losses, expenses, claims, damages or liabilities arising out of
actions or omissions occurring on or prior to the Reorganization (including,
without limitation, the Reorganization) to the full extent permitted or required
under applicable law (and to advance expenses as incurred to the fullest extent
permitted under applicable law, provided that the person to whom expenses are
advanced provides an undertaking to repay such advances if it is ultimately
determined that such person is not entitled to indemnification). Each of the
Trust and the Corporation also agreed to, and Starwood Capital agreed to use its
best efforts to cause the Trust and the Corporation to, maintain in effect for
not less than seven years the current policies of directors' and officers'
liability insurance maintained by the Trust and the Corporation with respect to
matters occurring prior to the consummation of the Reorganization. The foregoing
indemnification provisions may include indemnification for securities law
liabilities and, to the extent permitted under Maryland law, for wilful
misconduct and criminal violations. Insofar as indemnification for liabilities
arising under the Securities Act may be permitted to directors, officers or
persons controlling the Company pursuant to the foregoing provisions, the
Company has been informed that in the opinion of the Securities and Exchange
Commission such indemnification is against public policy as expressed in the Act
and is therefore unenforceable. Maryland law provides for certain limitations on
indemnification. In addition to the foregoing, the Formation Agreement also
provides that all rights to indemnification, including provisions relating to
advances of expenses incurred in defense of any action or suit, existing in
favor of directors, officers and employees of the Trust and the Corporation or
any of their respective subsidiaries at the time the Formation Agreement was
executed would survive the consummation of the Reorganization and continue in
full force and effect.
SUMMARY OF CASH AND CERTAIN OTHER COMPENSATION
THE TRUST. The following table provides certain summary information
concerning the compensation paid to the Trust's President and Chief Executive
Officer and each other executive officer of the Trust whose total compensation
for 1994 exceeded $100,000 for services rendered in all capacities to the Trust
for the fiscal years ended December 31, 1994, 1993 and 1992.
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SUMMARY COMPENSATION TABLE
<TABLE>
<CAPTION>
LONG TERM
COMPENSATION
ANNUAL COMPENSATION AWARDS
--------------------- ------------------
NAME AND PRINCIPAL POSITION YEAR SALARY BONUS OPTIONS/SARS (#) ALL OTHER
- -------------------------------------------------- --------- ---------- --------- ------------------ ------------
<S> <C> <C> <C> <C> <C>
Jeffrey C. Lapin 1994 $ 190,000 $ 75,000 2,000(2) $ 23,545(3)
President and Chief Executive Officer(1) 1993 170,834 20,000 8,333(2)
1992 150,792
Michael W. Mooney 1994 150,000 20,000 1,500(2)
Vice President and Chief Financial Officer 1993 140,416 11,667 4,167(2)
1992 61,026
</TABLE>
- ------------
(1) On January 31, 1995, Mr. Lapin became President and Chief Operating Officer
of the Trust and Barry S. Sternlicht became Chairman and Chief Executive
Officer of the Trust. As of that date, Mr. Sternlicht is paid compensation
at the rate of $100,000 per year.
(2) For information with respect to this option, see "--Stock Options," below.
Share amount has been adjusted for an assumed one-for-six reverse stock
split.
(3) Amount shown reflects cash paid for unused vacation.
THE CORPORATION. The following table provides certain summary information
concerning the compensation paid to each executive officer of the Corporation
whose total compensation for 1994 exceeded $100,000 for services rendered in all
capacities to the Corporation for the fiscal years ended December 31, 1994, 1993
and 1992.
SUMMARY COMPENSATION TABLE
<TABLE>
<CAPTION>
LONG TERM
COMPENSATION
ANNUAL COMPENSATION AWARDS
--------------------- ------------------
NAME AND PRINCIPAL POSITION YEAR SALARY BONUS OPTIONS/SARS (#)
- ---------------------------------------------------- --------- ---------- --------- ------------------
<S> <C> <C> <C> <C>
Kevin E. Mallory 1994 $ 150,000 $ 37,500 1,500(1)
Executive Vice President 1993 140,416 11,667 4,167(1)
1992 63,718
</TABLE>
- ------------
(1) For information with respect to this option, see "--Stock Options," below.
Share amount has been adjusted for an assumed one-for-six reverse stock
split.
STOCK OPTIONS
As of December 31, 1994, employee stock options issued by the Corporation to
purchase 51,417 Paired Shares were outstanding and employee stock options issued
by the Trust to purchase 51,417 Paired Shares were outstanding.
The following table provides information with respect to the options held as
of December 31, 1994 by the executive officers of the Trust and the executive
officers of the Corporation named in the Summary Compensation Tables above. No
options were exercised by any of those executive officers during 1994.
67
<PAGE>
AGGREGATED OPTION/SAR EXERCISES IN 1994
AND DECEMBER 31, 1994 OPTION VALUES
<TABLE>
<CAPTION>
NUMBER OF SHARES
UNDERLYING UNEXERCISED VALUE OF
OPTIONS/SARS AT FISCAL UNEXERCISED IN-THE-MONEY
YEAR-END (#)(1) OPTIONS/SARS ($)(2)
---------------------------- ----------------------------
NAME EXERCISABLE UNEXERCISABLE EXERCISABLE UNEXERCISABLE
- ---------------------------------------------------------- ----------- --------------- ----------- ---------------
<S> <C> <C> <C> <C>
Jeffrey C. Lapin.......................................... 13,333 2,000 109,500 2,280
Michael W. Mooney......................................... 4,167 1,500 54,750 1,710
Kevin E. Mallory.......................................... 4,167 1,500 54,750 1,710
</TABLE>
- ------------
(1) Share amounts have been adjusted for an assumed one-for-six reverse stock
split.
(2) Value is defined as market price of the Paired Shares at December 31, 1994
less exercise price of the option. The average of the high and low market
prices of the Paired Shares at December 31, 1994 was $17.64 (adjusted to
reflect an assumed one-for-six reverse stock split).
The Company will adopt, effective upon the closing of the Offering, its 1995
Share Option Plan (the "1995 Option Plan"). The 1995 Option Plan is currently
expected to be submitted to the shareholders of the Company at the next meeting
of the shareholders. Pursuant to the 1995 Option Plan, certain officers,
trustees, directors and key employees of the Company may be offered the
opportunity to acquire an aggregate of up to 1,450,000 Paired Shares through the
grant of share options ("Paired Options"), including non-qualified share options
and, for key employees, incentive share options within the meaning of Section
422 of the Code. Such Paired Options will consist of options to purchase shares
of the Corporation and the Trust. The 1995 Option Plan will be administered by
committees of the Trust and the Corporation ("Option Committees") consisting of
three or more "disinterested" trustees or directors, respectively. No Options
granted pursuant to the 1995 Option Plan shall be exercisable at a price per
Paired Share less than fair market value at the date of grant.
All Options granted under the 1995 Option Plan will vest as follows:
one-third, one year after the date of initial grant; one-third two years
following such date; and the remaining one-third three years following such
grant, except for Options granted to directors and trustees, which will fully
vest on the date of grant.
The Option Committees are expected to make initial grants to key employees
and others of Paired Options to purchase up to 733,500 Paired Shares at an
exercise price equal to the initial public offering price of the Paired Shares
in the Offering. The following table sets forth the Options expected to be
granted to executive officers on the closing of the Offering.
<TABLE>
<CAPTION>
NUMBER OF PAIRED
SHARES UNDERLYING
NAME OPTIONS
- ---------------------------------------------------------------------------------------- ------------------------
<S> <C>
Barry S. Sternlicht..................................................................... 411,000(1)
Jeffrey C. Lapin........................................................................ 25,000
Kevin E. Mallory........................................................................ 30,000
Steven R. Goldman....................................................................... 40,000
Leslie R. King.......................................................................... 15,000
</TABLE>
- ------------
(1) Mr. Sternlicht has indicated that he intends to share approximately one-half
of the economic benefits associated with those Options with approximately
ten officers and employees of Starwood Capital, including Messrs. Eilian and
Grose, in amounts and on terms to be determined.
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<PAGE>
As part of the 733,500 Paired Options described above, it is expected that
the Option Committees will make separate grants of Paired Options to purchase
50,000 Paired Shares to each of Messrs. Eilian and Grose on the same terms as
those set forth above, for services rendered to the Company in connection with
the Offering. In addition, it is expected that the Option Committees will make
an initial grant to each director and trustee of Paired Options to purchase
6,000 Paired Shares at an exercise price equal to the initial public offering
price of the Paired Shares in the Offering. Each director and trustee will also
automatically be granted annually, nonqualified Paired Options to purchase 6,000
Paired Shares. Such options shall be fully exercisable on and after their date
of grant and shall expire ten years after the date of grant.
The 1995 Option Plan will terminate ten years after its effective date
unless terminated earlier by the Board of Trustees of the Trust and the Board of
Directors of the Corporation. However, termination will not affect Options
previously granted. Any Options which had vested prior to such a termination
would remain exercisable by the holder thereof. The Boards may amend the 1995
Option Plan subject to any shareholder approval which may be required for any
amendment to the 1995 Option Plan, including in connection with compliance with
Rule 16b-3 promulgated under Section 16(b) of the Exchange Act. The Paired
Shares available under the 1995 Option Plan will be registered under a Form S-8
registration statement to be filed within 12 months after the effective date of
the registration statement relating to the Paired Shares offered hereby.
The 1995 Option Plan shall be administered by the Option Committees. The
Option Committees will interpret the 1995 Option Plan, adopt rules relating
thereto and determine the terms and provisions of Options. The Option Committees
will also make appropriate adjustments in the event of any stock split, stock
dividend, recapitalization, merger, consolidation or if the property or other
shares of beneficial interest of the Company are acquired by another corporation
or the Company is reorganized, liquidated or impacted by an extraordinary
transaction.
AGREEMENTS WITH EXECUTIVE OFFICERS
EMPLOYMENT AGREEMENTS. The Trust has employment agreements with Messrs.
Lapin and Mooney, and the Corporation has an employment agreement with Mr.
Mallory which provide that they will receive annual salaries in 1995 of
$200,000, $150,000 and $150,000, respectively, and such annual bonuses, if any,
as the Boards of the Trust and the Corporation may determine. Mr. Lapin's
employment agreement expires on January 31, 1997; Mr. Mooney's employment
agreement expires June, 1995; and Mr. Mallory's employment agreement expires
June, 1995. Mr. Lapin is entitled to an annual bonus of not less than $75,000
and was granted options to purchase 41,667 Paired Shares at an exercise price
equal to $16.50 per Paired Share (the fair market value of the Paired Shares on
the date of grant) and will vest at a rate no longer than the most rapid rate of
vesting of options granted to any other executive during the term of his
employment agreement. Mr. Lapin's annual salary will increase to $225,000 in
1996. Each of Messrs. Lapin, Mooney and Mallory also is eligible to participate
in all employee benefit plans and fringe benefits, if any, the Trust or the
Corporation makes available to its other executive officers. The employment of
Messrs. Mooney and Mallory pursuant to the employment agreements may be
terminated by the Trust or Corporation, respectively at any time; provided,
however, that if either such officer's employment is terminated without cause
(as defined) the terminated officer will be entitled to receive the lesser of
(i) that officer's salary for the then-remaining term of the employment
agreement or (ii) $75,000 (in the case of Messrs. Mooney or Mallory). Mr. Lapin
may terminate his employment for "Good Reason" as defined in the employment
agreement including an assignment of duties inconsistent with his position, a
substantial alteration of his responsibilities, a breach of the agreement by the
Trust, removal from office without cause (as defined), relocation of the Trust's
principal executive offices, a change in the composition of 51% of the Trustees,
a decision by the Board of Trustees that the Trust shall merge, sell or dispose
of all or substantially all of its assets, dissolve or liquidate, or the failure
of Mr. Lapin to be a member of the Board of Trustees other than for cause (as
defined). If Mr. Lapin so terminates his employment, he will be entitled to
receive a lump sum payment equal to the base salary and
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<PAGE>
bonuses that would have been payable had he continued to be employed for the
remainder of the term of the employment agreement, and all fringe benefits to
which he would have been entitled through the remainder of the term of the
employment agreement (other than stock options or stock loans not granted prior
to the date of termination). Mr. Mooney has indicated an intention to leave the
Trust to pursue other opportunities subsequent to the June 1995 expiration of
his employment agreement. The Trust has agreed to pay Mr. Mooney compensation at
his current rate for an additional six months in connection with the transition
to a new chief financial officer.
Pursuant to Mr. Lapin's employment agreement, the Trust will loan or cause
to be loaned $250,000 to Mr. Lapin. The loan will have a term of 10 years, will
bear interest at the lowest applicable rate prescribed by section 1274(d) of the
Code and will be unsecured. Mr. Lapin will have the right at any time to repay
the loan (plus interest and any collection costs) by delivering Paired Shares
for credit at the rate per Paired Share of one-half of the price to the public
of Paired Shares in the Offering.
NON-COMPETITION AGREEMENTS. The Company has entered into non-competition
agreements with its executive officers, which prohibits them from engaging
directly or indirectly in the hotel business during the period they are officers
of the Company. The Company has also entered into the Starwood Noncompete with
Starwood Capital (see "Structure of the Company--Management of the
Partnerships") and a similar agreement with Barry S. Sternlicht.
CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
REORGANIZATION. See "Structure of the Company--Formation of the
Partnerships and the Reorganization" for a description of certain transactions
between Starwood Capital and the Company in connection with the Reorganization.
Barry S. Sternlicht, the President and Chief Executive Officer of the general
partners of Starwood Capital is also the Chairman and Chief Executive Officer of
the Trust and is a trustee of the Trust, a director of the Corporation and on
the management committee of the Operating Partnership.
CERTAIN REIMBURSEMENTS AND PAYMENTS TO STARWOOD CAPITAL. The Company has
reimbursed Starwood Capital for approximately $1.7 million of legal and other
out-of-pocket expenses and other costs incurred by Starwood Capital associated
with the Reorganization. Starwood Capital and the Company have agreed that,
subject to approval by the Independent Trustees or Directors, as appropriate,
Starwood Capital will be reimbursed for out-of-pocket costs and expenses for any
services provided to the Company. Starwood Capital will also be reimbursed for
its internal cost (including allocation of overhead) for services provided to
the Company, provided that, where such costs are currently expensed by the
Company, such reimbursement will not exceed $250,000 in the year ending June 30,
1996.
Starwood Capital provided to the Company $9.6 million, of which $6.5 million
has been repaid, of interim financing in order to enable the Company to acquire
the Omni Chapel Hill Hotel in Chapel Hill, North Carolina. See "Business
Objectives and Growth Strategy--Implementation of Strategies." The remaining
indebtedness is subordinated and bears interest at a rate of 12%.
The Company also received a $5 million unsecured loan from Starwood Capital
to fund the deposit of the Sheraton Colony Square acquisition. This loan bears
interest at 12%. Both loans will be repaid from the proceeds of the Offerings.
See "Use of Proceeds."
As part of the consideration to Starwood Capital in connection with the
Reorganization (which was approved by the shareholders of the Trust and the
Corporation in December 1994), the Partnerships agreed to pay an amount to
Starwood Capital only if the Trust and the Corporation consummated a public
offering of Paired Shares prior to June 30, 1996, which offering results in the
receipt by the Trust and the Corporation of gross proceeds of not less than $150
million. Assuming a public offering price of $23.50 per Paired Share (which is
the midpoint of the range set forth on the cover page), such payment would be
approximately $3.5 million. Such payment will be made from the proceeds of the
Offering. See "Use of Proceeds."
ROSS AGREEMENT. In November, 1994, Starwood Capital entered into an
agreement (the "Ross Agreement") with Leonard Ross and his affiliates ("Ross").
Ross held approximately 9.8% of the outstanding Paired Shares and had opted out
of the settlement by the Company of certain shareholder litigation
70
<PAGE>
unrelated to the Reorganization or Starwood Capital. Virtually all other
shareholders of the Company were bound by such settlement. In addition to
preserving his rights to institute an action against the Company with respect to
the matters covered by such settlement, Ross had threatened to assert other
alleged causes of action against the Company.
The Ross Agreement was entered into in settlement of the threatened
litigation by Ross and provides for an assignment to Starwood Capital of Ross'
claims. Starwood Capital also received a proxy to vote Ross' Paired Shares and
Starwood Capital has agreed to purchase those Paired Shares, at Ross' election,
in a 60-day period beginning on December 15, 1995, at a price of $33.75 (as
adjusted for an assumed one-for-six reverse stock split) per Paired Share.
Starwood Capital may also elect to purchase such Paired Shares at the same time
and on the same terms. In December 1994, Ross sold 33,167 (as adjusted for the
reverse stock split) of the Paired Shares, which remain subject to such purchase
agreement. Ross has agreed not to purchase or sell any Paired Shares during the
period specified for the purchase of his Paired Shares and not more than 4.9%
thereafter.
The Company agreed to indemnify and hold harmless Starwood Capital (and its
subsidiaries, affiliates and successors) against liabilities, losses or damages
and reasonable out-of-pocket expenses (i) incurred in connection with any
action, suit or proceeding brought by a holder of Paired Shares against Starwood
Capital relating to the Reorganization or (ii) under or in respect of the Ross
Agreement (other than, in each case, to the extent such liabilities, losses,
damages or expenses arose from a breach by Starwood Capital of any agreement
entered into in connection with the Reorganization, or the Ross Agreement or a
breach of any fiduciary duty by Starwood Capital); PROVIDED that the aggregate
indemnification obligation of the Company under the provisions described in
clause (ii) is limited to $1,800,000. The Partnerships have agreed to reimburse
the Company for costs incurred pursuant to such indemnification obligation.
SENIOR DEBT RELATED TRANSACTIONS. In May 1994, Starwood Capital purchased
(at a discount) approximately $21 million of the Company's senior debt at a
public auction by the institutional holder of such debt. In August 1994, an
affiliate of Merrill Lynch (the "New Lender") purchased $74 million of the
Company's senior debt, including the senior debt previously held by Starwood
Capital, pursuant to a privately negotiated transaction and at a discount. In
conjunction with such purchase by the New Lender, it entered into an agreement
(the "Swap Agreement") providing that (i) Starwood Capital could acquire such
senior debt within a specified period at the New Lender's cost basis and (ii)
the excess of debt service payments made by the Company on such senior debt over
the New Lender's cost basis, together with a specified return thereon, would be
payable to Starwood Capital. In March 1995, the Company's senior debt was
refinanced by the New Lender and the Swap Agreement was terminated, with
Starwood Capital receiving (a) the return of $13.1 million of cash collateral
which it had deposited as security for its obligations in respect of the Swap
Agreement, (b) additional cash of $2.7 million, (c) $12 million of the Company's
senior debt and (d) certain warrants attendant to the senior debt. As required
by the Formation Agreement, Starwood Capital contributed such senior debt to the
Partnerships in exchange for 813,880 Units of the Partnerships (see "Structure
of the Company--Formation of the Partnerships and the Reorganization"). The
Company has paid $786,000 to Starwood Capital to cancel certain warrants
relating to the senior debt in accordance with the requirements of such senior
debt.
SHARE PURCHASE AGREEMENTS. Prior to December 1989, the Company maintained
share purchase plans pursuant to which Trustees, Directors, officers and
employees of the Company were granted rights to purchase Paired Shares from the
Trust and the Corporation at prices based upon the then fair market value of the
Paired Shares. A purchaser of Paired Shares under a share purchase plan made a
cash down payment equal to 10% of the purchase price and executed a promissory
note in favor of the Company for the balance. Certificates evidencing Paired
Shares purchased under a share purchase plan were pledged to the Company as
collateral to secure payment of the promissory note. Prior to the satisfaction
of the obligations represented by the note, the purchaser was entitled to vote
the Paired Shares held in pledge, but could not transfer the purchaser's
interest in those shares. During 1994, the share purchase agreements between the
Company and each of Messrs. Henderson, Samuels and Ford were terminated and the
non-recourse indebtedness thereunder was cancelled (an aggregate of $56,250 with
respect to Mr. Henderson, $82,391 with respect to Mr. Samuels, $108,784 with
respect to Mr. Ford). In addition, the Paired Shares pledged in respect of such
71
<PAGE>
indebtedness were either released from such pledge, to the extent that such
indebtedness had been repaid (an aggregate of 224 Paired Shares for which
$20,625 was paid with respect to Mr. Henderson, 357 Paired Shares for which
$39,922 was paid with respect to Mr. Samuels, and 466 Paired Shares for which
$45,279 was paid with respect to Mr. Ford) or were forfeited by the individual,
to the extent such indebtedness had not been repaid.
PRINCIPAL SHAREHOLDERS
The following table sets forth information as of June 8, 1995, but after
giving effect to the Offering, regarding the beneficial ownership of the Paired
Shares by (i) each person known by the Company to be the beneficial owner of
more than five percent of the Paired Shares, (ii) each director and executive
officer of the Corporation and (iii) each trustee and executive officer of the
Trust. Each beneficial owner has sole voting and investment power with respect
to all Paired Shares beneficially owned, except as otherwise set forth in the
notes to the table. All share amounts have been adjusted for an assumed
one-for-six reverse stock split.
<TABLE>
<CAPTION>
PAIRED SHARES TO BE
BENEFICIALLY OWNED(1)
ASSUMING EXCHANGE BY
STARWOOD CAPITAL OF ALL
PAIRED SHARES TO BE OF ITS UNITS FOR PAIRED
SHARES AND CONSUMMATION
BENEFICIALLY OWNED(1) OF THE OFFERING (1)
----------------------------- -----------------------
PERCENT OF PERCENT OF
NAME AND ADDRESS OF BENEFICIAL OWNER AMOUNT CLASS AMOUNT CLASS
- -------------------------------------------------------------- -------------- ------------- ---------- -----------
<S> <C> <C> <C> <C>
Starwood Capital and Barry S. Sternlicht(2)................... 49,933 (7) 5,993,511 32.9%
U.S. Bancorp(4)............................................... 166,000 8.2% 166,000 (7)
Leonard M. Ross(3)............................................ 165,233 8.2% 165,233 (7)
Edward J. Okay and Dorothy P. Okay(5)......................... 125,000 6.2% 125,000 (7)
Jeffrey C. Lapin.............................................. 57,958(6) (7) 57,958 (7)
Michael W. Mooney............................................. 5,667(8) (7) 5,667 (7)
Graeme W. Henderson........................................... 7,974(9) (7) 7,974 (7)
Kevin E. Mallory.............................................. 5,775 10) (7) 5,775 (7)
Bruce M. Ford................................................. 736 11) (7) 736 (7)
Earle F. Jones................................................ 6,000 12) (7) 6,000 (7)
Bruce W. Duncan............................................... 5,000 (7) 5,000 (7)
Stephen R. Quazzo............................................. 167 (7) 167 (7)
All Trustees, Directors and Officers as a Group............... 139,210 13) 6.9% 6,082,788 33.4%
</TABLE>
- ------------
(1)Does not include 733,500 Paired Shares subject to Options to be granted
pursuant to the 1995 Option Plan. See "Management--Stock Options."
(2)The business address for Starwood Capital and Mr. Sternlicht is c/o Starwood
Capital Group, L.P., Three Pickwick Plaza, Suite 250, Greenwich, CT 06830.
Based on information contained in a Schedule 13D dated January 31, 1995,
filed by Starwood Capital, Barry S. Sternlicht and the following Starwood
Capital entities: Starwood Opportunity Fund II, L.P. ("SOFI II"), Firebird
Consolidated Partners, L.P., Woodstar Partners, I, L.P., Starwood-Huntington
Partners, L.P., Starwood/Wichita Investors, L.P., Starwood-Nomura Hotel
Investors, L.P., Starwood-Apollo Hotel Partners IX, L.P., Starwood Apollo
Hotel Partners VIII, L.P. and Berl Holdings, L.P. Such Schedule 13D reports
that SOFI II owns 49,933 Paired Shares and that SOFI II and Mr. Sternlicht
have the power to vote and dispose of such shares and that the Starwood
Capital entities hold units in the Realty Partnership and the Operating
Partnership which are, subject to the 8.0% Ownership Limit, exchangeable for
an aggregate of 5,943,578 Paired Shares (approximately 74.6% of the
outstanding Paired Shares after such exchange, without giving effect to the
Offerings). Such Schedule 13D reports that because of the 8.0% Ownership
Limit, the Starwood Capital entities cannot beneficially own more than 8.0%
of the outstanding Paired Shares. The amount beneficially owned and the
percent of class assumes that Starwood Capital entities exchange units for
Paired Shares to the maximum extent permitted within the ownership limit
provisions. Does not include Paired Shares beneficially owned by Mr. Ross.
See Note (3) below.
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<PAGE>
(3)The business address for Mr. Ross is 1011-1/2 N. Beverly Dr., Beverly Hills,
CA. Based on information contained in Amendment No. 10 to Schedule 13D dated
February 22, 1991. 151,633 of these shares are pledged to the Pacific Bank,
along with other securities, as collateral for a previously unsecured loan.
Pursuant to the Ross Agreement, Starwood Capital has agreed to purchase
Ross' Paired Shares (and, in addition 33,167 Paired Shares sold by Ross in
December 1994) at Ross' election during a 60-day period beginning in
December 1995, at a price of $33.75 per Paired Share. Starwood Capital has a
proxy from Ross to vote all of such Paired Shares, and may also elect to
purchase such Paired Shares at the same time on the same terms. See "Certain
Relationships and Related Transactions."
(4)The business address for U.S. Bancorp is 111 S.W. Fifth Avenue, Portland, OR
97204. Based on information contained in Schedule 13G dated February 10,
1995, the securities are held by Qualivest Capital Management, Inc. (a
wholly-owned subsidiary of U.S. Bancorp) and the Trust Group of the United
States Bank of Oregon in the amount of 79,950 and 86,050 shares,
respectively. U.S. Bancorp has sole dispositive power with respect to
154,250 shares and sole voting power with respect to all of these shares.
(5)The address for Edward J. and Dorothy P. Okay is 111 Quayside Drive,
Jupiter, FL 33477. Based on information contained in a Schedule 13D dated
January 4, 1995. Edward J. Okay has sole voting power and shares dispositive
power with Dorothy P. Okay with respect to all of these shares.
(6)Includes 27,889 shares subject to presently exercisable options and 833
shares owned in a pension plan of which Mr. Lapin is sole trustee and
beneficiary. Does not include approximately 10,600 Paired Shares which Mr.
Lapin has indicated his intention to buy in the Offering.
(7)Less than 1%.
(8)Includes 4,667 shares subject to presently exercisable options.
(9)Includes 50 shares owned in a Keogh plan and 2,667 shares subject to paired
warrants issued by the Trust and the Corporation.
(10)Includes 4,667 shares subject to presently exercisable options.
(11)Includes 404 shares subject to paired warrants issued by the Trust and the
Corporation, 29 of which are owned by Mr. Ford's wife.
(12)Includes 83 shares subject to paired warrants issued by the Trust and the
Corporation.
(13)Includes 38,056 shares that may be acquired upon the exercise of presently
exercisable options, shares issued or to be issued pursuant to the
1995 Option Plan and 3,154 shares subject to the 1986 Warrants.
SHARES AVAILABLE FOR FUTURE SALE
Upon the completion of the Offering, there will be 12,272,158 outstanding
Paired Shares, 5,943,578 Paired Shares reserved for issuance upon exchange of
Units, 882,333 Paired Shares reserved for issuance upon the exercise of
outstanding options and 276,662 Paired Shares reserved for issuance upon the
exercise of the 1986 Warrants. Starwood Capital is entitled to exchange its
Units for Paired Shares on a one-for-one basis or, at the option of the Company,
cash or a combination of Paired Shares and cash. Upon exchange of its Units,
Starwood Capital would, subject to the Ownership Limitation, be entitled to the
receipt of an additional 5,943,578 Paired Shares. The Paired Shares issued in
the Offering will be freely tradeable by persons other than "Affiliates" of the
Company without restriction under the Securities Act, subject to the Ownership
Limitation. See "Capital Stock--Ownership Limits; Restrictions on Transfer;
Repurchase and Redemption of Shares."
The Paired Shares which may be issued to Starwood Capital upon exchange of
its Units will be "restricted" securities under the meaning of Rule 144
promulgated under the Securities Act ("Rule 144") and may not be sold in the
absence of registration under the Securities Act unless an exemption from
registration is available, including exemptions contained in Rule 144. As
described below, the Company
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<PAGE>
granted Starwood Capital registration rights with respect to its Paired Shares.
Starwood Capital has entered into a Lock-Up Agreement with the Underwriters
pursuant to which, with limited exceptions, it is not permitted to offer, sell,
contract to sell or otherwise dispose of any Units or Paired Shares for a twelve
month period from the closing of the Offering without the consent of Merrill
Lynch and the Company. See "Underwriting."
In general, under Rule 144 as currently in effect, if two years have elapsed
since the later of the date of acquisition of restricted shares from the Company
or any "Affiliate" of the Company, as that term is defined under the Securities
Act, the acquiror or subsequent holder thereof is entitled to sell within any
three month period a number of shares that does not exceed the greater of 1% of
the then outstanding Paired Shares or the average weekly trading volume of the
Paired Shares during the four calendar weeks preceding the date on which notice
of the sale is filed with the Securities and Exchange Commission. Sales under
Rule 144 also are subject to certain manner of sale provisions, notice
requirements and the availability of current public information about the
Company. If three years have elapsed since the date of acquisition of restricted
shares from the Company or from any "Affiliate" of the Company, and the acquiror
or subsequent holder thereof is deemed not to have been an "Affiliate" of the
Company at any time during the 90 days preceding a sale, such person would be
entitled to sell such shares in the public market under Rule 144(k) without
regard to the volume limitations, manner of sale provisions, public information
requirements or notice requirements.
The Company has agreed to file, as soon as practicable after the request of
Starwood Capital, subject to certain limitations, one or more registration
statements with the Commission for the purpose of registering the sale of Paired
Shares issuable to Starwood Capital upon the exchange of its Units. Upon
effectiveness of such registration statement, Starwood Capital may sell such
shares in the secondary market without being subject to the volume limitations
or other requirements of Rule 144. See "Structure of the Company-- Limited
Partner Rights--Exchange Rights."
No prediction can be made as to the effect, if any, that future sales of
Paired Shares, or the availability of Paired Shares for future sale, will have
on the market price prevailing from time to time. Sales of substantial amounts
of Paired Shares, or the perception that such sales could occur, may affect
adversely prevailing market prices of the Paired Shares. See "Risk
Factors--Effect of Various Factors on Share Price."
CAPITAL STOCK
GENERAL
The Trust's Declaration of Trust authorizes the Trust to issue 135 million
shares of beneficial interests in the Trust, including (i) 100 million Trust
Shares, with a par value of $0.01 per share, (ii) 20 million excess trust
shares, with a par value of $0.01 per share ("Excess Common Trust Shares") and
(iii) 5 million excess Preferred Shares, with a par value of $0.01 per share
("Excess Preferred Trust Shares" and, together with the Excess Common Trust
Shares, the "Excess Trust Shares"). The Trust's Declaration of Trust grants the
Board of Trustees the power to create and authorize the issuance of up to 110
million shares (less any Trust Shares) of preferred shares ("Trust Preferred
Shares") in one or more classes or series, having such voting rights, such
rights to dividends and distribution and rights in liquidation, such conversion,
exchange and redemption rights and such designations, preferences and
participations and other limitations and restrictions as are not prohibited by
the Declaration of Trust or applicable law and as are specified by the Board of
Trustees in its discretion. The Board of Trustees has not created or authorized
any class or series of Preferred Shares. No Excess Trust Shares are outstanding.
The Articles of Incorporation of the Corporation authorize the Corporation
to issue 135 million shares, consisting of (i) 10 million shares of preferred
stock, with a par value of $0.01 per share ("Corporation Preferred Stock"), (ii)
100 million Corporation Shares, (iii) 20 million shares of excess common stock,
with a par value of $0.01 per share ("Excess Corporation Common Stock"), and
(iv) 5 million shares of excess preferred stock, with a par value of $0.01 per
share, ("Excess Corporation Preferred Stock" and, together with the Excess
Corporation Common Stock, the "Excess Corporation Stock"). The Corporation
Preferred Stock is issuable in classes or series with such rights, preferences,
privileges and restrictions as the Board of
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Directors of the Corporation may determine, including voting rights, redemption
provisions, dividend rates, liquidation preferences and conversion rights. No
such class or series of Corporation Preferred Stock has been established. No
Excess Corporation Stock is outstanding.
As of May 1, 1995 there were 2,022,158 (adjusted for an assumed one-for-six
reverse stock split) Paired Shares outstanding. Each outstanding Paired Share
entitles the holder to one vote on all matters presented to shareholders for a
vote. The Trust and the Corporation have reserved for issuance 5,943,578 Paired
Shares upon exchange of Units currently held by Starwood Capital.
PAIRED SHARES
All Paired Shares offered hereby will be duly authorized, fully paid and
nonassessable. Subject to the preferential rights of any other shares or series
of shares of beneficial interest and to the provisions of the Trust's
Declaration of Trust regarding Excess Trust Shares and the Corporation's
Articles of Incorporation regarding Excess Corporation Stock, holders of Paired
Shares will be entitled to receive dividends if, as and when authorized and
declared by the Board of Trustees of the Trust or the Board of Directors of the
Corporation, as the case may be, out of assets legally available therefor and to
share ratably in the assets of the Trust or the Corporation legally available
for distribution to its shareholders in the event of its liquidation,
dissolution or winding-up after payment of, or adequate provision for, all known
debts and liabilities of the Trust or the Corporation.
Subject to the provisions of the Trust's Declaration of Trust regarding
Excess Trust Shares and the Corporation's Articles of Incorporation regarding
Excess Corporation Stock, each outstanding Paired Share entitles the holder to
one vote on all matters submitted to a vote of shareholders, including the
election of trustees or directors, and, except as otherwise required by law or
except as provided with respect to any other class or series of shares of
beneficial interest, the holders of such Paired Shares will possess the
exclusive voting power. There is no cumulative voting in the election of
trustees or directors, which means that the holders of a majority of the
outstanding Paired Shares can elect all of the trustees or directors then
standing for election and the holders of the remaining shares of beneficial
interest, if any, will not be able to elect any trustees or directors.
Holders of Paired Shares have no conversion, sinking fund, redemption or
preemptive rights to subscribe for any securities of the Trust or the
Corporation, as the case may be.
Subject to the provisions of the Trust's Declaration of Trust regarding
Excess Shares and the Corporation's Articles of Incorporation regarding Excess
Corporation Stock, Paired Shares will have equal dividend, distribution,
liquidation and other rights, and will have no preference, exchange or, except
as expressly required by the Maryland REIT Law and the MGCL, appraisal rights.
THE PAIRING AGREEMENT
The Trust and the Corporation have entered into an agreement dated June 25,
1980, as amended (the "Pairing Agreement") pursuant to which all outstanding
Trust Shares and Corporation Shares are "paired" on a one-for-one basis. The
following is a summary of certain provisions of the Pairing Agreement. This
summary does not purport to be complete and is qualified in its entirety by
reference to the text of the Pairing Agreement, a copy of which is incorporated
by reference as an exhibit to the Registration Statement.
TRANSFER OF PAIRED SHARES. Under the Pairing Agreement, Trust Shares are
transferable only together with an equal number of Corporation Shares, and
Corporation Shares are transferable only together with an equal number of Trust
Shares. Certificates evidencing Trust Shares and Corporation Shares are required
by the Pairing Agreement to include a reference to this transfer restriction.
The Declaration of Trust of the Trust and the Corporation's Articles of
Incorporation contain similar restrictions on the transfer of Trust Shares and
Corporation Shares, as well as other restrictions on the transfer and ownership
of Trust Shares and Corporation Shares. The Pairing Agreement also provides that
any Excess Trust Shares and any Excess Corporation Stock which may be issued
will be paired in the same manner as the Trust Shares and Corporation Shares are
paired. See "--Ownership Limits; Restrictions on Transfer; Repurchase and
Redemption of Shares" below.
ISSUANCE OF SHARES. Under the Pairing Agreement, the Trust may not issue
Trust Shares and the Corporation may not issue Corporation Shares unless
provision is made for the acquisition by the same person of the same number of
shares of the other entity. The Trust and the Corporation must agree on the
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manner and basis of allocating the consideration to be received upon such
issuance, or on the payment by one entity to the other of cash or other
consideration in lieu of a portion of the consideration to be received upon
issuance of such Paired Shares.
SHARE DIVIDENDS, RECLASSIFICATION AND OTHER SIMILAR EVENTS. Neither the
Trust nor the Corporation may declare or pay any dividend or other distribution
payable in Trust Shares or Corporation Shares, issue any rights or warrants to
purchase Trust Shares or Corporation Shares, or subdivide, combine or otherwise
reclassify such Shares, unless the other entity concurrently takes the same
action.
AMENDMENT AND TERMINATION. The Pairing Agreement may be amended by the
Board of Trustees of the Trust and the Board of Directors of the Corporation,
provided that an amendment permitting the separate issuance and transfer of
Trust Shares and Corporation Shares must be approved by a majority of each of
the outstanding Trust Shares and the outstanding Corporation Shares. The Pairing
Agreement may be terminated only with the affirmative vote of the holders of a
majority of each of the outstanding Trust Shares and the outstanding Corporation
Shares. Upon such termination, the Trust Shares and the Corporation Shares could
be delisted by the NYSE if the Trust and the Corporation, respectively, did not
as separate entities then meet the listing requirements of such Exchange.
The Paired Shares currently outstanding are listed for trading on the NYSE.
The Trust and the Corporation have applied to the NYSE to list the additional
Paired Shares to be sold pursuant to the Offering and the Trust and the
Corporation anticipate that such shares will be so listed.
PREFERRED SHARES. The Trust may authorize and issue other classes or series
of shares of beneficial interest in addition to the Trust Shares without the
issuance by the Corporation of corresponding shares, and the Corporation may
authorize and issue shares of Corporation Preferred Stock without the issuance
by the Trust of corresponding shares. Furthermore, the Pairing Agreement does
not limit the power of the Boards of the Trust and the Corporation to
independently determine the rights, preferences and restrictions of such shares.
EXCHANGE RIGHTS
See "Structure of the Company--Limited Partner Rights--Exchange Rights" for
a description of certain rights to tender Units to the Trust and the Corporation
in exchange for Paired Shares.
1986 WARRANTS
The 1986 Warrants consist of warrants of the Trust (the "1986 Trust
Warrants") to purchase up to an aggregate of 276,662 Trust Shares at a purchase
price of $98.64 per Trust Share, subject to adjustment upon certain events, and
warrants of the Corporation (the "1986 Corporation Warrants") to purchase up to
an aggregate of the same number of Corporation Shares at a purchase price of
$3.06 per Corporation Share, subject to similar adjustment upon such events. The
1986 Trust Warrants and the 1986 Corporation Warrants are "paired" in the same
manner as the Trust Shares and the Corporation Shares pursuant to the Pairing
Agreement and may be held, transferred and exercised only in units consisting of
one 1986 Trust Warrant and one 1986 Corporation Warrant (a "1986 Paired
Warrant"). A holder of 1986 Paired Warrants, upon exercise thereof, must pay a
purchase price of $101.70 per Paired Share purchased upon such exercise. The
certificates representing 1986 Trust Warrants and 1986 Corporation Warrants
("Warrant Certificates") are "back-to-back" certificates pursuant to which the
certificates evidencing 1986 Trust Warrants are printed on the reverse side of
the certificates evidencing 1986 Corporation Warrants. The 1986 Paired Warrants
expire in 1996, at which time each 1986 Paired Warrant is exchangeable for 1/100
of a Paired Share.
OPTIONS
See "Management--Stock Options" for a description of certain options to
purchase Paired Shares issued to employees of the Trust and the Corporation.
PREEMPTIVE RIGHTS
Holders of Trust Shares and Corporation Shares do not have preemptive rights
with respect to the issuance of additional shares. Accordingly, any issuance of
authorized but unissued shares could have the effect of diluting the earnings
per share and book value per share of currently outstanding shares. Neither the
Trust nor the Corporation currently has plans to issue any shares, other than
upon exchange of Units, upon exercise of warrants and employee, trustee,
director or other stock options and pursuant to the Offering.
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MARYLAND TAKEOVER LEGISLATION
Under the MGCL, certain "business combinations" (including mergers,
consolidations, share exchanges, or, in certain circumstances, asset transfers
or issuances or reclassifications of equity securities) between a Maryland
corporation or a Maryland real estate investment trust and any person who
beneficially owns 10% or more of the voting power of the corporation's or
trust's shares or an affiliate of the corporation or trust who, at any time
within the two-year period prior to the date in question, was the beneficial
owner of 10% or more of the voting power of the then-outstanding voting shares
of the corporation or trust (an "Interested Stockholder") or an affiliate
thereof, are prohibited or restricted unless exempted. The Company has exempted
all "business combinations" involving any party from the business combination
provisions of the MGCL.
Under Maryland law, under certain circumstances "control shares" of a
Maryland corporation or a Maryland real estate investment trust acquired in a
"control share acquisition" may have no voting rights. The Company has exempted
all control share acquisitions involving any person from the MGCL.
OWNERSHIP LIMITS; RESTRICTIONS ON TRANSFER; REPURCHASE AND REDEMPTION OF SHARES
The Trust's Declaration of Trust and the Corporation's Articles of
Incorporation provide that, subject to certain exceptions specified in the
Declaration of Trust and the Articles of Incorporation, no shareholder may own,
or be deemed to own by virtue of the attribution provisions of the Code, more
than 8.0% of the capital stock, whether measured by vote, value or number of
Paired Shares (other than for shareholders who owned in excess of 8.0% as of the
date the Reorganization closed, who may not so own or be deemed to own more than
the lesser of 9.9% or the number of Paired Shares they held on such date) of the
outstanding Paired Shares, Corporation Preferred Stock or Trust Preferred Stock
(collectively, "Preferred Stock") which may be issued, or any combination
thereof. The Board of Trustees and the Board of Directors may waive the
Ownership Limitation if evidence satisfactory to the Board of Trustees and the
Board of Directors and the tax counsel to the Trust and the Corporation is
presented that such ownership will not jeopardize the Trust's status as a REIT.
As a condition of such waiver, each of the Board of Trustees and the Board of
Directors may require opinions of counsel satisfactory to it and/or an
undertaking from the applicant with respect to preserving the REIT status of the
Trust. If shares which would cause the Trust to be beneficially owned by fewer
than 100 persons are issued or transferred to any person, such issuance or
transfer shall be null and void and the intended transferee will acquire no
rights to the stock. Any acquisition of capital stock of the Trust or the
Corporation and continued holding or ownership of capital stock of the Trust or
the Corporation constitutes, under the Declaration of Trust of the Trust and the
Articles of Incorporation of the Corporation, a continuous representation of
compliance with the Ownership Limitation.
In the event of a purported transfer or other event that would, if
effective, result in the ownership of Paired Shares or shares of Preferred Stock
in violation of the Ownership Limitation, such transfer with respect to that
number of shares that would be owned by the transferee in excess of the
Ownership Limitation would be deemed void AB INITIO and such Paired Shares or
shares of Preferred Stock would automatically be exchanged for Excess Shares or
Excess Preferred Stock, respectively (collectively, "Excess Stock"), authorized
by the Declaration of Trust and the Articles of Incorporation, according to
rules set forth in the Declaration of Trust and the Articles of Incorporation,
to the extent necessary to ensure that the purported transfer or other event
does not result in ownership of Paired Shares or shares of Preferred Stock or
Excess Stock in violation of the Ownership Limitation. Any purported transferee
or other purported holder of Excess Stock is required to give written notice to
the Trust and the Corporation of a purported transfer or other event that would
result in the issuance of Excess Stock.
Any Excess Trust Shares and Excess Corporation Stock which may be issued
will be "paired" in the same manner that the Trust Shares and the Corporation
Shares are currently paired. Excess Stock is not treasury stock but rather
continues as issued and outstanding capital stock of the Trust and the
Corporation. While outstanding, Excess Stock will be held in trust. The trustees
of such trusts shall be appointed by the Trust and the Corporation and shall be
independent of the Trust, the Corporation and the holder of Excess Stock. The
beneficiary of such trust shall be one or more charitable organizations selected
by the trustee. If, after the purported transfer or other event resulting in an
exchange of Paired Shares or shares of Preferred
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Stock for Excess Stock and prior to the discovery by the Trust and the
Corporation of such exchange, dividends or distributions are paid with respect
to the Paired Shares or shares of Preferred Stock that were exchanged for Excess
Stock, then such dividends or distributions are to be repaid to the trustee upon
demand for payment to the charitable beneficiary. While Excess Stock is held in
trust, an interest in that trust may be transferred by the trustee only to a
person whose ownership of Paired Shares or shares of Preferred Stock will not
violate the Ownership Limitation, at which time the Excess Stock will be
automatically exchanged for the same number of Paired Shares or shares of
Preferred Stock of the same type and class as the Paired Shares or shares of
Preferred Stock for which the Excess Stock was originally exchanged. The Trust's
Declaration of Trust and the Articles of Incorporation of the Corporation
contain provisions that are designed to ensure that the purported transferee or
other purported holder of the Excess Stock may not receive in return for such a
transfer an amount that reflects any appreciation in the Paired Shares or shares
of Preferred Stock for which such Excess Stock was exchanged during the period
that such Excess Stock was outstanding. Any amount received by a purported
transferee or other purported holder in excess of the amount permitted to be
received must be turned over to the charitable beneficiary of the trust. If the
foregoing restrictions are determined to be void or invalid by virtue of any
legal decision, statute, rule or regulation, then the intended transferee or
holder of any Excess Stock may be deemed, at the option of the Trust and the
Corporation, to have acted as an agent on behalf of the Trust and the
Corporation in acquiring or holding such Excess Stock and to hold such Excess
Stock on behalf of the Trust and the Corporation.
The Trust's Declaration of Trust and the Articles of Incorporation of the
Corporation further provide that the Trust and the Corporation may purchase, for
a period of 90 days during the time the Excess Stock is held in trust, all or
any portion of the Excess Stock from the original transferee-shareholder at the
lesser of the price paid for the Paired Shares or shares of Preferred Stock by
the purported transferee (or if no notice of such purchase price is given, at a
price to be determined by the Board of Trustees and the Board of Directors, in
their sole discretion, but no lower than the lowest market price of such stock
(based on the market price of the Paired Shares or shares of Preferred Stock) at
any time during the period in which the Excess Stock is held in trust) and the
closing market price for the Paired Shares or shares of Preferred Stock on the
date the Trust and the Corporation exercise their option to purchase. The 90-day
period begins on the date of the violative transfer if the original
transferee-shareholder gives notice to the Trust and the Corporation of the
transfer or (if no notice is given) the date the Board of Trustees and the Board
of Directors determine that a violative transfer has been made.
The Ownership Limitation will not be removed automatically even if the REIT
provisions of the Code are changed so as to no longer contain any ownership
concentration limitation or if the ownership concentration limitation is
increased. Except as otherwise described above, any change in the Ownership
Limitation would require an amendment to the Declaration of Trust and the
Articles of Incorporation. Amendments to the Declaration of Trust and the to the
Articles of Incorporation generally require the affirmative vote of holders
owning a majority of the outstanding Trust Shares and Corporation Shares
respectively, except that changes to the Ownership Limitation require two-thirds
approval. In addition to preserving the Trust's status as a REIT, the Ownership
Limitation may have the effect of precluding an acquisition of control of the
Trust and the Corporation without the approval of the Board of Trustees and the
Board of Directors.
All persons who own, directly or by virtue of the attribution provisions of
the Code, 5% or more (or such other percentage as may be required by the Code or
regulations promulgated thereunder) of the outstanding Paired Shares, Preferred
Stock or Excess Stock must file an affidavit with the Trust and the Corporation
containing the information specified in the Declaration of Trust and the
Articles of Incorporation before January 30 of each year. In addition, each
shareholder shall upon demand be required to disclose to the Trust and the
Corporation in writing such information with respect to the direct, indirect and
constructive ownership of shares as the Board of Trustees or the Board of
Directors deems necessary to comply with the provisions of the Declaration of
Trust and the Articles of Incorporation or the Code applicable to a REIT or to
comply with the requirements of any taxing authority or governmental agency.
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All certificates representing Paired Shares or Preferred Shares will bear a
legend referring to the restrictions described above.
DISSOLUTION OF TRUST
Pursuant to its Declaration of Trust, the Trust cannot dissolve, unless
approved by the affirmative vote or written consent of shareholders holding at
least two-thirds of the shares entitled to vote on the matter.
AMENDMENT TO THE DECLARATION OF TRUST
The Trust's Declaration of Trust, including its provisions on classification
of the Board of Trustees and removal of trustees, may be amended only by the
affirmative vote of the holders of a majority of all of the votes entitled to be
cast on the matter except in the case of amendments of the Ownership Limitation
which requires the approval of the holders of two-thirds to the Trust Shares and
the Corporation Shares, respectively. Pursuant to the Maryland REIT Law, a real
estate investment trust generally cannot amend its Declaration of Trust, unless
approved by the affirmative vote or written consent of shareholders holding at
least two-thirds of the shares entitled to vote on the matter unless a lesser
percentage (but not less than a majority of all the votes entitled to be cast on
the matter) is set forth in the real estate investment trust's declaration of
trust. A declaration of trust may permit the trustees to amend a declaration of
trust from time to time to qualify as a real estate investment trust under the
Code or the Maryland REIT Law without the affirmative vote or written consent of
the shareholders. In addition the Board of the Trust may alter or modify the
investment policies and restrictions contained in the Trust's Declaration of
Trust without the consent of the Trust's the shareholders. The Trust's
Declaration of Trust permits such action by a majority vote of the Board of
Trustees.
TRANSFER AGENT FOR PAIRED SHARES
The Transfer Agent for the Paired Shares is First Interstate Bank, Ltd., Los
Angeles, California.
FEDERAL INCOME TAX CONSIDERATIONS
The following is a summary of the material federal income tax considerations
that may be relevant to a prospective holder of Paired Shares. Sidley & Austin
has acted as tax counsel to the Trust and the Corporation in connection with the
Offering and the Trust's election to be taxed as a REIT, has reviewed the
following discussion and is of the opinion that it fairly summarizes the
material federal income tax considerations to a holder of Paired Shares. This
summary is for information purposes only and is not tax advice. Except as
discussed below, no ruling or determination letters from the Internal Revenue
Service ("IRS") have been or will be requested by the Company on any tax issue
connected with the Offering. The Company has received opinions of Sidley &
Austin as to certain federal income tax consequences. The opinions of Sidley &
Austin are based upon the Internal Revenue Code of 1986, as amended (the
"Code"), as currently in effect, applicable Treasury Regulations thereunder and
judicial and administrative interpretations thereof, all of which are subject to
change, including changes that may be retroactive, and upon certain customary
assumptions and representations. Opinions of counsel are not binding on the IRS
or the courts. Accordingly, no assurance can be given that the IRS will not
challenge the propriety of one or more of the tax opinions or positions
described herein or that such a challenge would not be successful.
This summary does not purport to deal with all aspects of taxation that may
be relevant to particular holders of Paired Shares in light of their personal
investment or tax circumstances. Except as specifically provided, the discussion
below does not address foreign, state, or local tax consequences, nor does it
specifically address the tax consequences to taxpayers subject to special
treatment under the federal income tax laws (including dealers in securities,
foreign persons, life insurance companies, tax-exempt organizations, financial
institutions, and taxpayers subject to the alternative minimum tax). The
discussion below assumes that the Paired Shares are or will be held as capital
assets within the meaning of Section 1221 of the Code. No assurance can be given
that legislative, judicial or administrative changes will not affect the
accuracy of any statements in this Prospectus with respect to transactions
entered into or contemplated prior to the effective date of such changes.
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EACH PROSPECTIVE PURCHASER OF PAIRED SHARES IS ADVISED TO CONSULT HIS OR HER
OWN TAX ADVISOR REGARDING THE SPECIFIC TAX CONSEQUENCES TO HIM OR HER OF THE
PURCHASE, OWNERSHIP AND SALE OF PAIRED SHARES, INCLUDING THE FEDERAL, STATE,
LOCAL, FOREIGN AND OTHER TAX CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP AND SALE
AND OF POTENTIAL CHANGES IN THE APPLICABLE TAX LAWS.
FEDERAL INCOME TAXATION OF THE TRUST
BACKGROUND
In 1980, prior to the establishment of the Corporation and the pairing of
its shares with the shares of the Trust, the IRS issued a Private Letter Ruling
(the "Ruling") to the Trust in which the IRS held that the pairing of the Trust
Shares and the Corporation Shares and the operation of the Corporation would not
preclude the Trust from qualifying as a REIT. Subsequent to the issuance of the
Ruling (i) the IRS announced that it would no longer issue rulings to the effect
that a REIT whose shares are paired with those of a non-REIT will qualify as a
REIT if the activities of the paired entities are integrated, and (ii) Congress,
in 1984, enacted Section 269B of the Code, which treats a REIT and a non-REIT,
the paired shares of which were not paired on or before June 30, 1983, as one
entity for purposes of determining whether either company qualifies as a REIT.
Section 269B of the Code has not applied to the Trust and the Corporation (since
the Trust Shares and the Corporation Shares were paired prior to that date), and
the Ruling's conclusions were not adversely affected thereby.
The Trust recently discovered that it may not have met all of the
requirements for maintenance of REIT status for prior years. In order to resolve
this problem and be able to complete the Reorganization and the Offering in a
timely fashion, in 1994, the Trust requested and received a determination letter
from the IRS (the "IRS Letter"). The IRS Letter provides that the Trust's
failure to comply with certain requirements for maintenance of REIT status
terminated its election to be taxed as a REIT beginning with the Trust's taxable
year ended December 31, 1991 and permits the Trust to re-elect to be taxed as a
REIT commencing with its taxable year ending December 31, 1995. The IRS Letter
also directed the Trust to file amended federal income tax returns for its
taxable years ended December 31, 1991 and 1992 as a C corporation (and not as a
REIT) and to file its federal income tax returns for its taxable years ended
December 31, 1993 and 1994 as a C corporation. The Trust has filed such returns
for its taxable years ended December 31, 1991, 1992 and 1993 and has received an
extension of the time for filing such return for its taxable year ended December
31, 1994. Because the Trust had net losses for federal income tax purposes and
did not pay any dividends during its taxable years ended December 31, 1991,
1992, 1993 and 1994, the IRS Letter did not result in the Trust owing any
federal income tax and the holders of Paired Shares should not be adversely
affected for these years.
GENERAL
The Trust plans to make an election to be taxed as a REIT under Sections 856
through 860 of the Code and applicable Treasury Regulations (the "REIT
Requirements" or "REIT Provisions"), commencing with its taxable year ending
December 31, 1995. The Trust believes that, commencing with its taxable year
ending December 31, 1995, it will be organized and will operate in such a manner
as to qualify for taxation as a REIT under the Code. The Trust intends to
continue to operate in such a manner, but no assurance can be given that it will
operate in a manner so as to qualify or remain qualified as a REIT.
The REIT Provisions are highly technical and complex. The following sets
forth the material aspects of the REIT Provisions that govern the federal income
tax treatment of a REIT and its stockholders. This summary is qualified in its
entirety by the REIT Provisions and administrative and judicial interpretations
thereof.
In the opinion of Sidley & Austin, commencing with the Trust's taxable year
ending December 31, 1995, the Trust will be organized in conformity with the
requirements for qualification as a REIT, and its proposed method of operation
will enable it to meet the requirements for qualification and taxation as a REIT
under the Code. It must be emphasized that Sidley & Austin's opinion is based on
the IRS Letter and various assumptions and is conditioned upon certain
representations made by the Trust and the Corporation as to factual matters. In
particular, Sidley & Austin's opinion is based upon factual representations of
the Trust
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concerning its business and properties. Moreover, such qualification and
taxation as a REIT depends upon the Trust's ability to meet, through actual
annual operating results, certain distribution levels, specified diversity of
stock ownership, and various other qualification tests imposed under the REIT
Provisions, as discussed below. The Trust's annual operating results will not be
reviewed by Sidley & Austin. Accordingly, no assurance can be given that the
actual results of the Trust's operation for any particular taxable year will
satisfy such requirements. Further, the anticipated federal income tax treatment
described in this Prospectus may be changed, perhaps retroactively, by
legislative, administrative, or judicial action at any time. For a discussion of
the tax consequences of failure to qualify as a REIT, see "--Failure to
Qualify."
As long as the Trust qualifies for taxation as a REIT, it generally will not
be subject to federal corporate income taxes on net income that it currently
distributes to stockholders. This treatment substantially eliminates the "double
taxation" (once at the corporate level and again at the stockholder level) that
generally results from investment in a regular corporation.
Even if the Trust qualifies for taxation as a REIT, however, it may be
subject to federal income or excise tax as follows. First, the Trust will be
taxed at regular corporate rates on any undistributed REIT taxable income (as
discussed below), including undistributed net capital gains. Second, under
certain circumstances, the Trust may be subject to the "alternative minimum tax"
on its items of tax preference, if any. Third, if the Trust has (i) net income
from the sale or other disposition of "foreclosure property" (which is, in
general, property acquired on foreclosure or otherwise on default on a loan
secured by such property or a lease of such property) or (ii) other
non-qualifying income from foreclosure property, it will be subject to tax at
the highest corporate rate on such income. Fourth, if the Trust 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 Trust should fail to satisfy the 75% gross
income test or the 95% gross income test (as discussed below), but has
nonetheless maintained its qualification as a REIT because certain other
requirements have been met, it will be subject to a 100% tax on the net income
attributable to the greater of the amount by which the Trust fails the 75% or
95% test, multiplied by a fraction intended to reflect the Trust's
profitability. Sixth, if the Trust should fail to distribute during each
calendar year at least the sum of (i) 85% of its REIT ordinary income for such
year, (ii) 95% of its REIT capital gain net income for such year, and (iii) any
undistributed taxable income from prior periods, the Trust will be subject to a
4% excise tax on the excess of such required distributions over the amounts
actually distributed. Seventh, pursuant to IRS Notice 88-19, if the Trust has a
net unrealized built-in gain, with respect to any asset (a "Built-in Gain
Asset") held by the Trust on January 1, 1995 or acquired by the Trust from a
corporation that is or has been a C corporation (I.E., generally a corporation
subject to full corporate-level tax) in certain transactions in which the basis
of the Built-in Gain Asset in the hands of the Trust is determined by reference
to the basis of the asset in the hands of the C corporation, and the Trust
recognizes gain on the disposition of such asset through the Realty Partnership
during the 10-year period (the "Recognition Period") beginning on January 1,
1995 with respect to assets held by the Trust on such date or, with respect to
other assets, the date on which such asset was acquired by the Trust, then, to
the extent of the Built-in Gain (I.E., the excess of (a) the fair market value
of such asset over (b) the Trust's adjusted basis in such asset, determined as
of the beginning of the Recognition Period), such gain will be subject to tax at
the highest regular corporate rate pursuant to Treasury Regulations that have
not yet been promulgated. The results described above with respect to the
recognition of Built-in Gain assume that the Trust will make an election
pursuant to IRS Notice 88-19. The Trust believes that it will have Built-In-Gain
Assets as of January 1, 1995 and, thus, sales of assets by the Trust or the
Realty Partnership after 1994 could result in a federal income tax liability to
the Trust.
REQUIREMENTS FOR QUALIFICATION
To qualify as a REIT, the Trust must elect to be so treated and must meet on
a continuing basis certain requirements (as discussed below) relating to the
Trust's organization, sources of income, nature of assets, and distribution of
income to shareholders.
The Code defines a REIT as a corporation, trust or association: (i) that is
managed by one or more trustees or directors; (ii) the beneficial ownership of
which is evidenced by transferable shares, or by
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transferable certificates of beneficial interest; (iii) that would be taxable as
a domestic corporation, but for the REIT Provisions; (iv) that is neither a
financial institution nor an insurance company subject to certain provisions of
the Code; (v) the beneficial ownership of which is held by 100 or more persons;
(vi) during the last half of each taxable year not more than 50% in value of the
outstanding stock of which is owned, directly or indirectly, by five or fewer
individuals (defined in the Code to include certain entities); (vii) as of the
close of the taxable year, has no earnings and profits accumulated in any
non-REIT year; (viii) is not electing to be taxed as a REIT prior to the fifth
taxable year which begins after the first taxable year for which its REIT status
terminated or was revoked or the IRS has waived the applicability of such
waiting period; and (ix) that meets certain other tests, described below,
regarding the nature of its income and assets. The REIT Provisions provide that
conditions (i) to (iv), inclusive, must be met during the entire taxable year
and that condition (v) must be met during at least 335 days of a taxable year of
12 months, or during a proportionate part of a taxable year of less than 12
months. Conditions (v) and (vi) will not apply until after the first taxable
year for which an election is made by the REIT to be taxed as a REIT.
The Trust has sufficient shareholders to satisfy condition (v) and believes
its shareholders satisfy condition (vi). In addition, the Trust's Declaration of
Trust and the Corporation's Articles of Incorporation provide for restrictions
regarding the transfer and ownership of shares, which restrictions are intended
to assist the Trust in continuing to satisfy the share ownership requirements
described in conditions (v) and (vi) above. Such transfer and ownership
restrictions are described in "Capital Stock--Ownership Limits; Restrictions on
Transfer; Repurchase and Redemption of Shares." The Trust believes that, as of
January 1, 1995, it satisfied condition (vii) and, based on the IRS Letter, it
satisfies condition (viii).
Pursuant to applicable Treasury Regulations, in order to elect to be taxed
as a REIT, the Trust must maintain certain records and request certain
information from its stockholders designed to disclose the actual ownership of
its stock. The Trust has represented that it will comply with these
requirements.
The Trust may not elect to become a REIT unless its taxable year is the
calendar year. The Trust's taxable year is the calendar year.
In the case of a REIT that is a partner in a partnership, the REIT
Provisions provide that the REIT is deemed to own its proportionate share of the
assets of the partnership and is deemed to be entitled to the income of the
partnership attributable to such share. In addition, the character of the assets
and gross income of the partnership shall retain the same character in the hands
of the REIT for purposes of the REIT Requirements, including satisfying the
gross income tests and the asset tests, described below. Similar treatment
applies with respect to lower-tier partnerships which the REIT indirectly owns
through its interests in higher-tier partnerships. Thus, the Trust's
proportionate share of the assets, liabilities and items of income of the Realty
Partnership and the LLCs, respectively, will be treated as assets, liabilities
and items of income of the Trust for purposes of applying the requirements
described herein, provided that the Realty Partnership and the LLCs are treated
as partnerships for federal income tax purposes. See "--Federal Income Tax
Aspects of the Partnerships below."
PAIRED SHARES. Section 269B of the Code provides that if the shares of a
REIT and a non-REIT are paired then the REIT and the non-REIT shall be treated
as one entity for purposes of determining whether either company qualifies as a
REIT. If Section 269B applied to the Trust and the Corporation, then the Trust
would not be able to satisfy the gross income tests (described below) and thus
would not be eligible to be taxed as a REIT. Section 269B does not apply,
however, if the shares of the REIT and the non-REIT were paired on or before
June 30, 1983 and the REIT was taxable as a REIT on or before June 30, 1983. As
a result of this grandfathering rule, Section 269B has not applied to the Trust
and the Corporation. This grandfathering rule does not, by its terms, require
that the Trust be taxed as a REIT at all times after June 30, 1983. In the
opinion of Sidley & Austin, the IRS letter and the termination of the Trust's
REIT election for the taxable years ended December 31, 1991 through 1994 will
not result in Section 269B becoming applicable to the Trust. There are, however,
no judicial or administrative authorities interpreting this grandfathering rule.
Therefore, the opinion of Sidley & Austin is based solely on the literal
language of the statutory grandfathering rule.
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Even though Section 269B of the Code does not apply to the Trust and the
Corporation, the IRS could assert that the Trust and the Corporation should be
treated as one entity under general tax principles. In general, such an
assertion should only be upheld if the separate corporate identities are a sham
or unreal. Not all of the trustees of the Trust are also directors of the
Corporation and no individual serves as an officer of both the Trust and the
Corporation. In addition, the Trust, and the Corporation and each Partnership
and LLC have separate creditors and are subject to different state law licensing
and regulatory requirements. The Trust and the Corporation have represented that
they and the Partnerships and the LLCs will each maintain separate books and
records and all material transactions among them have been and will be
negotiated and structured with the intention of achieving an arm's-length
result. Based on the foregoing, Sidley & Austin is of the opinion that the
separate corporate identities of the Trust and the Corporation will be
respected.
Due to the paired structure, the Trust, the Corporation, the Partnerships
and the LLCs are controlled by the same interests. As a result, the IRS could,
pursuant to Section 482 of the Code, seek to distribute, apportion or allocate
gross income, deductions, credits or allowances between or among them if it
determines that such distribution, apportionment or allocation is necessary in
order to prevent evasion of taxes or to clearly reflect income. The Trust and
the Corporation have represented that all material transactions between them and
among them and the Partnerships and the LLCs have been and will be negotiated
and structured with the intention of achieving an arm's length result. As a
result, the potential application of Section 482 of the Code should not have a
material effect on the Trust or the Corporation.
INCOME TESTS. In order to maintain qualification as a REIT, the Trust must
annually satisfy three gross income requirements (the "gross income tests").
First, at least 75% of the Trust's gross income (excluding gross income from
prohibited transactions) for each taxable year must consist of defined types of
income derived directly or indirectly from investments relating to real property
or mortgages on real property (including "rents from real property," as
described below, and in certain circumstances, interest) or from certain types
of qualified temporary investments. Second, at least 95% of the Trust's gross
income (excluding gross income from prohibited transactions) for each taxable
year must be derived from the same items which qualify under the 75% income test
and from dividends, interest, and gain from the sale or disposition of stock or
securities that do not constitute dealer property or from any combination of the
foregoing. Third, short-term gain from the sale or other disposition of stock or
securities, gain from prohibited transactions and gain on the sale or other
disposition of real property held for less than four years (apart from
involuntary conversions and sales of foreclosure property) must represent less
than 30% of the Trust's gross income (including gross income from prohibited
transactions) for each taxable year.
Rents received or deemed to be received by the Trust (or the Realty
Partnership) will qualify as "rents from real property" for purposes of the
gross income tests only if several conditions are met. First, the amount of rent
must not be based in whole or in part on the income or profits of any person.
However, an amount received or accrued generally will not be excluded from the
term "rents from real property" solely by reason of being based on a fixed
percentage or percentages of receipts or sales (or items thereof). Second, the
Code provides that rents received from a tenant will not qualify as "rents from
real property" in satisfying the gross income tests if the REIT, or a direct or
indirect owner of 10% or more of the REIT, directly or indirectly, owns 10% or
more of such tenant (a "Related Party Tenant"). Third, if rent attributable to
personal property, leased in connection with a lease of real property, is
greater than 15% of the total rent received under the lease, then the portion of
rent attributable to such personal property will not qualify as "rents from real
property." Finally, a REIT may provide services to its tenants and the income
will qualify as "rents from real property" only if the services are of a type
that a tax-exempt organization can provide to its tenants without causing its
rental income to be unrelated business taxable income under the Code. Services
that would give rise to unrelated business taxable income if provided by a
tax-exempt organization ("Prohibited Services") must be provided by an
"independent contractor" who is adequately compensated and from whom the REIT
does not derive any income. Payments for services furnished (whether or not
rendered by an independent contractor) that are not customarily provided to
tenants in properties of a similar class in the geographic market in which the
REIT's property is located will not qualify as "rents from real property."
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Substantially all of the Trust's income will be derived from its partnership
interest in the Realty Partnership. The Realty Partnership leases for a fixed
period all but three of its fee and leasehold interests in its hotels and
associated property to the Operating Partnership and leases three hotels and
associated property to an unrelated person (the "Leases"). The Leases are net
leases which generally provide for payment of rent equal to the greater of a
fixed rent or a percentage rent. The percentage rent is calculated by
multiplying fixed percentages of the gross room revenues and, for certain
hotels, fixed percentages of other types of gross revenues in excess of certain
levels.
In order for the rents paid under the Leases to constitute "rents from real
property," the Leases must be respected as true leases for federal income tax
purposes and not treated as service contracts, joint ventures or some other type
of arrangement. The determination of whether the Leases are true leases depends
upon an analysis of all of the surrounding facts and circumstances. In making
such a determination, courts have considered a variety of factors, including the
intent of the parties, the form of the agreement, the degree of control over the
property that is retained by the property owner and the extent to which the
property owner retains the risk of loss with respect to the property. In
addition, Section 7701(e) of the Code provides that a contract that purports to
be a service contract (or a partnership agreement) is treated instead as a lease
of property if the contract is properly treated as such, taking into account all
relevant factors, including whether or not: (i) the service recipient is in
physical possession of the property; (ii) the service recipient controls the
property; (iii) the service recipient has a significant economic or possessory
interest in the property; (iv) the service provider does not bear any risk of
substantially diminished receipts or substantially increased expenditures if
there is nonperformance under the contract; (v) the service provider does not
use the property concurrently to provide significant services to entities
unrelated to the service recipient; and (vi) the total contract price does not
substantially exceed the total rental value of the property for the contract
period. Since the determination whether a service contract should be treated as
a lease is inherently factual, the presence or absence of any single factor may
not be dispositive in every case.
Sidley & Austin is of the opinion that the Leases will be treated as true
leases for federal income tax purposes. This opinion is based, in part, on the
following facts: (i) the Realty Partnership and the lessees intend for their
relationship to be that of lessor and lessee and each such relationship will be
documented by a lease agreement; (ii) the lessees will have the right to
exclusive possession and use and quiet enjoyment of the leased premises during
the term of the Leases; (iii) the lessees will bear the cost of, and be
responsible for, day-to-day maintenance and repair of the leased premises, other
than the cost of certain capital expenditures, and will dictate how the leased
premises are operated and maintained; (iv) the lessees will bear all of the
costs and expenses of operating the leased premises during the term of the
Leases; (v) the term of the Leases is less than the economic life of the leased
premises and the lessees do not have purchase options with respect to the leased
premises; (vi) the lessees are required to pay substantial fixed rent during the
term of the Leases; and (vii) each lessee stands to incur substantial losses or
reap substantial profits depending on how successfully it operates the leased
premises.
Investors should be aware, however, that there are not controlling
authorities involving leases with terms substantially the same as the Leases.
Therefore, the opinion of Sidley & Austin is based upon an analysis of the facts
and circumstances and upon rulings and judicial decisions involving situations
that are analogous. If any significant Lease is recharacterized as a service
contract or a partnership agreement, rather than as a true lease, the Trust
would not be able to satisfy either the 75% or 95% gross income tests and, as a
result, would lose its REIT status.
In order for rent payments under the Leases to qualify as "rents from real
property," the rent must not be based on the income or profits of any person.
The percentage rent under the Leases will qualify as "rents from real property"
if it is based on percentages of receipts or sales and the percentages (i) are
fixed at the time the Leases are entered into, (ii) are not renegotiated during
the term of the Leases in a manner that has the effect of basing percentage rent
on income or profits, and (iii) conform with normal business practice. More
generally, percentage rent will not qualify as "rents from real property" if,
considering the Leases and all the surrounding circumstances, the arrangement
does not conform with normal business practice, but is in reality used as a
means of basing the percentage rent on income or profits. Since the Trust and
the Corporation have represented that there is no plan or arrangement to
renegotiate any of the Leases and the
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Leases conform with normal business practice, the percentage rent will be
treated as "rents from real property" under this requirement. The Trust has
further represented with respect to hotel properties that the Realty Partnership
may acquire in the future that it will not charge rent that is based in whole or
in part on the income or profits of any person (except by reason of being based
on a fixed percentage of receipts or sales, as described above).
Another requirement for rent payments under a Lease to constitute "rents
from real property" is that the rent attributable to personal property under the
Lease must not be greater than 15% of the rent received under the Lease. For
this purpose, rent attributable to personal property is the amount that bears
the same ratio to the total rent for the taxable year as the average of the
adjusted basis of the personal property at the beginning and at the end of the
taxable year bears to the average of the aggregate adjusted basis of both the
real property and personal property leased under, or in connection with, such
lease. Under the Leases, the Realty Partnership leases certain personal property
to the tenants. The Trust believes that under each of the Leases less than 15%
of the total rent is attributable to personal property and, as a result, no
portion of such rent will be treated as being for rental of personal property
for purposes of the 75% and 95% gross income tests. If the IRS were to
successfully assert that with respect to one or more of the Leases rent
attributable to personal property is greater than 15% of the total rent, then it
is possible that the Trust would not be able to satisfy either the 75% or 95%
gross income tests and, as a result, would lose its REIT status. With respect to
both the Leases and future acquisitions, the Trust has represented that it will
monitor the 15% test to ensure continued qualification as a REIT.
A third requirement for qualification of rent under the Leases as "rents
from real property" is that the Trust must not own, directly or constructively,
10% or more of the Operating Partnership (or any other tenant under a Lease). If
the Trust were to own directly or indirectly, 10% or more of the Operating
Partnership (or such tenant), the rent paid to the Realty Partnership by the
Operating Partnership (or such tenant) with respect to property leased by the
Realty Partnership to the Operating Partnership (or such tenant) would not
qualify as income of the type that can be received by a REIT. In order to
prevent such a situation, which would likely result in the disqualification of
the Trust as a REIT, the Trust Declaration of Trust and the Articles of
Incorporation contain restrictions on the amount of Trust Shares and Corporation
Shares that any one person can own. These restrictions generally provide that
any attempt by any one person to actually or constructively acquire 8.0% or more
of the outstanding Paired Shares will be ineffective. See "Capital
Stock--Ownership Limits; Restrictions on Transfer; Repurchase, and Redemption of
Shares." However, notwithstanding such restrictions, because the Code's
constructive ownership rules for purposes of the 10% ownership limit are broad
and it is not possible to continually monitor direct and indirect ownership of
Paired Shares, it is possible that some person may at some time own sufficient
Paired Shares to cause the termination of the Trust's REIT status.
Finally, rent under the Leases will not qualify as "rents from real
property" if either the Trust or the Realty Partnership renders or furnishes
Prohibited Services to the occupants of the Realty Partnership's properties. So
long as the Leases are treated as true leases, neither the Trust nor the Realty
Partnership should be treated as rendering or furnishing Prohibited Services to
the occupants of the Realty Partnership's properties.
Based on the foregoing, Sidley & Austin is of the opinion that, the rent
payable under the Leases will be treated as "rents from real property" for
purposes of the 75% and 95% gross income tests. There can, however, be no
assurance that the IRS will not successfully assert a contrary position or that
there will not be a change in circumstances (such as the entering into of new
leases) which would result in a portion of the rent received to fail to qualify
as "rents from real property." In such case, it is possible that the Trust would
not be able to satisfy either the 75% or 95% gross income test and, as a result,
would lose its REIT status.
For purposes of the gross income tests, the term "interest" generally does
not include any amount received or accrued (directly or indirectly) if the
determination of such amount depends in whole or in part on the income or
profits of any person. However, an amount received or accrued generally will not
be excluded from the term "interest" solely by reason of being based on a fixed
percentage or percentages of receipts or sales. The Realty Partnership holds
notes and may advance money from time to time to tenants
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for the purpose of financing tenant improvements, making real estate loans or
holding or acquiring additional notes. None of the notes currently held by the
Realty Partnership or the LLCs provide for the payment of any amount based on
the income or profits of any person other than amounts based, on a fixed
percentage or percentage of receipts or sales. In addition, the Trust has
represented that none of the Trust, the Realty Partnership or the LLCs intend to
charge interest that will depend in whole or in part on the income or profits of
any person or to make loans (not secured in substantial part by real estate
mortgages) in amounts that could jeopardize the Trust's compliance with the 75%
and 5% asset tests, discussed below. To the extent the notes held by the Realty
Partnership or the LLCs are secured by real property, the interest received or
accrued with respect to such notes should be treated as qualifying income for
both the 75% and the 95% gross income tests. Certain of the notes held by the
Realty Partnership are not secured by real property. Interest received or
accrued with respect to such notes should be treated as qualifying income for
the 95% gross income test but should not be treated as qualifying income for the
75% gross income tax. However, the amount of such interest should not cause the
Trust to fail to satisfy the 75% gross income test.
Any gross income derived from a prohibited transaction is taken into account
in applying the 30% income test necessary to qualify as a REIT, and the net
income from that transaction is subject to a 100% tax. The Trust believes that
no asset owned by it or by the Realty Partnership is held for sale to customers
and that sale of any such property will not be in the ordinary course of
business of the Trust or the Realty Partnership. Whether property is held
"primarily for sale to customers in the ordinary course of a trade or business"
and, therefore, is subject to the 100% tax, depends on the facts and
circumstances in effect from time to time, including those related to a
particular property. The Trust and the Realty Partnership will attempt to comply
with the terms of safe-harbor provisions in the Code prescribing when asset
sales will not be characterized as prohibited transactions. Complete assurance
cannot be given, however, that the Trust can comply with the safe-harbor
provisions of the Code or that the Trust or the Realty Partnership can avoid
owning property that may be characterized as property held "primarily for sale
to customers in the ordinary course of business."
If the Trust fails to satisfy one or both of the 75% or 95% gross income
tests for any taxable year, it may nevertheless qualify as a REIT for such year
if it is entitled to relief under certain provisions of the Code. These relief
provisions generally will be available if the Trust's failure to meet such tests
is due to reasonable cause and not willful neglect, the Trust attaches a
schedule of the sources of its income to its tax return, and any incorrect
information on the schedule was not due to fraud with intent to evade tax. It is
not possible to state whether in all circumstances the Trust would be entitled
to the benefit of these relief provisions. As discussed above in "--General,"
even if these relief provisions apply, a tax would be imposed with respect to
the excess net income. No similar mitigation provision applies if the Trust
fails the 30% income test. In such case, the Trust will cease to qualify as a
REIT.
ASSET TESTS. In order to maintain qualification as a REIT, the Trust, at
the close of each quarter of its taxable year, must also satisfy three tests
relating to the nature of its assets. First, at least 75% of the value of the
Trust's total assets must be represented by real estate assets (including (i)
its allocable share of real estate assets held by partnerships in which the
Trust owns a direct or indirect interest and (ii) stock or debt instruments held
for not more than one year purchased with the proceeds of a stock offering or
long-term (at least five years) debt offering of the Trust), cash, cash items
and government securities. Second, not more than 25% of the Trust's total assets
may be represented by securities other than those in the 75% asset class. Third,
of the investments included in the 25% asset class, the value of any one
issuer's securities owned by the Trust may not exceed 5% of the value of the
Trust's total assets, and the Trust may not own more than 10% of any one
issuer's outstanding voting securities.
The Trust anticipates that commencing with its taxable year ending December
31, 1995 it will be able to comply with the asset tests. Substantially all of
the Trust's investments will be in properties owned by the Realty Partnership,
at least 75% of which will represent qualifying real estate assets. A
substantial portion of the indebtedness of the Operating Partnership to the
Realty Partnership may not be qualifying assets under the 75% asset test.
However, such portion does not exceed 5% of the value of the assets of the
Realty Partnership and, thus, will not cause the Trust to fail the 5% asset
test.
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After initially meeting the asset tests at the close of any quarter, the
Trust will not lose its status as a REIT for failure to satisfy the asset tests
at the end of a later quarter solely by reason of changes in asset values. If
the failure to satisfy the asset tests results from an acquisition of securities
or other property during a quarter, the failure can be cured by disposition of
sufficient non-qualifying assets within 30 days after the close of that quarter.
The Trust intends to maintain adequate records of the value of its assets to
ensure compliance with the asset tests and to take such actions within 30 days
after the close of any quarter as may be required to cure any non-compliance.
ANNUAL DISTRIBUTION REQUIREMENTS. The Trust, in order to qualify as a REIT,
is required to distribute dividends (other than capital gain dividends) to its
stockholders in an amount at least equal to (i) the sum of (a) 95% of the
Trust's "REIT taxable income" (computed without regard to the dividends paid
deduction and the Trust's net capital gain) and (b) 95% of the net income (after
tax), if any, from foreclosure property, minus (ii) the sum of certain items of
non-cash income. In addition, if the Trust (or the Realty Partnerships) disposes
of any Built-in Gain Asset during its Recognition Period, the Trust will be
required, pursuant to IRS regulations that have not yet been promulgated, to
distribute at least 95% of the Built-in Gain (after tax), if any, recognized on
the disposition of such asset. Distributions must be paid in the taxable year to
which they relate, or in the following taxable year if declared before the Trust
timely files its tax return for such year and if paid on or before the first
regular dividend payment after such declaration. To the extent that the Trust
does not distribute all of its net capital gain or distributes at least 95%, but
less than 100%, of its "REIT taxable income," as adjusted, it will be subject to
tax thereon at regular ordinary and capital gain corporate tax rates.
Furthermore, if the Trust should fail to distribute during each calendar
year at least the sum of (i) 85% of its REIT ordinary income for such year, (ii)
95% of its REIT capital gain income for such year, and (iii) any undistributed
taxable income from prior periods, the Trust will be subject to a 4% excise tax
on the excess of such required distribution over the amounts actually
distributed.
The Trust intends to make timely distributions sufficient to satisfy the
annual distribution requirements and to the extent practical, avoid payment of
material amounts of federal income or excise tax by the Trust.
It is possible, however, that the Trust, from time to time, may experience
timing differences between the actual receipt of income and actual payment of
deductible expenses and the inclusion of such income and deduction of such
expenses in arriving at REIT taxable income. In addition, it is also possible
that, from time to time, the Trust may be allocated a share of net capital gain
attributable to the sale of depreciated property that exceeds its allocable
share of cash attributable to that sale. In such cases, the Trust may not have
sufficient cash or other liquid assets to meet the distribution requirements
described above. In order to meet the distribution requirements in such cases,
the Trust (or the Realty Partnership) may find it necessary to arrange for
short-term or possible long-term borrowings or to pay dividends in the form of
taxable stock dividends.
Under certain circumstances, the Trust may be able to rectify a failure to
meet the above distribution requirements for a year by paying "deficiency
dividends" to stockholders in a later year, which may be included in the Trust's
deduction for dividends paid for the earlier year. Thus, the Trust may be able
to avoid being taxed on amounts distributed as deficiency dividends; however,
the Trust will be required to pay interest based upon the amount of any
deduction taken for deficiency dividends.
FAILURE TO QUALIFY
If the Trust fails to qualify for taxation as a REIT in any taxable year,
and the relief provisions do not apply, the Trust will be subject to tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Distributions to shareholders in any year in which the
Trust fails to qualify will not be deductible by the Trust nor will they be
required to be made. As a result, the Trust's failure to qualify as a REIT could
reduce the cash available for distribution by the Trust to its shareholders. In
addition, if the Trust fails to qualify as a REIT, all distributions to
shareholders will be taxable as ordinary income to the extent of the Trust's
current and accumulated earnings and profits, and, subject to certain
limitations of the Code, corporate distributees may be eligible for the
dividends-received deduction. Unless
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entitled to relief under specific statutory provisions, the Trust will also be
disqualified from taxation as a REIT for the four taxable years following the
year during which qualification was lost. It is not possible to state whether in
all circumstances the Trust would be entitled to such statutory relief.
FEDERAL INCOME TAXATION OF THE CORPORATION
The Corporation is the common parent of an affiliated group of corporations
filing a consolidated return (the "Corporation Group"). After the Gaming
Approvals are received (see "Business and Properties--Regulation and
Licensing"), substantially all of the Corporation Group's taxable income will
consist of its distributive share of the Operating Partnership's taxable income.
The Corporation Group will be subject to federal income tax on its taxable
income.
FEDERAL INCOME TAXATION OF HOLDERS OF PAIRED SHARES
FEDERAL INCOME TAXATION OF TAXABLE U.S. HOLDERS
As used herein, the term "U.S. Stockholder" means a holder of Paired Shares
who: (i) is a citizen or resident of the United States; (ii) is a corporation,
partnership, or other entity created or organized in or under the laws of the
United States or of any political subdivision thereof; or (iii) is an estate or
trust the income of which is subject to U.S. federal income taxation regardless
of its source. As long as the Trust qualifies as a REIT, distributions made to
the Trust's U.S. Stockholders up to the amount of the Trust's current or
accumulated earnings and profits (and not designated as capital gain dividends)
will be taken into account by them as ordinary income and will not be eligible
for the dividends-received deduction for corporations. Distributions that are
properly designated by the Trust as capital gain dividends will be taxed as
long-term capital gain (to the extent they do not exceed the Trust's actual net
capital gain for the taxable year) without regard to the period for which the
holder has held its stock. However, corporate holders may be required to treat
up to 20% of certain capital gain dividends as ordinary income, and capital
gains dividends are not eligible for the dividends-received deduction.
Distributions in excess of the Trust's current and accumulated earnings and
profits will not be taxable to a holder to the extent that they do not exceed
the adjusted basis of the holder's Trust Shares, but rather will reduce the
adjusted basis of such Trust Shares. To the extent that such distributions
exceed the adjusted basis of a holder's Trust Shares they will be included in
income as long-term capital gain (or short-term capital gain if the shares have
been held for one year or less). In addition, any dividend declared by the Trust
in October, November or December of any year payable to a holder of record on a
specified date in any such month shall be treated as both paid by the Trust and
received by the holder on December 31 of such year, provided that the dividend
is actually paid by the Trust during January of the following calendar year.
The Trust will be treated as having sufficient earnings and profits to treat
as a dividend any distribution by the Trust up to the amount required to be
distributed in order to avoid imposition of the 4% excise tax discussed above.
As a result, holders may be required to treat certain distributions that would
otherwise result in a tax-free return of capital as taxable distributions.
Moreover, any "deficiency dividend" will be treated as a "dividend" (either as
ordinary or capital gain dividend, as the case may be), regardless of the
Trust's earnings and profits.
Distributions from the Trust and gain from the disposition of the Trust
Shares will not be treated as passive activity income and, therefore,
stockholders may not be able to apply any "passive losses" against such income.
Dividends from the Trust (to the extent they do not constitute a return of
capital) will generally be treated as investment income for purposes of the
investment interest expense limitation. Gain from the disposition of shares and
capital gains dividends will not be treated as investment income unless the
holders elect to have the gain taxed at ordinary income rates.
Distributions from the Corporation up to the amount of the Corporation's
current or accumulated earnings and profits will be taken into account by U.S.
Stockholders as ordinary income and will be eligible for the dividends received
deduction for corporations. Distributions in excess of the Corporation's current
and accumulated earnings and profits will not be taxable to a holder to the
extent that they do not exceed the
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adjusted basis of the holder's Corporation Stock, but rather will reduce the
adjusted basis of such Corporation Stock. To the extent that such distributions
exceed the adjusted basis of a holder's Corporation Stock they will be included
in income as long-term capital gain (or short-term capital gain if the stock has
been held for one year or less).
In general, a U.S. Stockholder will realize capital gain or loss on the
disposition of Paired Shares equal to the difference between the amount realized
on such disposition and the holder's adjusted basis in such Paired Shares. Such
gain or loss will generally constitute long-term capital gain or loss if the
holder held such Paired Shares for more than one year. However, any loss upon a
sale or exchange of Trust Shares by a holder who has held such shares for six
months or less (after applying certain holding period rules) will be treated as
a long-term capital loss to the extent of distributions from the Trust required
to be treated by such holder as long-term capital gain.
U.S. Stockholders may not include in their individual income tax returns any
net operating losses or capital losses of the Trust or the Corporation.
FEDERAL TAXATION OF TAX-EXEMPT HOLDERS OF PAIRED SHARES
The IRS has ruled that amounts distributed as dividends by a REIT to a
tax-exempt employee's pension trust do not constitute unrelated business taxable
income ("UBTI"). Based on this ruling and the analysis therein, distributions by
the Trust should not, subject to certain exceptions described below, be UBTI to
a qualified plan, IRA or other tax-exempt entity (a "Tax-Exempt Stockholder")
provided the Tax-Exempt Stockholder has not held its shares as "debt financed
property" within the meaning of the Code and the shares are not otherwise used
in an unrelated trade or business of the Tax-Exempt Stockholder. Similarly,
income from the sale of Trust Shares should not, subject to certain exceptions
described below, constitute UBTI unless the Tax-Exempt Stockholder has held such
Trust Shares as a dealer (under Section 512(b)(5)(B) of the Code) or as
"debt-financed property" within the meaning of Section 514 of the Code. Revenue
rulings are interpretive in nature and subject to revocation or modification by
IRS.
For Tax-Exempt Stockholders that are social clubs, voluntary employee
benefit associations, supplemental unemployment benefit trusts, and qualified
group legal services plans, exempt from federal income taxation under Sections
501(c)(7), (c)(9), (c)(17) and (c)(20) of the Code respectively, income from an
investment in the Trust will constitute UBTI unless the organization is able to
deduct properly amounts set aside or placed in reserve for certain purposes so
as to offset the income generated by its investment in the Trust. Such
prospective investors should consult their tax advisors concerning these
"set-aside" and reserve requirements.
Notwithstanding the above, however, a portion of the dividends paid by a
"pension held REIT" shall (subject to a DE MINIMIS exception) be treated as UBTI
as to any trust that (i) is described in Section 401(a) of the Code, (ii) is
tax-exempt under Section 501(a) of the Code, and (iii) holds more than 10% (by
value) of the interests in the REIT. Tax-exempt pension funds that are described
in Section 401(a) of the Code are referred to below as "qualified trusts." A
REIT is a "pension held REIT" if (i) it would not have qualified as a REIT but
for the fact that Section 856(h)(3) of the Code provides that stock owned by
qualified trusts shall be treated, for purposes of the "not closely held"
requirement, as owned by the beneficiaries of the trust (rather than by the
trust itself), and (ii) either (a) at least one such qualified trust hold more
than 25% (by value) of the interests in the real estate investment trust, or (b)
one or more such qualified trusts, each of whom owns more than 10% (by value) of
the interests in the REIT, hold in the aggregate more than 50% (by value) of the
interests in the REIT. Due to the Ownership Limitation, the Trust should not be
a "pension held REIT" within the meaning of the Code.
FEDERAL TAXATION OF NON-U.S. HOLDERS OF PAIRED SHARES
The rules governing United States federal income taxation of the ownership
and disposition of stock by persons that are, for purposes of such taxation,
non-resident alien individuals, foreign corporations, foreign partnerships, or
foreign estates or trusts (collectively, "Non-U.S. Stockholders") are complex,
and no attempt is made herein to provide more than a brief summary of such
rules. Accordingly, the discussion does not address all aspects of United States
federal income tax and does not address state, local or foreign tax
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consequences that may be relevant to a Non-U.S. Stockholder in light of its
particular circumstances. Prospective Non-U.S. Stockholders should consult with
their own tax advisers to determine the effect of federal, state, local, and
foreign income tax laws with regard to an investment in Paired Shares, including
any reporting requirements.
In general, a Non-U.S. Stockholder will be subject to regular United States
income tax with respect to its investment in Paired Shares if such investment is
"effectively connected" with the Non-U.S. Stockholder's conduct of a trade or
business in the United States. A corporate Non-U.S. Stockholder that receives
income that is (or is treated as) effectively connected with a United States
trade or business may also be subject to the branch profits tax under Section
884 of the Code, which is payable in addition to regular United States corporate
income tax. The following discussion will apply to Non-U.S. Stockholders whose
investment in Paired Shares is not so effectively connected.
DISTRIBUTIONS. Distributions by the Trust to a Non-U.S. Stockholder that
are neither attributable to gain from sales or exchanges by the Trust of United
States real property interests nor designated by the Trust as capital gains
dividends and distributions by the Corporation will be treated as dividends of
ordinary income to the extent that they are made out of current or accumulated
earnings and profits of the Trust or the Corporation, as the case may be. Such
distributions ordinarily will be subject to withholding of United States federal
income tax on a gross basis (that is, without allowance of deductions) at a 30%
rate or such lower rate as may be specified by an applicable income tax treaty,
unless the dividends are treated as effectively connected with the conduct by
the Non-U.S. Stockholder of a United States trade or business. Distributions in
excess of current or accumulated earnings and profits of the Trust or the
Corporation, as the case my be, will not be taxable to a Non-U.S. Stockholder to
the extent that they do not exceed the adjusted basis of the Non-U.S.
Stockholder's Trust Shares or Corporation Stock, as the case may be, but rather
will reduce the adjusted basis of such shares. To the extent that such
distributions exceed the adjusted basis of a Non-U.S. Stockholder's Trust Shares
or Corporation Stock, as the case may be, they will give rise to gain from the
sale or exchange of Non-U.S. Stockholder's Paired Shares if the Non-U.S.
Stockholder otherwise would be subject to tax on any gain from the sale or other
disposition of Paired Shares, 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 or accumulated earnings and profits, the distribution will
generally be treated as a dividend for withholding purposes. However, amounts
thus withheld are generally refundable if it is subsequently determined that
such distribution was, in fact, in excess of current or accumulated earnings and
profits of the Trust or the Corporation, as the case may be. The Trust and the
Corporation expect to withhold United States income tax at the rate of 30% on
the gross amount of any such distributions made to a Non-U.S. Stockholder unless
(i) a lower rate is provided for under an applicable tax treaty and the
stockholder files the required form evidencing eligibility for that reduced rate
with the Trust and the Corporation, or (ii) the Non-U.S. Stockholder files an
IRS Form 4224 with the Trust and the Corporation claiming that the distribution
is "effectively connected" income.
Distributions to a Non-U.S. Stockholder that are attributable to gain from
sales of exchanges by the Trust of United States real property interests will
cause the Non-U.S. Stockholder to be treated as recognizing such gain as income
effectively connected with a United States trade or business. Non-U.S.
Stockholders would thus generally be taxed at the same rates applicable to U.S.
Stockholders (subject to any applicable alternative minimum tax and a special
alternative minimum tax in the case of non-resident alien individuals). Also,
such gain may be subject to a 30% branch profits tax in the hands of a Non-U.S.
Stockholder that is a corporation, that is not entitled to an exemption under a
tax treaty. The Trust is required to withhold and remit to the IRS 35% of any
distribution that could be designated a capital gains dividend. That amount is
creditable against the Non-U.S. Stockholder's United States federal income tax
liability.
SALE OF PAIRED SHARES. Gain recognized by a Non-U.S. Stockholder upon a
sale or other disposition of Paired Shares generally will not be subject to
United States federal income tax, if (i) in the case of Trust Shares, the Trust
is a "domestically controlled REIT" or (ii) (A) the Paired Shares are regularly
traded on an established securities market (E.G., the NYSE, where the Paired
Shares are currently traded) and (B) the Selling Non-U.S. Stockholder held 5% or
less of the outstanding Paired Shares at all times during a specified period,
unless, in the case of a Non-U.S. Stockholder who is a non-resident alien
individual, such individual
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is present in the United States for 183 days or more and certain other
conditions apply. A domestically controlled REIT is defined generally as a REIT
in which at all times during a specified testing period less than 50% in value
of the stock was held directly or indirectly by foreign persons. The Trust
believes that it qualifies as a domestically controlled REIT.
INFORMATION REPORTING REQUIREMENTS AND BACKUP WITHHOLDING
Under certain circumstances, U.S. Stockholders may be subject to backup
withholding at a rate of 31% on payments made with respect to, or on cash
proceeds of a sale or exchange of, Paired Shares. Backup withholding will apply
only if the holder: (i) fails to furnish its taxpayer identification number
("TIN") (which, for an individual, would be his or her Social Security number);
(ii) furnishes an incorrect TIN; (iii) is notified by the IRS that it has failed
to report properly payments of interest and dividends; or (iv) under certain
circumstances, fails to certify, under penalty of perjury, that it has furnished
a correct TIN and has not been notified by the IRS that it is subject to backup
withholding for failure to report interest and dividend payments. Backup
withholding will not apply with respect to payments made to certain exempt
recipients, such as corporations and tax-exempt organizations. In addition, the
Trust and the Corporation may be required to withhold a portion of capital gain
distributions made to any holders who fail to certify their non-foreign status.
Additional issues may arise pertaining to information reporting and withholding
with respect to Non-U.S. Stockholders and each Non-U.S. Stockholder should
consult his or her tax advisor with respect to any such information reporting
and withholding requirements.
FEDERAL INCOME TAX ASPECTS OF THE PARTNERSHIP
GENERAL
Substantially all of the Trust's assets are held directly or indirectly
through the Realty Partnership and, once the Gaming Approvals are received,
substantially all of the Corporation's (and its subsidiaries') assets will be
held through the Operating Partnership. In general, partnerships are
"pass-through" entities that are not subject to federal income tax. Rather,
partners are allocated their proportionate shares of the items of income, gain,
loss, deduction and credit of a partnership, and are subject to tax thereon,
without regard to whether the partners receive a distribution from the
partnership. The Trust will include in its income its allocable share of the
foregoing partnership items for purposes of the various REIT income tests and in
the computation of its REIT taxable income. Moreover, for purposes of the REIT
asset tests, the Trust will include its proportionate share of assets held by
the Realty Partnership and the LLCs.
ENTITY CLASSIFICATION
The Trust's interest in the Realty Partnership, the Corporation's (and its
subsidiaries') interest in the Operating Partnership, and the Trust's and the
Realty Partnership's interests in the LLCs, involve special tax considerations,
including the possibility of a challenge by the IRS of the status of either
Partnership or the LLCs as a partnership (as opposed to an association taxable
as a corporation) for federal income tax purposes. If a Partnership or an LLC
were to be treated as an association, it would be taxable as a corporation and,
therefore, subject to an entity level tax on its income. Such an entity level
tax would substantially reduce the amount of cash available for distribution to
holders of Paired Shares. See "--Federal Income Taxation of the Corporation"
above. In addition, if the Realty Partnership or an LLC were to be taxable as a
corporation, the character of the Trust's assets and items of gross income would
change and preclude the Trust from satisfying the asset tests and possibly the
income tests under the Code, and in turn would prevent the Trust from qualifying
as a REIT. Furthermore, any change in the status of the Realty Partnership, the
Operating Partnership or an LLC for tax purposes might be treated as a taxable
event in which case the Trust or the Corporation might incur a tax liability
without any related cash distributions.
An organization formed as a partnership or as a limited liability company
will be treated as a partnership for federal income tax purposes rather than as
a corporation only if it has no more than two of the four corporate
characteristics that the applicable Treasury Regulations use to distinguish a
partnership from a corporation for federal income tax purposes. Neither the
Partnerships nor the LLCs have requested or intend to request, a ruling from the
IRS regarding treatment as a partnership for federal income tax purposes.
Instead, Sidley & Austin has delivered its opinion that, based on the provisions
of the Partnership
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Agreements, and the Operating Agreement of the LLCs and certain factual
assumptions and representations described in the opinion, the Realty
Partnership, the Operating Partnership and the LLCs will be classified as
partnerships for federal income tax purposes. Unlike a private letter ruling, an
opinion of counsel is not binding on the IRS, and no assurance can be given that
the IRS will not challenge the status of a Partnership or an LLC as a
partnership for federal income tax purposes. If such a challenge were sustained
by a court, the subject Partnership or LLC would be treated as an association
taxable as a corporation for federal income tax purposes. In addition, the
opinion of Sidley & Austin is based on existing law, which is to a great extent
the result of administrative and judicial interpretation. No assurance can be
given that administrative or judicial changes would not modify the conclusions
expressed in the opinion.
PARTNERSHIP ALLOCATIONS
Although a partnership or operating agreement will generally determine the
allocation of income and losses among partners, such allocations will be
disregarded for tax purposes if they do not comply with the provisions of
Section 704(b) of the Code and the Treasury Regulations promulgated thereunder.
Generally, Section 704(b) of the Code and the Treasury Regulations promulgated
thereunder require that partnership allocations must respect the economic
arrangement of the partners.
If an allocation is not recognized for federal income tax purposes, the item
subject to the allocation will be reallocated in accordance with the partners'
interests in the partnership, which will be determined by taking into account
all of the facts and circumstances relating to the economic arrangement of the
partners with respect to such item. The Partnerships' and the LLCs' allocations
of taxable income and loss are intended to comply with the requirements of
Section 704(b) of the Code and the Treasury Regulations promulgated thereunder.
TAX ALLOCATIONS WITH RESPECT TO CONTRIBUTED PROPERTIES
Pursuant to Section 704(c) of the Code, income, gain, loss and deduction
attributable to appreciated or depreciated property that is contributed to a
partnership in exchange for an interest in the partnership, must be allocated in
a manner such that the contributing partner is charged with, or benefits from,
respectively, the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of such unrealized gain or
unrealized loss is generally equal to the difference between the fair market
value of the contributed property at the time of contribution and the adjusted
tax basis of such property at the time of contribution (a "Book-Tax
Difference"). Such allocations are solely for federal income tax purposes and do
not affect the book capital accounts or other economic or legal arrangements
among the partners. The Realty Partnership has been formed by way of
contributions of the Trust's property and certain property held by Starwood
Capital. The Operating Partnership has been formed by way of contributions of
the Corporation's (and its subsidiaries') property and cash and assets from
Starwood Capital. Consequently, allocations with respect to such contributed
property must be made in a manner consistent with Section 704(c) of the Code.
In general, the partners of the Partnerships will be allocated depreciation
deductions for tax purposes that are different than such deductions would be if
determined on a pro rata basis. The effect of such allocations likely will be to
reduce the depreciation deductions allowed to the Trust and the Corporation as
compared with the depreciation allowed if the Reorganization had not taken
place. However, the Trust still will not have a liability for federal income tax
on its net income provided it qualifies as a REIT and distributes an amount
equal to its net income as discussed above. In addition, in the event of the
disposition of any of the contributed assets that have a Book-Tax Difference,
all income attributable to such Book-Tax Difference will generally be allocated
to the contributing partner, and other partners will generally be allocated only
their share of capital gains attributable to appreciation, if any, occurring
after the creation of the Partnerships. The foregoing allocations will tend to
eliminate the Book-Tax Difference over the life of the Partnerships. However,
the special allocation rules of Section 704(c) of the Code do not always
entirely eliminate the Book-Tax Difference on an annual basis or with respect to
a specific taxable transaction such as a sale. Thus, the carryover basis of the
contributed assets in the hands of the Partnerships may cause the Trust or the
Corporation, as the case may be, to be allocated lower depreciation and other
deductions, and possibly an amount of taxable income in the event of a sale of
such contributed assets in excess of the
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economic or book income allocated to it as a result of such sale. This may cause
the Trust or the Corporation to recognize taxable income in excess of cash
proceeds, which, in the case of the Trust, might adversely affect the Trust's
ability to comply with the REIT distribution requirements. See "--Federal Income
Taxation of the Trust--Requirements For Qualification--Annual Distribution
Requirements". The foregoing principles also apply in determining the earnings
and profits of the Trust and the Corporation for purposes of determining the
portion of distributions taxable as dividend income. See "--Federal Income
Taxation of Holders of Paired Shares". The application of these rules over time
may result in a higher portion of distributions being taxed as dividends than
would have occurred had the Trust and the Corporation contributed assets with an
adjusted tax basis equal to their fair market values.
The Treasury Regulations under Section 704(c) of the Code allow partnerships
to use any reasonable method of accounting for Book-Tax Differences so that the
contributing partner receives the tax benefits and burdens of any built-in gain
or loss associated with the contributed property. The Partnerships have
determined to use the "traditional method" (which is specifically approved in
the Treasury Regulations) for accounting for Book-Tax Differences with respect
to the properties initially contributed to the Partnerships. The Partnerships
have not determined which of the alternative methods of accounting for Book-Tax
Differences will be elected with respect to any properties contributed to the
Partnerships in the future.
SALE OF THE PARTNERSHIPS' PROPERTY
Generally, any gain realized by a partnership on the sale of property held
by it for more than one year will be long-term capital gain, except for any
portion of such gain that is treated as depreciation recapture. However, the
Trust's share of any gain realized by the Realty Partnership or an LLC on the
sale of any property held by it as inventory or other property held primarily
for sale to customers in the ordinary course of its trade or business will be
treated as income from a prohibited transaction that is subject to a 100%
penalty tax. See "--Federal Income Taxation of the Trust--Requirements for
Qualification--Income Tests." Such prohibited transaction income may also have
an adverse effect upon the Trust's ability to satisfy the income tests for
qualification as a REIT. Under existing law, whether property is held as
inventory or primarily for sale to customers in the ordinary course of a
partnership's trade or business is a question of fact that depends on all the
facts and circumstances with respect to the particular transaction. The Realty
Partnership and the LLCs intend to hold their properties for investment with a
view to long-term appreciation, to engage in the business of acquiring,
developing, owning, and operating the properties (and other hotel properties)
and to make such occasional sales of its properties, including peripheral land,
as are consistent with their investment objectives.
PARTNERSHIP ANTI-ABUSE RULE
The IRS recently published regulations that provide an anti-abuse rule (the
"Anti-Abuse Rule") under the partnership provisions of the Code (the
"Partnership Provisions"). Under the Anti-Abuse Rule, if a partnership is formed
or availed of in connection with a transaction a principal purpose of which is
to reduce substantially the present value of the partners' aggregate federal tax
liability in a manner that is inconsistent with the intent of the Partnership
Provisions, the IRS can recast the transaction for federal tax purposes to
achieve tax results that are consistent with the intent of the Partnership
Provisions. This analysis is to be made based on all facts and circumstances.
The Anti-Abuse Rule states that the intent of the Partnership Provisions
incorporates the following requirements: (i) the partnership must be bona fide
and each partnership transaction or series of related transactions must be
entered into for a substantial business purpose; (ii) the form of each
partnership transaction must be respected under substance over form principles;
and (iii) with certain exceptions, the tax consequences under the Partnership
Provisions to each partner of partnership operations and the transactions
between the partner and the partnership must accurately reflect the partner's
economic agreement and clearly reflect the partner's income.
Sidley & Austin is of the opinion that the structure of the Company is not
inconsistent with the intent of the Partnership Provisions and that, therefore,
the IRS should not be able to invoke the Anti-Abuse Rule to recast the structure
of the Company for federal income tax purposes. This opinion is based on
examples contained in the Anti-Abuse Rule. However, no assurance can be given
that the IRS or a court will concur with such opinion.
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The Anti-Abuse Rule also provides that, unless a provision of the Code or
the Treasury Regulations prescribes the treatment of a partnership as an entity,
in whole or in part, and that treatment and the ultimate tax results, taking
into account all the relevant facts and circumstances, are clearly contemplated
by that provision, the IRS can treat a partnership as an aggregate of its
partners, in whole or in part, as appropriate to carry out the purpose of any
provision of the Code or the Treasury Regulations. Treatment of either
Partnership, in whole or in part, as an aggregate rather than an entity is
unlikely to materially change the federal tax consequences to any partner. In
addition, the REIT Provisions generally treat a partnership as an aggregate
rather than an entity for purposes of applying the REIT Requirements. Sidley &
Austin is therefore of the opinion that the Anti-Abuse Rule should not have a
material adverse effect on the federal income tax consequences to any partner or
on the ability of the Trust to qualify as a REIT.
OTHER TAX CONSEQUENCES
The Company and the holders of Paired Shares may be subject to state or
local taxation in various jurisdictions, including those in which it or they
transact business or reside. The state and local tax treatment of the Trust, the
Corporation and the holders of Paired Shares may not conform to the federal
income tax consequences discussed above. CONSEQUENTLY, HOLDERS OF PAIRED SHARES
SHOULD CONSULT THEIR OWN TAX ADVISORS REGARDING THE EFFECT OF STATE AND LOCAL
TAX LAWS ON THE PURCHASE, OWNERSHIP AND SALE OF PAIRED SHARES.
ERISA CONSIDERATIONS
This section is a summary of certain matters arising under the Employee
Retirement Income Security Act of 1974, as amended, together with applicable
regulations ("ERISA"), and Section 4975 of the Code which a fiduciary of an
"employee benefit plan" as defined in and subject to ERISA or of a "plan" as
defined in Section 4975 of the Code who has investment discretion should
consider before deciding to purchase Paired Shares (such "employee benefit
plans" and "plans" being referred to herein as "Plans" and such fiduciaries with
investment discretion being referred to herein as "Plan Fiduciaries"). The
discussion below under "Plan Asset Issue" also should be considered by a
prospective purchaser of Paired Shares that is not a Plan. This section is not
intended to deal with all matters arising under ERISA or Section 4975 of the
Code that may be relevant to a prospective purchaser of Paired Shares and does
not include state law or other legal requirements applicable to governmental or
church plans. The following statements regarding certain matters arising under
ERISA and the Code are based on the provisions of ERISA and the Code as
currently in effect and the existing administrative and judicial interpretations
thereunder. No assurance can be given that administrative, judicial or
legislative changes will not occur that could make such statements incorrect or
incomplete.
In general, the terms "employee benefit plan" as defined in ERISA and "plan"
as defined in Section 4975 of the Code together refer to any plan or account of
various types that provide retirement or welfare benefits to an individual or to
an employer's employees and their beneficiaries. Such plans include, but are not
limited to, corporate pension and profit sharing plans, so-called KEOGH plans
for self-employed individuals (including partners), simplified employee pension
plans and individual retirement accounts described in Section 408 of the Code,
medical benefit plans, bank commingled trust funds and insurance company
separate accounts for such plans and accounts and, under certain circumstances,
the general account of an insurance company.
FIDUCIARY AND PROHIBITED TRANSACTION CONSIDERATIONS
Each Plan Fiduciary, before deciding to purchase Paired Shares, must be
satisfied that such an investment is a prudent investment for the Plan, that the
investments of the Plan, including an investment in Paired Shares, are
diversified so as to minimize the risks of large losses, that an investment in
Paired Shares complies with the documents of the Plan and related trust, and
that an investment in Paired Shares complies with any other applicable
requirements of ERISA or the Code. Plan Fiduciaries should also consider the
entire discussion concerning federal income taxes under "Federal Income Tax
Considerations" and the
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discussion concerning shareholders' liability for obligations of the Trust under
"Risk Factors--Possible Liability of Trust Shareholders," which are relevant to
any decision by a Plan Fiduciary to purchase Paired Shares.
Each Plan Fiduciary, before deciding to purchase Paired Shares, must also
give appropriate consideration as to whether a prohibited transaction described
in Section 406 of ERISA or Section 4975 of the Code would result from the Plan's
purchase of Paired Shares and, if so, the availability of an exemption. Those
prohibited transactions include various direct and indirect transactions, such
as sales and loans, between a Plan and any person who with respect to the Plan
is a "party in interest" as defined in Section 3(14) of ERISA or "disqualified
person" as defined in Section 4975 of the Code, the use of the Plan's assets for
the benefit of any such person, and any fiduciary of the Plan dealing with the
Plan's assets in the fiduciary's own interest. The consequences of any such
prohibited transaction, if no exemption applies, can include the imposition of
excise taxes on the party in interest or disqualified person, the persons
involved in the transaction having to rescind the transaction and pay an amount
to the Plan for any losses realized by the Plan or profits realized by such
persons, disqualification of any individual retirement account involved in the
transaction with adverse tax consequences to the owner of such account, and
other liabilities that can have a significant, adverse effect on such persons.
For example, the Trust and the Corporation will contribute the entire net
proceeds received by each of them from the sale of the Paired Shares to the
Realty Partnership and Operating Partnership, respectively, which in turn will
use such proceeds, in part, to repay indebtedness and for the acquisition of fee
assets. See "Use Of Proceeds." Certain of the lenders with respect to such debt
or sellers of such fee assets may be parties in interest or disqualified persons
with respect to some Plans. Therefore, if any Paired Shares are purchased by a
Plan or for the benefit of a Plan with respect to which such a lender or seller
is a party in interest or a disqualified person, a prohibited transaction within
the meaning of Section 406 of ERISA or Section 4975 of the Code might be
considered to occur. If such a purchase does result in a prohibited transaction,
the Plan Fiduciary should not make the purchase unless an exemption applies.
PLAN ASSET ISSUE
The following paragraphs describe the rules applicable in determining
whether the assets of the Trust or the Corporation will for purposes of ERISA
and Section 4975 of the Code be considered assets of the Plans which purchase
Paired Shares or for whose benefit Paired Shares are purchased (I.E., whether
Trust and Corporation assets will be considered "Plan assets"). If the assets of
the Trust or Corporation will be considered to be assets of such Plans, the
assets of the Partnerships will also be considered to be assets of such Plans
and transactions entered into by the Partnerships will be subject to the
fiduciary and prohibited transaction considerations described above. If assets
of the Trust and Corporation will be considered Plan assets, (i) a Plan
Fiduciary must consider whether a purchase of Paired Shares will result in a
violation of any of the fiduciary rules under ERISA and (ii) any prospective
purchaser of Paired Shares must consider that prohibited transactions within the
meaning of Section 406 of ERISA or Section 4975 of the Code will occur if assets
of the Trust, Corporation or either of the Partnerships are involved in
transactions that include persons who are "parties in interest" as defined in
Section 3(14) of ERISA or "disqualified persons" as defined in Section 4975 of
the Code with respect to such Plans or if a person who manages or controls
assets of the Trust, Corporation or either of the Partnerships deals with those
assets in that person's own interest. The possible consequences of any such
prohibited transaction, if an exemption does not apply, are described above in
the second paragraph under the heading "Fiduciary and Prohibited Transaction
Considerations" and can have a significant adverse effect on the Partnerships,
the Trust and the Corporation.
A regulation issued by the United States Department of Labor under ERISA
(the "Plan Asset Regulation") contains rules for determining when an investment
by a Plan or for the benefit of a Plan in an equity interest in an entity, such
as the Paired Shares, will result in the underlying assets of the entity being
deemed assets of the Plan for purposes of ERISA and Section 4975 of the Code.
Those rules provide that assets of the entity will not be assets of a Plan that
purchases an equity interest therein if the equity interest qualifies as a
"publicly-offered security" or any of certain other exceptions apply.
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Under the Plan Asset Regulation, a "publicly-offered security" is a security
that is (i) "freely transferable," (ii) part of a class of securities that is
"widely-held," and (iii) either (a) part of a class of securities that is
registered under Section 12(b) or 12(g) of the Exchange Act or (b) sold to a
Plan as part of an offering of securities to the public pursuant to an effective
registration statement under the Securities Act and the class of securities of
which such security is a part is registered under the Exchange Act within 120
days (or such later time as may be allowed by the Securities and Exchange
Commission) after the end of the fiscal year of the issuer during which the
offering of such securities to the public occurred. Whether a security is
considered "freely transferable" depends on the facts and circumstances of each
case. If the security is part of an offering of which the minimum investment is
$10,000 or less, any restriction on or prohibition against any transfer or
assignment of such security for the purposes of preventing a termination or
reclassification of the entity for federal or state tax purposes will not of
itself ordinarily prevent the security from being considered freely
transferable. A class of securities is considered "widely-held" only if it is a
class of securities that is owned by 100 or more investors independent of the
issuer and of one another. A class of securities will not fail to be widely-held
solely because after the initial offering the number of independent investors
falls below 100 as a result of events beyond the control of the issuer.
The Trust and the Corporation believe that the Paired Shares to be sold
pursuant to the Offering meet the criteria to be "publicly-offered securities"
so that assets of the Trust and the Corporation should not be deemed assets of
the Plans purchasing Paired Shares. First, the Trust and the Corporation believe
that the Paired Shares will be considered to be freely transferable, as the
minimum investment is less than $10,000 and the only restriction on their
transfer is the Ownership Limitation. Second, the Trust and Corporation expect
the Paired Shares to immediately after the Offering be held by substantially
more than 100 investors and at least 100 or more of such investors to be
independent of the Trust and the Corporation and of one another. Third, the
Paired Shares are (i) part of a class of securities that is registered under
Section 12(b) or 12(g) of the Exchange Act and (ii) are being sold pursuant to
the Offering as part of an offering of securities to the public pursuant to an
effective registration statement under the Securities Act and the class of
securities of which the Paired Shares are a part is registered under the
Exchange Act within 120 days after the end of the year of the Trust and the
Corporation during which the offering of such securities to the public occurs.
NEITHER THE TRUST NOR THE CORPORATION REPRESENTS THAT A PURCHASE OF PAIRED
SHARES MEETS THE RELEVANT LEGAL REQUIREMENTS WITH RESPECT TO OR IS APPROPRIATE
FOR ANY PARTICULAR "EMPLOYEE BENEFIT PLAN" AS DEFINED IN ERISA OR ANY "PLAN" AS
DEFINED IN SECTION 4975 OF THE CODE. THE FIDUCIARY WITH INVESTMENT DISCRETION
CONCERNING ANY EMPLOYEE BENEFIT PLAN OR PLAN SHOULD CONSULT WITH ITS OWN LEGAL
ADVISOR AND OTHER APPROPRIATE ADVISORS REGARDING SPECIFIC CONSIDERATIONS ARISING
UNDER ERISA, SECTION 4975 OF THE CODE AND STATE AND OTHER LAW WITH RESPECT TO
THE PURCHASE, OWNERSHIP OR SALE OF PAIRED SHARES BY SUCH EMPLOYEE BENEFIT PLAN
OR PLAN IN LIGHT OF THE CIRCUMSTANCES OF THAT PARTICULAR EMPLOYEE BENEFIT PLAN
OR PLAN.
CONVERTIBLE NOTES
In order to facilitate the Offering by the Company of Paired Shares, the
Underwriters will purchase the Starwood Lodging Convertible Notes due
, 1995 (the "Notes"). The Notes will be automatically converted into
Paired Shares (at a conversion price equal to the public offering price of the
Paired Shares) upon certification to the Trustee (defined below) of the transfer
of beneficial ownership of the Notes to any person or entity which is not an
Underwriter or a selected dealer in the offering or an affiliate of any of
either. The automatic conversion will take place without physical delivery of
the Notes to any transferee of an Underwriter, selected dealer or affiliate:
such transferee will receive only a certificate for the Paired Shares issued
upon such conversion. The structure of the Offering is designed to avoid the
possibility that the Underwriters, selected dealers and the affiliates of
either, or any of them, acquire 8.0% or more of the Paired Shares in violation
of the Ownership Limitation. See "Capital Stock--Ownership Limits; Restrictions
on Transfer; Repurchase and Redemption of Shares."
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Because the Notes automatically will be converted into Paired Shares upon
sale to the public, no market for the Notes is expected to develop. The
following description of the Notes is provided in the event that any Notes are
acquired and held by any Underwriter, selected dealer or affiliate of any of
either, in whose hands the Notes do not automatically convert into Paired
Shares.
The Notes are to be issued under an indenture (the "Indenture") to be dated
as of June 15, 1995 between the Company and First Interstate Bank as trustee
(the "Trustee"). The following statements relating to the Notes and the
Indenture are summaries, do not purport to be complete and are qualified in
their entirety by reference to the Notes and the Indenture.
The Notes will not bear interest. The Notes will be issued in registered
form in denominations of the same dollar amount as a multiple of the public
offering price of the Paired Shares and will be unsecured, several obligations
of the Trust and the Corporation maturing on , 1995. At the option of
the Company, the maturity date of the Notes may be extended at any time or from
time to time, by written notice to the Trustee prior to the maturity date,
including any extension thereof, to a date not later than , 1997. The
Trust will be obligated to pay 95% of the Notes and the Corporation the balance
in accordance with the allocation of the proceeds of the offering of the Paired
Shares set forth under "Use of Proceeds."
There are no redemption or sinking fund provisions applicable to the Notes
and the Notes are not subject to redemption prior to maturity by the Company or
either of them.
The following are Events of Default under the Indenture: failure of the
Trust or the Corporation to pay principal owing by it in respect of any Note
when due; failure of Trust or the Corporation to comply with any of its other
agreements in the Notes or the Indenture, continued for 90 days after notice is
given as provided in the Indenture; and certain events of bankruptcy, insolvency
or reorganization. If an Event of Default occurs and is continuing, either the
Trustee or the holders of at least 25% in aggregate principal amount of the
Notes outstanding may declare the entire principal amount of the Notes to be due
and payable immediately.
The Indenture provides that, subject to the duty of the Trustee during
default to act with the required standard of care, the Trustee will be under no
obligation to exercise any of its rights or powers under the Indenture unless it
shall have received reasonable security and indemnity from the holders of the
Notes against any costs, expenses or liabilities. Subject to such provisions for
the indemnification of the Trustee, the holders of a majority in aggregate
principal amount of the outstanding Notes will have the right to direct the
time, method and place of conducting any proceeding for any remedy available to
the Trustee or exercising any trust or power conferred on the Trustee.
The Indenture does not require the Company to furnish to the Trustee any
periodic evidence as to the absence of any default under the Indenture or the
compliance by the Company with the terms of the Indenture.
The Indenture or the Notes may be amended or supplemented without the
consent of the noteholders in certain circumstances and with the consent of
holders at least a majority of the principal amount of the Notes at the time
outstanding, subject to certain exceptions. Any past default, or compliance with
any provision may be waived with the consent of the holders of a majority of the
principal amount of the Notes at the time outstanding.
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UNDERWRITING
Subject to the terms and conditions set forth in a purchase agreement (the
"Purchase Agreement") among the Company and each of the underwriters named below
(the "Underwriters"), the Company has agreed to sell to each of the Underwriters
named below for whom Merrill Lynch, Pierce, Fenner & Smith Incorporated
("Merrill Lynch"), Bear, Stearns & Co. Inc., Alex. Brown & Sons Incorporated,
Lehman Brothers Inc., Prudential Securities Incorporated ("Prudential") and
Smith Barney Inc. are acting as representatives (the "Representatives"), and
each of the Underwriters severally has agreed, subject to the terms and
conditions set forth therein, to purchase from the Company, Notes convertible
into the respective number of Paired Shares set forth below opposite their
respective names.
<TABLE>
<CAPTION>
NUMBER OF
U.S. UNDERWRITER PAIRED SHARES
-------------
<S> <C>
Merrill Lynch, Pierce, Fenner & Smith
Incorporated...................................................................
Bear, Stearns & Co. Inc. ................................................................
Alex. Brown & Sons Incorporated..........................................................
Lehman Brothers Inc......................................................................
Prudential Securities Incorporated.......................................................
Smith Barney Inc.........................................................................
-------------
Total.......................................................................... 10,250,000
-------------
-------------
</TABLE>
In the Purchase Agreement, the Underwriters have agreed, subject to the
terms and conditions set forth therein, to purchase all of the Notes being sold
pursuant to such Purchase Agreement if any of such Notes are purchased. Under
certain circumstances, the commitments of non-defaulting Underwriters may be
increased.
The Representatives have advised the Company that the Underwriters propose
initially to offer the Notes (which will automatically be converted into Paired
Shares upon purchase by the public) to the public at the initial price per
Paired Share into which the Notes are convertible set forth on the cover page of
this Prospectus, and to certain dealers at such price less a concession not in
excess of $. per Paired Share issuable upon conversion of the Notes purchased
by such dealers. The Underwriters may allow, and such dealers may reallow, a
discount not in excess of $. per Paired Share issuable upon conversion of the
Notes purchased by such dealers on sales to certain other dealers. Upon
completion of the Offering, the offering price per Paired Share issuable upon
conversion of the Notes purchased by such dealers to the public and the
concession and discount to dealers may be changed.
The Company has granted an option to the Underwriters, exercisable during
the 30-day period after the date of this Prospectus, to purchase additional
Notes convertible into up to 1,537,500 Paired Shares solely to cover
over-allotments, if any, at the initial price per Paired Share into which the
Notes are convertible to the public less the underwriting discount set forth on
the cover page of this Prospectus. To the extent that the Underwriters exercise
this option, each Underwriter will be obligated, subject to certain conditions,
to purchase approximately the same percentage of such additional Notes which the
number of Paired Shares into which Notes to be purchased by it are convertible
shown in the foregoing table bears to the Paired Shares initially offered
hereby.
In the Purchase Agreement, the Company has agreed to indemnify the several
Underwriters against certain civil liabilities, including liabilities under the
Securities Act, or to contribute to payments the Underwriters may be required to
make in respect thereof. The Purchase Agreement contains certain provisions that
are designed to ensure that the underwriting complies with the Ownership
Limitation.
The executive officers of the Company and the Trustees and Directors of the
Company and Starwood Capital have agreed not to offer, sell, contract to sell or
otherwise dispose of any Paired Shares or any securities convertible into or
exercisable for Paired Shares (except for issuances by the Company pursuant to
the exchange of Units and for distribution of Units to parties who have direct
or indirect interests in Starwood Capital who agree to be bound by the foregoing
restrictions) for a period of one year after the
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closing of the Offering without the prior written consent of Merrill Lynch and
the Company (which consent of the Company must be approved by a majority of the
Independent Trustees/Directors). The Company has agreed, subject to certain
exceptions (including the exceptions referenced above, the issuance of Paired
Shares pursuant to existing options and warrants, the grant of options under the
1995 Option Plan and in connection with acquisitions), not to offer, sell,
contract to sell or otherwise dispose of any Paired Shares for a one-year period
after the date of this Prospectus, without the prior written consent of Merrill
Lynch.
The Company and Starwood Capital have retained Merrill Lynch for financial
advisory services in connection with the Reorganization and the Company owes
Merrill Lynch a fee of $100,000. The Company is also obligated to pay Merrill
Lynch an additional $50,000 in July 1995 and $50,000 in reimbursement of
out-of-pocket expenses incurred in connection with its engagement. The Company
has agreed to pay Merrill Lynch a fee for advisory services in connection with
the Reorganization equal to 0.75% of the gross proceeds realized from the
Offering, less $250,000. The Company retained Smith Barney for financial
advisory services in connection with the Reorganization and paid Smith Barney a
fee of $200,000 and owes Smith Barney additional fees of $350,000.
Following a refinancing in March 1995 of senior debt of the Company
previously held by the New Lender, an affiliate of Merrill Lynch, such New
Lender holds the Company's senior indebtedness of $130.4 million. As part of
such transaction, the Company paid to the New Lender a fee of approximately $2.3
million. All of the Company's senior debt is being repaid from the proceeds of
the Offering. The New Lender also has an outstanding $6.3 million first mortgage
loan secured by the Omni Chapel Hill, which bears interest at LIBOR plus 3% and
is being repaid in full from the proceeds of the Offering. The New Lender was
paid a fee of $63,000 in connection with such loan. See "Use of Proceeds" and
"Certain Relationships and Related Transactions."
Merrill Lynch from time to time provides investment banking and financial
advisory services to Starwood Capital and has explored and continues to explore
other business activities with Starwood Capital.
The Sheraton Colony Square is being acquired from the parent of Prudential
with $34.0 million of the proceeds of the Offering.
The Acquisition Facility and the Financing are expected to be provided by
affiliates of Lehman Brothers Inc. See "The Acquisition Facility and Other
Financing." The Company will pay an affiliate of Lehman Brothers Inc. a fee of
1% of the maximum amount of the Acquisition Facility at the closing thereof,
plus a fee of .25% per annum on the unfunded portion of the Acquisition
Facility. If defaults were to occur under the Acquisition Facility or the
Financing, the lenders would have the right to pursue various remedies,
including foreclosure upon collateral, which could have a material adverse
effect on the Company and the holders of the Paired Shares.
EXPERTS
The separate and combined financial statements and financial statement
schedules of Starwood Lodging Trust and Starwood Lodging Corporation as of
December 31, 1994 and 1993 and for each of the three years in the period ended
December 31, 1994, and the financial statements of the Doubletree Club Hotel of
Rancho Bernardo included in this Prospectus, have been audited by Deloitte &
Touche LLP, independent auditors, as stated in their reports appearing herein.
Such financial statements and financial statement schedules have been included
herein in reliance upon the reports of such firm given upon their authority as
experts in accounting and auditing.
The financial statements of Embassy Suites--Tempe, Starwood Wichita
Investors, L.P., Capital Hill Suites, and French Quarter Square and the
Schedules of Operating Revenue and Certain Expenses for the French Quarter
Square to the extent and for the periods included in their reports (which, with
respect to French Quarter Square, contain an explanatory paragraph relating to
certain litigation disputing the ownership of the underlying real property as
more fully described in Note 7 to the financial statements), have been audited
by Price Waterhouse LLP, independent accountants, given on the authority of said
firm as experts in auditing and accounting.
The financial statements of Sheraton Colony Square as of December 31, 1994
and 1993 and for each of the three years in the period ended December 31, 1994
have been audited by Ernst & Young LLP, independent accountants, given on the
authority of said firm as experts in auditing and accounting.
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LEGAL MATTERS
Sidley & Austin, Chicago, Illinois, has passed upon the validity of the
issuance of the Paired Shares offered pursuant to this Prospectus. In addition,
the description of federal income tax consequences contained in this Prospectus
entitled "Federal Income Tax Considerations" is based upon the opinion of Sidley
& Austin. Lawyers at Sidley & Austin own or hold options to purchase an
aggregate of 12,227 Paired Shares. Certain legal matters related to the Offering
will be passed upon for the Underwriters by Rogers & Wells, New York, New York.
Rogers & Wells acted as counsel to Starwood Capital in connection with the
Reorganization. Sidley & Austin and Rogers & Wells will rely upon the opinion of
Piper & Marbury, Baltimore, Maryland, as to matters of Maryland law.
ADDITIONAL INFORMATION
The Company has filed with the Commission a Registration Statement (of which
this Prospectus is a part) on Form S-2 under the Securities Act with respect to
the Paired Shares offered hereby. This Prospectus does not contain all the
information set forth in the Registration Statement, certain portions of which
have been omitted as permitted by the rules and regulations of the Commission.
Statements contained in this Prospectus as to the content of any contract or
other document are not necessarily complete, and in each instance reference is
made to the copy of such contract or other document filed as an exhibit to the
Registration Statement, each such statement being qualified in all respects by
such reference and the exhibits and schedules thereto. For further information
regarding the Trust and the Corporation and the Paired Shares offered hereby,
reference is hereby made to the Registration Statement and such exhibits and
schedules.
The Trust and the Corporation are subject to the informational requirements
of the Securities Exchange Act of 1934 and, in accordance therewith, file
reports, proxy or information statements and other information with the
Commission. The Registration Statement, as well as such reports, proxy or
information statements, schedules and other information filed by the Trust and
the Corporation with the Commission can be inspected and copies obtained from
the Commission at Room 1024, Judiciary Plaza, 450 Fifth Street, N.W.,
Washington, D.C. 20549, and at the following regional offices of the Commission:
75 Park Place, Room 1400, New York, New York 10007 and Northwestern Atrium
Center, 500 West Madison Street, Suite 1400, Chicago, Illinois 60661-2511.
Copies of such material can be obtained from the Public Reference Section of the
Commission, 450 Fifth Street, N.W., Washington, D.C. 20549, at prescribed rates.
Such reports, proxy or information statements and other information concerning
the Trust and the Corporation can also be inspected at the offices of the New
York Stock Exchange, Inc., Public Reference Section, 20 Broad Street, New York,
New York 10005.
The Trust and the Corporation intend to continue to furnish their
shareholders with annual reports containing consolidated financial statements
audited by its independent certified public accountants and with quarterly
reports containing unaudited condensed consolidated financial statements for
each of the first three quarters of each fiscal year.
INFORMATION INCORPORATED BY REFERENCE
The Company's Annual Report on Form 10-K for the year ended December 31,
1994, and the Company's Quarterly Report on Form 10-Q for the quarter ended
March 31, 1995 which has been filed by the Company with the Commission, is
incorporated in this Prospectus by reference and is made a part hereof.
Any statement contained in a document incorporated by reference herein shall
be deemed to be modified or superseded for all purposes to the extent that a
statement contained in this Prospectus modifies or supersedes such statement.
Copies of all documents incorporated by reference, other than exhibits to
such documents not specifically incorporated by reference therein, will be
provided without charge to each person to whom this Prospectus is delivered upon
oral or written request by such person to Jayne Gordon, Starwood Lodging Trust,
11845 West Olympic Blvd., Suite 550, Los Angeles, CA 90064.
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GLOSSARY
"ACMS" means asbestos-containing materials.
"ACQUISITION FACILITY" means a line of credit of the Company which will be
available to finance acquisitions by the Realty Partnership and for other
corporate purposes, including working capital.
"ADA" means the Americans with Disabilities Act of 1990.
"ADR" means average daily rate.
"ANTI-ABUSE RULE" means regulations of the IRS that provide an anti-abuse
rule under the Partnership Provisions.
"ASSETS" means the hotel assets of the Company.
"BOARD OF TRUSTEES" means the Board of Trustees of the Trust.
"BOARD OF DIRECTORS" means the Board of Directors of the Corporation.
"BOARDS" means the Board of Trustees and the Board of Directors.
"BOOK-TAX DIFFERENCE" means the difference between the fair market value of
a contributed property at the time of contribution and the adjusted tax basis of
such property at the time of contribution.
"BUILT-IN-GAIN ASSET" means an asset held by the Trust on January 1, 1995 or
acquired by the Trust from a current or former C corporation in certain
transactions in which the basis of such asset in the hands of the Trust is
determined by reference to the basis of the asset in the hands of the current or
former C corporation, which asset has a fair market value in excess of its
adjusted basis.
"CASH OPTION" means the option of the Company to pay for Units tendered
pursuant to the Exchange Rights Agreement with cash or borrowed funds.
"CLARK COUNTY BOARD" means the Clark County Liquor and Gaming Licensing
Board.
"CODE" means Internal Revenue Code of 1986, as amended, together with
applicable regulations.
"COMBINED OPTION" means the option of the Company to pay for Units tendered
pursuant to the Exchange Rights Agreement with a combination of Paired Shares
and cash.
"COMPANY" means collectively the Trust and the Corporation and those
entities respectively owned or controlled by the Trust or the Corporation,
including the Realty Partnership, the Operating Partnership and the LLCs.
"CORPORATION" means Starwood Lodging Corporation, a Maryland corporation,
and its subsidiaries.
"CORPORATION ASSETS" means certain properties and assets of the Corporation,
subject to certain liabilities, contributed to the Operating Partnership.
"CORPORATION GROUP" means the affiliated group of corporations of which the
Corporation is the common parent.
"CORPORATION PREFERRED STOCK" means preferred stock, with a par value of
$0.01 per share, of the Corporation.
"CORPORATION SHARES" means the shares of common stock, par value $0.01 per
share, of the Corporation.
"DISINTERESTED MEMBERS" means a majority of the members of the Board of
Trustees of the Trust or the Board of Directors of the Corporation, as
applicable, who are not employees, officers, directors, Affiliates or Associates
of the Interested Person who or which is a party to the Transaction.
"EBITDA" means earnings before interest, taxes, depreciation and
amortization.
"EQR" means Equity Residential Properties Trust, a New York Stock Exchange
listed company.
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"ERISA" means the Employee Retirement Income Securities Act of 1974, as
amended, together with applicable regulations.
"EXCESS COMMON TRUST SHARES" means the Excess Shares, with a par value of
$0.01 per share, of the Trust.
"EXCESS CORPORATION COMMON STOCK" means the Excess Common Stock, with a par
value of $0.01 per share, of the Corporation.
"EXCESS CORPORATION PREFERRED STOCK" means the Excess Preferred Stock, with
a par value of $0.01 per share, of the Corporation.
"EXCESS PREFERRED TRUST SHARES" means the Excess Preferred Shares, with a
par value of $0.01 per share, of the Trust.
"EXCESS SHARES" means the Excess Common Trust Shares, the Excess Corporation
Common Stock, the Excess Corporation Preferred Stock, the Excess Preferred Trust
Shares and the Excess Trust Shares.
"EXCESS TRUST SHARES" means the Excess Trust Shares with a par value of
$0.01 per share.
"EXCHANGE ACT" means the Securities Exchange Act of 1934, as amended.
"EXCHANGE DATE" means the date of tender of Units under the Paired Share
Option or the Combined Option.
"EXCHANGE RIGHTS AGREEMENT" means the Exchange Rights Agreement dated as of
January 1, 1995 among the Trust, the Corporation, Starwood Capital, the Realty
Partnership and the Operating Partnership.
"EXCLUDED ASSETS" means certain properties and other assets of Starwood
Capital not contributed to the Company at the closing of the Reorganization.
"FINANCING" means a $45 million, 18 month repurchase financing comittment
from Lehman Commercial Paper Inc. to the Realty Partnership.
"FORMATION AGREEMENT" means the Formation Agreement dated as of November 11,
1994 among Hotel Investors Trust, Hotel Investors Corporation, Starwood Capital
Group, L.P., Berl Holdings L.P., Starwood Apollo Hotel Partners I, L.P.,
Starwood Apollo Hotel Partners VIII, L.P., Starwood Apollo Hotel Partners IX, LP
and Starwood Nomura Hotel Investors, L.P. and the related side letter.
"FRANCHISE AGREEMENTS" means franchise or license agreements relating to all
but eleven of the Company's Hotel Assets pursuant to which such assets will be
operated.
"GAMING APPROVAL" means certain necessary licenses and regulatory approvals
of the Clark County Board, the Nevada Board, the Nevada Commission and local
gaming authorities.
"GAMING ASSETS" means the gaming assets and operations of a subsidiary of
the Corporation.
"GDP" means Gross Domestic Product.
"GROSS INCOME TESTS" means the three gross income requirements the Trust
must annually satisfy to maintain qualification as a REIT.
"HARVEY SECOND MORTGAGES" means the portfolio of three subordinated notes
which are secured by the same hotels which secure three mortgage notes that were
contributed by Starwood Capital to the Company as part of the Reorganization.
"HI NEVADA" means Hotel Investors Corporation of Nevada, a wholly-owned
subsidiary of the Corporation.
"HOTEL ASSETS" means the fee or long-term leasehold interests of the Company
in 32 hotels, including two hotel/casinos and 13 third-party promissory notes
secured by mortgages on 15 additional hotels.
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"INDENTURE" means the Indenture of Trust to be dated as of June 15, 1995
between the Company and First Interstate Bank.
"INDEPENDENT TRUSTEE/DIRECTOR" means a trustee of the Trust or a director of
the Corporation, as the case may be, who is not employed by or affiliated with
Starwood Capital or the Company.
"INTERCOMPANY LEASES" means the leases between the Realty Partnership and
the Operating Partnership.
"INTERESTED PERSON" means any person or entity who or which is the
beneficial owner, directly or indirectly, of 5% or more of the outstanding
Paired Shares or the outstanding Realty Units or Operating Units or who or which
is an Affiliate or Associate of the Trust, the Corporation or either of the
Partnerships.
"IRS" means the Internal Revenue Service.
"IRS LETTER" means the determination letter dated August 15, 1994 from the
IRS to the Trust.
"ISSUANCE PERCENTAGES" means 95% with respect to the Trust and 5% with
respect to the Corporation, as such percentages may be amended from time to
time.
"LEASES" means the Intercompany Leases and the leases for three hotels and
associated property between the Realty Partnership and an unrelated person.
"LIBOR" means the London Inter-Bank Offering Rate.
"LLCS" means SLT Realty Company, L.L.C., a Delaware limited liability
company, and Starlex LLC, a New York limited liability company.
"MARYLAND REIT LAW" means the Maryland statute governing real estate
investment trusts formed under Maryland law.
"MERRILL LYNCH" means Merrill Lynch, Pierce, Fenner & Smith Incorporated.
"MGCL" means the Maryland General Corporation Law, as amended.
"MORTGAGE NOTES RECEIVABLES" means the 13 performing promissory notes
secured by mortgages on 15 hotels.
"NAREIT" means the National Association of Real Estate Investment Trusts.
"NEVADA BOARD" means the Nevada State Gaming Control Board.
"NEVADA COMMISSION" means the Nevada Gaming Commission.
"NEVADA GAMING AUTHORITIES" means the Clark County Liquor and Gaming
Licensing Board, the Nevada State Gaming Control Board and the Nevada Gaming
Commission.
"NEW LENDER" means the affiliate of Merrill Lynch which purchased $74
million of the Company's Senior Debt.
"NON-U.S. STOCKHOLDERS" means non-resident alien individuals, foreign
corporations, foreign partnerships, or foreign estates or trusts for purposes of
federal income taxation of the ownership and disposition of stock.
"NOTES" means the Convertible Notes Due , 1995 to be issued by
the Trust and the Corporation.
"NYSE" means the New York Stock Exchange, Inc.
"OFFERING" means the Offering of 10,250,000 Paired Shares contemplated
hereby.
"OPERATING PARTNERSHIP" means SLC Operating Limited Partnership, a Delaware
limited partnership.
"OPTIONS" means the share options granted pursuant to the 1995 Option Plan.
"OWNED HOTELS" means fee or long-term leasehold interests of the Company in
32 hotels including two hotel/casinos.
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"OWNERSHIP LIMITATION" means the prohibition of actual or constructive
ownership of more than 8.0% of the Paired Shares contained in the Corporation's
Articles of Incorporation and the Trust's Declaration of Trust.
"PAIRED SHARE" means a unit consisting of one Trust Share and one
Corporation Share.
"PAIRED SHARE OPTION" means the option of the Company to pay for Units
tendered pursuant to the Exchange Right Agreement by delivering Paired Shares.
"PAIRING AGREEMENT" means the Pairing Agreement dated June 25, 1980 between
the Trust and the Corporation, as amended.
"PARTNERSHIP AGREEMENTS" means the partnership agreements of the Realty
Partnership and the Operating Partnership.
"PARTNERSHIP OPTION" means the option of the Partnerships to acquire the
interests of Starwood Capital in one or more Excluded Assets.
"PARTNERSHIP PROVISIONS" means the partnership provisions of the Code.
"PARTNERSHIPS" means the Realty Partnership and the Operating Partnership.
"PCBS" means polychlorinated biphenyls.
"PERMITTED WESTIN INVESTMENTS" means those investments in United States
hotel equity interests which Westin may acquire pursuant to the Westin
Agreement.
"PROHIBITED SERVICES" means services that would give use to unrelated
business taxable income if provided by a tax-exempt organization.
"PURCHASE AGREEMENT" means the Purchase Agreement among the Company and the
Underwriters.
"PURCHASE RIGHTS" means any grant, issuance, or sale on a pro rata basis to
all holders of Paired Shares, options, convertible securities or right to
purchase shares of stock warrants, securities or property of the Company.
"RATIO OF DEBT-TO-TOTAL MARKET CAPITALIZATION" means total consolidated debt
of the Company as a percentage of the market value of all outstanding shares,
assuming the exchange of all exchangeable securities for shares, plus total
consolidated debt.
"REGISTRATION RIGHTS AGREEMENT" means the Registration Rights Agreement
dated as of January 1, 1995 among the Trust, the Corporation, and Starwood
Capital.
"REALTY PARTNERSHIP" means SLT Realty Limited Partnership, a Delaware
limited partnership.
"RECOGNITION PERIOD" means the ten-year period beginning on January 1, 1995
with respect to assets held by the Trust on such date or, with respect to other
Built-in Gain Assets, the date on which such assets were acquired by the Trust.
"REIT" means a real estate investment trust as defined in the Code.
"REIT REQUIREMENTS OR PROVISIONS" means Sections 856 through 860 of the Code
and applicable treasury regulations.
"RELATED PARTY TENANT" means a tenant of which a REIT, or a direct or
indirect owner of 10% or more of the REIT, directly or indirectly owns 10% or
more.
"REORGANIZATION" means a series of transactions between the Company and
Starwood Capital, consummated as of January 1, 1995.
"REVPAR" means room revenue per available room calculated as room revenues
divided by rooms available.
"ROSS" means Leonard Ross, an individual.
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"ROSS AGREEMENT" means the agreement between Leonard Ross and his affiliates
and Starwood Capital in settlement of threatened litigation by Ross.
"RULE 144" means Rule 144 promulgated under the Securities Act.
"RULING" means the Private Letter Ruling of the IRS to the Trust, dated
January 4, 1980.
"RULPA" means the Delaware Revised Uniform Limited Partnership Act.
"SECURITIES ACT" means the Securities Act of 1933, as amended.
"SHAREHOLDER" means a holder of shares of beneficial interest in the Trust
and a holder of shares of stock of the Corporation.
"STARWOOD" means Starwood Capital and its predecessor.
"STARWOOD AFFILIATE" means any person or entity which controls, is
controlled solely by or is under common control with, Starwood Capital Group,
L.P.
"STARWOOD CAPITAL" means Starwood Capital Group, L.P., and the Starwood
Affiliates.
"STARWOOD DEBT FUNDS" means the current investment fund sponsored by
Starwood Capital with a principal investment purpose of originating or acquiring
performing real estate debt and debt-related interests, and any future similar
such entity.
"STARWOOD NONCOMPETE" means the agreement between the Starwood Capital and
the Partnerships whereby Starwood Capital has agreed not to compete with the
Partnerships.
"STARWOOD OPERATING ASSETS" means cash, leases and other assets contributed
by Starwood Capital and certain affiliates to the Operating Partnership.
"STARWOOD REALTY ASSETS" means the cash, certain hotel properties and first
mortgage hotel notes contributed by Starwood Capital to the Realty Partnership
in the Reorganization.
"SWAP AGREEMENTS" means the agreements entered into between Starwood Capital
and the New Lender in connection with the purchase of senior debt previously
owned by Starwood Capital.
"TAX-EXEMPT STOCKHOLDER" means a qualified plan, IRA or other tax exempt
entity.
"TIN" means taxpayer identification number.
"TRANSACTION" means any contract, sale, lease, exchange, mortgage, transfer
or disposition to or with, or any transaction with, any Interested Person.
"TRUST" means Starwood Lodging Trust, a Maryland real estate investment
trust.
"TRUST ASSETS" means all the properties and assets of the Trust, subject to
substantially all of its liabilities, contributed to the Realty Partnership.
"TRUST SHARES" means the shares of beneficial interest, par value $0.01 per
share, of the Trust.
"TRUSTEE" means First Interstate Bank, as trustee under the Indenture.
"UBTI" means unrelated business taxable income, as defined in Section 512 of
the Code and applicable treasury regulations.
"UNITS" means limited partnership units of the Partnerships.
"UNDERWRITERS" means the Underwriters named herein.
"WESTIN" means the Westin Hotel Company and certain of its affiliates.
"WESTIN AGREEMENT" means the agreement among the Company, Starwood Capital
and Westin pursuant to which Westin has agreed, subject to certain exceptions
and limitations, not to acquire or seek to acquire United States hotel equity
interests.
105
<PAGE>
"WESTIN INVESTORS" means Westin and the owners of Westin other than Starwood
Capital.
"WESTIN RESTRICTION PERIOD" means the period in which an officer, director,
general partner or employee of Starwood Capital is on either of the Boards and
Starwood Capital co-controls Westin.
"1986 CORPORATION WARRANTS" means warrants of the Corporation to purchase up
to an aggregate of 276,662 Corporation Shares at a purchase price of $3.06 per
Corporation Share.
"1986 WARRANTS" means a unit consisting of one 1986 Trust Warrant and one
1986 Corporation Warrant. Each 1986 Paired Warrant is exercisable at a price
equal to $101.70 per Paired Share.
"1986 TRUST WARRANTS" means warrants of the Trust to purchase up to an
aggregate of 276,662 Trust Shares at a purchase price of $98.64 per Trust Share.
"1995 SHARE OPTION PLANS" means the 1995 Share Option Plan of the Trust and
the 1995 Share Option Plan of the Corporation.
106
<PAGE>
INDEX TO FINANCIAL STATEMENTS AND FINANCIAL
STATEMENT SCHEDULES
<TABLE>
<S> <C>
STARWOOD LODGING TRUST AND STARWOOD LODGING
CORPORATION--PRO FORMA
Separate and Combined Balance Sheets at March 31, 1995.............................. F-4
Notes to Pro Forma Balance Sheets................................................... F-8
Separate and Combined Statements of Operations for the three months ended March 31,
1995 and the year ended December 31, 1994.......................................... F-10
Notes to Pro Forma Statements of Operations......................................... F-17
STARWOOD LODGING TRUST AND STARWOOD LODGING
CORPORATION--HISTORICAL
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION:
Combined Balance Sheets as of March 31, 1995 and December 31, 1994.................. F-19
Combined Statements of Operations for the three months ended March 31, 1995 and
1994............................................................................... F-20
Combined Statements of Cash Flows for the three months ended March 31, 1995 and
1994............................................................................... F-21
STARWOOD LODGING TRUST:
Balance Sheets as of March 31, 1995 and December 31, 1994........................... F-22
Statements of Operations for the three months ended March 31, 1995 and 1994......... F-23
Statements of Cash Flows for the three months ended March 31, 1995 and 1994......... F-24
STARWOOD LODGING CORPORATION:
Balance Sheets as of March 31, 1995 and December 31, 1994........................... F-25
Statements of Operations for the three months ended March 31, 1995 and 1994......... F-26
Statements of Cash Flows for the three months ended March 31, 1995 and 1994......... F-27
SLT REALTY LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP:
Combined Balance Sheet as of March 31, 1995......................................... F-28
Combined Statement of Operations for the three months ended March 31, 1995.......... F-29
Combined Statements of Cash Flows for the three months ended March 31, 1995......... F-30
SLT REALTY LIMITED PARTNERSHIP:
Balance sheet as of March 31, 1995.................................................. F-31
Statement of Operations for the three months ended March 31, 1995................... F-32
Statement of Cash Flows for the three months ended March 31, 1995................... F-33
SLC OPERATING LIMITED PARTNERSHIP:
Balance Sheet as of March 31, 1995.................................................. F-34
Statement of Operations for the three months ended March 31, 1995................... F-35
Statements of Cash Flows for the three months ended March 31, 1995.................. F-36
NOTES TO THE FINANCIAL STATEMENTS................................................... F-37
STARWOOD LODGING TRUST AND STARWOOD LODGING
CORPORATION--HISTORICAL
Independent Auditors' Report........................................................ F-40
</TABLE>
F-1
<PAGE>
<TABLE>
<S> <C>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION:
Combined Balance Sheets as of December 31, 1994 and 1993............................ F-41
Combined Statements of Operations for each of the three years in the period ended
December 31, 1994.................................................................. F-42
Combined Statements of Cash Flows................................................... F-43
Combined Statements of Shareholders' Equity......................................... F-44
STARWOOD LODGING TRUST:
Balance Sheets as of December 31, 1994 and 1993..................................... F-45
Statements of Operations for each of the three years in the period ended December
31, 1994........................................................................... F-46
Statements of Cash Flows............................................................ F-47
Statements of Shareholders' Equity.................................................. F-48
STARWOOD LODGING CORPORATION:
Balance Sheets as of December 31, 1994 and 1993..................................... F-49
Statements of Operations for each of the three years in the period ended December
31, 1994........................................................................... F-50
Statements of Cash Flows............................................................ F-51
Statements of Shareholders' Deficit................................................. F-52
NOTES TO FINANCIAL STATEMENTS....................................................... F-53
SCHEDULES:
Schedule III--Real Estate and Accumulated Depreciation.............................. F-75
Schedule IV--Mortgage Loans on Real Estate.......................................... F-79
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS...................................... F-81
STARWOOD WICHITA INVESTORS, L.P.:
Reports of Independent Accountants.................................................. F-90
Balance Sheet as of December 31, 1994 and 1993...................................... F-92
Statement of Operations............................................................. F-93
Statement of Changes in Partners' Capital/Division Equity (Deficit)................. F-94
Statement of Cash Flows............................................................. F-95
Notes to Financial Statements....................................................... F-96
THE FRENCH QUARTER SQUARE:
Reports of Independent Accountants.................................................. F-100
Balance Sheet as of December 31, 1994............................................... F-101
Statement of Operations............................................................. F-102
Statement of Changes in Partners' Capital........................................... F-103
Statement of Cash Flows............................................................. F-104
Notes to Financial Statements....................................................... F-105
Report of Independent Accountant.................................................... F-108
Schedules of Operating Revenue and Certain Expenses................................. F-109
Notes to Financial Statements....................................................... F-110
CAPITOL HILL SUITES:
Reports of Independent Accountants.................................................. F-112
Balance Sheet as of December 31, 1994 and 1993...................................... F-114
Statement of Operations............................................................. F-115
Statement of Changes in Division/Stockholders' Equity............................... F-116
Statement of Cash Flows............................................................. F-117
Notes to Financial Statements....................................................... F-118
</TABLE>
F-2
<PAGE>
<TABLE>
<S> <C>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO:
Independent Auditors' Report........................................................ F-120
Balance Sheets as of December 31, 1994 and 1993..................................... F-121
Statements of Operations and Owners' Equity......................................... F-122
Statements of Cash Flows............................................................ F-123
Notes to Financial Statements....................................................... F-124
EMBASSY SUITES--TEMPE:
Report of Independent Accountants................................................... F-126
Balance Sheet as of March 31, 1995 (unaudited) and December 31, 1994 and 1993....... F-127
Statement of Operations............................................................. F-128
Statement of Changes in Partner's Capital........................................... F-129
Statement of Cash Flows............................................................. F-130
Notes to Financial Statements....................................................... F-131
SHERATON COLONY SQUARE HOTEL
Independent Auditors' Report........................................................ F-134
Balance Sheets as of March 31, 1995 (unaudited) and December 31, 1994 and 1993...... F-135
Statements of Income................................................................ F-136
Statements of Owner's Equity........................................................ F-137
Statements of Cash Flows............................................................ F-138
Notes to Financial Statements....................................................... F-139
</TABLE>
F-3
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
PRO FORMA SEPARATE AND COMBINED BALANCE SHEETS
MARCH 31, 1995
(UNAUDITED)
The following unaudited Pro Forma Separate and Combined Balance Sheets are
presented as if the Offering of 10,250,000 paired shares at an assumed initial
offering price of $23.50 per paired shared (which is the midpoint of the range
set forth on the cover page) and the use of the net proceeds therefrom and
certain property acquisitions, had all occurred on March 31, 1995.
The unaudited Pro Forma Separate and Combined Balance Sheets should be read
in conjunction with the Separate and Combined Historical Financial Statements of
Starwood Lodging Trust and Starwood Lodging Corporation and Notes thereto which
are included elsewhere in this Prospectus. In management's opinion, all
adjustments necessary to reflect the effects of the Offering and the property
acquisitions have been made.
The unaudited Pro Forma Separate and Combined Balance Sheets are not
necessarily indicative of what the actual financial position of the Companies
would have been at March 31, 1995, nor does it purport to represent the future
financial position of the Companies.
F-4
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
UNAUDITED COMBINED PRO FORMA BALANCE SHEETS
MARCH 31, 1995
ASSETS
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS COMBINED
HISTORICAL ACQUIRED ------------------------- --------------
STARWOOD PROPERTIES
LODGING -------------
COMBINED
-------------- (B)
(A)
<S> <C> <C> <C> <C>
Hotel assets held for sale, net............. $ 8,495,000 $ -- $ -- $ 8,495,000
------------- --------------
Hotel assets, net........................... 174,868,000 64,566,000 -- 239,434,000
-------------- ------------- ------------- --------------
183,363,000 64,566,000 -- 247,929,000
Mortgage notes receivable, net.............. 62,479,000 -- 62,479,000
Investment in joint venture hotel
properties................................. 271,000 -- -- 271,000
-------------- ------------- ------------- --------------
Total real estate investments........... 246,113,000 64,566,000 310,679,000
Cash and cash equivalents................... 12,120,000 (54,936,000) 53,469,000(C) 10,653,000
Accounts receivable......................... 6,927,000 241,000 -- 7,168,000
Notes receivable, net....................... 1,607,000 -- -- 1,607,000
Prepaid expenses and other assets........... 12,998,000 99,000 (2,485,000)(C)(D) 10,612,000
-------------- ------------- ------------- --------------
$ 279,765,000 $ 9,970,000 $ 50,984,000 $ 340,719,000
-------------- ------------- ------------- --------------
-------------- ------------- ------------- --------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving line of $ (130,360,000)(C)
credit..................................... $ 130,360,000 $ -- 42,000,000(C) $ 42,000,000
Mortgage and other notes payable............ 68,195,000 9,727,000 (75,048,000)(C) 2,874,000
Accounts payable and other liabilities...... 14,567,000 243,000 -- 14,810,000
-------------- ------------- ------------- --------------
213,122,000 9,970,000 (163,408,000) 59,684,000
-------------- ------------- ------------- --------------
MINORITY INTEREST........................... 58,887,000 -- 32,730,000(E) 91,617,000
-------------- ------------- ------------- --------------
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $.01
par value; authorized 100,000,000 shares;
outstanding 2,022,158 shares; 12,272,158
pro forma shares........................... 20,000 -- 103,000(C) 123,000
Corporation common stock, $0.01 par value;
authorized 100,000,000 shares; outstanding
2,022,158 shares; 12,272,158 pro forma
shares..................................... 20,000 -- 103,000(C) 123,000
Additional paid-in capital.................. 222,257,000 -- 217,511,000(C) 407,038,000
(32,730,000)(E)
Accumulated deficit......................... (214,541,000) -- (317,000)(C) (217,866,000)
(3,008,000)(D)
-------------- ------------- ------------- --------------
7,756,000 -- 181,662,000 189,418,000
-------------- ------------- ------------- --------------
$ 279,765,000 $ 9,970,000 $ 50,984,000 $ 340,719,000
-------------- ------------- ------------- --------------
-------------- ------------- ------------- --------------
</TABLE>
The accompanying notes are an integral part of the pro forma balance sheets.
F-5
<PAGE>
STARWOOD LODGING TRUST
UNAUDITED PRO FORMA BALANCE SHEETS
MARCH 31, 1995
ASSETS
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS TRUST
HISTORICAL ACQUIRED ------------------------- --------------
STARWOOD PROPERTIES
LODGING -------------
TRUST
-------------- (B)
(A)
<S> <C> <C> <C> <C>
Hotel assets held for sale, net....... $ 8,215,000 $ -- $ -- $ 8,215,000
Hotel assets, net..................... 137,583,000 53,946,000 -- 191,529,000
-------------- ------------- ------------- --------------
145,798,000 53,946,000 -- 199,744,000
Mortgage notes receivable, net........ 62,479,000 -- -- 62,479,000
Investment in joint venture hotel
properties........................... 254,000 -- -- 254,000
-------------- ------------- ------------- --------------
Total real estate investments..... 208,531,000 53,946,000 -- 262,477,000
Cash and cash equivalents............. 3,939,000 (44,165,000) 53,478,000(C) 3,261,000
(9,991,000)(C)(F)
Accounts receivable................... 1,825,000 -- -- 1,825,000
Notes receivable -- Corporation....... 28,941,000 -- 9,868,000(F) 38,809,000
Notes receivable, net................. 998,000 -- -- 998,000
Prepaid expenses and other assets..... 6,311,000 97,000 (2,485,000)(C)(D) 3,923,000
-------------- ------------- ------------- --------------
$ 250,545,000 $ 9,878,000 $ 50,870,000 $ 311,293,000
-------------- ------------- ------------- --------------
-------------- ------------- ------------- --------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving
line of credit....................... $ 130,360,000 $ -- $ (130,360,000)(C) $ 42,000,000
42,000,000(C)
Mortgage and other notes payable...... 54,549,000 9,727,000 (64,276,000)(C) --
Accounts payable and other
liabilities.......................... 3,271,000 151,000 -- 3,422,000
-------------- ------------- ------------- --------------
188,180,000 9,878,000 (152,636,000) 45,422,000
-------------- ------------- ------------- --------------
MINORITY INTEREST..................... 52,498,000 -- 34,171,000(E) 86,669,000
-------------- ------------- ------------- --------------
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest,
$.01 par value; authorized
100,000,000 shares; outstanding
2,022,158 shares; 12,272,158 pro
forma shares......................... 20,000 -- 103,000(C) 123,000
Additional paid-in capital............ 156,937,000 -- 206,728,000(C) 329,494,000
-- -- (34,171,000)(E) --
Accumulated deficit................... (147,090,000) -- (317,000)(C) (150,415,000)
(3,008,000)(D)
-------------- ------------- ------------- --------------
9,867,000 -- 169,335,000 179,202,000
-------------- ------------- ------------- --------------
$ 250,545,000 $ 9,878,000 $ 50,870,000 $ 311,293,000
-------------- ------------- ------------- --------------
-------------- ------------- ------------- --------------
</TABLE>
The accompanying notes are an integral part of the pro forma balance sheets.
F-6
<PAGE>
STARWOOD LODGING CORPORATION
UNAUDITED PRO FORMA BALANCE SHEETS
MARCH 31, 1995
ASSETS
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS CORPORATION
HISTORICAL ACQUIRED ------------------- -------------
STARWOOD PROPERTIES
LODGING -------------
CORPORATION
------------- (B)
(A)
<S> <C> <C> <C> <C>
Hotel assets held for sale, net............ $ 280,000 $ -- $ -- $ 280,000
Hotel assets, net.......................... 37,285,000 10,620,000 -- 47,905,000
------------- ------------- ------------------- -------------
37,565,000 10,620,000 -- 48,185,000
Mortgage notes receivable, net.............
Investment in joint venture hotel
properties................................ 17,000 -- -- 17,000
------------- ------------- ------------------- -------------
Total real estate investments.......... 37,582,000 10,620,000 -- 48,202,000
Cash and cash equivalents.................. 8,181,000 (10,771,000) 9,982,000(C) 7,392,000
Accounts receivable........................ 5,102,000 241,000 -- 5,343,000
Notes receivable, net...................... 609,000 -- -- 609,000
Prepaid expenses and other assets.......... 6,687,000 2,000 -- 6,689,000
------------- ------------- ------------------- -------------
$ 58,161,000 $ 92,000 $ 9,982,000 $ 68,235,000
------------- ------------- ------------------- -------------
------------- ------------- ------------------- -------------
LIABILITIES AND SHAREHOLDERS' EQUITY (DEFICIT)
LIABILITIES
Mortgage and other notes payable........... 13,646,000 $ -- $ (904,000)(C) $ 2,874,000
-- -- (9,868,000)(F) --
Notes payable -- Trust..................... 28,941,000 -- 9,868,000(F) 38,809,000
Accounts payable and other liabilities..... 11,296,000 92,000 -- 11,388,000
------------- ------------- ------------------- -------------
53,883,000 92,000 (904,000) 53,071,000
------------- ------------- ------------------- -------------
MINORITY INTEREST.......................... 6,389,000 -- (1,441,000)(E) 4,948,000
------------- ------------- ------------------- -------------
SHAREHOLDERS' EQUITY (DEFICIT)
Corporation common stock, $0.01 par value;
authorized 100,000,000 shares; outstanding
2,022,158 shares; 12,272,158 pro forma
shares.................................... 20,000 -- 103,000(C) 123,000
Additional paid-in capital................. 65,320,000 -- 10,783,000(C) 77,544,000
1,441,000(E) --
Accumulated deficit........................ (67,451,000) -- -- (67,451,000)
------------- ------------- ------------------- -------------
(2,111,000) -- 12,327,000 10,216,000
------------- ------------- ------------------- -------------
$ 58,161,000 $ 92,000 $ 9,982,000 $ 68,235,000
------------- ------------- ------------------- -------------
------------- ------------- ------------------- -------------
</TABLE>
The accompanying notes are an integral part of the pro forma balance sheets.
F-7
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO UNAUDITED SEPARATE AND COMBINED PRO FORMA
BALANCE SHEETS AT MARCH 31, 1995
HISTORICAL STARWOOD LODGING COMBINED
(A) The Trust and the Corporation are the general partner and the managing
general partner of the Realty Partnership and the Operating Partnership,
respectively. As a condition to the Reorganization, Starwood received the
right to nominate a majority of the respective Board members of the Trust
and the Corporation. Neither the Trust nor the Corporation is currently
considered to have unilateral control of the Realty Partnership or the
Operating Partnership for accounting purposes. Therefore, the Trust and the
Corporation have accounted for their investments in the Realty Partnership
and the Operating Partnership under the equity method of accounting. At the
time of the Offering, the respective Boards will be expanded to include
additional independent members and the Starwood nominees will no longer
represent a majority. Subsequent to the Offering, the Trust and the
Corporation will have unilateral control of the respective Partnerships and
therefore, the historical financial statements of the Partnerships will be
consolidated with those of the Trust and the Corporation. The Trust's and
the Corporation's equity investment in the Partnerships have been eliminated
in the pro forma consolidated balance sheets. Historical paired share
information has been adjusted to reflect a one-for-six reverse split to be
effective prior to the Offering.
ACQUIRED PROPERTIES
(B) Subsequent to March 31, 1995 the Trust and the Corporation acquired the Omni
Chapel Hill Hotel, a 168-room upscale hotel located in Chapel Hill, North
Carolina and the Company expects to acquire the Sheraton Colony Square, a
462-room upscale high-rise hotel in Atlanta, Georgia and the Embassy Suites,
a 224 all-suite upscale hotel located in Tempe, Arizona.
The following summarizes the cost basis and related indebtedness of the
properties acquired or to be acquired subsequent to March 31, 1995:
<TABLE>
<CAPTION>
COST BASIS
----------------------------------------------
COMBINED TRUST CORPORATION
------------- ---------------- -------------
<S> <C> <C> <C>
Omni Hotel............................................. $ 10,701,000 $ 10,166,000 $ 535,000
Embassy Suites......................................... 19,440,000 15,552,000 3,888,000
Colony Square.......................................... 34,425,000 28,228,000 6,197,000
------------- ---------------- -------------
$ 64,566,000 $ 53,946,000 $ 10,620,000
------------- ---------------- -------------
------------- ---------------- -------------
</TABLE>
<TABLE>
<CAPTION>
INDEBTEDNESS
----------------------------------------------
COMBINED TRUST CORPORATION
------------- ---------------- -------------
<S> <C> <C> <C>
Omni Hotel............................................. $ 9,727,000 $ 9,727,000(1) $ --
------------- ---------------- -------------
------------- ---------------- -------------
</TABLE>
- ------------
(1) Includes a subordinated mortgage loan of $3.6 million due to an affiliate of
Starwood Capital which loan is to be repaid with the proceeds of the
Offering.
PRO FORMA ADJUSTMENTS
(C) The Company has filed a registration statement on Form S-2 with the
Securities and Exchange Commission for the public offering (collectively,
the "Offering") of 10,250,000 paired shares (exclusive
F-8
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO UNAUDITED SEPARATE AND COMBINED PRO FORMA
BALANCE SHEETS AT MARCH 31, 1995 (CONTINUED)
of 1,537,500 paired shares subject to the Underwriters overallotment
options) at an assumed initial offering price of $23.50 per paired share
(which is the midpoint of the range set forth on the cover page).
Application of the net proceeds from the Offering is as follows:
<TABLE>
<CAPTION>
COMBINED TRUST CORPORATION
--------------- --------------- -------------
<S> <C> <C> <C>
Gross proceeds from Offering.......................... $ 240,875,000 $ 228,831,000 $ 12,044,000
Less offering costs (including $3,547,000 to
Starwood Capital).................................. (23,168,000) (22,000,000) (1,158,000)
--------------- --------------- -------------
Net proceeds from the Offerings....................... 217,717,000 206,831,000 10,886,000
Proceeds from the Acquisition Facility................ 42,000,000 42,000,000 --
Less:
Repayment of secured notes payable................ (130,360,000) (130,360,000) --
Repayment or purchase of other mortgage notes
payable.......................................... (75,048,000) (74,144,000) (904,000)
Prepayment penalties on retired debt.............. (317,000) (317,000) --
Officer loan...................................... (250,000) (250,000) --
Other............................................. (273,000) (273,000) --
--------------- --------------- -------------
Net cash proceeds................................. $ 53,469,000 $ 43,487,000 $ 9,982,000
--------------- --------------- -------------
--------------- --------------- -------------
</TABLE>
(D) Reflects the write-off of deferred financing costs of $3,008,000 related to
the debt repaid from the proceeds of the Offering net of deferred financing
costs of $150,000 relating to the Financing and $123,000 relating to the
purchase of the first mortgage note on the Milwaukee Marriott property (see
F below).
(E) Reflects a reallocation between minority interest and shareholders' equity
to reflect Starwood's 32.6% minority interest in the Partnerships after the
Offering.
(F) The Trust will purchase from a third party the first mortgage note on the
Milwaukee Marriott property which is owned by a partnership in which the
Operating Partnership is a 51% general partner for $9,868,000.
F-9
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
PRO FORMA SEPARATE AND COMBINED STATEMENTS OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1994
AND THE THREE MONTHS ENDED MARCH 31, 1995
(UNAUDITED)
The following unaudited Pro Forma Separate and Combined Statements of
Operations are presented as if the Reorganization, the Offering and certain
additional property acquisitions had all occurred at the beginning of the
periods presented.
The unaudited Pro Forma Separate and Combined Statements of Operations
should be read in conjunction with the Separate and Combined Historical
Financial Statements of Starwood Lodging Trust and Starwood Lodging Corporation
and Notes thereto which are included elsewhere in this Prospectus. In
management's opinion, all adjustments necessary to reflect the effects of the
Reorganization, the Offering and certain additional property acquisitions have
been made.
The unaudited Pro Forma Separate and Combined Statements of Operations are
not necessarily indicative of what actual results of operations of the Companies
would have been nor do they purport to represent the Companies' results of
operations for future periods.
F-10
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
UNAUDITED COMBINED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1994
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
STARWOOD ACQUIRED PRO FORMA LODGING
CAPITAL PROPERTIES ADJUSTMENTS COMBINED
HISTORICAL ------------- ------------- ----------------- --------------
STARWOOD (B) (C)
LODGING
COMBINED
--------------
(A)
<S> <C> <C> <C> <C> <C>
REVENUE
Hotel............................... $ 82,668,000 $ 16,467,000 $ 26,632,000 $ -- $ 125,767,000
Gaming.............................. 27,981,000 -- -- -- 27,981,000
Interest from mortgage and other
notes.............................. 1,554,000 8,496,000 -- 19,000(D) 10,069,000
Rents from other leased hotel
properties......................... 927,000 -- -- -- 927,000
Management fees and other........... 411,000 -- -- -- 411,000
Gain (loss) on sales of hotel
assets............................. 456,000 -- -- -- 456,000
-------------- ------------- ------------- ----------------- --------------
113,997,000 24,963,000 26,632,000 19,000 165,611,000
-------------- ------------- ------------- ----------------- --------------
EXPENSES
Hotel operations.................... 60,829,000 12,751,000 19,503,000 (2,444,000)(E) 90,639,000
Gaming operations................... 24,454,000 -- -- -- 24,454,000
Interest............................ 17,606,000 3,834,000 875,000 (22,228,000)(F) 3,365,000
3,278,000(F)
Depreciation and amortization....... 8,161,000 2,496,000 6,253,000 1,220,000(G) 18,130,000
Administrative and operating........ 4,203,000 -- -- 86,000(E) 4,289,000
Shareholder litigation.............. 2,648,000 -- -- -- 2,648,000
Provision for losses................ 759,000 -- -- -- 759,000
-------------- ------------- ------------- ----------------- --------------
118,660,000 19,081,000 26,631,000 (20,088,000) 144,284,000
-------------- ------------- ------------- ----------------- --------------
Income (loss) before minority
interest in Partnerships........... (4,663,000) $ 5,882,000 $ 1,000 $ 20,107,000 21,327,000
------------- ------------- -----------------
------------- ------------- -----------------
Minority interest in
Partnerships(H).................... -- 6,959,000
-------------- --------------
--------------
NET INCOME (LOSS)................... $ (4,663,000) $ 14,368,000
-------------- --------------
-------------- --------------
NET INCOME (LOSS) PER PAIRED
SHARE(I)........................... $ (2.31) $ 1.17
-------------- --------------
-------------- --------------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-11
<PAGE>
STARWOOD LODGING TRUST
UNAUDITED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1994
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS TRUST
HISTORICAL STARWOOD ACQUIRED ----------------- -------------
STARWOOD CAPITAL PROPERTIES
LODGING ------------ -------------
TRUST
------------- (B) (C)
(A)
<S> <C> <C> <C> <C> <C>
REVENUE
Rents from Corporation............... $ 16,906,000 $ -- $ -- $ 8,349,000(J) $ 25,255,000
Interest from Corporation............ 1,730,000 -- -- 2,065,000(K) 3,795,000
Interest from mortgage and other
notes............................... 1,512,000 8,496,000 -- 19,000(D) 10,027,000
Rents from other leased hotel
properties.......................... 927,000 -- -- -- 927,000
Management fees and other............ 164,000 -- -- -- 164,000
Gain (loss) on sales of hotel
assets.............................. 432,000 -- -- -- 432,000
------------- ------------ ------------- ----------------- -------------
21,671,000 8,496,000 -- 10,433,000 40,600,000
------------- ------------ ------------- ----------------- -------------
EXPENSES
Interest -- other.................... 16,265,000 3,834,000 875,000 (20,974,000)(F) 3,278,000
3,278,000(F)
Depreciation and amortization........ 5,205,000 1,270,000 2,791,000 610,000(G) 9,876,000
Administrative and operating......... 1,583,000 -- -- -- 1,583,000
Shareholder litigation............... 1,324,000 -- -- -- 1,324,000
Provision for losses................. 759,000 -- -- -- 759,000
------------- ------------ ------------- ----------------- -------------
25,136,000 5,104,000 3,666,000 (17,086,000) 16,820,000
------------- ------------ ------------- ----------------- -------------
Income (loss) before minority
interest in Partnership............. (3,465,000) $ 3,392,000 $ (3,666,000) $ 27,519,000 23,780,000
------------ ------------- -----------------
------------ ------------- -----------------
Minority interest in
Partnership(H)...................... -- 7,759,000
------------- -------------
------------- -------------
NET INCOME (LOSS).................... $ (3,465,000) $ 16,021,000
------------- -------------
------------- -------------
NET INCOME (LOSS) PER SHARE(I)....... $ (1.71) $ 1.31
------------- -------------
------------- -------------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-12
<PAGE>
STARWOOD LODGING CORPORATION
UNAUDITED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1994
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS TRUST
HISTORICAL STARWOOD ACQUIRED ----------------- --------------
STARWOOD CAPITAL PROPERTIES
LODGING ------------- -------------
CORPORATION
-------------- (B) (C)
(A)
<S> <C> <C> <C> <C> <C>
REVENUE
Hotel............................. $ 82,668,000 $ 16,467,000 $ 26,632,000 $ -- $ 125,767,000
Gaming............................ 27,981,000 -- -- -- 27,981,000
Interest from mortgage and other
notes............................ 42,000 -- -- -- 42,000
Management fees and other......... 247,000 -- -- -- 247,000
Gain (loss) on sales of hotel
assets........................... 24,000 -- -- -- 24,000
-------------- ------------- ------------- ----------------- --------------
110,962,000 16,467,000 26,632,000 154,061,000
-------------- ------------- ------------- ----------------- --------------
EXPENSES
Hotel operations.................. 60,829,000 12,751,000 19,503,000 (2,444,000)(E) 90,639,000
Gaming operations................. 24,454,000 -- -- -- 24,454,000
Rent--Trust....................... 16,906,000 -- -- 8,349,000(J) 25,255,000
Interest--Trust................... 1,730,000 -- -- 2,065,000(K) 3,795,000
Interest--other................... 1,341,000 -- -- (1,254,000)(F) 87,000
Depreciation and amortization..... 2,956,000 1,226,000 3,462,000 610,000(G) 8,254,000
Administrative and operating...... 2,620,000 -- -- 86,000(E) 2,706,000
Shareholder litigation............ 1,324,000 -- -- -- 1,324,000
-------------- ------------- ------------- ----------------- --------------
112,160,000 13,977,000 22,965,000 7,412,000 156,514,000
-------------- ------------- ------------- ----------------- --------------
Income (loss) before minority
interest in Partnership.......... (1,198,000) $ 2,490,000 $ 3,667,000 $ (7,412,000) (2,453,000)
------------- ------------- -----------------
------------- ------------- -----------------
Minority interest in
Partnership(H)................... -- (800,000)
-------------- --------------
NET INCOME (LOSS)................. $ (1,198,000) $ (1,653,000)
-------------- --------------
-------------- --------------
NET INCOME (LOSS) PER SHARE (I)... $ (0.59) $ (0.13)
-------------- --------------
-------------- --------------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-13
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
UNAUDITED COMBINED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE THREE MONTHS ENDED MARCH 31, 1995
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS COMBINED
HISTORICAL ACQUIRED ---------------- -------------
STARWOOD PROPERTIES
LODGING ------------
COMBINED
------------- (B)
(A)
<S> <C> <C> <C> <C>
REVENUE
Hotel.............................................. $ 22,781,000 $ 8,127,000 $ -- $ 30,908,000
Gaming............................................. 6,669,000 -- -- 6,669,000
Interest from mortgage and other notes............. 2,581,000 -- 5,000(D) 2,586,000
Rents from other leased hotel properties........... 159,000 -- -- 159,000
Management fees and other.......................... 61,000 -- -- 61,000
Gain (loss) on sales of hotel assets............... (113,000) -- -- (113,000)
------------- ------------ ---------------- -------------
32,138,000 8,127,000 5,000 40,270,000
------------- ------------ ---------------- -------------
EXPENSES
Hotel operations................................... 16,280,000 5,206,000 (409,000)(E) 21,077,000
Gaming operations.................................. 6,021,000 -- -- 6,021,000
Interest........................................... 5,827,000 219,000 (6,024,000)(F) 841,000
819,000(F)
Depreciation and amortization...................... 2,863,000 1,563,000 -- 4,426,000
Administrative and operating....................... 1,068,000 -- 4,000(E) 1,072,000
------------- ------------ ---------------- -------------
32,059,000 6,988,000 (5,610,000) 33,437,000
------------- ------------ ---------------- -------------
Income (loss) before minority interest in
Partnerships...................................... $ 79,000 $ 1,139,000 $ 5,615,000 6,833,000
------------ ----------------
------------ ----------------
Minority interest in Partnerships(H)............... 94,000 2,230,000
------------- -------------
NET INCOME (LOSS).................................. $ (15,000) $ 4,603,000
------------- -------------
------------- -------------
NET INCOME (LOSS) PER PAIRED SHARE(I).............. $ (0.01) $ 0.38
------------- -------------
------------- -------------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-14
<PAGE>
STARWOOD LODGING TRUST
UNAUDITED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE THREE MONTHS ENDED MARCH 31, 1995
<TABLE>
<CAPTION>
PRO FORMA
ADJUSTMENTS
HISTORICAL ACQUIRED ---------------
STARWOOD PROPERTIES
LODGING ----------
TRUST
---------- (C)
(A)
<S> <C> <C> <C>
REVENUE
Rents from Corporation................................................................ $5,163,000 $ -- $1,571,000(J)
Interest from Corporation............................................................. 767,000 -- 344,000(K)
Interest from mortgage and other notes................................................ 2,566,000 -- 5,000(D)
Rents from other leased hotel properties.............................................. 159,000 -- --
Management fees and other............................................................. 34,000 -- --
Gain (loss) on sales of hotel assets.................................................. (113,000) -- --
---------- ---------- ---------------
8,576,000 -- 1,920,000
---------- ---------- ---------------
EXPENSES
Interest--other....................................................................... 5,509,000 219,000 (5,728,000)(F)
819,000(F)
Depreciation and amortization......................................................... 1,691,000 698,000 --
Administrative and operating.......................................................... 355,000 -- --
---------- ---------- ---------------
7,555,000 917,000 (4,909,000)
---------- ---------- ---------------
Income (loss) before minority interest in Partnership................................. $1,021,000 $ (917,000) $6,829,000
---------- ---------------
---------- ---------------
Minority interest in Partnership(H)................................................... 732,000
----------
NET INCOME (LOSS)..................................................................... $ 289,000
----------
----------
NET INCOME (LOSS) PER
SHARE(I)............................................................................. $ 0.14
----------
----------
<CAPTION>
PRO FORMA
TRUST
-----------
<S> <C>
REVENUE
Rents from Corporation................................................................ $ 6,734,000
Interest from Corporation............................................................. 1,111,000
Interest from mortgage and other notes................................................ 2,571,000
Rents from other leased hotel properties.............................................. 159,000
Management fees and other............................................................. 34,000
Gain (loss) on sales of hotel assets.................................................. (113,000)
-----------
10,496,000
-----------
EXPENSES
Interest--other....................................................................... 819,000
Depreciation and amortization......................................................... 2,389,000
Administrative and operating.......................................................... 355,000
-----------
3,563,000
-----------
Income (loss) before minority interest in Partnership................................. 6,933,000
Minority interest in Partnership(H)................................................... 2,262,000
-----------
NET INCOME (LOSS)..................................................................... $ 4,671,000
-----------
-----------
NET INCOME (LOSS) PER
SHARE(I)............................................................................. $ 0.38
-----------
-----------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-15
<PAGE>
STARWOOD LODGING CORPORATION
UNAUDITED PRO FORMA STATEMENTS OF OPERATIONS
FOR THE THREE MONTHS ENDED MARCH 31, 1995
<TABLE>
<CAPTION>
PRO FORMA
STARWOOD
PRO FORMA LODGING
ADJUSTMENTS CORPORATION
STARWOOD ACQUIRED ----------------- -------------
LODGING PROPERTIES
CORPORATION ------------
------------- (B)
(A)
<S> <C> <C> <C> <C>
REVENUE
Hotel............................................... $ 22,781,000 $ 8,127,000 $ -- $ 30,908,000
Gaming.............................................. 6,669,000 -- -- 6,669,000
Interest from mortgage and other notes.............. 15,000 -- -- 15,000
Management fees and other........................... 27,000 -- -- 27,000
------------- ------------ ----------------- -------------
29,492,000 8,127,000 -- 37,619,000
------------- ------------ ----------------- -------------
EXPENSES
Hotel operations.................................... 16,280,000 5,206,000 (409,000)(E) 21,077,000
Gaming operations................................... 6,021,000 -- -- 6,021,000
Rent--Trust......................................... 5,163,000 -- 1,571,000(J) 6,734,000
Interest--Trust..................................... 767,000 -- 344,000(K) 1,111,000
Interest--other..................................... 318,000 -- (296,000)(F) 22,000
Depreciation and amortization....................... 1,172,000 865,000 -- 2,037,000
Administrative and operating........................ 713,000 -- 4,000(E) 717,000
------------- ------------ ----------------- -------------
30,434,000 6,071,000 1,214,000 37,719,000
------------- ------------ ----------------- -------------
Income (loss) before minority interest in
Partnership........................................ (942,000) $ 2,056,000 $ (1,214,000) (100,000)
------------ -----------------
------------ -----------------
Minority interest in Partnership(H)................. (638,000) (33,000)
------------- -------------
NET INCOME (LOSS)................................... $ (304,000) $ (67,000)
------------- -------------
------------- -------------
NET INCOME (LOSS) PER SHARE(I)...................... $ (0.15) $ (0.01)
------------- -------------
------------- -------------
</TABLE>
The accompanying notes are an integral part of the pro forma statements of
operations.
F-16
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO THE UNAUDITED SEPARATE AND COMBINED PRO FORMA
STATEMENTS OF OPERATIONS FOR THE
YEAR ENDED DECEMBER 31, 1994
AND THE THREE MONTHS ENDED MARCH 31, 1995
(A) Subsequent to the Offering, the Trust and the Corporation will have
unilateral control of the Partnerships and, therefore, the historical
financial statements of the Partnerships will be consolidated with those of
the Trust and the Corporation. The Trust's and the Corporation's equity in
income (loss) of the Partnerships have been eliminated in such consolidated
statements of operations.
(B) Reflects the pro forma statements of operations (reflecting Starwood's cost
basis) of the assets and liabilities contributed by the Starwood Partners in
the Reorganization.
(C) Reflects the pro forma statements of operations (reflecting the Companies'
cost basis) of the properties acquired or to be acquired by the Trust and
the Corporation subsequent to March 31, 1995.
(D) Reflects interest income on the officer loan at 7.78% per year.
(E) The Corporation intends to operate all of the Companies' hotels and
terminate all existing third party management contracts for properties
currently owned or to be acquired at the earliest practicable date.
Accordingly, certain costs directly attributable to existing third party
management contracts included in the pro forma statements of operations have
been eliminated. Such cost savings are reflected in the pro forma statements
of operations as if such contracts had been canceled as of the beginning of
the periods presented. Listed below are the hotels on which third party
management contracts have been or are anticipated to be terminated and the
related management and other fees incurred in each period.
<TABLE>
<CAPTION>
FEES PAID (1)
------------------------
12 MONTHS 3 MONTHS
ENDED ENDED
HOTEL 12/31/94 3/31/95 STATUS
- ------------------------------------------ ------------ ---------- --------------------------------
<S> <C> <C> <C>
Holiday Inn - Albany, GA.................. $ 160,000 $ 9,000 Terminated
Best Western - Columbus, OH............... 156,000 33,000 Cancelable in 1995
Best Western - Savannah, GA............... 109,000 21,000 Cancelable in 1995
Radisson - Gainesville, FL................ 149,000 19,000 Cancelable in 1996
Park Central - Dallas, TX................. 342,000 34,000 Cancelable in 1995
Capital Hill - Washington, D.C............ 143,000 43,000 Cancelable in 1995
French Quarter - Lexington, KY............ 432,000 21,000 Terminated
Doubletree - Rancho Bernardo, CA.......... 237,000 67,000 Cancelable in 1995
Colony Square - Atlanta, GA............... 624,000 139,000 Cancelable upon Acquisition
Omni - Chapel Hill, NC.................... 92,000 23,000 Terminated
------------ ----------
$ 2,444,000 $ 409,000
------------ ----------
------------ ----------
</TABLE>
- ------------
(1) Fees include base and incentive management fees as well as accounting fee
chargebacks and other corporate costs.
Pro Forma administrative and operating expenses reflect (i) increases in
operating expenses resulting principally from the opening of a corporate
office in Atlanta and (ii) decreases in operating expenses
F-17
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO THE UNAUDITED SEPARATE AND COMBINED PRO FORMA
STATEMENTS OF OPERATIONS FOR THE
YEAR ENDED DECEMBER 31, 1994
AND THE THREE MONTHS ENDED MARCH 31, 1995 (CONTINUED)
resulting principally from a decrease in directors' and officers' liability
insurance and the elimination of cash management fees paid to the Company's
former lender. Such cost adjustments are reflected in the pro forma
statements of operations as follows:
<TABLE>
<CAPTION>
ADMINISTRATIVE AND
OPERATING EXPENSES
-----------------------
12 MONTHS 3 MONTHS
ENDED ENDED
12/31/94 3/31/95
----------- ----------
<S> <C> <C>
Additional personnel costs and corporate travel........................... $ 386,000 $ 79,000
Decrease in directors' and officers' liability insurance.................. (200,000) (50,000)
Decrease in cash management fees.......................................... (100,000) (25,000)
----------- ----------
$ 86,000 $ 4,000
----------- ----------
----------- ----------
</TABLE>
(F) Reflects the elimination of historical and pro forma interest expense
related to the debt repaid from the proceeds of the Offering and the
addition of interest expense at LIBOR plus 1.5% on the amount to be
outstanding pursuant to the Financing.
(G) Reflects the amortization of organization costs related to the formation of
the Partnerships over a five-year period.
(H) Reflects Starwood Capital's 32.6% minority interest in the income of the
Partnerships.
(I) Net income (loss) per paired share has been computed using the weighted
average number of paired shares and equivalent paired shares outstanding.
All paired share information has been adjusted to reflect a one-for-six
reverse split to be effective prior to the Offering.
(J) Reflects rents on hotels contributed by Starwood Capital in the
Reorganization and hotels acquired or to be acquired by the Companies
subsequent to March 31, 1995. The leases between the Trust and the
Corporation provide for annual base or minimum rents plus contingent or
percentage rents based on the gross revenue of the properties and are
accounted for as operating leases.
(K) Reflects interest on the notes payable from the Corporation to the Trust at
prime plus 3% for secured notes and prime plus 2% for unsecured notes.
F-18
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31,
1994
MARCH 31, ---------------
1995
---------------
(UNAUDITED)
<S> <C> <C>
Investment in Partnerships.................................................. $ 6,761,000 $ --
Gaming assets, net.......................................................... 995,000 --
Hotel assets held for sale, net............................................. -- 8,585,000
Hotel assets, net........................................................... -- 142,600,000
--------------- ---------------
7,756,000 151,185,000
Mortgage notes receivable, net.............................................. -- 14,049,000
Investment in joint venture hotel properties................................ -- 262,000
--------------- ---------------
Total real estate investments........................................... 7,756,000 165,496,000
Cash and cash equivalents................................................... -- 5,065,000
Accounts receivable......................................................... -- 4,040,000
Notes receivable, net....................................................... -- 1,627,000
Inventories, prepaid expenses and other assets.............................. -- 7,727,000
Due from Partnerships....................................................... 1,718,000 --
--------------- ---------------
$ 9,474,000 $ 183,955,000
--------------- ---------------
--------------- ---------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving line of credit.......................... $ -- $ 113,896,000
Mortgage and other notes payable............................................ -- 46,586,000
Accounts payable and other liabilities...................................... 1,178,000 14,765,000
--------------- ---------------
1,718,000 175,247,000
--------------- ---------------
Commitments and contingencies
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $0.01 par value; authorized 100,000,000
shares; outstanding 12,132,948 shares...................................... 121,000 12,133,000
Corporation Common stock, $0.01 par value; authorized 100,000,000 shares;
outstanding 12,132,948 shares.............................................. 121,000 1,213,000
Additional paid-in-capital.................................................. 222,055,000 210,251,000
Accumulated deficit......................................................... (214,541,000) (214,889,000)
--------------- ---------------
7,756,000 8,708,000
--------------- ---------------
$ 9,474,000 $ 183,955,000
--------------- ---------------
--------------- ---------------
</TABLE>
See accompanying notes to financial statements.
F-19
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS ENDED MARCH 31,
----------------------------
1995 1994
------------- -------------
(UNAUDITED)
<S> <C> <C>
REVENUE
Equity in income of Partnerships before extraordinary items..................... $ 37,000 $ --
Hotel........................................................................... -- 20,586,000
Gaming.......................................................................... 6,669,000 7,188,000
Interest from mortgage and other notes.......................................... -- 355,000
Rents from leased hotel properties and income from joint ventures............... -- 150,000
Management fees and other....................................................... -- 59,000
------------- -------------
6,706,000 28,338,000
------------- -------------
EXPENSES
Hotel operations................................................................ 15,568,000
Gaming operations............................................................... 6,021,000 5,993,000
Rent--SLT Realty L.P............................................................ 600,000 --
Interest--other................................................................. -- 4,125,000
Interest--SLT Realty L.P........................................................ 37,000 --
Depreciation and amortization................................................... 63,000 2,066,000
Administrative and operating.................................................... -- 921,000
------------- -------------
6,721,000 28,673,000
------------- -------------
Income (loss) before extraordinary items........................................ (15,000) (335,000)
Equity in extraordinary items of Partnerships................................... 363,000 --
------------- -------------
NET INCOME (LOSS)............................................................... $ 348,000 $ (335,000)
------------- -------------
------------- -------------
EARNINGS PER PAIRED SHARE
Income (loss) before extraordinary items........................................ $ 0.00 $ (0.03)
Extraordinary items............................................................. 0.03 --
------------- -------------
NET INCOME (LOSS) PER PAIRED SHARE.............................................. $ 0.03 $ (0.03)
------------- -------------
------------- -------------
Weighted average number of paired shares........................................ 12,132,948 12,132,948
------------- -------------
------------- -------------
</TABLE>
See accompanying notes to financial statements.
F-20
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS ENDED MARCH
31,
---------------------------
1995 1994
------------- ------------
(UNAUDITED)
<S> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income (loss)................................................................. $ 348,000 $ (335,000)
Adjustments to reconcile net income (loss) to net cash provided by (used in)
operating activities:
Equity in income (loss) of Partnerships......................................... (400,000) --
Depreciation and amortization................................................... 63,000 2,066,000
Deferred interest............................................................... -- 478,000
Changes in assets and liabilities:
Accounts receivable, inventories, prepaid expenses and other assets............. -- (120,000)
Accounts payable and other liabilities.......................................... -- (459,000)
------------- ------------
Net cash provided by (used in) operating activities........................... 11,000 1,630,000
------------- ------------
CASH FLOWS FROM INVESTING ACTIVITIES
Cash contributed to Partnerships.................................................. (3,189,000) --
Additions to hotel assets......................................................... -- (598,000)
Net change in gaming assets....................................................... (1,887,000) --
Principal received on notes receivable............................................ -- 67,000
------------- ------------
Net cash used in investing activities......................................... (5,076,000) (531,000)
------------- ------------
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable............................ -- (237,000)
Increase in secured notes payable and revolving line of credit.................... -- 276,000
Principal received on share purchase notes........................................ -- 11,000
------------- ------------
Net cash provided by (used in) financing activities........................... -- 50,000
------------- ------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS.................................. (5,065,000) 1,149,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD.................................. 5,065,000 5,652,000
------------- ------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD........................................ $ -- $ 6,801,000
------------- ------------
------------- ------------
</TABLE>
See accompanying notes to financial statements.
F-21
<PAGE>
STARWOOD LODGING TRUST
BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
MARCH 31, DECEMBER 31,
1995 1994
--------------- ---------------
<S> <C> <C>
(UNAUDITED)
Investment in Partnership................................................... $ 9,867,000 $ --
Hotel assets held for sale, net............................................. -- 8,281,000
Hotel assets, net........................................................... -- 108,428,000
--------------- ---------------
9,867,000 116,709,000
Mortgage notes receivable, net.............................................. -- 14,049,000
Investment in joint venture hotel properties................................ -- 240,000
--------------- ---------------
Total real estate investments............................................... 9,867,000 130,998,000
Cash and cash equivalents................................................... -- 255,000
Accounts receivable......................................................... -- 698,000
Notes receivable--Corporation............................................... -- 26,916,000
Notes receivable, net....................................................... -- 1,004,000
Inventories, prepaid expenses and other assets.............................. -- 2,374,000
Due from Partnership........................................................ 859,000 --
--------------- ---------------
$ 10,726,000 $ 162,245,000
--------------- ---------------
--------------- ---------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving line of credit.......................... $ -- $ 113,896,000
Mortgage and other notes payable............................................ -- 32,838,000
Accounts payable and other liabilities...................................... 859,000 5,061,000
--------------- ---------------
859,000 151,795,000
--------------- ---------------
Commitments and contingencies
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $0.01 par value; authorized 100,000,000
shares; outstanding 12,132,948 shares...................................... 121,000 12,133,000
Additional paid-in-capital.................................................. 156,836,000 146,059,000
Accumulated deficit......................................................... (147,090,000) (147,742,000)
--------------- ---------------
9,867,000 10,450,000
--------------- ---------------
$ 10,726,000 $ 162,245,000
--------------- ---------------
--------------- ---------------
</TABLE>
See accompanying notes to financial statements.
F-22
<PAGE>
STARWOOD LODGING TRUST
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS ENDED
MARCH 31,
----------------------------
1995 1994
------------- -------------
<S> <C> <C>
(UNAUDITED)
REVENUE
Equity in income of Partnership before extraordinary items...................... $ 289,000 $ --
Rents from Corporation.......................................................... -- 4,313,000
Interest from Corporation....................................................... -- 415,000
Interest from mortgage and other notes.......................................... -- 339,000
Rents from leased hotel properties and income from joint ventures............... -- 150,000
Management fees and other and income from joint venture......................... -- 26,000
------------- -------------
289,000 5,243,000
------------- -------------
EXPENSES
Interest........................................................................ -- 3,779,000
Depreciation and amortization................................................... -- 1,252,000
Administrative and operating.................................................... -- 366,000
------------- -------------
-- 5,397,000
------------- -------------
Income (loss) before extraordinary items........................................ 289,000 (154,000)
Equity in extraordinary items of Partnership.................................... 363,000 --
------------- -------------
NET INCOME (LOSS)............................................................... $ 652,000 $ (154,000)
------------- -------------
------------- -------------
EARNINGS PER SHARE
Income (loss) before extraordinary items........................................ $ 0.02 $ (0.01)
Extraordinary items............................................................. 0.03 --
------------- -------------
NET INCOME (LOSS) PER SHARE..................................................... $ 0.05 $ (0.01)
------------- -------------
------------- -------------
Weighted average number of shares............................................... 12,132,948 12,132,948
------------- -------------
------------- -------------
</TABLE>
See accompanying notes to financial statements.
F-23
<PAGE>
STARWOOD LODGING TRUST
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS ENDED MARCH
31,
--------------------------
1995 1994
----------- -------------
<S> <C> <C>
(UNAUDITED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net income (loss).................................................................. $ 652,000 $ (154,000)
Adjustments to reconcile net income (loss) to net cash provided by (used in)
operating activities:
Equity in income (loss) of Partnership........................................... (652,000) --
Depreciation and amortization.................................................... -- 1,252,000
Deferred interest................................................................ -- 478,000
Changes in assets and liabilities:
Accounts receivable, inventories, prepaid expenses and other assets.............. -- 550,000
Accounts payable and other liabilities........................................... -- (1,079,000)
----------- -------------
Net cash provided by (used in) operating activities............................ 1,047,000
----------- -------------
CASH FLOWS FROM INVESTING ACTIVITIES
Cash contributed to Partnership.................................................... (255,000) --
Additions to hotel assets.......................................................... -- (258,000)
Principal received on mortgage and other notes receivable.......................... -- 54,000
Net changes in notes receivable--Corporation....................................... -- (1,344,000)
----------- -------------
Net cash used in investing activities.......................................... (255,000) (1,548,000)
----------- -------------
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable............................. -- (188,000)
Increase in secured notes payable and revolving line of credit..................... -- 276,000
Principal received on share purchase notes......................................... -- 11,000
----------- -------------
Net cash provided by (used in) financing activities............................ -- 99,000
----------- -------------
DECREASE IN CASH AND CASH EQUIVALENTS.............................................. (255,000) (402,000)
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD................................... 255,000 918,000
----------- -------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD......................................... $ -- $ 516,000
----------- -------------
----------- -------------
</TABLE>
See accompanying notes to financial statements.
F-24
<PAGE>
STARWOOD LODGING CORPORATION
BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
MARCH 31, DECEMBER 31,
1995 1994
-------------- --------------
<S> <C> <C>
(UNAUDITED)
Investment in Partnership...................................................... $ (3,106,000) $ --
Gaming Assets, net............................................................. 995,000 --
Hotel assets held for sale, net................................................ -- 304,000
Hotel assets, net.............................................................. -- 34,172,000
-------------- --------------
(2,111,000) 34,476,000
Investment in joint venture hotel properties................................... -- 22,000
-------------- --------------
Total real estate investments.................................................. (2,111,000) 34,498,000
Cash and cash equivalents...................................................... -- 4,810,000
Accounts receivable............................................................ -- 3,342,000
Notes receivable, net.......................................................... -- 623,000
Inventories, prepaid expenses and other assets................................. -- 5,353,000
Due from Partnership........................................................... 859,000 --
-------------- --------------
$ (1,252,000) $ 48,626,000
-------------- --------------
-------------- --------------
<CAPTION>
LIABILITIES AND SHAREHOLDERS' DEFICIT
<S> <C> <C>
LIABILITIES
Mortgage and other notes payable............................................... $ -- $ 13,748,000
Notes payable--Trust........................................................... -- 26,916,000
Accounts payable and other liabilities......................................... 859,000 9,704,000
-------------- --------------
859,000 50,368,000
-------------- --------------
Commitments and contingencies
SHAREHOLDERS' DEFICIT
Corporation common stock, $0.01 par value; authorized 100,000,000 shares;
outstanding 12,132,948 shares................................................. 121,000 1,213,000
Additional paid-in-capital..................................................... 65,219,000 64,192,000
Accumulated deficit............................................................ (67,451,000) (67,147,000)
-------------- --------------
(2,111,000) (1,742,000)
-------------- --------------
$ (1,252,000) $ 48,626,000
-------------- --------------
-------------- --------------
</TABLE>
See accompanying notes to financial statements.
F-25
<PAGE>
STARWOOD LODGING CORPORATION
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS ENDED MARCH 31,
----------------------------
1995 1994
------------- -------------
<S> <C> <C>
(UNAUDITED)
REVENUE
Equity in loss of Partnership................................................... $ (252,000) $ --
Hotel........................................................................... -- 20,586,000
Gaming.......................................................................... 6,669,000 7,188,000
Interest from mortgage and other notes.......................................... -- 16,000
Management fees and other....................................................... -- 33,000
------------- -------------
6,417,000 27,823,000
------------- -------------
EXPENSES
Hotel operations................................................................ -- 15,568,000
Gaming operations............................................................... 6,021,000 5,993,000
Rent--Trust/Realty Partnership.................................................. 600,000 4,313,000
Interest--Trust/Realty Partnership.............................................. 37,000 415,000
Interest--other................................................................. -- 346,000
Depreciation and amortization................................................... 63,000 814,000
Administrative and operating.................................................... -- 555,000
------------- -------------
6,721,000 28,004,000
------------- -------------
NET INCOME (LOSS)............................................................... $ (304,000) $ (181,000)
------------- -------------
------------- -------------
NET INCOME (LOSS) PER SHARE..................................................... $ (0.03) $ (0.01)
------------- -------------
------------- -------------
Weighted average number of shares............................................... 12,132,948 12,132,948
------------- -------------
------------- -------------
</TABLE>
See accompanying notes to financial statements.
F-26
<PAGE>
STARWOOD LODGING CORPORATION
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS ENDED MARCH
31,
---------------------------
1995 1994
------------- ------------
<S> <C> <C>
(UNAUDITED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss.......................................................................... $ (304,000) $ (181,000)
Adjustments to reconcile net loss to net cash provided by operating activities:
Equity in loss of Partnership................................................... 252,000 --
Depreciation and amortization................................................... 63,000 814,000
Changes in assets and liabilities:
Accounts receivable, inventories, prepaid expenses and other assets............. -- (670,000)
Accounts payable and other liabilities.......................................... -- 620,000
------------- ------------
Net cash provided by (used in) operating activities........................... 11,000 583,000
------------- ------------
CASH FLOWS FROM INVESTING ACTIVITIES
Cash contributed to Partnership................................................... (2,934,000) --
Net change in gaming assets....................................................... (1,887,000) --
Additions to hotel assets......................................................... -- (339,000)
Principal received on notes receivable............................................ -- 13,000
------------- ------------
Net cash used in investing activities......................................... (4,821,000) (326,000)
------------- ------------
CASH FLOWS FROM FINANCING ACTIVITIES
Net change in notes payable--Trust................................................ -- 1,344,000
Principal payments on mortgage and other notes payable............................ -- (49,000)
------------- ------------
Net cash provided by (used in) financing activities........................... -- 1,295,000
------------- ------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS.................................. (4,810,000) 1,552,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD.................................. 4,810,000 4,734,000
------------- ------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD........................................ $ -- $ 6,286,000
------------- ------------
------------- ------------
</TABLE>
See accompanying notes to financial statements.
F-27
<PAGE>
SLT REALTY LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
COMBINED BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
MARCH 31,
1995
--------------
<S> <C>
(UNAUDITED)
Hotel assets held for sale, net................................................................... $ 8,215,000
Hotel assets--net................................................................................. 174,660,000
--------------
182,875,000
Mortgage notes receivable, net.................................................................... 62,479,000
Investment in joint venture hotel properties...................................................... 271,000
--------------
Total real estate investments..................................................................... 245,625,000
Cash and cash equivalents......................................................................... 9,581,000
Accounts receivable............................................................................... 6,406,000
Notes receivable--Corporation..................................................................... 1,446,000
Notes receivable, net............................................................................. 1,607,000
Inventories, prepaid expenses and other assets.................................................... 12,268,000
--------------
$ 276,933,000
--------------
--------------
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES
Secured notes payable............................................................................. $ 130,360,000
Mortgage and other notes payable.................................................................. 68,155,000
Accounts payable and other liabilities............................................................ 12,770,000
--------------
211,285,000
--------------
PARTNERS' EQUITY.................................................................................. 65,648,000
--------------
$ 276,933,000
--------------
--------------
</TABLE>
See accompanying notes to financial statements.
F-28
<PAGE>
SLT REALTY LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
COMBINED STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
-------------
<S> <C>
(UNAUDITED)
REVENUE
Hotel.............................................................................................. $ 22,781,000
Interest from mortgage and other notes............................................................. 2,581,000
Rent--Corporation.................................................................................. 600,000
Interest from Corporation.......................................................................... 37,000
Management fees and other.......................................................................... 61,000
Rents from leased hotel properties................................................................. 159,000
Gain (loss) on sale................................................................................ (113,000)
-------------
26,106,000
-------------
EXPENSES
Hotel operations................................................................................... 16,280,000
Interest........................................................................................... 5,827,000
Depreciation and amortization...................................................................... 2,800,000
Administrative and operating....................................................................... 1,068,000
-------------
25,975,000
-------------
Income before extraordinary items.................................................................. 131,000
Extraordinary items................................................................................ 1,284,000
-------------
NET INCOME......................................................................................... $ 1,415,000
-------------
-------------
</TABLE>
See accompanying notes to financial statements.
F-29
<PAGE>
SLT REALTY LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
COMBINED STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
--------------
<S> <C>
(UNAUDITED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net income........................................................................................ $ 1,415,000
Extraordinary items............................................................................... (1,284,000)
Adjustments to reconcile net income to net cash used in operating activities:
Depreciation and amortization................................................................... 2,800,000
Accretion of discount on mortgage notes receivable.............................................. (753,000)
Deferred interest............................................................................... 649,000
Loss on sales................................................................................... 113,000
Changes in operating assets and liabilities:
Accounts receivable, inventories, prepaid expenses and other assets............................. (5,901,000)
Accounts payable and other liabilities.......................................................... 1,726,000
--------------
Net cash used in operating activities......................................................... (1,235,000)
--------------
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to hotel assets......................................................................... (453,000)
Decrease in mortgage notes receivable............................................................. 1,460,000
Principal received on notes receivable............................................................ 20,000
Increase in notes receivable--Corporation......................................................... (221,000)
Reorganization costs.............................................................................. (2,786,000)
--------------
Net cash used in investing activities......................................................... (1,980,000)
--------------
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable............................................ (32,413,000)
Borrowings under secured notes payable............................................................ 27,461,000
Capital contributions............................................................................. 18,012,000
Borrowings under mortgage and other notes payable................................................. 250,000
Purchase of warrants.............................................................................. (514,000)
--------------
Net cash provided by financing activities..................................................... 12,796,000
--------------
INCREASE IN CASH AND CASH EQUIVALENTS............................................................. 9,581,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD.................................................. --
--------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD........................................................ $ 9,581,000
--------------
--------------
</TABLE>
See accompanying notes to financial statements.
F-30
<PAGE>
SLT REALTY LIMITED PARTNERSHIP
BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
MARCH 31,
1995
--------------
<S> <C>
(UNAUDITED)
Hotel assets held for sale, net................................................................... $ 8,215,000
Hotel assets--net................................................................................. 137,583,000
--------------
145,798,000
Mortgage notes receivable, net.................................................................... 62,479,000
Investment in joint venture hotel properties...................................................... 254,000
--------------
Total real estate investments..................................................................... 208,531,00
Cash and cash equivalents......................................................................... 3,939,000
Accounts receivable............................................................................... 1,825,000
Notes receivable--SLC Operating L.P............................................................... 27,495,000
Notes receivable--Corporation..................................................................... 1,446,000
Notes receivable, net............................................................................. 998,000
Prepaid expenses and other assets................................................................. 6,311,000
--------------
$ 250,545,000
--------------
--------------
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES
Secured notes payable............................................................................. $ 130,360,000
Mortgage and other notes payable.................................................................. 54,549,000
Accounts payable and other liabilities............................................................ 3,271,000
--------------
188,180,000
--------------
PARTNERS' EQUITY.................................................................................. 62,365,000
--------------
$ 250,545,000
--------------
--------------
</TABLE>
See accompanying notes to financial statements.
F-31
<PAGE>
SLT REALTY LIMITED PARTNERSHIP
STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
------------
<S> <C>
(UNAUDITED)
REVENUE
Rents from Corporation.............................................................................. $ 600,000
Rents from SLC Operating L.P........................................................................ 4,563,000
Interest from SLC Operating L.P..................................................................... 730,000
Interest from Corporation........................................................................... 37,000
Interest from mortgage and other notes.............................................................. 2,566,000
Rent from other leased hotel properties............................................................. 159,000
Other............................................................................................... 34,000
Gain (loss) on sale................................................................................. (113,000)
------------
8,576,000
------------
EXPENSES
Interest............................................................................................ 5,509,000
Depreciation and amortization....................................................................... 1,691,000
Administrative and operating........................................................................ 355,000
------------
7,555,000
------------
Income before extraordinary items................................................................... 1,021,000
Extraordinary items................................................................................. 1,284,000
------------
NET INCOME.......................................................................................... $ 2,305,000
------------
------------
</TABLE>
See accompanying notes to financial statements.
F-32
<PAGE>
SLT REALTY LIMITED PARTNERSHIP
STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
--------------
<S> <C>
(UNAUDITED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net income........................................................................................ $ 2,305,000
Extraordinary items............................................................................... (1,284,000)
Adjustments to reconcile net income to net cash used in operating activities:
Depreciation and amortization................................................................... 1,691,000
Accretion of discount on mortgage notes receivable.............................................. (753,000)
Deferred interest............................................................................... 649,000
Loss on sale.................................................................................... 113,000
Deferred interest--Corporation.................................................................. (463,000)
Changes in operating assets and liabilities:
Accounts receivable, prepaid expenses and other assets.......................................... (3,656,000)
Accounts payable and other liabilities.......................................................... 272,000
--------------
Net cash used in operating activities......................................................... (1,126,000)
--------------
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to hotel assets......................................................................... (453,000)
Decrease in mortgage notes receivable............................................................. 1,460,000
Principal received on mortgage and other notes receivable......................................... 6,000
Net change in notes receivable--SLC Operating L.P................................................. (1,341,000)
Net change in notes receivable--Corporation....................................................... (221,000)
Reorganization costs.............................................................................. (1,393,000)
--------------
Net cash used in investing activities......................................................... (1,942,000)
--------------
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable............................................ (32,413,000)
Borrowings under secured notes payable............................................................ 27,461,000
Capital contributions............................................................................. 12,223,000
Borrowings under mortgage and other notes payable................................................. 250,000
Purchase of warrants.............................................................................. (514,000)
--------------
Net cash provided by financing activities..................................................... 7,007,000
--------------
INCREASE IN CASH AND CASH EQUIVALENTS............................................................. 3,939,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD.................................................. --
--------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD........................................................ $ 3,939,000
--------------
--------------
</TABLE>
See accompanying notes to financial statements.
F-33
<PAGE>
SLC OPERATING LIMITED PARTNERSHIP
BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
MARCH 31,
1995
-------------
<S> <C>
(UNAUDITED)
Hotel assets--net.................................................................................. $ 37,077,000
Investment in joint venture hotel properties....................................................... 17,000
-------------
Total real estate investments.................................................................. 37,094,000
Cash and cash equivalents.......................................................................... 5,642,000
Accounts receivable................................................................................ 4,581,000
Notes receivable................................................................................... 609,000
Inventories, prepaid expenses and other assets..................................................... 5,957,000
-------------
$ 53,883,000
-------------
-------------
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES
Mortgage and other notes payable................................................................... $ 13,606,000
Notes payable--SLT Realty L.P...................................................................... 27,495,000
Accounts payable and other liabilities............................................................. 9,499,000
-------------
50,600,000
PARTNERS' EQUITY................................................................................... 3,283,000
-------------
$ 53,883,000
-------------
-------------
</TABLE>
See accompanying notes to financial statements.
F-34
<PAGE>
SLC OPERATING LIMITED PARTNERSHIP
STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
-------------
<S> <C>
(UNAUDITED)
REVENUE
Hotel.............................................................................................. $ 22,781,000
Interest from notes receivable..................................................................... 15,000
Management fees and other income................................................................... 27,000
-------------
22,823,000
-------------
EXPENSES
Hotel operations................................................................................... 16,280,000
Rent--SLT Realty L.P............................................................................... 4,563,000
Interest--SLT Realty L.P........................................................................... 730,000
Interest--other.................................................................................... 318,000
Depreciation and amortization...................................................................... 1,109,000
Administrative and operating....................................................................... 713,000
-------------
23,713,000
-------------
NET LOSS........................................................................................... $ (890,000)
-------------
-------------
</TABLE>
See accompanying notes to financial statements.
F-35
<PAGE>
SLC OPERATING LIMITED PARTNERSHIP
STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS
ENDED
MARCH 31,
1995
-------------
<S> <C>
(UNAUDITED)
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss........................................................................................... $ (890,000)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization.................................................................... 1,109,000
Deferred interest--SLT Realty L.P................................................................ 463,000
Changes in operating assets and liabilities:
Accounts receivable, inventories, prepaid expenses and other assets.............................. (2,245,000)
Accounts payable and other liabilities........................................................... 1,454,000
-------------
Net cash used in operating activities.......................................................... (109,000)
-------------
CASH FLOWS FROM INVESTING ACTIVITIES
Principal received on notes receivable............................................................. 14,000
Reorganization costs............................................................................... (1,393,000)
-------------
Net cash used in investing activities.......................................................... (1,379,000)
-------------
CASH FLOWS FROM FINANCING ACTIVITIES
Capital contributions.............................................................................. 5,789,000
Net changes in notes payable--SLT Realty L.P....................................................... 1,341,000
-------------
Net cash provided by financing activities...................................................... 7,130,000
-------------
INCREASE IN CASH AND CASH EQUIVALENTS.............................................................. 5,642,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD................................................... --
-------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD......................................................... $ 5,642,000
-------------
-------------
</TABLE>
See accompanying notes to financial statements.
F-36
<PAGE>
STARWOOD LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
1. INTERIM FINANCIAL STATEMENTS
The accompanying unaudited financial statements have been prepared in
accordance with generally accepted accounting principles for interim financial
information and with Rule 10-01 of Regulation S-X. Accordingly, these statements
do not include all of the information and footnotes required by generally
accepted accounting principles for complete financial statements. In the opinion
of management of the Trust and the Corporation, all adjustments necessary for a
fair presentation have been included. The financial statements presented herein
have been prepared in accordance with the accounting policies described in the
registrants' Joint Annual Report on Form 10-K for the year ended December 31,
1994 (the "1994 Form 10-K"), and should be read in conjunction therewith.
2. REORGANIZATION
Effective January 1, 1995 (the "Closing Date"), the Trust and the
Corporation consummated the previously announced reorganization (the
"Reorganization") with Starwood Capital Group, L.P. ("Starwood Capital") and
certain affiliates of Starwood Capital (the "Starwood Partners").
The Reorganization involved a number of related transactions that occurred
simultaneously as of the Closing Date. Such transactions included (i) the
contribution by the Trust to SLT Realty Limited Partnership (the "Realty
Partnership") of all of the properties and assets of the Trust subject to
substantially all of the liabilities of the Trust (including the Senior Debt of
the Trust), in exchange for an approximate 28.3% interest as a general partner
in the Realty Partnership, (ii) the contribution by the Starwood Partners to the
Realty Partnership of approximately $12,600,000 in cash and certain hotel
properties and first mortgage notes, in exchange for limited partnership units
representing the remaining approximate 71.7% interest in the Realty Partnership,
(iii) the contribution by the Corporation and its subsidiaries to SLC Operating
Limited Partnership (the "Operating Partnership") of all of their properties and
operating assets (except for their gaming assets, which are to be contributed
upon approval by Nevada Gaming Authorities), subject to substantially all of
their liabilities, in exchange for an approximate 28.3% interest as a general
partner in the Operating Partnership, and (iv) the contribution by the Starwood
Partners to the Operating Partnership of approximately $1,400,000 in cash and
furnishing and equipment of the hotel properties, in exchange for limited
partnership units representing the remaining approximate 71.7% interest in the
Operating Partnership. At March 31, 1995 gaming assets to be contributed to the
Operating Partnership upon approval of the Nevada Gaming Authorities consist of
assets of $4,278,000, net of liabilities of $3,283,000 including notes payable
to the Realty Partnership of $1,446,000. In addition, on March 24, 1995 a
Starwood Partner exchanged $12 million of Senior Debt for additional limited
partnership units of the Realty Partnership and the Operating Partnership.
After giving effect to the Reorganization and the subsequent exchange of
Senior Debt, the Trust has an approximate 25.4% interest in the Realty
Partnership and the Corporation has an approximate 25.4% interest in the
Operating Partnership, and the Starwood Partners hold limited partnership
interests representing the remaining approximate 74.6% interest in each of the
Realty Partnership and the Operating Partnership.
3. DEBT RESTRUCTURING
On March 24, 1995, the Realty Partnership and the Trust entered into an
Amended and Restated Credit Agreement (the "New Credit Agreement") pursuant to
which the Realty Partnership borrowed approximately $132 million (the "Loan")
which was used primarily to refinance all outstanding Senior Debt (after the
exchange by a Starwood Partner of $12 million of Senior Debt for units of the
Realty Partnership and the Operating Partnership described above) and
approximately $27 million of first mortgage debt. The Loan matures on April 1,
1997 (subject to the Realty Partnership's option to extend such maturity for 12
months subject to a principal payment of $10 million and on certain other
conditions) and bears interest at a rate based on LIBOR plus 3%. In connection
with the refinancing, the Realty Partnership paid $514,000 to one of the Senior
Lenders and a portion of the Lender Warrants were cancelled. In connection with
the New Credit
F-37
<PAGE>
STARWOOD LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
3. DEBT RESTRUCTURING (CONTINUED)
Agreement, the remaining Lender Warrants Issued in connection with the prior
Credit Agreement (the "Prior Credit Agreement") could be cancelled upon the
payment to a Starwood Partner of a $786,000 cancellation fee. Effective March
31, 1995 the Realty Partnership issued an unsecured note payable to the Starwood
Partner and the remaining Lender Warrants were cancelled.
Prior to maturity there are no mandatory principal payments on the Loan,
except that (i) if the Realty Partnership sells or refinances a hotel property
or mortgage note (other than certain notes contributed by the Starwood Partners
aggregating approximately $53 million (the "Harvey Notes")), it must reduce the
principal of the Loan by at least 125% of the portion of the Loan allocated to
such property or note and (ii) the net proceeds of any public offering (or
private offerings to the extent the net proceeds thereof exceed $60 million) of
equity interests in the Trust, the Corporation, the Realty Partnership or the
Operating Partnership must be used to reduce the principal of the Loan until
such principal is equal to or less than 50% of the fair mark value of the assets
which secure the Loan.
The Loan is secured by first priority liens on substantially all of the
assets of the Realty Partnership, other than the Harvey Notes. Up to $58 million
of the obligations under the Loan is guaranteed by the Operating Partnership,
which guaranty is secured by first priority liens on substantially all of the
assets of the Operating Partnership. Each of the Trust and the Corporation, as
general partner, is secondarily liable for the obligations under the Loan of the
Realty Partnership and the Operating Partnership, respectively.
The New Credit Agreement contains covenants that are similar to, but in
general less restrictive than, those contained in the prior Credit Agreement,
including (i) a requirement that the Realty Partnership and the Operating
Partnership maintain a minimum combined net worth as defined ($40 million at
March 31, 1995). The New Credit Agreement also restricts the ability of the
Realty Partnership to incur other indebtedness.
The Realty Partnership may, prior to January 1, 1996, borrow up to an
additional $75 million to finance the acquisition of hotel properties and to
refinance debt that is senior to the Loan. Each such acquisition loan will be in
an amount equal to the lesser of (i) 60% of the purchase price (in the case of
an acquisition) or (ii) 70% of the property's value (as determined by the
lender), will be made on the same terms as the Loan and will be secured by a
first priority lien on the related hotel property.
4. INVESTMENT IN PARTNERSHIPS
The Trust and the Corporation will account for their respective investment
in the Realty Partnership and the Operating Partnership under the equity method
of accounting, in accordance with generally accepted accounting principles. For
accounting purposes, neither the Trust nor Starwood Capital unilaterally
controls the Realty Partnership and neither the Corporation nor Starwood Capital
unilaterally controls the Operating Partnership.
The condensed unaudited separate and combined financial information of the
Realty Partnership and the Operating Partnership as of March 31, 1995 and for
the three months then ended are presented on pages 13 through 21 contained
herein.
F-38
<PAGE>
STARWOOD LIMITED PARTNERSHIP AND SLC OPERATING LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
5. PRO FORMA FINANCIAL INFORMATION
The following unaudited pro forma separate and combined condensed financial
information for the three months ended March 31, 1994 is presented as if the
Reorganization had occurred on January 1, 1994.
<TABLE>
<CAPTION>
TRUST CORPORATION COMBINED
------------ ------------- -------------
<S> <C> <C> <C>
STARWOOD LODGING
Income (loss) from investment in Partnership............... $ 423,000 $ (228,000) $ 195,000
Net income (loss) per share................................ $ .04 $ (.02) $ 0.02
<CAPTION>
REALTY OPERATING COMBINED
------------ ------------- -------------
<S> <C> <C> <C>
SLT REALTY AND SLT OPERATING PARTNERSHIPS
Revenues................................................... $ 8,112,000 $ 31,581,000 $ 34,193,000
Expenses................................................... 6,617,000 32,387,000 33,504,000
------------ ------------- -------------
Net income (loss).......................................... $ 1,495,000 $ (806,000) $ 689,000
------------ ------------- -------------
------------ ------------- -------------
</TABLE>
6. EXTRAORDINARY ITEM
Effective January 28, 1993, the Trust restructured its debt under the terms
of the Prior Credit Agreement. Management concluded that this debt restructuring
represented a "troubled debt restructuring" as defined under generally accepted
accounting principles, and accordingly, upon execution of the Prior Credit
Agreement accrued all known current or future identifiable debt restructuring
costs as of December 31, 1992. In the first quarter of 1995, upon execution of
the New Credit Agreement the Realty Partnership recognized extraordinary income
of $1,284,000 relating to the extinguishment of the debt under the terms of the
Prior Credit Agreement, representing the remaining amount of the accrual
recorded at March 24, 1995.
F-39
<PAGE>
INDEPENDENT AUDITORS' REPORT
To the Boards of Trustees and Directors and Shareholders of
Starwood Lodging Trust and Starwood Lodging Corporation:
We have audited the accompanying separate and combined financial statements
of Starwood Lodging Trust (a Maryland real estate investment trust) (the
"Trust") and Starwood Lodging Corporation (a Maryland corporation) and its
subsidiaries (the "Corporation"), collectively the "Companies", as of December
31, 1994 and 1993, and for each of the three years in the period ended December
31, 1994, listed in the foregoing index to financial statements and financial
statement schedules. Our audits also included the financial statement schedules
listed in the foregoing index to financial statements and financial statement
schedules. These financial statements and financial statement schedules are the
responsibility of the Trust's, the Corporation's and the Companies' managements.
Our responsibility is to express an opinion on these financial statements and
financial statement schedules based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such separate and combined financial statements present
fairly, in all material respects, the financial position of the Companies and
the financial position of the Trust and the Corporation at December 31, 1994 and
1993, and the respective results of their operations and their cash flows for
each of the three years in the period ended December 31, 1994 in conformity with
generally accepted accounting principles. Also, in our opinion, such financial
statement schedules, when considered in relation to the basic financial
statements taken as a whole, present fairly in all material respects the
information set forth therein.
DELOITTE & TOUCHE LLP
Los Angeles, California
March 24, 1995
F-40
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31, DECEMBER 31,
1994 1993
--------------- ---------------
<S> <C> <C>
Hotel assets held for sale--net............................................. $ 8,585,000 $ 16,631,000
Hotel assets--net........................................................... 142,600,000 150,618,000
--------------- ---------------
151,185,000 167,249,000
Mortgage notes receivable--net.............................................. 14,049,000 11,642,000
Investment in joint venture hotel properties................................ 262,000 281,000
--------------- ---------------
Total real estate investments........................................... 165,496,000 179,172,000
Cash and cash equivalents................................................... 5,065,000 5,652,000
Accounts receivable......................................................... 4,040,000 4,360,000
Notes receivable--net....................................................... 1,627,000 1,717,000
Inventories, prepaid expenses and other assets.............................. 7,727,000 4,451,000
--------------- ---------------
$ 183,955,000 $ 195,352,000
--------------- ---------------
--------------- ---------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving line of credit.......................... $ 113,896,000 $ 128,802,000
Mortgage and other notes payable............................................ 46,586,000 42,084,000
Accounts payable and other liabilities...................................... 14,765,000 11,140,000
--------------- ---------------
175,247,000 182,026,000
--------------- ---------------
Commitments and contingencies
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $1.00 par value; authorized 30,000,000
shares; outstanding 12,132,948 shares...................................... 12,133,000 12,133,000
Corporation common stock, $0.10 par value; authorized 30,000,000 shares;
outstanding 12,132,948 shares.............................................. 1,213,000 1,213,000
Additional paid-in capital.................................................. 210,251,000 210,497,000
Share purchase notes........................................................ -- (291,000)
Accumulated deficit......................................................... (214,889,000) (210,226,000)
--------------- ---------------
8,708,000 13,326,000
--------------- ---------------
$ 183,955,000 $ 195,352,000
--------------- ---------------
--------------- ---------------
</TABLE>
See accompanying notes to financial statements.
F-41
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
----------------------------------------------
1994 1993 1992
-------------- -------------- --------------
<S> <C> <C> <C>
REVENUE
Hotel........................................................... $ 82,668,000 $ 86,903,000 $ 88,812,000
Gaming.......................................................... 27,981,000 27,505,000 26,150,000
Interest from mortgage and other notes.......................... 1,554,000 1,412,000 1,348,000
Management fees and other income................................ 411,000 475,000 1,186,000
Rents from leased hotel properties and income from joint
ventures....................................................... 927,000 839,000 947,000
Gain (loss) on sales of hotel assets............................ 456,000 21,000 (787,000)
-------------- -------------- --------------
113,997,000 117,155,000 117,656,000
-------------- -------------- --------------
EXPENSES
Hotel operations................................................ 60,829,000 68,132,000 68,620,000
Gaming operations............................................... 24,454,000 24,055,00 23,699,000
Interest........................................................ 17,606,000 15,187,000 14,208,000
Depreciation and amortization................................... 8,161,000 9,232,000 10,196,000
Administrative and operating.................................... 4,203,000 4,729,000 6,177,000
Loan restructuring costs........................................ -- -- 10,892,000
Shareholder litigation.......................................... 2,648,000 483,000 188,000
Provision for losses............................................ 759,000 2,369,000 3,419,000
-------------- -------------- --------------
118,660,000 124,187,000 137,399,000
-------------- -------------- --------------
NET LOSS........................................................ $ (4,663,000) $ (7,032,000) $ (19,743,000)
-------------- -------------- --------------
-------------- -------------- --------------
NET LOSS PER PAIRED SHARE....................................... $ (0.38) $ (0.58) $ (1.63)
</TABLE>
See accompanying notes to financial statements.
F-42
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
---------------------------------------------
1994 1993 1992
-------------- ------------- --------------
<S> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss.......................................................... $ (4,663,000) $ (7,032,000) $ (19,743,000)
Adjustments to reconcile net loss to net cash provided by (used
in) operating activities:
Depreciation and amortization................................... 8,161,000 9,232,00 10,196,000
Deferred interest............................................... 3,610,000 3,287,000 --
(Gain) loss on sales of hotel assets............................ (456,000) (21,000) 787,000
Provision for investment losses................................. 759,000 2,369,000 3,419,000
Changes in assets and liabilities:
Accounts receivable, inventories and prepaid expenses........... (86,000) 2,118,000 14,000
Accounts payable and other liabilities.......................... 1,568,000 (4,421,000) 10,017,000
-------------- ------------- --------------
Net cash provided by (used in) operating activities........... 8,893,000 5,532,000 4,690,000
-------------- ------------- --------------
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to hotel assets......................................... (2,941,000) (6,577,000) (2,990,000)
Net proceeds from sales of assets................................. 12,536,000 6,130,000 488,000
Increase in notes receivable...................................... (6,270,000) (1,985,000) --
Principal received on notes receivable............................ 2,451,000 409,000 1,006,000
Reorganization costs.............................................. (1,287,000) -- --
Other intangible assets........................................... -- (47,000) (18,000)
Acquisition of minority interest/hotels........................... -- (1,575,000) --
-------------- ------------- --------------
Net cash provided by (used in) investing activities........... 4,489,000 (3,645,000) (1,514,000)
-------------- ------------- --------------
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable............ (1,498,000) (1,666,000) (1,146,000)
Borrowings under mortgage and other notes......................... 6,000,000 632,000 --
Principal payments on secured notes payable and revolving line of
credit........................................................... (18,516,000) (5,695,000) --
Payments to minority shareholders................................. -- (28,000) (111,000)
Principal received on share purchase notes........................ 45,000 5,000 2,000
-------------- ------------- --------------
Net cash provided by (used in) financing activities........... (13,969,000) (6,752,000) (1,255,000)
-------------- ------------- --------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS.................. (587,000) (4,865,000) 1,921,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR.................... 5,652,000 10,517,000 8,596,000
-------------- ------------- --------------
CASH AND CASH EQUIVALENTS AT END OF YEAR.......................... $ 5,065,000 $ 5,652,000 $ 10,517,000
-------------- ------------- --------------
-------------- ------------- --------------
</TABLE>
See accompanying notes to financial statements.
F-43
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
COMBINED STATEMENTS OF SHAREHOLDERS' EQUITY
<TABLE>
<CAPTION>
TRUST
SHARES OF CORPORATION ADDITIONAL SHARE TOTAL
BENEFICIAL COMMON PAID-IN PURCHASE ACCUMULATED SHAREHOLDERS'
INTEREST STOCK CAPITAL NOTES DEFICIT EQUITY
---------- ----------- ----------- --------- ------------ -------------
<S> <C> <C> <C> <C> <C> <C>
Balance January 1, 1992................... $12,133,000 $1,213,000 $210,673,000 $(485,000) $(183,451,000) $40,083,000
Principal payments and reductions of
share purchase notes................... -- -- -- 11,000 -- 11,000
Net loss................................ -- -- -- -- (19,743,000) (19,743,000)
---------- ----------- ----------- --------- ------------ -------------
Balance December 31, 1992................. 12,133,000 1,213,000 210,673,000 (474,000) (203,194,000) 20,351,000
Principal payments and reductions of
share purchase notes................... -- -- (176,000) 183,000 -- 7,000
Net loss................................ -- -- -- -- (7,032,000) (7,032,000)
---------- ----------- ----------- --------- ------------ -------------
Balance December 31, 1993................. 12,133,000 1,213,000 210,497,000 (291,000) (210,226,000) 13,326,000
Principal payments and reductions of
share purchase notes................... -- -- (246,000) 291,000 -- 45,000
Net loss................................ -- -- -- -- (4,663,000) (4,663,000)
---------- ----------- ----------- --------- ------------ -------------
Balance December 31, 1994................. $12,133,000 $1,213,000 $210,251,000 $ -- $(214,889,000) $ 8,708,000
---------- ----------- ----------- --------- ------------ -------------
---------- ----------- ----------- --------- ------------ -------------
</TABLE>
See accompanying notes to financial statements.
F-44
<PAGE>
STARWOOD LODGING TRUST
BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31, DECEMBER 31,
1994 1993
--------------- ---------------
<S> <C> <C>
Hotel assets held for sale--net............................................. $ 8,281,000 $ 15,699,000
Hotel assets--net........................................................... 108,428,000 114,219,000
--------------- ---------------
116,709,000 129,918,000
Mortgage notes receivable--net.............................................. 14,049,000 11,642,000
Investment in joint venture hotel properties................................ 240,000 276,000
--------------- ---------------
Total real estate investments........................................... 130,998,000 141,836,000
Cash and cash equivalents................................................... 255,000 918,000
Accounts receivable......................................................... 698,000 1,011,000
Notes receivable--Corporation............................................... 26,916,000 87,486,000
Notes receivable--net....................................................... 1,004,000 1,025,000
Prepaid expenses and other assets........................................... 2,374,000 569,000
--------------- ---------------
$ 162,245,000 $ 232,845,000
--------------- ---------------
--------------- ---------------
LIABILITIES AND SHAREHOLDERS' EQUITY
LIABILITIES
Secured notes payable and revolving line of credit.......................... $ 113,896,000 $ 128,802,000
Mortgage and other notes payable............................................ 32,838,000 27,724,000
Accounts payable and other liabilities...................................... 5,061,000 4,114,000
--------------- ---------------
151,795,000 160,640,000
--------------- ---------------
Commitments and contingencies
SHAREHOLDERS' EQUITY
Trust shares of beneficial interest, $1.00 par value; authorized 30,000,000
shares; outstanding 12,132,948 shares...................................... 12,133,000 12,133,000
Additional paid-in capital.................................................. 146,059,000 204,640,000
Share purchase notes........................................................ (291,000)
Accumulated deficit......................................................... (147,742,000) (144,277,000)
--------------- ---------------
10,450,000 72,205,000
--------------- ---------------
$ 162,245,000 $ 232,845,000
--------------- ---------------
--------------- ---------------
</TABLE>
See accompanying notes to financial statements.
F-45
<PAGE>
STARWOOD LODGING TRUST
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------
1994 1993 1992
------------- ------------- -------------
<S> <C> <C> <C>
REVENUE
Rents from Corporation.............................................. $ 16,906,000 $ 16,481,000 $ 21,177,000
Interest from Corporation........................................... 1,730,000 1,534,000 4,123,000
Interest from mortgage and other notes.............................. 1,512,000 1,288,000 1,101,000
Rents from other leased hotel properties and income from joint
ventures........................................................... 927,000 839,000 947,000
Other income........................................................ 164,000 253,000 227,000
Gain (loss) on sales of hotel assets................................ 432,000 (53,000) (791,000)
------------- ------------- -------------
21,671,000 20,342,000 26,784,000
------------- ------------- -------------
EXPENSES
Interest............................................................ 16,265,000 14,020,000 12,959,000
Depreciation and amortization....................................... 5,205,000 5,630,000 6,794,000
Administrative and operating........................................ 1,583,000 1,948,000 2,350,000
Shareholder litigation.............................................. 1,324,000 264,000 188,000
Loan restructuring costs............................................ -- -- 10,892,000
Provision for losses................................................ 759,000 2,369,000 3,419,000
------------- ------------- -------------
25,136,000 24,231,000 36,602,000
------------- ------------- -------------
NET LOSS............................................................ $ (3,465,000) $ (3,889,000) $ (9,818,000)
------------- ------------- -------------
------------- ------------- -------------
NET LOSS PER SHARE.................................................. $ (0.28) $ (0.32) $ (0.81)
</TABLE>
See accompanying notes to financial statements.
F-46
<PAGE>
STARWOOD LODGING TRUST
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
--------------------------------------------
1994 1993 1992
-------------- ------------- -------------
<S> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss............................................................ $ (3,465,000) $ (3,889,000) $ (9,818,000)
Adjustments to reconcile net loss to net cash provided by (used in)
operating activities:
Depreciation and amortization..................................... 5,205,000 5,630,000 6,794,000
Deferred interest................................................. 3,610,000 2,243,000 --
(Gain)/loss on sales of hotel assets.............................. (432,000) 53,000 791,000
Provision for losses.............................................. 759,000 2,369,000 3,419,000
Changes in operating assets and liabilities:
Rent and interest receivable--Corporation......................... (1,730,000) (1,519,000) (8,238,000)
Accounts receivable and prepaid expenses.......................... (54,000) 1,037,000 115,000
Accounts payable and other liabilities............................ 562,000 (2,788,000) 9,710,000
-------------- ------------- -------------
Net cash provided by (used in) operating activities............. 4,455,000 3,136,000 2,773,000
-------------- ------------- -------------
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to hotel assets........................................... (2,270,000) (1,372,000) (1,700,000)
Net proceeds from sales of assets................................... 11,719,000 5,360,000 189,000
Increase in mortgage notes receivable............................... (6,270,000) (1,985,000) --
Principal received on mortgage and other notes receivable........... 2,382,000 353,000 957,000
Reorganization costs................................................ (1,287,000) -- --
Other intangible assets............................................. -- -- (18,000)
Net changes in notes receivable--Corporation........................ 3,965,000 1,693,000 411,000
Acquisition of minority interest.................................... -- (1,575,000) --
-------------- ------------- -------------
Net cash provided by (used in) investing activities............. 8,239,000 2,474,000 (161,000)
CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments on mortgage and other notes payable.............. (886,000) (1,594,000) (754,000)
Principal payments on secured notes payable and revolving line of
credit............................................................. (18,516,000) (5,695,000) --
Borrowings under mortgage and other notes payable................... 6,000,000 -- --
Payments to minority shareholders................................... -- (18,000) (97,000)
Principal received on share purchase notes.......................... 45,000 -- 1,000
-------------- ------------- -------------
Net cash provided by (used in) financing activities............. (13,357,000) (7,307,000) (850,000)
-------------- ------------- -------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS.................... (663,000) (1,697,000) 1,762,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR...................... 918,000 2,615,000 853,000
-------------- ------------- -------------
CASH AND CASH EQUIVALENTS AT END OF YEAR............................ $ 255,000 $ 918,000 $ 2,615,000
-------------- ------------- -------------
-------------- ------------- -------------
</TABLE>
See accompanying notes to financial statements.
F-47
<PAGE>
STARWOOD LODGING TRUST
STATEMENTS OF SHAREHOLDERS' EQUITY
<TABLE>
<CAPTION>
SHARES OF ADDITIONAL SHARE TOTAL
BENEFICIAL PAID-IN PURCHASE ACCUMULATED SHAREHOLDERS'
INTEREST CAPITAL NOTES DEFICIT EQUITY
------------- -------------- ----------- --------------- --------------
<S> <C> <C> <C> <C> <C>
Balance January 1, 1992................... $ 12,133,000 $ 204,816,000 (191,000) $ (130,570,000) $ 86,188,000
Principal payments and reductions of
share purchase notes................... -- -- 1,000 -- 1,000
Net loss................................ -- -- -- (9,818,000) (9,818,000)
------------- -------------- ----------- --------------- --------------
Balance December 31, 1992................. 12,133,000 204,816,000 (190,000) (140,388,000) 76,371,000
Principal payments, reductions and
transfer of share purchase notes from
the Corporation--net................... -- (176,000) (101,000) -- (277,000)
Net loss................................ -- -- -- (3,889,000) (3,889,000)
------------- -------------- ----------- --------------- --------------
Balance December 31, 1993................. 12,133,000 204,640,000 (291,000) (144,277,000) 72,205,000
Forgiveness of intercompany debt........ -- (58,335,000) -- (58,335,000)
Principal payments and reductions of
share purchase notes................... -- (246,000) 291,000 -- 45,000
Net loss................................ -- -- -- (3,465,000) (3,465,000)
------------- -------------- ----------- --------------- --------------
Balance December 31, 1994................. $ 12,133,000 $ 146,059,000 $ -- $ (147,742,000) $ 10,450,000
------------- -------------- ----------- --------------- --------------
------------- -------------- ----------- --------------- --------------
</TABLE>
See accompanying notes to financial statements.
F-48
<PAGE>
STARWOOD LODGING CORPORATION
BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31, DECEMBER 31,
1994 1993
-------------- --------------
<S> <C> <C>
Hotel assets held for sale--net............................................... $ 304,000 $ 932,000
Hotel assets--net............................................................. 34,172,000 36,399,000
-------------- --------------
34,476,000 37,331,000
Investment in joint venture hotel properties.................................. 22,000 5,000
-------------- --------------
Total real estate investments............................................... 34,498,000 37,336,000
Cash and cash equivalents..................................................... 4,810,000 4,734,000
Accounts receivable........................................................... 3,342,000 3,349,000
Notes receivable.............................................................. 623,000 692,000
Inventories, prepaid expenses and other assets................................ 5,353,000 3,882,000
-------------- --------------
$ 48,626,000 $ 49,993,000
-------------- --------------
-------------- --------------
LIABILITIES AND SHAREHOLDERS' DEFICIT
LIABILITIES
Mortgage and other notes payable.............................................. $ 13,748,000 $ 14,360,000
Notes payable--Trust.......................................................... 26,916,000 87,486,000
Accounts payable and other liabilities........................................ 9,704,000 7,026,000
-------------- --------------
50,368,000 108,872,000
-------------- --------------
Commitments and contingencies
SHAREHOLDERS' DEFICIT
Corporation common stock, $0.10 par value; authorized 30,000,000 shares;
outstanding 12,132,948 shares.............................................. 1,213,000 1,213,000
Additional paid-in capital.................................................. 64,192,000 5,857,000
Accumulated deficit......................................................... (67,147,000) (65,949,000)
-------------- --------------
(1,742,000) (58,879,000)
-------------- --------------
$ 48,626,000 $ 49,993,000
-------------- --------------
-------------- --------------
</TABLE>
See accompanying notes to financial statements.
F-49
<PAGE>
STARWOOD LODGING CORPORATION
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
----------------------------------------------
1994 1993 1992
-------------- -------------- --------------
<S> <C> <C> <C>
REVENUE
Hotel........................................................... $ 82,668,000 $ 86,903,000 $ 88,812,000
Gaming.......................................................... 27,981,000 27,505,000 26,150,000
Interest from notes receivable.................................. 42,000 124,000 247,000
Management fees and other income................................ 247,000 222,000 959,000
Gain (loss) on sales of hotel assets............................ 24,000 74,000 4,000
-------------- -------------- --------------
110,962,000 114,828,000 116,172,000
-------------- -------------- --------------
EXPENSES
Hotel operations................................................ 60,829,000 68,132,000 68,620,000
Gaming operations............................................... 24,454,000 24,055,000 23,699,000
Rent--Trust..................................................... 16,906,000 16,481,000 21,177,000
Interest--Trust................................................. 1,730,000 1,534,000 4,123,000
Interest--other................................................. 1,341,000 1,167,000 1,249,000
Depreciation and amortization................................... 2,956,000 3,602,000 3,402,000
Administrative and operating.................................... 2,620,000 2,781,000 3,827,000
Shareholder litigation.......................................... 1,324,000 219,000 --
-------------- -------------- --------------
112,160,000 117,971,000 126,097,000
-------------- -------------- --------------
NET LOSS........................................................ $ (1,198,000) $ (3,143,000) $ (9,925,000)
-------------- -------------- --------------
-------------- -------------- --------------
NET LOSS PER SHARE.............................................. $ (0.10) $ (0.26) $ (0.82)
</TABLE>
See accompanying notes to financial statements.
F-50
<PAGE>
STARWOOD LODGING CORPORATION
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------
1994 1993 1992
------------- ------------- -------------
<S> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net loss............................................................. $ (1,198,000) $ (3,143,000) $ (9,925,000)
Adjustments to reconcile net loss to net cash provided by (used in)
operating activities:
Depreciation and amortization........................................ 2,956,000 3,602,000 3,402,000
Deferred interest.................................................... -- 1,044,000 --
Gain on sales of hotel assets........................................ (24,000) (74,000) (4,000)
Changes in operating assets and liabilities:
Accounts receivable, inventories and prepaid expenses................ (32,000) 1,081,000 (101,000)
Rent and interest payable--Trust..................................... 1,730,000 1,519,000 8,238,000
Accounts payable and other liabilities............................... 1,006,000 (1,633,000) 307,000
------------- ------------- -------------
Net cash provided by (used in) operating activities.............. 4,438,000 2,396,000 1,917,000
------------- ------------- -------------
CASH FLOWS FROM INVESTING ACTIVITIES
Additions to hotel assets............................................ (671,000) (5,205,000) (1,290,000)
Net proceeds from sales of hotel assets.............................. 817,000 770,000 299,000
Increase in other assets............................................. -- (47,000) --
Principal received on notes receivable............................... 69,000 56,000 49,000
------------- ------------- -------------
Net cash provided by (used in) investing activities.............. 215,000 (4,426,000) (942,000)
------------- ------------- -------------
CASH FLOWS FROM FINANCING ACTIVITIES
Net change in notes payable--Trust................................... (3,965,000) (1,693,000) (411,000)
Principal payments on mortgage and other notes payable............... (612,000) (72,000) (392,000)
Borrowings under mortgage and other notes............................ -- 632,000 --
Payments to minority shareholders.................................... -- (10,000) (14,000)
Principal received on share purchase note............................ -- 5,000 1,000
------------- ------------- -------------
Net cash provided by (used in) financing activities.............. (4,577,000) (1,138,000) (816,000)
------------- ------------- -------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS..................... 76,000 (3,168,000) 159,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR....................... 4,734,000 7,902,000 7,743,000
------------- ------------- -------------
CASH AND CASH EQUIVALENTS AT END OF YEAR............................. $ 4,810,000 $ 4,734,000 $ 7,902,000
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
See accompanying notes to financial statements.
F-51
<PAGE>
STARWOOD LODGING CORPORATION
STATEMENTS OF SHAREHOLDERS' DEFICIT
<TABLE>
<CAPTION>
ADDITIONAL SHARE TOTAL
PAID-IN PURCHASE ACCUMULATED SHAREHOLDERS'
COMMON STOCK CAPITAL NOTES DEFICIT DEFICIT
------------ ------------- ---------- -------------- --------------
<S> <C> <C> <C> <C> <C>
Balance January 1, 1992.......................... $ 1,213,000 $ 5,857,000 $ (17,000) $ (52,881,000) $ (45,828,000)
Principal payments and reductions of share
purchase notes................................ -- -- 1,000 -- 1,000
Net loss....................................... -- -- -- (9,925,000) (9,925,000)
------------ ------------- ---------- -------------- --------------
Balance December 31, 1992........................ 1,213,000 5,857,000 (16,000) (62,806,000) (55,752,000)
Principal payments, reductions and transfer of
share purchase notes to the Trust............. -- -- 16,000 -- 16,000
Net loss....................................... -- -- -- (3,143,000) (3,143,000)
------------ ------------- ---------- -------------- --------------
Balance December 31, 1993........................ 1,213,000 5,857,000 -- (65,949,000) (58,879,000)
Forgiveness of intercompany debt............... -- 58,335,000 -- -- 58,335,000
Net loss....................................... -- -- -- (1,198,000) (1,198,000)
------------ ------------- ---------- -------------- --------------
Balance December 31, 1994........................ $ 1,213,000 $ 64,192,000 $ -- $ (67,147,000) $ (1,742,000)
------------ ------------- ---------- -------------- --------------
------------ ------------- ---------- -------------- --------------
</TABLE>
See accompanying notes to financial statements.
F-52
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS
1. ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES.
GENERAL
The accompanying financial statements include the accounts of Starwood
Lodging Trust (the "Trust"), formerly Hotel Investors Trust, and Starwood
Lodging Corporation and its subsidiaries (the "Corporation"), formerly Hotel
Investors Corporation. The Trust was formed as a real estate investment trust
("REIT") under the Internal Revenue Code in 1969. In 1980, the Trust formed the
Corporation and made a distribution to the Trust's shareholders of one share of
common stock of the Corporation for each share of beneficial interest of the
Trust. The shares of the Trust and the shares of the Corporation are paired on a
one-for-one basis, and can only be transferred in units ("Paired Shares")
consisting of the same number of shares of the Trust and of the Corporation.
The combined financial statements include the accounts of the Trust and the
Corporation (the "Companies"). All material intercompany balances and
transactions have been eliminated in the combined and separate consolidated
financial statements. The intercompany balances and transactions which have been
eliminated in arriving at the combined balance sheets and combined statements of
operations include the elimination of notes receivable from the Corporation
recorded on the Trust's balance sheets, and the related notes payable to the
Trust recorded on the Corporation's balance sheets. Rent and interest income
recorded on the Trust's statements of operations are eliminated against the
related rent and interest expense on the Corporation's statements of operations.
The Companies own and operate hotels located throughout the United States
and two hotel/casinos in Las Vegas, Nevada. The hotels range in size from 90 to
445 rooms and offer services to both business and transient travelers.
HOTEL ASSETS
Hotel assets are stated at the lower of cost or the amounts described below
and are depreciated using straight-line and declining-balance methods over
estimated useful lives of five to forty years for buildings and improvements and
three to twelve years for furniture, fixtures and equipment. Amounts allocated
to leasehold interests are amortized using the straight-line method over lease
terms of ten to forty years.
The Trust and the Corporation estimate the fair values of each of their
hotel assets on a quarterly basis. For hotel assets not held for sale, the
expected undiscounted future cash flows of the assets (generally over a
five-year period), on a hotel-by-hotel basis, are compared to the net book
values of the assets. If the expected undiscounted future cash flows are less
than the net book value of the assets, the excess of the net book value over the
estimated fair value is charged to current earnings. When it is the opinion of
management that the fair value of a hotel which has been identified for sale is
less than the net book value of the hotel, a reserve for losses is established.
Fair value is determined based upon discounted cash flows of the properties at
rates (11.0% to 14.5%) deemed reasonable for the type of property and prevailing
market conditions, appraisals and, if appropriate, current estimated net sales
proceeds from pending offers. A gain or loss is recorded to the extent the
amounts ultimately received differ from the adjusted book values of the hotel
assets. Gains on sales of hotel assets are recognized at the time the hotel
assets are sold provided there is reasonable assurance of the collectability of
the sales price and any future activities to be performed by the Companies
relating to the hotel assets sold are insignificant. Losses on sales of hotel
assets are recognized at the time the hotel assets are sold.
F-53
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
1. ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES. (CONTINUED)
A summary of hotel assets at December 31, 1994 and 1993 is as follows (in
thousands):
<TABLE>
<CAPTION>
TRUST CORPORATION
---------------------- ----------------------
1994 1993 1994 1993
---------- ---------- ---------- ----------
<S> <C> <C> <C> <C>
Land and leasehold interests in land.................... $ 41,184 $ 47,204 $ 13,796 $ 15,378
Buildings and improvements.............................. 122,300 148,460 22,315 22,545
Furniture, fixtures and equipment....................... 25,124 28,506 15,630 16,867
Accumulated depreciation and amortization............... (48,699) (51,487) (16,877) (14,828)
Reserve for losses...................................... (23,200) (42,765) (388) (2,631)
---------- ---------- ---------- ----------
Hotel assets--net................................... $ 116,709 $ 129,918 $ 34,476 $ 37,331
---------- ---------- ---------- ----------
---------- ---------- ---------- ----------
</TABLE>
MORTGAGE NOTES RECEIVABLE
If a loan becomes delinquent or upon the occurrence of other events it
becomes known that the collectability of a specific loan is uncertain, interest
income is no longer accrued and an allowance for loss is established based upon
an analysis of the net realizable value of the underlying property
collateralizing the loan.
PROVISION FOR LOSSES
Provision for losses for the years ended December 31, 1994, 1993 and 1992
are as follows:
<TABLE>
<CAPTION>
TRUST 1994 1993 1992
- ---------------------------------------------------------------- ---------- ------------ ------------
<S> <C> <C> <C>
Hotel assets.................................................... $ 439,000 $ 2,369,000 $ 3,196,000
Mortgage notes receivable....................................... 320,000 -- 223,000
---------- ------------ ------------
$ 759,000 $ 2,369,000 $ 3,419,000
---------- ------------ ------------
---------- ------------ ------------
</TABLE>
STATEMENTS OF CASH FLOWS
Cash and cash equivalents are defined as cash on hand and in banks plus all
short-term investments with a maturity, at the date of purchase, of three months
or less.
Interest paid in cash by the Trust in the years ended December 31, 1994,
1993, and 1992 was $12,736,000, $13,205,000 and $12,992,000, respectively.
Interest paid in cash by the Corporation in the years ended December 31,
1994, 1993, and 1992 was $1,342,000, $140,000 and $1,536,000, respectively.
The Corporation deferred interest of $1,730,000, $1,519,000 and $1,667,000
on its intercompany debt with the Trust in the years ended December 31, 1994,
1993, and 1992 respectively.
In December 1993, the Corporation transferred $278,000 of share purchase
loans to the Trust and reduced notes payable--Trust.
During 1993, $4,032,000 of accrued loan restructuring costs (included in
accounts payable and other liabilities at December 31, 1992) was added to the
loan balance of the secured notes payable and revolving line of credit.
During 1994, outstanding share purchase notes of $246,000 were canceled and
charged to additional paid-in capital. Paired Shares which secured the portion
of the principal canceled on the original notes were returned to the Companies.
F-54
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
1. ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES. (CONTINUED)
In December 1994, the Trust forgave $58,335,000 of notes payable to the
Trust by the Corporation and its subsidiaries. Because of the common ownership
of the Trust and the Corporation, the Trust charged the amount of debt forgiven
and the Corporation credited such amount to additional paid-in capital of the
Trust and Corporation, respectively.
INVENTORIES
Inventories are stated at the lower of cost or market with cost determined
on a first-in, first-out basis.
ORGANIZATION COSTS
Organization costs related to the formation of each of the Partnerships in
the amount of $1,672,000 for the Trust and $1,672,000 for the Corporation are
included in inventories, prepaid expenses and other assets and will be amortized
over a five-year period beginning in January 1995. (See Note 12.)
GAMING REVENUE
Gaming revenue relates to the two hotel/casinos and includes the net win
from gaming activities, as well as room, food, beverage and other revenues, net
of promotional allowances.
FAIR VALUE OF FINANCIAL INSTRUMENTS
The following disclosure of estimated fair value was determined by available
market information and appropriate valuation methodologies. However,
considerable judgment is necessary to interpret market data and develop the
related estimates of fair value. Accordingly, the estimates presented herein are
not necessarily indicative of the amounts that could be realized upon
disposition of the financial instruments. The use of different market
assumptions and/or estimation methodologies may have a material effect on the
estimated fair value amounts.
Cash and cash equivalents, accounts receivable and accounts payable and
other liabilities are carried at amounts which reasonably approximate their fair
value.
Fixed rate mortgage notes receivable of $14,049,000 for the Trust at
December 31, 1994 have a fair value of $13,488,000 as estimated based upon debt
with similar terms and maturities. The carrying value of fixed rate mortgage
notes receivable at December 31, 1993 approximated their fair value as their
interest rates approximated rates available for similar transactions at that
date.
The carrying value of the secured notes payable and revolving line of credit
approximate fair value as the related interest rates are variable.
Fixed rate notes payable with carrying values of $32,838,000 and $13,748,000
for the Trust and Corporation, respectively, at December 31, 1994 have a fair
value of $34,442,000 and $11,648,000 as estimated based on debt with similar
terms and maturities. Fixed rate notes payable with carrying values of
$27,724,000 and $14,360,000 for the Trust and Corporation, respectively, at
December 31, 1993 had a fair value of $28,507,000 and $13,110,000 as estimated
based on debt with similar terms and maturities.
INCOME TAXES
The Trust and the Corporation adopted Statement of Financial Accounting
Standards (SFAS) No. 109, "Accounting for Income Taxes", effective January 1,
1993. This Statement supersedes Accounting Principles Board Opinion No. 11 which
the Trust and the Corporation had previously applied. The adoption of SFAS No.
109 did not have a material effect on the financial statements of the Trust or
the Corporation.
The Trust was taxed as a REIT beginning in 1969 through and including its
taxable year ended December 31, 1990. During 1994, the Trust discovered that it
may not have qualified as a REIT in 1991 through 1994 due to its failure to
comply with certain procedural requirements of the Internal Revenue Code. The
Trust requested and received a letter from the Internal Revenue Service
providing that the Trust's
F-55
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
1. ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES. (CONTINUED)
election to be taxed as a REIT terminated beginning with the Trust's taxable
year ended December 31, 1991 and permitting the Trust to re-elect to be taxed as
a REIT commencing with its taxable year ending December 31, 1995. The Trust
intends to elect to be taxed as a REIT, commencing with its taxable year ending
December 31, 1995. Because the Trust had net losses for income tax purposes in
1991 through 1994, the Trust does not owe any federal income tax for such years.
Components of deferred income taxes as of December 31, 1994 and 1993 are as
follows:
<TABLE>
<CAPTION>
1994 1993
----------------------------- ------------------------------
TRUST CORPORATION TRUST CORPORATION
-------------- ------------- -------------- --------------
<S> <C> <C> <C> <C>
Deferred income tax assets:
Operating loss carryforwards............ $ 28,910,000 $ -- $ 10,018,000 $ 19,740,000
Losses from investments in
partnerships........................... -- 2,133,000 -- 1,659,000
Property and equipment.................. 3,041,000 -- 6,586,000 1,224,000
Other................................... 476,000 492,000 -- 162,000
-------------- ------------- -------------- --------------
Total deferred income tax assets........ 32,427,000 2,625,000 16,604,000 22,785,000
-------------- ------------- -------------- --------------
Total deferred income taxes............. 32,427,000 2,625,000 16,604,000 22,785,000
-------------- ------------- -------------- --------------
Valuation allowance..................... (32,427,000) (2,625,000) (16,604,000) (22,785,000)
-------------- ------------- -------------- --------------
Net deferred income tax................. $ -- $ -- $ -- $ --
-------------- ------------- -------------- --------------
-------------- ------------- -------------- --------------
</TABLE>
Deferred income taxes reflect the net tax effects of temporary differences
between the carrying amount of assets and liabilities for financial reporting
purposes and income tax purposes and operating loss and tax credit
carryforwards. A valuation allowance is recorded if, based on the weight of
available evidence, it is more likely than not that some portion or all of the
deferred income tax asset will not be realized.
As of December 31, 1994, the Trust had net operating loss carryforwards for
federal income tax purposes of approximately $82,600,000 which expire in various
years beginning in 2006 through 2009.
LOAN RESTRUCTURING COSTS
Management of the Trust concluded that the debt restructuring discussed in
Note 2 represented a "troubled debt restructuring" as defined under generally
accepted accounting principles, and accordingly, all restructuring costs have
been expensed as incurred. The Trust expensed loan restructuring costs of
$10,892,000 in the year ended December 31, 1992. In 1993, upon execution of the
definitive debt restructuring agreement, $700,000 was paid by the Trust to the
certain institutional lenders and $4,032,000 was added to the loan balance under
the terms of a credit agreement for restructuring costs due the institutional
lenders for legal and other experts. Previously accrued restructuring costs of
$778,000 and $3,152,000 were paid during the years ended December 31, 1994 and
1993, respectively. At December 31, 1994, $1,895,000 of accrued loan structuring
costs are included in accounts payable and other liabilities.
NET LOSS PER SHARE
Net loss per share is based on the weighted average number of common and
common equivalent shares outstanding during the year which is on a Paired Share
basis for purposes of the combined financial statements. Outstanding options and
warrants are included as common equivalent shares using the treasury stock
method when the effect is dilutive. The weighted average number of shares and
Paired Shares used in determining net loss per share and per Paired Share was
12,132,948 for the years ended December 31, 1994, 1993 and 1992.
F-56
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
1. ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES. (CONTINUED)
RECLASSIFICATIONS
Certain reclassifications have been made to the 1993 and 1992 financial
statements to conform with the 1994 financial statement presentation.
2. SENIOR NOTES PAYABLE AND REVOLVING LINE OF CREDIT AND DEBT
RESTRUCTURING.
As of March 31, 1991, the Trust was in default under the Trust's line of
credit and the senior note agreements due to the Trust's failure to comply with
certain financial covenants and to collect certain rents from the Corporation.
As a result of such defaults, upon the April 30, 1991 expiration of the
revolving line of credit provided by the Trust's line of credit, the five-year
secured term loan originally contemplated by the Trust's line of credit was not
made available to the Trust, and the entire amount of borrowings then
outstanding under the Trust's line of credit was deemed due and payable.
DEBT RESTRUCTURING--Effective January 28, 1993, the Trust executed a
definitive credit agreement (as subsequently amended, the "Credit Agreement")
that restructured the Trust's then outstanding borrowings from two banks (the
"Banks") and three insurance companies (together with the Banks, the
"Institutional Lenders") as a $12,500,000 revolving line of credit with one of
the Banks (the "Revolving Line of Credit") and a $115,723,000 term loan (the
"Term Loan", and together with the Revolving Line of Credit, the "Senior Debt").
The terms of the Credit Agreement required that the debt restructuring take
place in three phases, the first two of which were completed in 1993. At the
first closing (the "First Closing"), effective January 28, 1993, the
Institutional Lenders were granted or assigned for security direct and indirect
liens on and security interests in substantially all of the assets of the Trust
and the Corporation (other than the assets held by United States Equity &
Mortgage Trust, the Trust's 95%-owned subsidiary ("U.S. Equity")).
At the First Closing, the Trust and the Corporation also entered into a
warrant agreement (as amended, the "Warrant Agreement") that originally provided
that the Trust and the Corporation (or, if the merger of the Trust and the
Corporation described below (the "Merger") occurs, the surviving company) would
issue to the Institutional Lenders at the Third Closing (as defined below)
10-year warrants (the "Warrants") to purchase that number of shares equal to
9.9% (or if the Merger has occurred; 15%) of the Paired Shares then outstanding
at an exercise price of $.625 per share.
The second closing under the Credit Agreement (the "Second Closing") was
held on March 29, 1993 at which time the Trust acquired all of the assets of
U.S. Equity for $1,575,000 eliminating the minority interest of $676,000 and
increasing hotel assets by $899,000. At the Second Closing, the Institutional
Lenders were granted liens on and security interests in the five hotels and
substantially all of the other assets formerly owned by U.S. Equity and acquired
by the Trust.
At an interim closing held on February 28, 1994 (the "Interim Closing"), the
Credit Agreement was amended to, among other things, collaterally assign to the
Institutional Lenders security interests in and liens on substantially all of
the intercompany leases and the monies received by the Corporation in connection
with the operation of those hotels, and the Warrant Agreement was amended to
provide for the immediate issuance to the Institutional Lenders of Warrants for
an aggregate of 1,333,143 Paired Shares at the exercise price originally
provided for in the Warrant Agreement. On August 31, 1994, one-third of the
Warrants were canceled as a result of the Trust's cumulative principal payments
in excess of $13,000,000.
Interest on the principal amounts outstanding under the Credit Agreement
notes was originally at a stated rate of prime plus 2%. However, because the
Merger had not occurred on or prior to the 300th day after the First Closing,
the stated interest rate was increased to prime plus 3% from November 24, 1993
until the Merger takes place. The Trust has the option to pay interest at a
lesser rate, if applicable, of 8.0% per
F-57
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
2. SENIOR NOTES PAYABLE AND REVOLVING LINE OF CREDIT AND DEBT
RESTRUCTURING. (CONTINUED)
annum from September 1, 1994 through August 31, 1997, and 9.0% per annum from
September 1, 1997 through April 30, 1998, with the difference between the
interest accrued and the interest paid being added monthly to the principal
amount of the Restructured Debt. The related weighted average interest rate on
borrowings outstanding as of December 31, 1994 and 1993 was 11.5% and 9%,
respectively.
The Credit Agreement requires the Companies to maintain a specified minimum
adjusted net worth and a specified minimum ratio of cash to cash interest plus
capital expenditures, as defined. At December 31, 1994 the Trust was in
compliance with these covenants. In addition, the Credit Agreement contains
covenants that restrict, among other things, the Trust's ability to acquire or
dispose of assets, to make investments and to incur additional indebtedness, and
that prohibit the payment of distributions to shareholders.
In addition to imposing operating restrictions and reporting requirements,
the Credit Agreement establishes daily operating cash thresholds, as defined. If
these thresholds are exceeded by the Trust and the Corporation, the excess
amounts must be applied to reduce the borrowings then outstanding under the
Revolving Line of Credit, but amounts so applied are available for future
borrowings.
Subsequent to the Reorganization (see Note 12), all amounts outstanding
under the Credit Agreement were repaid with the proceeds from the New Credit
Agreement.
3. HOTEL SALES AND RESERVE FOR LOSSES.
During the year ended December 31, 1992, the Trust and the Corporation sold
their interests in three hotel assets, the Days Inn Texas Stadium, Irving,
Texas, the Best Western Merrimack Inn, Merrimack, New Hampshire and the Days
Inn, Spartanburg, South Carolina. The Irving property was sold in March 1992 for
$1,950,000, consisting of $172,000 in net cash proceeds and a $1,650,000
promissory note secured by the hotel. The Merrimack property was sold for
$1,800,000, consisting of $259,000 in net cash proceeds and a $1,440,000
promissory note secured by the hotel. The Spartanburg property was sold for
$875,000, consisting of $57,000 in net cash proceeds and a $775,000 promissory
note secured by the hotel. The Irving note bears interest at 9% per annum with
accrued interest and principal due monthly based on a 30-year amortization
schedule, with all unpaid principal and interest due in March 1997. The
Merrimack note, which was canceled in December 1994 (see Note 4), bore interest
at 9% per annum with accrued interest and principal due monthly based on a
30-year amortization schedule, with all unpaid principal and interest due in
July 1997. The Spartanburg note, which was paid off in May 1994, bore interest
at 9% per annum with interest and principal due monthly based on a 30-year
amortization schedule, with all unpaid principal and interest due in September
1998.
During 1992, the Trust recognized a loss of $791,000 and the Corporation
recognized a gain of $4,000 on sales of hotel assets, including a $91,000
discount recorded by the Trust resulting from the early payoff in 1992 of the
mortgage note receivable relating to the Brunswick, Georgia property sold in
1991. In 1992, the Trust recorded a provision for investment losses of
$3,196,000 which reflected the deterioration of hotel values located in the
Southeast, and the acceptance of offers for the sale of hotels at amounts lower
than net book value.
During the year ended December 31, 1993, the Companies sold their interests
in four hotel assets, the Best Western located in Smyrna, Georgia, the Vantage
Hotel located in Tucker, Georgia, the Best Western Motor Hotel in Santa Maria,
California, and the Ramada Inn-Westport in St. Louis, Missouri. The Smyrna
property was sold for an all cash price of $1,600,000. The Tucker property was
sold for $2,485,000, consisting of approximately $500,000 in cash and a
$1,985,000 promissory note secured by the hotel. The Tucker note bears interest
at 9% per annum with accrued interest and principal due monthly based upon a
25-year amortization schedule, with all unpaid principal and interest due in
June 1998. The Santa Maria property was sold for an all cash price of $140,000.
The St. Louis property was sold for an all cash price of $2,500,000.
F-58
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
3. HOTEL SALES AND RESERVE FOR LOSSES. (CONTINUED)
For the year ended December 31, 1993, the Trust recognized a loss of $53,000
and the Corporation recognized a gain of $74,000 on sales of hotel assets. In
1993, the Trust recorded a provision for investment losses of $2,369,000
primarily as a result of the acceptance of offers for the sale of hotels at
amounts lower than net book value.
During the year ended December 31, 1994, the Companies sold their interests
in five hotel assets, the Best Western South located in Austin, Texas, the
Sheraton Hotel located in New Port Richey, Florida, the Holiday Inn in
Brunswick, Georgia, the Holiday Inn in Jacksonville, Florida and the Ramada Inn
in Fayetteville, North Carolina. The Austin property was sold pursuant to
eminent domain proceedings for the purpose of highway construction to an agency
of the State of Texas for an all cash price of $3,594,000. The New Port Richey
and Brunswick properties were sold together for $4,306,000, consisting of
approximately $1,236,000 in cash and a $3,070,000 promissory note secured by the
hotels. The New Port Richey/Brunswick note bears interest at 8% per annum for
the first twelve months and 9.25% thereafter, with accrued interest and
principal due monthly based upon a 25-year amortization schedule, with all
unpaid principal and interest due in August 2001. The Jacksonville property was
sold for $3,200,000, consisting of approximately $900,000 in cash and a
$2,300,000 promissory note secured by the hotel. The Jacksonville note bears
interest at 9% per annum with accrued interest and principal due monthly based
upon a 30-year amortization schedule, with all unpaid principal and interest due
in December 2001. The Fayetteville property was sold for $1,000,000, consisting
of approximately $200,000 in cash and a $800,000 promissory note secured by the
hotel. The Fayetteville note bears interest at 9% per annum with accrued
interest and principal due monthly based upon a 12-year amortization schedule,
with all unpaid principal and interest due in December 2006. In connection with
the Reorganization (see Note 12), the Holiday Inn located in Albany, Georgia was
sold to Starwood Capital Group, L.P. for an all cash purchase price of
$6,000,000. The transaction was accounted for as a financing and Starwood
Capital Group, L.P. subsequently contributed the property to the Partnerships.
No gain or loss was recorded on the sale.
For the year ended December 31, 1994, the Trust recognized a gain of
$224,000 and the Corporation recognized a gain of $24,000 on sales of hotel
assets, including a $55,000 discount recorded by the Trust resulting from the
early payoff in 1994 of the mortgage note receivable related to the Spartanburg,
South Carolina property sold in 1992. In 1994, the Trust recorded a provision
for investment losses of $439,000 primarily as a result of the acceptance of
offers for the sale of hotels at amounts lower than net book value.
4. MORTGAGE NOTES RECEIVABLE.
COLUMBUS BEST WESTERN NORTH
In January 1992, in settlement of various disputes between the Trust, the
Corporation as the general partner of Columbus Hotel Limited Partnership and its
limited partners, and in lieu of foreclosure by the Trust on a $6,127,000
mortgage, ownership of the Columbus Best Western North was transferred to the
Trust. The fair value of the hotel assets received by the Trust upon
cancellation of its note approximated the net carrying value of the mortgage
note receivable at December 31, 1991.
BEST WESTERN MERRIMACK INN
In 1992, the Trust sold the Best Western Merrimack Inn in Merrimack, New
Hampshire to Orient Investment Limited. In connection with such sale, Orient
executed and delivered to the Trust a promissory note (the "Orient Note") in an
original principal amount of $1,440,000, secured by a first mortgage on the
property. The outstanding principal balance of the Orient Note was due August
1997, and bore interest at 9%.
During 1994, Orient defaulted on the Orient Note and the Trust accelerated
the indebtedness evidenced by the Orient Note. In September 1994, the Trust
initiated foreclosure proceedings and recorded a
F-59
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
4. MORTGAGE NOTES RECEIVABLE. (CONTINUED)
provision for investment losses of $320,000, resulting in a net book value of
$983,000. The property was subsequently sold to a third party in December 1994
for net proceeds of $1,191,000 and the Trust recorded a gain on sale of
$208,000.
OTHER
At December 31, 1991, the Trust held a $223,000 note secured by a second
mortgage on a shopping center which was foreclosed upon by the first mortgage
holder during the year ended December 31, 1992, resulting in the cancellation of
the Trust's second mortgage and the recording of a provision for investment
losses.
At December 31, 1994, in addition to the MHLP notes discussed in Note 5, the
Trust held nine promissory notes secured by mortgages. Eight notes ($13,915,000
in aggregate principal amount at December 31, 1994), representing nine hotels,
are secured by first mortgages, and one note ($234,000 in aggregate principal
amount at December 31, 1994), is secured by a second mortgage. The notes have
fixed interest rates ranging from 8% to 11% per annum, and two of the notes
(representing three properties) provide for contingent interest based on a
percentage of gross revenues of the properties securing such notes. The maturity
dates of the notes range from 1996 to 2017. Aggregate principal payments under
the mortgage notes receivable due within one year of December 31, 1994 are
$256,000. As of December 31, 1994 and 1993, the reserve for investment losses
for the mortgage notes receivable amounted to $100,000 and $140,000,
respectively.
5. MILWAUKEE MARRIOTT HOTEL.
In December 1985, the Trust sold its interest in the Milwaukee Marriott
Hotel to Milwaukee Brookfield Limited Partnership ("Brookfield"). In connection
with the sale, the Trust received a second mortgage note from Brookfield.
In July 1991, ownership and operation of the Milwaukee Marriott was
reorganized and ownership of the hotel was transferred from Brookfield to
Moorland Hotel Limited Partnership, ("MHLP"), a limited partnership in which the
Corporation has a 51% interest and is the sole general partner and Brookfield is
the sole limited partner. The operations of MHLP are consolidated into the
Corporation's financial statements from the date of reorganization and,
accordingly, the Trust has recorded the note receivable from MHLP as a note
receivable from the Corporation. The Corporation and MHLP entered into an
agreement for the Corporation to manage the property.
In addition, MHLP entered into an assignment and forbearance agreement with
Marriott Corporation ("Marriott"), the franchisor. This agreement, among other
things, required MHLP to renovate the hotel to Marriott standards. The
renovation was completed in January 1994.
During 1992, MHLP, Aetna Life Insurance Company ("Aetna"), the holder of the
first mortgage on the Milwaukee Marriott (the "Aetna Note"), Marriott, the
Trust, the Corporation, and Brookfield and various partners of Brookfield
reached agreements arranging financing for the renovation of the Milwaukee
Marriott and restructuring of debt for MHLP.
Effective December 1, 1992, Aetna agreed to defer for the period December 1,
1992 through November 30, 1993, the monthly principal and interest payments on
its first mortgage note, which accrues interest at 11.25% per annum, with the
deferred interest added to principal monthly. Beginning December 1, 1993, the
loan amortizes in equal monthly installments over a period of 17 years at 10%
interest per annum until January 1, 1996, at which time all unpaid interest and
principal are due, including appreciation interest ("Appreciation Interest").
Appreciation Interest is defined as 50% of the aggregate principal reduction in
F-60
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
5. MILWAUKEE MARRIOTT HOTEL. (CONTINUED)
the Aetna mortgage from December 1, 1993 until the loan is due in full as
provided in the agreement. The amount of the Aetna Note outstanding totaled
$9,899,000 and $10,017,000 at December 31, 1994 and 1993, respectively.
Marriott agreed to loan MHLP $750,000 secured by a second deed of trust on
the hotel for the purchase of equipment from a Marriott subsidiary. The second
mortgage note bore interest at 9% per annum, payable monthly beginning May 31,
1993 through April 30, 1994, at which time fixed monthly payments of principal
and interest of approximately $49,000 became due until December 31, 1994, at
which time all unpaid interest and principal were due. In 1994, Marriott agreed
to extend the note bearing interest at 10% per annum beginning January 1, 1995
at which time fixed monthly payments of principal and interest of approximately
$31,000 become due until June 30, 1995, at which time all unpaid interest and
principal are due.
The Trust agreed to loan MHLP $1,000,000 to be used to complete the
renovation of the Milwaukee Marriott. The loan is secured by a third deed of
trust on the hotel and bears interest at 10.5% per annum, payable monthly. Under
certain circumstances as defined in the agreement, interest is deferred and
added to the principal of the note monthly. The third mortgage note outstanding
totaled $1,225,000 and $1,102,000 as of December 31, 1994 and 1993,
respectively. The Trust may declare due and payable the principal balance and
any unpaid accrued interest thereon at any time through the maturity date of the
note of January 1, 1996.
The second mortgage note held by the Trust of $11,000,000 was modified as of
December 31, 1992 by adding deferred and previously unpaid interest of
$1,667,000 to principal due under the note and converting the note to a fourth
mortgage note. Further, $1,607,000 and $1,417,000 of interest at 10.5% per annum
for the years ended December 31, 1994 and 1993, respectively, was deferred
monthly and added to principal due under the loan. The fourth mortgage note
outstanding totaled $15,691,000 and $14,084,000 as of December 31, 1994 and
1993. Interest is payable monthly unless deferred under the provisions of the
loan agreement until January 1, 1996, at which time all remaining unpaid
interest and principal are due.
The Corporation agreed to defer and convert to a note up to $250,000 of
management fees due under its management agreement with MHLP for a period of up
to twelve months commencing with base management fees due after January 1, 1993.
The deferred fees bear interest at 9% per annum, which were added to the
principal balance of the note through December 1, 1993. Thereafter, the note is
due in twelve equal monthly installments of principal and interest commencing on
January 1, 1994 at 12% interest per annum. All unpaid interest and principal was
due and paid December 1, 1994.
The $600,000 original loan made by GSI Acquisition Company, L.P., a limited
partner of Brookfield, ("GSI"), was modified as of December 31, 1992, by
converting deferred and previously unpaid interest of approximately $86,000 to
principal. For the years ending December 31, 1994 and 1993 interest at 10.5% per
annum was deferred monthly and added to the principal balance, which balance
totals $849,000 and $762,000 at December 31, 1994 and 1993, respectively.
Thereafter, interest is payable monthly unless deferred under the provisions of
the agreement until January 1, 1996, at which time all remaining unpaid interest
and principal are due.
The Trust evaluates the collectability of the notes receivable secured by
the Milwaukee Marriott Hotel at the end of each quarter. Factors considered by
the Trust in performing the evaluations included the discounted estimated future
cash flow (at 11.0%) over a five-year period. The Corporation evaluates the
recoverability of the net book value of the property at the end of each quarter.
Factors considered by the Corporation in performing the evaluation included the
undiscounted estimated future cash flow of the property over a five-year period.
Based upon the evaluations no provision for losses was required.
F-61
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
6. REAL ESTATE INVESTMENTS AND INTERCOMPANY TRANSACTIONS.
At December 31, 1994, the Trust owned equity interests in twenty-four
hotels, including two hotel/ casinos. Of that number, eighteen properties were
owned in fee, five were held pursuant to long-term leases and one was owned
through a 5% general partnership interest in a joint venture that owns the Omaha
Marriott Hotel.
Twenty-one of the Trust's hotels (including the two hotel/casinos) are
leased to the Corporation or its subsidiaries. Three hotels have been leased to
and are operated by Imperial Hotel Corporation, formerly Vagabond Inns, Inc. The
Omaha Marriott Hotel has been leased to an affiliate of the Corporation, and is
managed by Marriott pursuant to a long-term management agreement. As of December
31, 1994, five of the hotels leased by the Corporation from the Trust are being
managed by third-party operators. The third-party management agreements are
generally for three-year terms expiring in 1995, subject to certain cancellation
provisions. Base management fees range from 2% to 2 1/2% of gross revenues with
incentive management fees based upon hotel profitability.
The leases are generally long-term and generally provide for annual base, or
minimum rents, plus contingent, or percentage rents based on the gross revenues
of the properties and are accounted for as operating leases. The leases are
"triple-net" in that the lessee is generally responsible for paying all
operating expenses of the properties, including maintenance, insurance and real
property taxes. The lessee is also generally responsible for any payments
required pursuant to underlying ground leases. Most leases provide for
cancellation by the Trust in the event that the Trust does not earn a specified
rent, or by the lessee (including the Corporation) in the event the lessee does
not earn a specified net operating profit.
As of December 31, 1994 and 1993, the Corporation was indebted to the Trust
for an aggregate of $26,916,000 and $87,486,000, respectively, (including the
MHLP mortgage notes of $16,916,000 and $15,186,000 as of December 31, 1994 and
December 31, 1993, respectively see Note 5). The debt to the Trust bore interest
at various rates ranging from 6.5% to 12% at December 31, 1992. Effective
January 1, 1993, the Trust and Corporation modified the leases between the Trust
and the Corporation to, among other things, adjust the rents payable by the
Corporation, and restructured the Corporation's existing borrowings from the
Trust to include all outstanding borrowings plus accrued but unpaid rent of
$448,000 and interest as of December 31, 1992. The borrowings, were non-interest
bearing for the years ended December 31, 1994 and 1993.
In December 1994, the Trust forgave $58,335,000 of notes receivable payable
to the Trust by the Corporation and its subsidiaries. Effective January 1, 1995
the remaining notes, which are due on demand, bear interest at prime plus 2%
with interest payable monthly.
Rents accrued by the Trust from leased hotel properties are summarized as
follows (in thousands):
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------
1994 1993 1992
--------- --------- ---------
<S> <C> <C> <C>
Corporation:
Minimum.............................................................. $ 14,373 $ 14,184 $ 18,136
Contingent........................................................... 2,533 2,297 3,041
--------- --------- ---------
16,906 16,481 21,177
--------- --------- ---------
Other:
Minimum.............................................................. 437 437 437
Contingent........................................................... 490 402 510
--------- --------- ---------
927 839 947
--------- --------- ---------
Total.............................................................. $ 17,833 $ 17,320 $ 22,124
--------- --------- ---------
--------- --------- ---------
</TABLE>
F-62
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
6. REAL ESTATE INVESTMENTS AND INTERCOMPANY TRANSACTIONS. (CONTINUED)
Minimum future rents at December 31, 1994 due under non-cancelable operating
leases for the years ending December 31 are as follows (in thousands):
<TABLE>
<CAPTION>
1995 1996 1997 1998 1999 THEREAFTER
--------- --------- --------- --------- --------- -----------
<S> <C> <C> <C> <C> <C> <C>
Corporation.......................... $ 12,982 $ 10,342 10,342 $ 10,342 $ 10,342 $ 27,385
Other................................ 437 437 437 426 178 105
--------- --------- --------- --------- --------- -----------
Total............................ $ 13,419 $ 10,779 $ 10,779 $ 10,768 $ 10,520 $ 27,490
--------- --------- --------- --------- --------- -----------
--------- --------- --------- --------- --------- -----------
</TABLE>
The Corporation is committed under its leases with the Trust to pay the
rents payable with respect to seven ground leases which expire in 1997 through
2029, including renewal options. The leases generally provide for a minimum rent
plus a percentage of gross revenues of the properties in excess of the minimum
rent. Future minimum lease payments under the leases are approximately $319,000
per year through 1999, and $6,960,000 thereafter. The Trust is the primary
obligor under the leases; however, the Corporation as lessee/operator of the
hotels makes payments under these leases directly to the lessors. Rent expense
incurred by the Corporation as a lessee/operator under these leases was
$879,000, $854,000 and $787,000, in the years ended December 31, 1994, 1993 and
1992, respectively.
In addition, the Trust is committed under an office lease. Future minimum
lease payments under the office lease are $85,000 in 1995.
7. MORTGAGE AND OTHER NOTES PAYABLE.
At December 31, 1994, the Trust had outstanding six mortgage notes payable
which are secured by seven of the Trust's hotels, with a net book value at
December 31, 1994 of $55,027,000. At December 31, 1994 and 1993, the Trust had
the following outstanding debt obligations:
<TABLE>
<CAPTION>
DECEMBER 31, DECEMBER 31,
1994 1993
------------- -------------
<S> <C> <C>
Mortgage Notes:
11.75% first mortgage note, due in 2015, callable by lender in 1995,
2000, 2005, or 2010................................................ $ 6,349,000 $ 6,417,000
12.875% first mortgage note, due in 1997............................ 9,173,000 9,478,000
12.625% first mortgage note, due in 1995............................ 4,075,000 4,195,000
9.25% first mortgage note, due in 1995.............................. 1,854,000 2,010,000
10.25% first mortgage note, due in 2001............................. 5,148,000 5,447,000
9.0% first mortgage note, due in 1997............................... 139,000 177,000
------------- -------------
Total mortgage notes payable...................................... 26,738,000 27,724,000
Advance from Starwood Capital Group, L.P.......................... 6,000,000 --
Other............................................................. 100,000 --
------------- -------------
Total mortgage and other notes payable.......................... $ 32,838,000 $ 27,724,000
------------- -------------
------------- -------------
</TABLE>
As described in Note 3, in August 1994 Starwood Capital Group, L.P. acquired
the Trust's Albany, Georgia property for $6,000,000. Interest expense ($313,000
in 1994) related to the advance is the greater of the net cash flow of the
property or 10% until such time as the property is contributed to the
Partnerships (see Note 12).
Aggregate principal payments, excluding the advance from Starwood Capital
Group, L.P. due for the years ending December 31 are $14,499,000 in 1995,
$2,290,000 in 1996, $5,994,000 in 1997, $447,000 in 1998, $493,000 in 1999, and
$3,115,000 thereafter.
F-63
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
7. MORTGAGE AND OTHER NOTES PAYABLE. (CONTINUED)
At December 31, 1994 and 1993, the Corporation had the following outstanding
debt obligations:
<TABLE>
<CAPTION>
DECEMBER 31, DECEMBER 31,
1994 1993
------------- -------------
<S> <C> <C>
Secured by Milwaukee Marriott Hotel:
10.0% first mortgage note, due 1996................................. $ 9,899,000 $ 10,017,000
9.0% second mortgage note, due 1995................................. 358,000 754,000
10.5% fifth mortgage note, interest only, due 1996.................. 849,000 762,000
12.0% sixth mortgage note, interest only (to the extent of available
cash flow), due 1996............................................... 2,000,000 2,000,000
9-10% notes payable, due 1995-1996.................................. 164,000 297,000
------------- -------------
13,270,000 13,830,000
Other:
9.75% first mortgage note, due 1997................................. 403,000 438,000
Obligations under capital leases.................................... 75,000 92,000
------------- -------------
Total mortgage and other notes payable............................ $ 13,748,000 $ 14,360,000
------------- -------------
------------- -------------
</TABLE>
At December 31, 1994, the Milwaukee Marriott Hotel had a net book value of
$22,951,000.
Minimum lease and principal payments on the Corporation's indebtedness for
the years ending December 31 are due as follows:
<TABLE>
<CAPTION>
MINIMUM FUTURE PRINCIPAL PAYMENTS
YEAR LEASE PAYMENTS DUE UNDER NOTES
- --------------------------------------------------------------- ---------------- ------------------
<S> <C> <C>
1995........................................................... $ 47,000 $ 792,000
1996........................................................... 21,000 12,557,000
1997........................................................... 6,000 324,000
1998........................................................... 9,000 --
------- ------------------
Total...................................................... 83,000 $ 13,673,000
------------------
------------------
Amount representing interest................................... 8,000
-------
Future minimum lease payments.................................. $ 75,000
-------
-------
</TABLE>
At December 31, 1994 and 1993 the Corporation had $175,000 and $1,222,000,
respectively, in assets (less $117,000, and $828,000, respectively, in
accumulated amortization) recorded under capital leases. Such amounts are
included in furniture, fixtures and equipment.
8. SHAREHOLDERS' EQUITY.
WARRANTS TO PURCHASE PAIRED SHARES
At December 31, 1994, there were outstanding 1,659,974 warrants to purchase
Paired Shares at an exercise price of $16.95 per Paired Share through September
1996. Additional warrants were issued to the Institutional Lenders under the
terms of the Credit Agreement (See Note 2).
SHARE OPTION PLANS
The Trust and the Corporation each have Incentive and Non-Qualified Share
Option Plans which provide for the purchase of up to an aggregate of 700,000
Paired Shares by Trustees, Directors, officers and employees pursuant to option
grants. During the year ended December 31, 1994, the Trust and the Corporation
granted options to purchase 99,000 Paired Shares at an exercise price of $2.75
per Paired Share. During the year ended December 31, 1993, the Trust and the
Corporation granted options to purchase 20,000 Paired Shares at an exercise
price of $2.625 per Paired Share. During the year ended December 31,
F-64
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
8. SHAREHOLDERS' EQUITY. (CONTINUED)
1992, the Trust and Corporation granted options to purchase 100,000 Paired
Shares at an exercise price of $.75 per Paired Share. Such options, which are
granted at fair market value on the date of grant, vest over three years. No
options have been exercised as of December 31, 1994.
At December 31, 1994, outstanding options granted under all plans of the
Trust and Corporation (including options granted to officers and directors of a
company previously acquired by the Trust) aggregated 308,500 Paired Shares. At
December 31, 1994, options for 203,667 Paired Shares are fully vested with
exercise prices ranging from $.75 to $22.68 per Paired Share.
SHARE PURCHASE PLANS
Prior to December 1989, the Trust and the Corporation each had a Share
Purchase Plan, whereby an aggregate of 200,000 Paired Shares were available to
be purchased by Trustees, Directors, officers and employees at their fair market
value on the date of sale with monies borrowed from the Trust or Corporation.
In December 1989, the Trust's Board of Trustees and the Corporation's Board
of Directors voted to terminate the Share Purchase Plans for purposes of
prospective eligibility, and to irrevocably waive the right of the Trust and the
Corporation to accelerate the payment of a note executed by a participating
Trustee or Director upon termination of such participant's relationship with the
Companies.
In January 1991, the Companies entered into agreements with certain Trustees
and Directors who had agreements outstanding pursuant to the Share Purchase
Plans to which each such Board member agreed to stand for re-election as a
Trustee or Director at the next annual shareholders' meeting if requested to do
so by their respective Boards, or if the Boards did not so request, to act, for
a period of up to two years and at mutually agreed upon times and places, as an
advisor to the Trust or the Corporation on matters within such Board member's
experience and expertise, and the Trust or the Corporation agreed that any
outstanding promissory note executed by such Board member in partial payment for
Paired Shares purchased under the Share Purchase Plans would be amended to cause
such promissory note to be without recourse to the maker.
In March 1992, certain of the aforementioned notes were restructured to bear
an annual interest rate of 8% as of February 2, 1992, with such notes to be
payable interest only from February 2, 1992 until February 15, 1995, at which
time the principal and interest accrued would become payable in equal monthly
installments over a ten-year period.
The share purchase agreement between a former officer and director and the
Corporation was terminated in connection with his December 31, 1992 resignation
as an officer of the Corporation, and the 10,000 Paired Shares acquired pursuant
to that agreement were assigned by him to the Corporation. The share purchase
note in the amount of $112,500, was written off at December 31, 1993. The share
purchase notes of other former officers, directors and employees aggregating
$63,500 were also written off at December 31, 1993.
During 1994, the remaining outstanding share purchase notes of $246,000 were
canceled.
PREFERRED SHARES
The Corporation has 10,000,000 authorized preferred shares, $1.00 par value,
none of which are issued or outstanding.
9. COMMITMENTS AND CONTINGENCIES.
LITIGATION
In late 1991 and early 1992, three complaints were filed against the Trust
and the Corporation and certain other related persons (the "Shareholder
Actions"). As amended, two of the complaints allege that the Trust and the
Corporation, a Director and officer of the Corporation and a former
officer/Trustee of the
F-65
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
9. COMMITMENTS AND CONTINGENCIES. (CONTINUED)
Trust violated the Racketeer Influenced and Corrupt Organizations Act ("RICO")
and Federal and California securities laws and acted fraudulently in connection
with the Trust's and the Corporation's public disclosures with respect to the
Trust's purchase of its two hotel/casinos and the Ramada Inn in Indian Wells,
California. Both of these complaints sought class action certification. The
third complaint was filed purportedly on behalf of the Trust and the Corporation
and alleged that certain former and present Trustees and Directors breached
their fiduciary duties in connection with the purchase of the Ramada Inn in
Indian Wells and the two hotel/casinos.
On July 20, 1994, the United States District Court for the Southern District
of California entered a Final Judgment of Dismissal With Prejudice ("Final
Judgment") of the two purported class actions filed in that Court.
Pursuant to the Final Judgment, the District Court, among other things,
approved the settlement set forth in stipulations of settlement ("Stipulation")
entered into among the plaintiffs and defendants in the Shareholder Actions, as
well as the insurance company that issued the Companies' directors and officers
policy applicable to the period to which Shareholder Actions relate.
Under the Final Judgment, all claims that were or might have been made in
the Shareholder Actions are deemed released as of the Effective Date (as defined
in the Stipulation), and a $3,250,000 cash settlement fund was to be established
which, after the deduction of fees and costs to plaintiffs' counsel, will be
distributed to qualified members of the certified plaintiff classes according to
an allocation formula that includes a calculation based on certain shares that
opted out of the settlement. Of the settlement fund, $2,500,000 will be paid by
the insurance company, $400,000 will be paid by the Companies, and $350,000 will
be paid by former officers of the Companies. Upon completion of the claims
administration process, any funds remaining, up to a limit of $325,000, shall be
returned to the parties who contributed to the settlement fund on a pro rata
basis. The parties contributing to the settlement fund have previously
established a separate $45,000 fund to be used for purposes of notifying the
classes and otherwise administering the settlement. Legal fees and other costs
incurred by the defendants in the Shareholder Actions prior to October 12, 1993
will be paid by the Companies; subsequent defense costs will be paid by the
insurance company. Holders of approximately 1,199,000 Paired Shares opted out of
the settlement.
The Stipulation also requires that the Trust's Board of Trustees and the
Corporation's Board of Directors establish a joint transaction committee of
independent Trustees and Directors to make recommendations to those Boards with
respect to any transaction proposed in the future by management and having a
fair market value of $20 million or more.
In connection with the settlement of the Shareholder Actions, Messrs. Young
and Rothman and certain of their affiliated partnerships have terminated the
management agreements that existed between those partnerships and the
Corporation's subsidiary, Western Host, Inc. (the "Management Contracts"), and
Western Host, Inc. ("Western Host") has agreed to forbear from disputing such
action and has withdrawn as a general partner of two additional affiliated
partnerships. In satisfaction of any damages that the Companies may incur as a
result of the termination of the Management Contracts, Messrs. Rothman and Young
have provided to the Companies an irrevocable letter of credit in the amount of
$800,000 which has a one-year term.
Upon final Court approval of the Shareholder Actions, proceeds from the
letter of credit would be paid to the Companies, and the parties to the
Management Contracts, former officers of the Companies and the Companies, will
release all of their respective claims related to the termination of the
Management Contracts.
F-66
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
9. COMMITMENTS AND CONTINGENCIES. (CONTINUED)
ROSS SETTLEMENT AGREEMENT
Subsequent to the settlement of the Shareholder Actions described above,
Leonard M. Ross and his affiliates ("Ross"), who hold 1,190,400 Paired Shares
and had opted out of the settlement, had threatened litigation against the Trust
and the Corporation.
In October 1994, Starwood Capital Group, L.P. ("Starwood Capital") entered
into an agreement with Ross to settle the threatened litigation in which
Starwood Capital agreed to purchase Ross' paired shares, at Ross' election, in a
60-day period beginning on the earlier of the first anniversary of the closing
of the Reorganization or December 15, 1995 at a price of $5.625. Starwood
Capital also has the right to elect to purchase such paired shares at the same
time and on the same terms. The Trust and Corporation have also agreed that
under certain circumstances they may be obligated severally to indemnify
Starwood Capital with respect to Starwood Capital's obligations to Ross, up to a
maximum of $1.8 million, upon receipt of a full release from Starwood Capital of
all of the claims assigned by Ross.
The estimated fair value of the put/call provisions of the Ross settlement
agreement at the time of the agreement was approximately $2,648,000 and was
charged against the earnings of the Trust and Corporation in 1994.
ENVIRONMENTAL MATTERS
In connection with the Debt Restructuring (see Note 2), the Trust obtained
in the latter part of 1991 preliminary or "Phase I" environmental site
assessments with respect to the Trust's hotel properties and the Milwaukee
Marriott Hotel.
The potential for environmental impairment was assessed as moderate to high
only at the Embassy Suites Hotel in Phoenix, Arizona. According to the
assessment of that property, petroleum hydrocarbons are present in the land
beneath this hotel; however, the Trust could not determine without further
investigation the extent of the potential contamination or whether this
contamination resulted from the underground storage tanks placed on the property
by the property's former owner or from similar tanks located on land adjacent to
the property, which tanks are known to have suffered leakage. A magnetic survey
conducted on the property did not detect the continuing existence of the
underground storage tanks on the Companies' property, and the environmental
consultant did not recommend that any further action be taken. Phoenix municipal
authorities have indicated an awareness of possible ground water contamination
in the area, but to date have taken no action.
A tank leak test conducted at the Bourbon Street Hotel in early 1992
revealed no evidence of leakage. A release of petroleum from an underground
storage tank at the Bay Valley Hotel and Resort was reported to the appropriate
state agency in 1992. After the tank and surrounding soils were removed,
additional soils and groundwater testing was performed, which revealed
environmental contamination in a localized area. The environmental testing has
been performed to identify the extent of the contamination released from the
tank. The consultant has proposed to remedy the contamination through
installation of a groundwater pump and treatment system to capture and treat
impacted groundwater and excavation of impacted soil. Amendments to the relevant
environmental clean-ups laws, which have recently been introduced in the
Michigan Legislature, may reduce the extent or magnitude of the clean-up that
may be required at the site. The consultant's recommendations were made upon the
basis of existing law, and did not take into account the proposed legislative
amendments. After the Trust and the Corporation assess the impact of any
amendments that may be enacted to the relevant statutes, the Trust and the
Corporation will perform whatever remediation is required by law. Any further
remediation costs that are incurred may be reimbursed by a Michigan
environmental fund, although there can be no assurance that the fund will have
sufficient resources to pay all claims made against it. If the Trust and the
Corporation do not receive reimbursement for future remediation costs, the
Realty Partnership will bear those costs.
F-67
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
9. COMMITMENTS AND CONTINGENCIES. (CONTINUED)
Neither the Trust nor the Corporation has been identified by the U.S.
Environmental Protection Agency or any similar state agency as a responsible or
potentially responsible party for, nor have the Companies been the subject of
any governmental proceeding with respect to, any hazardous waste contamination.
If the Companies were to be identified as a responsible party, the Trust and the
Corporation in most circumstances would be strictly liable, jointly and
severally with other responsible parties, for environmental investigation and
clean-up costs incurred by the government and, to a more limited extent by
private persons. Managements of the Trust and the Corporation expect that the
cost of any required remediation would be the responsibility of the Trust.
Based upon environmental reports, the Trust believes that a substantial
number of its hotel properties incorporate potentially asbestos-containing
materials. Under applicable current Federal, state and local laws, asbestos need
not be removed from or encapsulated in a hotel unless and until the hotel is
renovated or remodeled. The removal of asbestos from portions of the Milwaukee
Marriott Hotel required in connection with the renovation of that property has
been completed.
Based upon the above-described environmental testing and facts known to
management of the Trust and the Corporation, future remediation costs, if any,
are not expected to have a material adverse effect on the Trust's and the
Corporation's results of operations or financial position and compliance with
environmental laws has not had and is not expected to have a material effect on
the capital expenditures, earnings or competitive position of the Trust and the
Corporation.
PERFORMANCE BONDS AND RESTRICTED CASH
The Corporation is required to post performance bonds or cash collateral as
security for certain obligations. At December 31, 1994 and 1993, the Corporation
had posted performance bonds totaling approximately $747,000 and $738,000,
respectively, to cover such obligations; however, no amounts had been drawn
against such bonds.
At December 31, 1994, inventories, prepaid expenses and other assets include
$246,000 and $1,606,000 for the Trust and the Corporation, respectively, which
were restricted as to use. At December 31, 1993, inventories, prepaid expenses
and other assets include $145,000 and $2,006,000 for the Trust and the
Corporation, respectively, which were restricted as to use. Other than the
performance bonds, the restricted cash of the Corporation primarily is the cash
of MHLP (see Note 5).
10. RELATED PARTY TRANSACTIONS.
The Corporation, through its subsidiary Western Host, Inc. ("Western Host")
managed seven properties owned by partnerships of which Ronald A. Young, former
President and Chief Executive Officer and Director of the Corporation, is a
general partner (the "Western Host Partnerships"). The Corporation accrued
management fees and administrative services fees pursuant to such management
agreements of approximately $863,000 during the year ended December 31, 1992.
TERMINATION AGREEMENT AND MANAGEMENT SUBCONTRACTS--Effective December 29,
1992, Mr. Young and the Corporation entered into a termination agreement whereby
Mr. Young tendered his resignation as President and Chief Executive Officer.
Under the terms of the agreement, Mr. Young received payment of accrued vacation
pay in the amount of $54,000 and assigned to the Corporation the ownership of
the 10,000 Paired Shares which secured the non-recourse promissory note in the
amount of $121,000, including interest, which was issued in connection with the
1987 Share Purchase Plan (See Note 8). In addition, Western Host agreed to
subcontract its duties under the management contracts for six of the Western
Host Partnerships to Westland Hotel Corporation, a hotel management company
formed by Mr. Young. In connection with the settlement of the Shareholder
Actions (see Note 9), the management contracts were terminated.
F-68
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
10. RELATED PARTY TRANSACTIONS. (CONTINUED)
As of December 31, 1993, the Western Host Partnerships and/or Westland owed
Western Host and/or the Corporation $100,000 representing amounts advanced for
the expenses of the managed Western Host hotels which was paid in 1994.
At December 31, 1994, the Trust holds an $800,000 unsecured note receivable
from John Rothman, the former President and Chief Executive Officer of the
Trust. The principal amount of the note receivable is due in 1999 and bears
interest due annually at 10%.
The Companies incurred legal fees from law firms in which a Trustee and
officer of the Trust was or currently is a partner during the years ended
December 31, 1994, 1993 and 1992 totaling $940,000, $235,000, and $955,000,
respectively.
11. INDUSTRY SEGMENT INFORMATION.
The Corporation operates in two segments of the hospitality industry, hotel
and gaming. The hotel segment consists of room, food and beverage and other
revenues recognized in connection with the operation of hotels owned by the
Corporation or under lease from the Trust, and income from management contracts.
The gaming segment consists of net win from casino operations, as well as room,
food and
F-69
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
11. INDUSTRY SEGMENT INFORMATION. (CONTINUED)
beverage and other revenues recognized in connection with the operation of the
two hotel/casinos under lease from the Trust. The following information
summarizes revenue and operating results by industry segment:
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------
1994 1993 1992
------------- ------------- -------------
<S> <C> <C> <C>
HOTEL:
Revenue:
Room.................................................... $ 56,387,000 $ 58,917,000 $ 60,068,000
Food and beverage....................................... 21,603,000 23,337,000 23,975,000
Other................................................... 4,678,000 4,649,000 4,769,000
------------- ------------- -------------
Hotel revenue........................................... 82,668,000 86,903,000 88,812,000
Management fees......................................... 247,000 90,000 952,000
------------- ------------- -------------
Total revenue........................................... 82,915,000 86,993,000 89,764,000
------------- ------------- -------------
Expenses:
Rooms................................................... 25,177,000 27,633,000 29,094,000
Food and beverage....................................... 16,364,000 15,116,000 15,256,000
Other (including undistributed operating expenses and
fixed charges)......................................... 19,288,000 25,383,000 24,270,000
Rent to Trust........................................... 14,506,000 14,081,000 17,612,000
Depreciation and amortization........................... 2,072,000 3,060,000 3,086,000
Allocated Corporate overhead............................ 1,001,000 950,000 1,600,000
------------- ------------- -------------
Total expenses.......................................... 78,408,000 86,223,000 90,918,000
------------- ------------- -------------
Operating income (loss)................................... $ 4,507,000 $ 770,000 $ (1,154,000)
------------- ------------- -------------
------------- ------------- -------------
GAMING:
Revenue:
Casino.................................................. $ 15,137,000 $ 14,861,000 $ 14,461,000
Room.................................................... 4,516,000 4,305,000 3,709,000
Food and beverage....................................... 5,166,000 5,226,000 5,396,000
Other................................................... 5,506,000 5,370,000 4,930,000
Less promotional allowances............................. (2,344,000) (2,257,000) (2,346,000)
------------- ------------- -------------
Gaming revenues......................................... 27,981,000 27,505,000 26,150,000
------------- ------------- -------------
Expenses:
Casino.................................................. 6,308,000 6,019,000 5,852,000
Rooms................................................... 2,156,000 2,042,000 1,894,000
Food and beverage....................................... 4,514,000 4,564,000 4,888,000
Other (including undistributed operating expenses and
fixed charges)......................................... 11,476,000 11,430,000 11,065,000
------------- ------------- -------------
Expenses of gaming operations........................... 24,454,000 24,055,000 23,699,000
Rent to Trust........................................... 2,400,000 2,400,000 3,565,000
Depreciation and amortization........................... 382,000 477,000 262,000
------------- ------------- -------------
Total expenses.......................................... 27,236,000 26,932,000 27,526,000
------------- ------------- -------------
Operating income (loss)................................... $ 745,000 $ 573,000 $ (1,376,000)
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
F-70
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
11. INDUSTRY SEGMENT INFORMATION. (CONTINUED)
A reconciliation of the combined segment operating income (loss) to the net
loss of the Corporation is as follows:
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------
1994 1993 1992
------------- ------------- -------------
<S> <C> <C> <C>
Combined operating income (loss)........................... $ 5,252,000 $ 1,343,000 $ (2,530,000)
Interest and other income.................................. 66,000 330,000 258,000
Interest expense........................................... (3,071,000) (2,701,000) (5,372,000)
Corporate expenses (3,445,000) (2,115,000) (2,281,000)
------------- ------------- -------------
Net income (loss)........................................ (1,198,000) (3,143,000) (9,925,000)
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
Additional financial data by industry segment for the Corporation is as
follows:
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------
1994 1993 1992
------------- ------------- -------------
<S> <C> <C> <C>
IDENTIFIABLE ASSETS:
Hotel................................................... $ 40,357,000 $ 41,712,000 $ 43,620,000
Gaming.................................................. 3,710,000 3,743,000 4,059,000
Corporate and other..................................... 4,559,000 4,538,000 5,932,000
------------- ------------- -------------
Total................................................... $ 48,626,000 $ 49,993,000 $ 53,611,000
------------- ------------- -------------
------------- ------------- -------------
CAPITAL EXPENDITURES:
Hotel................................................... $ 421,000 $ 4,859,000 $ 1,160,000
Gaming.................................................. 221,000 220,000 123,000
Corporate and other..................................... 29,000 126,000 7,000
------------- ------------- -------------
Total................................................... $ 671,000 $ 5,205,000 $ 1,290,000
------------- ------------- -------------
------------- ------------- -------------
DEPRECIATION AND AMORTIZATION:
Hotel................................................... $ 2,072,000 $ 3,060,000 $ 3,086,000
Gaming.................................................. 389,000 477,000 262,000
Corporate and other..................................... 495,000 65,000 54,000
------------- ------------- -------------
Total................................................... $ 2,956,000 $ 3,602,000 $ 3,402,000
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
The Trust is an owner/lessor of real property and does not "operate" in
different segments, and is therefore not subject to disclosure by segment. The
Trust's net investment (initial cost less accumulated depreciation and provision
for loss) in the two Las Vegas hotel/casinos was $21,306,000, and $22,798,000
December 31, 1994 and 1993, respectively.
12. REORGANIZATION AND DEBT REFINANCING.
REORGANIZATION
Effective January 1, 1995 (the "Closing Date"), the Trust and the
Corporation consummated the previously announced reorganization (the
"Reorganization") with Starwood Capital Group, L.P. ("Starwood Capital") and
certain affiliates of Starwood Capital (the "Starwood Partners").
The Reorganization involved a number of related transactions that occurred
simultaneously on the Closing Date. Such transactions included (i) the
contribution by the Trust to SLT Realty Limited Partnership (the "Realty
Partnership") of all of the properties and assets of the Trust including
substantially all of the liabilities of the Trust (including the Senior Debt of
the Trust ), in exchange for an approximate 28.3% interest as a general partner
in the Realty Partnership, (ii) the contribution by the Starwood Partners to the
F-71
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
12. REORGANIZATION AND DEBT REFINANCING. (CONTINUED)
Realty Partnership of approximately $12,600,000 in cash and certain hotel
properties and first mortgage notes, in exchange for limited partnership units
representing the remaining approximate 71.7% interest in the Realty Partnership,
(iii) the contribution by the Corporation and its subsidiaries to SLC Operating
Limited Partnership (the "Operating Partnership") of all of their properties and
operating assets (except for their gaming assets, which are to be contributed
upon approval by Nevada gaming authorities), subject to substantially all of
their liabilities, in exchange for an approximate 28.3% interest as a general
partner in the Operating Partnership, and (iv) the contribution by the Starwood
Partners to the Operating Partnership of approximately $1,400,000 in cash and
furnishings and equipment of the hotel properties, in exchange for limited
partnership units representing the remaining approximate 71.7% interest in the
Operating Partnership.
Each partner in the Partnerships (including the Trust and the Corporation)
will account for its respective investment in the Realty Partnership and the
Operating Partnership under the equity method of accounting, in accordance with
generally accepted accounting principles. For accounting purposes, neither the
Trust nor Starwood Capital unilaterally control the Realty Partnership and
neither the Corporation nor Starwood Capital unilaterally control the Operating
Partnership.
The following unaudited pro forma separate and combined condensed financial
information is presented as if the Reorganization in which the Trust and
Corporation contributed substantially all of their assets (subject to
substantially all of their liabilities) in exchange for 28.3% general
partnership interests in the Realty Partnership and the Operating Partnership
(the "Partnerships") and the Starwood Partners contributed cash and other
assets, subject to certain liabilities, in exchange for 71.7% limited
partnership interests in the Partnerships had occurred on December 31, 1994 for
balance sheet information and on January 1, 1994 for income statement
information.
<TABLE>
<CAPTION>
DECEMBER 31, 1994
(IN THOUSANDS)
-----------------------------------
TRUST CORPORATION COMBINED
---------- ----------- ----------
<S> <C> <C> <C>
STARWOOD LODGING
Investment in Partnership......................................... $ 10,450 $ (1,742) $ 8,708
Income from investment in Partnership............................. 824 (742) 82
Net income per share.............................................. $ 0.07 $ (0.06) $ 0.01
<CAPTION>
REALTY OPERATING COMBINED
---------- ----------- ----------
<S> <C> <C> <C>
SLT REALTY AND SLC OPERATING PARTNERSHIPS
Hotel assets, net................................................. $ 147,080 $ 38,177 $ 185,258
Total real estate investments..................................... 210,229 38,199 248,428
Total assets...................................................... 254,044 55,502 282,630
Total debt........................................................ 200,298 40,664 214,046
Partners' capital................................................. 49,166 4,206 53,372
Revenues.......................................................... $ 33,189 $ 127,421 $ 138,708
Expenses.......................................................... 30,273 130,044 138,415
Net income (loss)................................................. 2,916 (2,623) 293
</TABLE>
In addition, on March 24, 1995, a Starwood Partner exchanged $12 million of
Senior Debt for additional limited partnership units of the Realty Partnership
and the Operating Partnership.
After giving effect to the Reorganization and such subsequent exchange of
Senior Debt, the Trust has an approximate 25.4% interest in the Realty
Partnership and the Corporation has an approximate 25.4%
F-72
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
12. REORGANIZATION AND DEBT REFINANCING. (CONTINUED)
interest in the Operating Partnership, and the Starwood Partners hold limited
partnership interests representing the remaining approximate 74.6% interest in
each of the Realty Partnership and the Operating Partnership.
DEBT REFINANCING
On March 24, 1995, the Realty Partnership and the Trust entered into an
Amended and Restated Credit Agreement (the "New Credit Agreement") pursuant to
which the Realty Partnership borrowed approximately $132 million (the "Loan")
which was used primarily to refinance all outstanding Senior Debt (after the
exchange by a Starwood Partner of $12 million of Senior Debt for units of the
Realty Partnership and the Operating Partnership described above) and
approximately $27 million of first mortgage debt. The Loan matures on April 1,
1997 (subject to the Realty Partnership's option to extend such maturity for 12
months subject to a principal payment of $10 million and on certain other
conditions) and bears interest at a rate based on LIBOR plus 3%. In connection
with the New Credit Agreement, the Warrants issued in connection with the prior
Credit Agreement may be canceled upon the payment to a Starwood Partner of a
$786,000 cancellation fee.
Prior to maturity there are no mandatory principal payments on the loan,
except that (i) if the Realty Partnership sells or refinances a hotel property
or mortgage note (other than certain notes contributed by the Starwood Partners
aggregating approximately $53 million (the "Harvey Notes")), it must reduce the
principal of the Loan by at least 125% of the portion of the Loan allocated to
such property or note and (ii) the net proceeds of any public offering (or
private offerings to the extent the net proceeds thereof exceed $60 million) of
equity interests in the Trust, the Corporation, the Realty Partnership or the
Operating Partnership must be used to reduce the principal of the Loan until
such principal is equal to or less than 50% of the fair market value of the
assets which secure the Loan.
The Loan is secured by first priority liens on substantially all of the
assets of the Realty Partnership, other than the Harvey Notes. Up to $58 million
of the obligations under the Loan is guaranteed by the Operating Partnership,
which guaranty is secured by first priority liens on substantially all of the
assets of the Operating Partnership. Each of the Trust and the Corporation, as
general partner, is secondarily liable for the obligations under the Loan of the
Realty Partnership and the Operating Partnership, respectively.
The New Credit Agreement contains covenants that are similar to, but in
general less restrictive than, those contained in the prior Credit Agreement,
including (i) a requirement that the Realty Partnership and the Operating
Partnership maintain a minimum combined net worth as defined ($40 million at
March 24, 1995) The New Credit Agreement also restricts the ability of the
Realty Partnership to incur other indebtedness.
The Realty Partnership may, prior to January 1, 1996, borrow up to an
additional $75 million to finance the acquisition of hotel properties and to
refinance debt that is senior to the Loan. Each such acquisition loan will be in
an amount equal to the lesser of (i) 60% of the purchase price (in the case of
an acquisition) and (ii) 70% of the property's value (as determined by the
lender), will be made on the same terms as the Loan and will be secured by a
first priority lien on the related hotel property.
F-73
<PAGE>
STARWOOD LODGING TRUST AND STARWOOD LODGING CORPORATION
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
13. SELECTED QUARTERLY FINANCIAL INFORMATION (UNAUDITED)
<TABLE>
<CAPTION>
COMBINED TRUST CORPORATION
--------------------------- -------------------------- ----------------------
1994 1993 1994 1993 1994 1993
--------------- ---------- -------------- ---------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C>
FIRST QUARTER
Revenue.................. $28,338,000 $27,831,000 $5,243,000 $5,082,000 $27,823,000 $27,253,000
Net income (loss)........ (335,000) (1,366,000) (154,000) (208,000) (181,000) (1,158,000)
Net income (loss) per
share................... (0.03) (0.11) (0.01) (0.02) (0.01) (0.10)
SECOND QUARTER
Revenue.................. $29,994,000 $30,310,000 $5,953,000 $5,477,000 $28,610,000 $29,421,000
Net income (loss)........ 933,000 (204,000) 288,000 41,000 645,000 (245,000)
Net income (loss) per
share................... 0.08 (0.02) 0.02 0.00 0.05 (0.02)
THIRD QUARTER
Revenue.................. $29,666,000 $30,530,000 $5,737,000 $5,198,000 $28,809,000 $29,998,000
Net income (loss)........ (2,715,000)(1) (1,268,000) (2,313,000)(1) (1,412,000) (402,000) 144,000
Net income (loss) per
share................... (0.22) (0.10) (0.19) (0.12) (0.03) 0.01
FOURTH QUARTER
Revenue.................. $25,999,000 $28,484,000 $4,738,000 $4,585,000 $25,720,000 $28,156,000
Net loss................. (2,546,000) (4,194,000) (1,286,000) (2,310,000) (1,260,000) (1,884,000)
Net loss per share....... (0.21) (0.35) (0.11) (0.19) (0.10) (0.16)
</TABLE>
- ---------------
(1) During the quarter ended September 30, 1994, the Trust recorded a provision
for investment losses of $759,000 and the Trust and the Corporation each
recorded a provision of $1,324,000 for expenses related to the settlement
of shareholder litigation (see Note 9).
(2) During the quarter ended September 30, 1993, the Trust recorded a provision
for investment losses of $1,167,000. During the quarter ended December 31,
1993, the Trust recorded a provision for investment losses of $1,202,000
and the Trust and the Corporation each recorded a provision of $219,000 for
expenses expected to be incurred upon settlement of shareholder litigation.
(See Note 9.)
F-74
<PAGE>
SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 1994
<TABLE>
<CAPTION>
GROSS
AMOUNT
AT WHICH
CARRIED
COSTS AT CLOSE OF
SUBSEQUENT TO PERIOD
INITIAL COST TO COMPANY ACQUISITION -----------
STARWOOD LODGING TRUST --------------------------- -------------- (1)
BUILDING AND BUILDING AND
DESCRIPTION ENCUMBRANCES LAND IMPROVEMENTS IMPROVEMENTS LAND
- --------------------------------------------------------- -------------- ----------- -------------- -------------- -----------
<S> <C> <C> <C> <C> <C>
HOTEL ASSETS:
Embassy Suites--Phoenix, AZ.............................. $ 9,173,000 $ 2,889,000 $ 11,658,000 $ 564,000 $ 2,889,000
Plaza Hotel--Tucson, AZ.................................. --(2) 898,000 3,809,000 66,000 898,000
Vagabond Inn--Rosemead, CA............................... -- 700,000 2,100,000 -- 700,000
Vagabond Inn--Sacramento, CA............................. -- 700,000 3,200,000 -- 700,000
Vagabond Inn--Woodland Hills, CA......................... -- 1,200,000 3,200,000 -- 1,200,000
Hilton Inn--Gainesville, FL.............................. -- 1,002,000 3,759,000 1,582,000 1,002,000
Holiday Inn--Albany, GA.................................. 6,000,000 796,000 4,980,000 123,000 796,000
Best Western Riverfront Inn--Savannah, GA................ -- 431,000 3,745,000 200,000 431,000
Bay Valley Hotel--Bay City, MI........................... 4,075,000 2,501,000 5,472,000 1,193,000 2,501,000
Bourbon Street Hotel and Casino--Las Vegas, NV........... -- 8,435,000 8,668,000 5,446,000 8,435,000
King 8 Hotel and Casino--Las Vegas, NV................... 139,000 5,396,000 13,579,000 1,938,000 5,396,000
Best Western Airport Inn--Albuquerque, NM................ --(3) 285,000 4,880,000 12,000 285,000
Best Western Mesilla Valley Inn--Las Cruces, NM.......... -- 1,150,000 3,295,000 28,000 860,000
Columbus Best Western--Columbus, OH...................... -- 854,000 2,300,000 27,000 854,000
Portland Inn--Portland, OR............................... 1,854,000 1,900,000 3,768,000 239,000 2,020,000
Riverside Inn--Portland, OR.............................. -- 1,300,000 3,375,000 235,000 1,420,000
Marriott Park Central--Dallas, TX........................ 5,148,000(3) 3,814,000 8,018,000 591,000 3,815,000
Best Western Airport Inn--El Paso, TX.................... -- 1,400,000 3,409,000 85,000 1,400,000
Residence Inn--Tysons Corner, VA......................... 6,349,000 1,418,000 4,119,000 455,000 1,418,000
Days Inn Town Center--Seattle, WA........................ -- 250,000 1,483,000 18,000 250,000
Meany Tower Hotel--Seattle, WA........................... --(3) 1,700,000 6,270,000 207,000 1,820,000
Sixth Avenue Inn--Seattle, WA............................ -- 1,150,000 1,570,000 31,000 1,150,000
Tyee Motor Inn--Tumwater, WA............................. --(3) 1,008,000 1,562,000 969,000 944,000
-------------- ----------- -------------- -------------- -----------
$ 32,738,000 $41,177,000 $108,219,000 $ 14,009,000 $41,184,000
-------------- ----------- -------------- -------------- -----------
-------------- ----------- -------------- -------------- -----------
- -----------------
(1) As of December 31, 1994, real estate and furniture and equipment
have a cost of $189,367,000 for federal tax income purposes. Land.....................
(2) Land Cost includes costs allocated to leasehold interest in land of
$548,000 Furniture and
at the Tucson property. Equipment...............
(3) Land costs represents costs allocated to leasehold interest in land. Total hotels and land
(4) Includes reserve for losses discussed in Notes 1 and 3 of Notes to under lease.............
the
Financial Statements.
(5) Substantially all properties are encumbered by the Secured Notes
Payable and Revolving Line of Credit.
<CAPTION>
(4)
STARWOOD LODGING TRUST (1) ACCUMULATED
BUILDING AND DEPRECIATION & YEAR OF DATE
DESCRIPTION IMPROVEMENTS AMORTIZATION CONSTRUCTION ACQUIRED LIFE
- --------------------------------------------------------- -------------- --------------- ------------- ----------- ---
<S> <C> <C> <C> <C> <C>
HOTEL ASSETS:
Embassy Suites--Phoenix, AZ.............................. $ 12,223,000 $ 3,690,000 1981 12/13/83 35
Plaza Hotel--Tucson, AZ.................................. 3,875,000 1,147,000 1971 9/16/86 35
Vagabond Inn--Rosemead, CA............................... 2,100,000 524,000 1974 9/16/86 35
Vagabond Inn--Sacramento, CA............................. 3,200,000 754,000 1975 9/16/86 35
Vagabond Inn--Woodland Hills, CA......................... 3,200,000 754,000 1973 9/16/86 35
Hilton Inn--Gainesville, FL.............................. 5,341,000 1,157,000 1974 11/24/86 35
Holiday Inn--Albany, GA.................................. 5,103,000 848,000 1989 6/9/89 35
Best Western Riverfront Inn--Savannah, GA................ 3,946,000 1,815,000 1971 12/11/86 35
Bay Valley Hotel--Bay City, MI........................... 6,666,000 2,001,000 1973 5/10/84 35
Bourbon Street Hotel and Casino--Las Vegas, NV........... 14,172,000 13,918,000 1964/1975 2/01/88 35
King 8 Hotel and Casino--Las Vegas, NV................... 15,532,000 8,225,000 1974/1979 2/1/88 35
Best Western Airport Inn--Albuquerque, NM................ 4,892,000 1,212,000 1980 9/16/86 35
Best Western Mesilla Valley Inn--Las Cruces, NM.......... 3,320,000 827,000 1974 9/16/86 35
Columbus Best Western--Columbus, OH...................... 2,327,000 197,000 1971 1/24/92 35
Portland Inn--Portland, OR............................... 4,008,000 898,000 1962 9/16/86 35
Riverside Inn--Portland, OR.............................. 3,610,000 807,000 1964 9/16/86 35
Marriott Park Central--Dallas, TX........................ 8,608,000 4,435,000 1972 9/09/88 35
Best Western Airport Inn--El Paso, TX.................... 3,494,000 815,000 1974 9/16/86 35
Residence Inn--Tysons Corner, VA......................... 4,574,000 1,326,000 1984 7/01/84 35
Days Inn Town Center--Seattle, WA........................ 1,500,000 1,305,000 1957 9/16/86 13
Meany Tower Hotel--Seattle, WA........................... 6,477,000 1,489,000 1932 9/16/86 35
Sixth Avenue Inn--Seattle, WA............................ 1,601,000 1,797,000 1959 9/16/86 13
Tyee Motor Inn--Tumwater, WA............................. 2,531,000 528,000 1961 2/17/87 35
-------------- ---------------
$122,300,000 $ 50,469,000
-------------- ---------------
-------------- ---------------
- -----------------
(1) As of December 31, 1994, real estate and furnitu
have a cost of $189,367,000 for federal tax income p 41,184,000 --
(2) Land Cost includes costs allocated to leasehold inte
$548,000
at the Tucson property. 25,124,000 21,429,000
(3) Land costs represents costs allocated to leasehold i -------------- ---------------
(4) Includes reserve for losses discussed in Notes 1 a $188,608,000(5) $ 71,899,000
the
Financial Statements. -------------- ---------------
-------------- ---------------
(5) Substantially all properties are encumbered by th
Payable and Revolving Line of Credit.
</TABLE>
(Continued)
F-75
<PAGE>
SCHEDULE III (CONTINUED)
REAL ESTATE AND ACCUMULATED DEPRECIATION
A reconciliation of the Trust's investment in real estate, furniture and
fixtures and related accumulated depreciation is as follows:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
---------------------------------------------------------------------------------
1994 1993 1992
----------------------- --------------------------- ---------------------------
<S> <C> <C> <C>
REAL ESTATE AND FURNITURE AND FIXTURES
Balance at beginning of period............... $ 224,170,000 $ 246,356,000 $ 258,902,000
Additions during period:
Acquisitions...............................
Improvements............................... 2,270,000 1,372,000 9,384,000
U.S. Equity Step-up in Basis................. -- 899,000 --
Reclass of construction in progress.......... -- -- (113,000)
Deductions during period:
Sales of properties........................ (37,832,000) (24,457,000) (21,817,000)
----------------------- ------------- -------------
Balance at end of Period..................... 188,608,000 224,170,000 246,356,000
----------------------- ------------- -------------
----------------------- ------------- -------------
ACCUMULATED DEPRECIATION:
Balance at beginning of period............... $ 94,252,000 $ 105,338,000 $ 108,134,000
Additions--depreciation expense.............. 5,205,000 5,630,000 6,753,000
Deductions--sales of properties.............. (27,997,000) (19,085,000) (12,746,000)
Provision for investment losses:
St. Louis, MO.............................. 858,000 (1)(3 --
Dallas, TX................................. 459,000(3) --
Jacksonville, FL........................... 389,000(3) 272,000(3) 1,050,000(2)(3)
Savannah, GA............................... 300,000(3) 760,000(2)(3)
New Port Richey, FL........................ 200,000 (1)(3
Brunswick, GA.............................. 150,000 (1)(3 440,000(2)(3)
Fayetteville, NC........................... 50,000(3) 100,000 (1)(3
Cumberland, GA............................. 697,000(2)(3)
Northlake, GA.............................. 250,000(2)(3)
Rosemead, CA............................... 30,000(3) --
----------------------- ------------- -------------
439,000 2,369,000 3,197,000
----------------------- ------------- -------------
Balance at end of period..................... $ 71,899,000 $ 94,252,000 $ 105,338,000
----------------------- ------------- -------------
----------------------- ------------- -------------
</TABLE>
- ------------
(1) Provision for loss was recorded primarily as a result of all cash offers to
sell hotels, previously identified for sale, at amounts lower than their
current net book values.
(2) Provision for loss was recorded as a result of the deterioration of hotels
in the Southeast and the acceptance of offers for the sale of hotels at
amounts less than net book value.
(3) Provision for loss was recorded as a result of the difference between the
net book value of properties which had been identified for sale and their
estimated fair values.
(Continued)
F-76
<PAGE>
SCHEDULE III (CONTINUED)
REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 1994
<TABLE>
<CAPTION>
GROSS
AMOUNT
AT WHICH
CARRIED
COSTS AT CLOSE OF
SUBSEQUENT TO PERIOD
INITIAL COST TO COMPANY ACQUISITION -----------
HOTEL INVESTORS CORPORATION --------------------------- -------------- (1)
BUILDING AND BUILDING AND
DESCRIPTION ENCUMBRANCES LAND IMPROVEMENTS IMPROVEMENTS LAND
- --------------------------------------------------------- -------------- ----------- -------------- -------------- -----------
<S> <C> <C> <C> <C> <C>
HOTEL ASSETS:
Embassy Suites--Phoenix, AZ.............................. $ -- $ -- $ -- $ 45,000 $ --
Plaza Hotel--Tucson, AZ.................................. -- 595,000 -- -- 978,000
Hilton Inn--Gainesville, FL.............................. -- -- -- 39,000 --
Holiday Inn--Albany, GA.................................. -- -- -- 64,000 --
Bay Valley Hotel--Bay City, MI........................... -- -- -- 179,000 --
Best Western North--Columbus, OH......................... -- -- -- 61,000 4,000
Best Western Airport Inn--Albuquerque, NM................ -- 325,000 -- -- 372,000
Best Western Mesilla Valley Inn--Las Cruces, NM.......... -- -- -- -- 252,000
Portland Inn--Portland, OR............................... -- 2,185,000 -- 78,000 2,185,000
Riverside Inn--Portland, OR.............................. -- 2,123,000 87,000 26,000 2,124,000
Best Western Airport Inn--El Paso, TX.................... -- -- -- 18,000 --
Residence Inn--Tysons Corner, VA......................... -- -- -- 33,000 --
Days Inn Town Center--Seattle, WA........................ -- 429,000 4,000 204,000 429,000
Meany Tower Hotel--Seattle, WA........................... -- 3,437,000 302,000 66,000 3,437,000
Sixth Avenue Inn--Seattle, WA............................ -- 1,515,000 24,000 118,000 1,515,000
Best Western Inn--Savannah, GA........................... -- -- -- 47,000 --
Marriott Hotel--Milwaukee, WI............................ $ 13,106,000 2,500,000 17,422,000 3,499,000 2,500,000
-------------- ----------- -------------- -------------- -----------
$ 13,106,000 $13,109,000 $ 17,839,000 $ 4,477,000 $13,796,000
-------------- ----------- -------------- -------------- -----------
-------------- ----------- -------------- -------------- -----------
- -----------------
(1) As of December 31, 1994, real estate and furniture and equipment
have a cost of $51,339,000 for federal tax income purposes. Land.....................
(2) Includes reserve for losses discussed in Notes 1 and 3 of Notes to Furniture and
the Financial Statements. Equipment...............
(3) Amount excludes $1,225,000 third trust deed note payable to the Total hotels and land
Trust and $15,691,000 fourth trust deed note payable. See Note 5 to under lease.............
Notes to Financial Statements.
<CAPTION>
(2)
HOTEL INVESTORS CORPORATION (1) ACCUMULATED
BUILDING AND DEPRECIATION & YEAR OF DATE
DESCRIPTION IMPROVEMENTS AMORTIZATION CONSTRUCTION ACQUIRED LIFE
- --------------------------------------------------------- -------------- --------------- ------------- ----------- ---
<S> <C> <C> <C> <C> <C>
HOTEL ASSETS:
Embassy Suites--Phoenix, AZ.............................. $ 45,000 $ 7,000 1981 12/13/83 35
Plaza Hotel--Tucson, AZ.................................. 182,000 1971 9/16/86 35
Hilton Inn--Gainesville, FL.............................. 39,000 11,000 1974 11/24/86 35
Holiday Inn--Albany, GA.................................. 64,000 6,000 1989 6/9/89 35
Bay Valley Hotel--Bay City, MI........................... 179,000 25,000 1973 5/10/84 35
Best Western North--Columbus, OH......................... 62,000 3,000 -- -- --
Best Western Airport Inn--Albuquerque, NM................ -- 80,000 1980 9/16/86 35
Best Western Mesilla Valley Inn--Las Cruces, NM.......... -- 25,000 1974 9/16/86 35
Portland Inn--Portland, OR............................... 78,000 480,000 1962 9/16/86 35
Riverside Inn--Portland, OR.............................. 113,000 507,000 1964 9/16/86 35
Best Western Airport Inn--El Paso, TX.................... 18,000 3,000 1974 9/16/86 35
Residence Inn--Tysons Corner, VA......................... 33,000 7,000 1984 7/01/84 35
Days Inn Town Center--Seattle, WA........................ 208,000 257,000 1957 9/16/86 13
Meany Tower Hotel--Seattle, WA........................... 368,000 869,000 1932 9/16/86 35
Sixth Avenue Inn--Seattle, WA............................ 142,000 779,000 1959 9/16/86 13
Best Western Inn--Savannah, GA........................... 47,000 2,000 1961 2/17/87 35
Marriott Hotel--Milwaukee, WI............................ 20,920,000 1,964,000
-------------- ---------------
$ 22,316,000 $ 5,207,000
-------------- ---------------
-------------- ---------------
- -----------------
(1) As of December 31, 1994, real estate and furnitur
have a cost of $51,339,000 for federal tax income pu 13,796,000 --
(2) Includes reserve for losses discussed in Notes 1 a
the Financial Statements. 15,630,000 12,058,000
-------------- ---------------
(3) Amount excludes $1,225,000 third trust deed note
Trust and $15,691,000 fourth trust deed note payabl
Notes to Financial Statements. $ 51,742,000 $ 17,265,000
-------------- ---------------
-------------- ---------------
</TABLE>
(Continued)
F-77
<PAGE>
SCHEDULE III (CONTINUED)
REAL ESTATE AND ACCUMULATED DEPRECIATION
A reconciliation of the Trust's investment in real estate, furniture and
fixtures and related accumulated depreciation is as follows:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------------------------------
1994 1993 1992
--------------- --------------- ---------------
<S> <C> <C> <C>
REAL ESTATE AND FURNITURE AND FIXTURES
Balance at beginning of year...................................... $ 54,790,000 $ 51,972,000 $ 51,199,000
Additions during period:
Improvements.................................................... 671,000 5,205,000 1,290,000
Acquisitions....................................................
Deductions:
Reclass......................................................... -- 388,000 --
Sales of properties............................................. (3,720,000) (2,775,000) (517,000)
--------------- --------------- ---------------
Balance at end of year............................................ $ 51,741,000 $ 54,790,000 $ 51,972,000
--------------- --------------- ---------------
--------------- --------------- ---------------
ACCUMULATED DEPRECIATION:
Balance at beginning of year...................................... $ 17,459,000 $ 15,413,000 $ 12,377,000
Additions--Depreciation expense................................... 2,956,000 3,602,000 3,373,000
Deductions--Sales of properties................................... (3,149,000) (1,842,000) (337,000)
Reclass........................................................... -- 286,000 --
--------------- --------------- ---------------
Balance at end of year............................................ $ 17,266,000 $ 17,459,000 $ 15,413,000
--------------- --------------- ---------------
--------------- --------------- ---------------
</TABLE>
(Concluded)
F-78
<PAGE>
SCHEDULE IV
MORTGAGE LOANS ON REAL ESTATE
DECEMBER 31, 1994
<TABLE>
<CAPTION>
INTEREST FINAL PERIODIC
DESCRIPTION RATE MATURITY PAYMENT
- ------------------------------------------------------------------------------------ ------------ ----------- -----------
<S> <C> <C> <C>
STARWOOD LODGING TRUST
First Mortgages:
Vagabond Inns--Stockton and Modesto, CA............................................. 10.00% 1996 $ --(2)
Ramada Inn--Jefferson City, MO...................................................... 11.00% 1997 --(3)
Days Inn--Albany, GA................................................................ 10.00% 1996 12,554(5)
Days Inn--Irving, TX................................................................ 9.00% 1997 13,276(8)
Vantage Hotel--Tucker, GA........................................................... 9.00% 1998 9,000(9)
Sheraton--New Port Richey, FL and Holiday Inn--Brunswick, GA........................ 8% 2001 --(6)
Holiday Inn--Jacksonville, FL....................................................... 9% 2001 --(7)
Ramada Inn--Fayetteville, NC........................................................ 9% 2006 --(10)
Second Mortgages:
Viscount Hotel--Dallas, TX.......................................................... 8.75% 2017 1,982(4)
Allowance for loan losses...........................................................
<CAPTION>
FACE AMOUNT CARRYING
OF AMOUNT OF
DESCRIPTION PRIOR LIENS MORTGAGES MORTGAGES (1)
- ------------------------------------------------------------------------------------ ----------- ----------- --------------
<S> <C>
STARWOOD LODGING TRUST
First Mortgages:
Vagabond Inns--Stockton and Modesto, CA............................................. no $ 1,995,000 $ 1,780,000
Ramada Inn--Jefferson City, MO...................................................... no 4,500,000 1,774,000
Days Inn--Albany, GA................................................................ no 1,050,000 745,000
Days Inn--Irving, TX................................................................ no 1,650,000 1,509,000
Vantage Hotel--Tucker, GA........................................................... no 1,985,000 1,952,000
Sheraton--New Port Richey, FL and Holiday Inn--Brunswick, GA........................ no 3,070,000 3,060,000
Holiday Inn--Jacksonville, FL....................................................... no 2,300,000 2,299,000
Ramada Inn--Fayetteville, NC........................................................ no 800,000 796,000
Second Mortgages:
Viscount Hotel--Dallas, TX.......................................................... yes 264,000 234,000
Allowance for loan losses........................................................... -- (100,000)
----------- --------------
$17,614,000 $ 14,049,000
----------- --------------
----------- --------------
<CAPTION>
PRINCIPAL AMOUNT
OF LOANS SUBJECT
TO DELINQUENT
PRINCIPAL OR
DESCRIPTION INTEREST
- ------------------------------------------------------------------------------------ -----------------
STARWOOD LODGING TRUST
First Mortgages:
Vagabond Inns--Stockton and Modesto, CA............................................. --
Ramada Inn--Jefferson City, MO...................................................... --
Days Inn--Albany, GA................................................................ --
Days Inn--Irving, TX................................................................ --
Vantage Hotel--Tucker, GA........................................................... --
Sheraton--New Port Richey, FL and Holiday Inn--Brunswick, GA........................ --
Holiday Inn--Jacksonville, FL....................................................... --
Ramada Inn--Fayetteville, NC........................................................ --
Second Mortgages:
Viscount Hotel--Dallas, TX.......................................................... --
Allowance for loan losses........................................................... --
-----------------
--
-----------------
-----------------
</TABLE>
- -----------------
(1) As of December 31, 1994, the aggregate cost (before allowance for loan
losses) for federal income tax purposes is not significantly different
from that used for book purposes.
(2) The notes provide for monthly payments of interest plus additional annual
payments based on a percentage of the hotels' sales, a portion of which is
applied to principal.
(3) Principal and interest due monthly based on a 30-year amortization
schedule with unpaid principal of $1,750,000 due in January 1997.
(4) Plus contingent interest of 4% of room sales of the hotel.
(5) Principal and interest due monthly based on a 10-year amortization
schedule with unpaid principal of $591,000 due in November 1996.
(6) Principal and interest due monthly based on a 25-year amortization
schedule with unpaid principal of $2,490,000 due in August 2001.
(7) Principal and interest due monthly based on a 30-year amortization
schedule with unpaid principal of $2,156,000 due in December 2001.
(8) Principal and interest due monthly based on a 30-year amortization
schedule with unpaid principal of $1,450,000 due in March 1997.
(9) Principal and interest due monthly based on a 25-year amortization
schedule with unpaid principal of $1,857,000 due in June 1998.
(10) Principal and interest due monthly based on a 12-year amortization
schedule with unpaid principal of $9,000 due in December 2006.
(Continued)
F-79
<PAGE>
SCHEDULE IV (CONTINUED)
RECONCILIATION OF MORTGAGE LOANS
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------------------------------
1994 1993 1992
--------------- --------------- ---------------
<S> <C> <C> <C>
Balance at beginning of year.................................... $ 11,642,000 $ 10,010,000 $ 10,669,000
Additions--
New Mortgage Loans.............................................. 6,270,000 1,985,000 3,865,000
Deductions--
Principal Payments.............................................. (2,382,000) (353,000) (957,000)
Amortization of discount........................................ -- -- --
Allowance for loan loss......................................... (320,000) -- (223,000)
Discount for prepayment(2)...................................... (55,000 (3) -- (90,000)(2)
Cancellation of Note(1)......................................... -- -- (3,254,000)
Proceeds from foreclosure sale(4)............................... (1,106,000) -- --
--------------- --------------- ---------------
Balance at end of year.......................................... $ 14,049,000 $ 11,642,000 $ 10,010,000
--------------- --------------- ---------------
--------------- --------------- ---------------
</TABLE>
- ------------
(1) In January 1992, in lieu of foreclosure, the Trust canceled its note and
released its mortgage on the Columbus Best Western North.
(2) In 1992, the Trust discounted the Note on the Brunswick, Georgia property as
consideration for the early pay-off of the note.
(3) In 1994, the Trust discounted the note on the Spartanburg, South Carolina
property as consideration for the early payoff of the note.
(4) In 1994, the Trust foreclosed on the Merrimack, New Hampshire property.
(Concluded)
F-80
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
THE REORGANIZATION
On January 31, 1995 (the "Closing Date"), the Trust and the Corporation
consummated a previously announced reorganization (the "Reorganization") with
Starwood Capital Group, L.P. ("Starwood Capital") and certain affiliates of
Starwood Capital (the "Starwood Partners") effective January 1, 1995.
The Reorganization involved a number of related transactions that occurred
simultaneously on the Closing Date. Such transactions included (i) the
contribution by the Trust to SLT Realty Limited Partnership (the "Realty
Partnership") of all of the properties and assets of the Trust, subject to
substantially all of the liabilities of the Trust (including the senior debt
(the "Senior Debt") of the Trust), in exchange for an approximate 28.3% interest
as a general partner in the Realty Partnership, (ii) the contribution by the
Starwood Partners to the Realty Partnership of approximately $12,600,000 in cash
and certain hotel properties and first mortgage notes, in exchange for limited
partnership units representing the remaining approximate 71.7% interest in the
Realty Partnership, (iii) the contribution by the Corporation and its
subsidiaries to SLC Operating Limited Partnership (the "Operating Partnership")
of all of their properties and operating assets (except for their gaming assets,
which are to be contributed upon approval by Nevada gaming authorities), subject
to substantially all of their liabilities, in exchange for an approximate 28.3%
interest as a general partner in the Operating Partnership, and (iv) the
contribution by the Starwood Partners to the Operating Partnership of
approximately $1,400,000 in cash and furnishings and equipment of the hotel
properties, in exchange for limited partnership units representing the remaining
approximate 71.7% interest in the Operating Partnership. In addition, on March
24, 1995 a Starwood Partner exchanged $12,000,000 of Senior Debt for additional
limited partnership units of the Realty Partnership and the Operating
Partnership.
After giving effect to the Reorganization and the subsequent exchange of
Senior Debt, the Trust has an approximate 25.4% interest in the Realty
Partnership and the Corporation has an approximate 25.4% interest in the
Operating Partnership, and the Starwood Partners hold limited partnership
interests representing the remaining approximate 74.6% interest in each of the
Realty Partnership and the Operating Partnership.
The limited partnership units of the Realty Partnership and the Operating
Partnership held by the Starwood Partners are (subject to the ownership limit
provisions of the Trust and the Corporation) exchangeable by the Starwood
Partners, for, at the option of the Trust and the Corporation, either cash,
Paired Shares of the Trust and the Corporation representing up to approximately
74.6% of the Paired Shares after such exchange, or a combination of cash and
such Paired Shares. The ownership limit provisions of the Trust and the
Corporation are designed to preserve the status of the Trust as a REIT for tax
purposes by providing that in general no shareholder may own, directly or
indirectly, more than 8.0% of the outstanding Paired Shares.
Since the Reorganization, the Trust has conducted all of its business and
operations through the Realty Partnership. As of the closing of the
Reorganization, the Realty Partnership held fee interests, ground leaseholds and
mortgage loan interests in 43 hotel properties containing over 8,500 rooms
located in 19 states throughout the United States. The Trust controls the Realty
Partnership as the sole general partner of the Realty Partnership.
After the Reorganization, the Corporation (together with its wholly-owned
subsidiaries) has conducted all of its business and operations (other than its
gaming operations) through the Operating Partnership. As of the closing of the
Reorganization, the Operating Partnership leased from the Realty Partnership all
but three of the hotel properties owned in fee or held pursuant to long-term
leases by the Realty Partnership. Upon receipt of Nevada gaming regulatory
approvals, the Corporation will control the Operating Partnership as its
managing general partner. Prior to the receipt of such approvals, the Operating
Partnership is
F-81
<PAGE>
being managed by a management committee, the members of which are identical to
the members of the Board of Directors of the Corporation that will hold office
upon receipt of Nevada gaming regulatory approvals.
Prior to the receipt of Nevada gaming regulatory approvals, the gaming
operations (which consist of two hotel/casinos located in Las Vegas, Nevada) are
being operated through a wholly owned subsidiary of the Corporation. Upon
receipt of such approvals (or such time as such approvals are no longer
required), all of the assets and liabilities of such subsidiary (or, if those
assets have been disposed of, the net proceeds of such disposition) will be
transferred to a limited partnership owned 99% by the Operating Partnership, as
limited partner, and 1% by such subsidiary, as general partner.
1995 DEBT REFINANCING
On March 24, 1995, the Realty Partnership and the Trust entered into an
Amended and Restated Credit Agreement (the "New Credit Agreement") pursuant to
which the Realty Partnership borrowed approximately $132 million (the "Loan")
which was used primarily to refinance all outstanding Senior Debt (after taking
into account the exchange by a Starwood Partner of $12 million of Senior Debt
for units of the Realty Partnership and the Operating Partnership described
above) and approximately $27 million of first mortgage debt. The Loan matures on
April 1, 1997 (subject to the Realty Partnership's option to extend such
maturity for 12 months subject to a principal payment of $10 million and on
certain other conditions) and bears interest at a rate based on LIBOR plus 3%.
Prior to maturity there are no mandatory principal payments on the Loan,
except that (i) if the Realty Partnership sells or refinances a hotel property
or mortgage note (other than certain notes contributed by the Starwood Partners
aggregating $53 million ("the Harvey notes")), it must reduce the principal of
the Loan by at least 125% of the portion of the Loan allocated to such property
or note and (ii) the net proceeds of any public offering (or private offerings
to the extent the net proceeds thereof exceed $60 million) of equity interests
in the Trust, the Corporation, the Realty Partnership or the Operating
Partnership must be used to reduce the principal of the Loan until such
principal is equal to or less than 50% of the fair market value of the assets
which secure the Loan.
The Loan is secured by liens on substantially all of the assets of the
Realty Partnership, other than the Harvey notes. Up to $58 million of the
obligations under the Loan is guaranteed by the Operating Partnership. Such
guaranty is secured by first priority liens on substantially all of the assets
of the Operating Partnership. Each of the Trust and the Corporation, as general
partner, is secondarily liable for the obligations under the Loan of the Realty
Partnership and the Operating Partnership, respectively.
The New Credit Agreement contains covenants that are similar to, but in
general less restrictive than, those contained in the Prior Credit Agreement
described below, including (i) a requirement that the Realty Partnership and the
Operating Partnership maintain a combined net worth at least equal to (a) $40
million, plus (b) 75% of the net proceeds of equity contributed to the Realty
Partnership (unless used within six months to acquire hotel assets or that
constitute equity in hotel assets, each of which will be governed by clause (c)
below), plus (c) 50% of the net equity book value of hotel assets contributed to
or acquired by the Realty Partnership during the term of the Loan; (ii)
restrictions on the ability of the Realty Partnership to incur other
indebtedness; and (iii) a right of the Realty Partnership and the Operating
Partnership to pay distributions to its partners up to certain specific amounts
and a right of the Trust and the Corporation to pay distributions to their
shareholders. The Realty Partnership also has the right to acquire certain
additional hotels that meet certain cash flow tests.
The Realty Partnership may, prior to January 1, 1996, borrow up to an
additional $75 million to finance the acquisition of hotel properties and to
refinance debt that is senior to the Loan. Each such acquisition loan will be in
an amount equal to the lesser of (i) 60% of the purchase price (in the case of
an acquisition) or (ii) 70% of the property's value (as determined by the
lender), will be made on the same terms as the Loan and will be secured by a
lien on the related hotel property.
F-82
<PAGE>
PRIOR DEBT RESTRUCTURING
Pursuant to a Credit Agreement dated as of January 28, 1993 (the "Prior
Credit Agreement"), the Trust restructured approximately $128 million of Senior
Debt as a term loan and revolving credit facility. The Senior Debt was assumed
by the Realty Partnership as of the Closing Date. The Prior Credit Agreement
required that the debt restructuring take place in three closings, the first two
of which were completed in 1993. At the first two closings, among other things,
the Trust and the Corporation granted liens and security interests on
substantially all of the assets of the Trust and the Corporation and the Trust
and the Corporation entered into a warrant agreement (the "Warrant Agreement")
pursuant to which the Trust and the Corporation were to have issued ten-year
warrants (the "Lender Warrants") to purchase a number of Paired Shares equal to
9.9% of the then outstanding Paired Shares, at an exercise price of $.625 per
Paired Share.
On February 28, 1994, the Prior Credit Agreement was amended to, among other
things, collaterally assign to the lenders under the Prior Credit Agreement
liens and security interests on substantially all of the intercompany leases
between the Trust and the Corporation, and the Warrant Agreement was amended to
provide for the issuance at such time of Lender Warrants for the aggregate of
1,333,143 Paired Shares at an exercise price of $.625 per Paired Share.
On August 31, 1994, one-third of the Lender Warrants were canceled as a
result of the Trust's cumulative principal payments in excess of $13,000,000.
The Trust and the holders of the Senior Debt agreed to successive extensions of
the maturity of the Senior Debt and of the date for the third closing under the
Prior Credit Agreement to May 31, 1995. At the third closing, among other
things, the Trust and the Corporation were to have merged.
In connection with the refinancing, the Realty Partnership paid $514,000 to
one of the Senior Lenders and a portion of the Lender Warrants were canceled. In
connection with the New Credit Agreement, the remaining Lender Warrants could be
canceled upon the payment to a Starwood Partner of a $786,000 cancellation fee.
Effective March 31, 1995 the Realty Partnership issued an unsecured note payable
to the Starwood Partner and the remaining warrants were canceled. The note is
due and payable in August 1995.
RESULTS OF OPERATIONS FOR THE THREE MONTHS ENDED MARCH 31, 1995 AND 1994
THE TRUST. Since the Reorganization, the Trust has conducted all of its
business and operations through the Realty Partnership. The Trust's equity
interest in income before extraordinary items, extraordinary items and net
income for the three months ended March 31, 1995 of the Realty Partnership were
$289,000 or $0.02 per share, $363,000 or $0.03 per share, and $652,000 or $0.05
per share, respectively. See the Trust and the Realty Partnership below for a
comparison of the operating results of the Realty Partnership for the three
months ended March 31, 1995 to the operating results of the Trust for the same
period in 1994.
THE TRUST AND THE REALTY PARTNERSHIP. Rents from the Operating Partnership
and from the Corporation to the Realty Partnership totaled $5,163,000 for the
three months ended March 31, 1995. Rents from the Corporation to the Trust
totaled $4,313,000 for the same period in 1994. Rental income increased by
$238,000 as a result of increased hotel revenues and therefore higher percentage
rents from the hotels leased by the Operating Partnership and the Corporation
from the Realty Partnership during 1995 which were leased by the Corporation
from the Trust during 1994. An increase of $1,042,000 resulted from the
Lexington, Kentucky; Rancho Bernardo, California; Washington, D.C.; and Wichita,
Kansas hotels which were contributed by Starwood Capital to the Realty
Partnership and are being leased by the Operating Partnership from the Realty
Partnership effective January 1, 1995. The increases were offset by a decrease
in rents of $430,000 resulting from the sale of hotels in Austin, Texas (April,
1994); New Port Richey, Florida (August 1994); Brunswick, Georgia (August 1994);
Fayetteville, North Carolina (November 1994); and Jacksonville, Florida
(November 1994).
Interest income from the Operating Partnership and the Corporation to the
Realty Partnership totaled $767,000 for the three months ended March 31, 1995.
Interest from the Corporation to the Trust totaled $415,000 for the same period
in 1994. As a result of the Trust's moratorium on interest payable to the Trust
on the Corporation's debt to the Trust during 1994, no interest was paid or
accrued during the three months ended March 31, 1994 other than on the mortgage
notes held by the Trust which are secured by the
F-83
<PAGE>
Milwaukee Marriott Hotel. Following the cancellation of debt payable by the
Corporation to the Trust, the remaining debt in the amount of $10,000,000
(excluding the Milwaukee notes) was contributed to the Realty Partnership by the
Trust and was assumed from the Corporation by the Operating Partnership. The
debt payable by the Operating Partnership and the Corporation to the Realty
Partnership is payable on demand and bears interest at a rate of prime plus 2%.
As a result, interest income from the Operating Partnership and the Corporation
to the Realty Partnership increased by $304,000 for the three months ended March
31, 1995.
Interest from mortgage notes and other notes amounted to $2,566,000 for the
Realty Partnership and $339,000 for the Trust for the three months ended March
31, 1995 and 1994, respectively. An increase of $2,177,000 resulted from the
notes receivable which were contributed by Starwood Capital to the Realty
Partnership effective January 1, 1995.
Interest expense for the Realty Partnership amounted to $5,509,000 and for
the Trust amounted to $3,779,000 for the three months ended March 31, 1995 and
1994, respectively. An increase of $1,242,000 was a result of the assumption of
the notes payable which were secured by the assets contributed by the Starwood
Partners effective January 1, 1995 and $508,000 resulted from an increase in the
interest rate payable on the Senior Debt. The increases were partially offset by
a reduction in interest payable as a result of the January 31, 1995 payoff of a
mortgage note having a principal amount of $4,075,000 which was secured by a
hotel located in Bay Valley, Michigan.
Depreciation and amortization expense amounted to $1,691,000 for the Realty
Partnership and $1,252,000 for the Trust for the three months ended March 31,
1995 and 1994, respectively. The increase is a result of the addition of
Starwood Capital contributed properties ($316,000) and the amortization of
reorganization costs ($152,000) which are being amortized over five years.
Loss on sale for the quarter ended March 31, 1995 reflects a discount of
$113,000 resulting from the early payoff of the mortgage note receivable
relating to the Irving, Texas property which was sold in 1992.
As described above, effective January 28, 1993, the Trust restructured its
debt under the terms of the Prior Credit Agreement. Management concluded that
this debt restructuring represented a "troubled debt restructuring" as defined
under generally accepted accounting principals, and accordingly, upon execution
of the Prior Credit Agreement accrued all known current or future identifiable
debt restructuring costs as of December 31, 1992. In the first quarter of 1995,
the Realty Partnership recognized extraordinary income of $1,284,000 relating to
the extinguishment of the debt under the terms of the Prior Credit Agreement,
representing the remaining amount of the accrual recorded at March 24, 1995.
THE CORPORATION. Since the Reorganization, the Corporation has conducted
all of its business and operations through the Operating Partnership, except for
the gaming business and operations. The Corporation's equity interest in the net
loss was $(252,000) and its net loss was $(304,000) or $(.03) per share. See the
Corporation and the Operating Partnership below for a comparison of the
operating results of the Operating Partnership for the three months ended March
31, 1995 to the operating results of the Corporation for the same period of
1994.
THE CORPORATION AND THE OPERATING PARTNERSHIP. Hotel revenues for the
Operating Partnership were $22,781,000 for the three months ended March 31, 1995
and 1994, respectively, representing an increase of $2,195,000. The hotel sales
discussed above resulted in decreased revenue of $2,521,000. In March 1994, the
franchise agreement and management agreement with Marriott Corporation for the
Dallas property were terminated. The property is now being managed for the
Corporation by Sage Hospitality, and is being operated as the Dallas Park
Central Hotel. The property is in the process of being renovated at an estimated
cost of $3.8 million and an agreement to operate the property as a Radisson
Hotel has been entered into. Revenues at the Dallas property decreased by
$1,290,000 from the first quarter of 1994. Revenues at the properties which
continued to be leased by the Operating Partnership from the Realty Partnership,
excluding
Dallas, increased by $1,611,000; additional revenues totaling $4,395,000 were
generated by the properties
F-84
<PAGE>
contributed to the Realty Partnership by Starwood Capital which are leased by
the Operating Partnership. The following table summarizes average occupancy,
average room rates and revenue per available room for properties which were
leased by the Operating Partnership from the Realty Partnership at March 31,
1995:
<TABLE>
<CAPTION>
FOR THE THREE MONTHS
ENDED MARCH 31,
--------------------
1995 1994
--------- ---------
<S> <C> <C>
Continuously owned including Dallas Park Central
- ------------------------------------------------------------------------
Occupancy Rate.......................................................... 65.10% 64.20%
Average Room Rate....................................................... $ 61.69 $ 56.45
Revenue per Available Room.............................................. $ 40.16 $ 36.24
Continuously owned excluding Dallas Park Central
- ------------------------------------------------------------------------
Occupancy Rate.......................................................... 70.58% 64.17%
Average Room Rate....................................................... $ 61.89 $ 55.89
Revenue per Available Room.............................................. $ 43.68 $ 35.86
All hotels including hotels contributed by Starwood Capital
- ------------------------------------------------------------------------
Occupancy Rate.......................................................... 65.05% 64.20%
Average Room Rate....................................................... $ 64.00 $ 56.45
Revenue per Available Room.............................................. $ 41.63 $ 36.24
</TABLE>
Management believes the increasing revenues are a result of the general
trend in the lodging industry resulting from increased leisure and business
travel and the low level of new hotel construction.
Gaming revenues for the first three months of 1995 were $6,669,000 as
compared to $7,188,000 for the first three months of 1994. The decrease in
gaming revenues at the two hotel/casinos is consistent with the trend in gaming
revenues for similar types of hotel/casinos located in Las Vegas, Nevada. During
late 1993, three large new hotel/casinos were opened in Las Vegas resulting in
substantially increased travel to the Las Vegas area during the first quarter of
1994. During 1995, travel to the Las Vegas area has decreased compared to the
same period in 1994. The decreased travel and customer traffic resulted in a
lower level of gaming revenues. In addition, the two hotel/casinos experienced
lower win percentages than during the same period of the prior year.
Hotel expenses for the first quarter of 1995 were $16,280,000, or 71.5% of
hotel revenues as compared to $15,568,000, or 75.6% of hotel revenues, for the
first quarter of 1994. The decrease in hotel expenses as a percentage of hotel
revenues is a result of the sale of the hotels discussed above, such hotels
having lower operating margins than other hotels being operated by the Operating
Partnership.
Gaming expenses were $6,021,000, or 90.3% of gaming revenues, as compared to
$5,993,000, or 83.4% of gaming revenues, for the three months ended March 31,
1995 and 1994, respectively. The increase in gaming expenses is primarily the
result of higher labor costs. The higher gaming expenses and the lower gaming
revenues discussed above resulted in the increase in gaming expenses as a
percentage of gaming revenues.
Depreciation expense amounted to $1,172,000 for the Operating Partnership
and the Corporation and $814,000 for the Corporation for the three months ended
March 31, 1995 and 1994, respectively. The increase is a result of the addition
of furniture and equipment at the properties contributed by the Starwood
Partners ($306,000) and the amortization of reorganization costs ($152,000)
which are being amortized over five years.
Administrative and operating expenses amounted to $713,000 for the Operating
Partnership and $555,000 for the Corporation for the three months ended March
31, 1995 and 1994, respectively. The increase is primarily a result of salary
increases for corporate staff, a larger number of corporate employees, and a
higher allocation of the Operating Partnership's share of the combined insurance
expense of the Partnerships.
For information with respect to rent and interest to the Realty Partnership
and to the Trust during the three months ended March 31, 1995 and 1994, see
"Realty Partnership and Trust" above.
F-85
<PAGE>
RESULTS OF OPERATIONS FOR THE YEARS ENDED DECEMBER 31, 1994 AND 1993
THE TRUST. Rents from the Corporation totaled $16,906,000 and $16,481,000
for the years ended December 31, 1994 and 1993, respectively. The increase was
due to higher hotel revenues for the hotels leased by the Corporation from the
Trust (which resulted in higher percentage rents) offset by a decrease in rental
income of $802,000 resulting from the sale of hotels in Tucker, Georgia (June
1993), St. Louis, Missouri (December 1993), Austin, Texas (April 1994), New Port
Richey, Florida (August 1994), Brunswick, Georgia (August 1994), Fayetteville,
North Carolina (November 1994) and Jacksonville, Florida (November 1994).
Interest from the Corporation increased to $1,730,000 from $1,534,000 for
the years ended December 31, 1994 and 1993, respectively. The increase in
interest income was a result of the higher amounts outstanding under the
Milwaukee notes, which increased from $15,186,000 at December 31, 1993 to
$16,916,000 at December 31, 1994. For additional information with respect to
Rents and Interest from the Corporation in future periods, see "Liquidity and
Capital Resources" below.
Interest from mortgage and other notes receivable increased by $224,000 for
the year ended December 31, 1994 as compared to 1993. The increase resulted from
the higher balances outstanding from the additional notes received upon sales of
the hotel properties discussed above and the receipt of the final payment which
was due from Northview Corporation, the interest on such note having been
previously deferred.
The Trust and the Corporation periodically estimate the value of their hotel
assets and compare these values to the net book values of the hotel assets. For
hotel assets not held for sale, the undiscounted future cash flows of the assets
(generally over a five-year period) on a hotel-by-hotel basis, are compared to
the net book value of the assets; and if the undiscounted future cash flows are
less than the net book value of the assets, the excess of the net book values
over the estimated fair values is charged to current earnings. When it is the
opinion of management that the fair value of a hotel that has been identified
for sale is less than the net book value of the hotel, a reserve for losses is
established. Fair value is determined based upon the discounted cash flow of the
properties at rates (generally ranging from 11.0% to 14.5%) deemed reasonable
for the type of property and prevailing market conditions, and, if appropriate,
then current net proceeds of sale from pending offers. In determining whether to
accept an offer for the sale of a property, management considers the fairness of
the offer in comparison to the value of the property, the terms of the offer,
and whether the offer is all cash or includes seller financing. Gains on sales
of hotel assets for the year ended December 31, 1994 totaling $432,000 reflected
the sales of hotels discussed above and $208,000 related to the in substance
foreclosure and subsequent all cash sale of the underlying property
collateralizing the Trust's mortgage note receivable on the Ramada Inn in
Merrimack, New Hampshire.
Interest expense totaled $16,265,000 and $14,020,000 for the years ended
December 31, 1994 and 1993, respectively, an increase of $2,245,000. The
increase was primarily due to an increase in the average interest rate under the
Prior Credit Agreement, such rate varying with the prime rate charged by one of
the Senior Lenders.
The sales of the properties discussed above and an increase in the provision
for investment losses are the primary reasons for the decline in depreciation
and amortization expense of $425,000 between 1994 and 1993.
Administrative and operating expenses totaled $1,583,000 and $1,948,000 for
the years ended December 31, 1994 and 1993, respectively, a decrease of
$365,000. The decrease was primarily the result of lower insurance expense and
professional fees unrelated to the debt restructuring.
During 1994 a provision for investment losses (a non-cash charge to
operations) totaling $759,000 was recorded. The provision included $439,000
which was recorded as a result of the acceptance of offers to sell the
Jacksonville and Fayetteville properties, which had previously been identified
for sale at amounts lower than the then current net book values. The provision
also included $320,000 which was established based upon an analysis of the net
realizable value of the underlying property collateralizing the Trust's mortgage
note receivable on the Ramada Inn in Merrimack, New Hampshire.
F-86
<PAGE>
See Note 9 of Notes to Financial Statements for a description of an
agreement between Leonard M. Ross and his affiliates ("Ross") and Starwood
Capital with respect to certain claims of Ross purchased by Starwood Capital and
an agreement by Starwood Capital in the future to purchase the Paired Shares of
the Trust and Corporation owned by Ross at a price of $5.625 per Paired Share.
Starwood Capital may also elect to purchase such Paired Shares at the same time
and on the same terms. During 1994, the Trust and the Corporation recorded a
charge to shareholder litigation expense of $1,324,000 and $1,324,000,
respectively, the estimated fair market value of the agreement, as determined by
an investment banker using an option pricing model.
No distributions were made by the Trust for the years ended December 31,
1994 or 1993.
The Trust's net loss totaled $(3,465,000), or $(0.28) per share, and
$(3,889,000), or $(0.32) per share, for the years ended December 31, 1994 and
1993, respectively.
THE CORPORATION. Hotel revenues totaled $82,669,000 and $86,903,000 for the
years ended December 31, 1994 and 1993, respectively, representing a decrease of
$4,234,000. The hotel sales described under the caption "The Trust" above
resulted in decreased revenue of $5,342,000. In March 1994, the franchise
agreement and management agreement with Marriott Corporation for the Dallas
property were terminated. The property is now being managed for the Corporation
by Sage Hospitality, and is being operated as the Dallas Park Central Hotel.
Revenues at the Dallas property decreased by $3,776,000. The decrease from
property sales and the Dallas property were offset by increased revenues of
$4,884,000 at the properties which continued to be leased from the Trust by the
Corporation, including an increase of $1,516,000 at the Milwaukee Marriott,
which was renovated during 1993. The following table summarizes average
occupancy and average room rates for properties which were operated by the
Corporation under lease from the Trust at December 31, 1994:
<TABLE>
<CAPTION>
YEARS ENDED
DECEMBER 31,
----------------------
1994 1993
---------- ----------
<S> <C> <C>
Including Dallas Park Central:
- -------------------------------------------------------------------
Occupancy Rate..................................................... 68.03% 65.32%
Average Room Rate.................................................. $ 59.85 $ 60.30
Excluding Dallas Park Central:
- -------------------------------------------------------------------
Occupancy Rate..................................................... 71.76% 65.75%
Average Room Rate.................................................. $ 59.84 $ 59.88
</TABLE>
Management of the Corporation believes that the increases in the average
occupancy rate resulted primarily from more favorable economic conditions which
have created increased business and pleasure travel throughout the United States
and improved operational systems.
Gaming revenues totaled $27,981,000 and $27,505,000 for the years ended
December 31, 1994 and 1993, respectively.
For information regarding the carrying value of properties held for sale,
see the Trust above. Gain on sales of hotel assets totaled $24,000 and $74,000
for the years ended December 31, 1994 and 1993, respectively, reflecting the
property sales described above.
Hotel expenses totaled $60,829,000 and $68,132,000, or 73.6% and 78.4% of
hotel revenues, for the years ended December 31, 1994 and 1993, respectively.
The decreases in hotel expenses as a percentage of hotel revenue are primarily
due to the lower cost of operating the Dallas property (see discussion of hotel
revenues above) where operating expenses have historically been higher than at
other hotel properties, the improved operating margin resulting from the
renovation of the Milwaukee Marriott discussed above and the effect of the sale
of the properties having higher operating costs as a percentage of revenues than
properties that continue to be operated by the Corporation.
Gaming expenses totaled $24,454,000 and $24,055,000, or 87.4% and 87.5% of
gaming revenues, for the years ended December 31, 1994 and 1993, respectively.
F-87
<PAGE>
For information with respect to rent and interest to the Trust during the
years ended December 31, 1994 and 1993, see "The Trust--Results of Operations
for the Years Ended December 31, 1994 and 1993" above.
Administrative and operating expenses decreased by $161,000, or 6%, for the
year ended December 31, 1994 as compared to 1993. The decrease was primarily the
result of a reduction in the level of corporate staff.
The Corporation's net loss totaled $(1,198,000), or $(0.10) per share, in
1994, as compared to $(3,143,000), or $(0.26) per share, for 1993.
RESULTS OF OPERATIONS FOR THE YEARS ENDED DECEMBER 31, 1993 AND 1992
THE TRUST. Rents from Corporation totaled $16,481,000 and $21,177,000 for
the years ended December 31, 1993 and 1992, respectively. Approximately
$1,106,000 of the decrease in rents resulted from the sale of hotels in Irving,
Texas (March 1992), Merrimack, New Hampshire (July 1992), Spartanburg, South
Carolina (September 1992), Smyrna, Georgia (January 1993), Tucker, Georgia (June
1993), and St. Louis, Missouri (December 1993). The remaining decrease was
primarily due to the amendment of eighteen of the leases with the Corporation
effective January 1, 1993, which reduced the fixed and percentage rents payable
by the Corporation.
Interest from the Corporation decreased to $1,534,000 from $4,123,000 for
the years ended December 31, 1993 and 1992, respectively. The decrease in
interest income was a result of the January 1, 1993 restructuring of
intercompany borrowings and advances made to the Corporation, with the exception
of the Milwaukee notes, into non-interest bearing demand notes for calendar
years 1993 and 1994, with interest at prime plus 2% payable monthly thereafter.
Interest from mortgage and other notes receivable increased by $187,000 for
the year ended December 31, 1993 as compared to 1992. The increase resulted from
the additional interest income related to the mortgage notes delivered to the
Trust in connection with the sales of the hotel properties located in Irving,
Texas, Merrimack, New Hampshire, Spartanburg, South Carolina, and Tucker,
Georgia, having original principal balances of $1,650,000, $1,440,000, $775,000,
and $1,985,000, respectively.
As described above, effective January 28, 1993, the Trust restructured its
debt. Management concluded that this debt restructuring represented a "troubled
debt restructuring" as defined under generally accepted accounting principles,
and accordingly, upon execution of the definitive agreement, accrued all known
current or future identifiable debt restructuring costs as of December 31, 1992.
No additional loan restructuring costs were incurred during the year ended
December 31, 1993.
Interest expense totaled $14,020,000 and $12,959,000 for the years ended
December 31, 1993 and 1992, respectively, an increase of $1,061,000. The
increase was primarily due to an increase in the average interest rate and an
increase in the borrowings outstanding under the Term Loan and Revolving Line of
Credit.
The sales of the properties discussed above and an increase in the provision
for investment losses are the primary reasons for the decline in depreciation
and amortization expense of $1,164,000 between 1993 and 1992.
Administrative and operating expenses totaled $1,948,000 and $2,350,000 for
the years ended December 31, 1993 and 1992, respectively, a decrease of
$402,000. The decrease was primarily the result of lower legal and professional
fees unrelated to the debt restructuring.
During 1993, a provision for investment losses (a non-cash charge to
operations) totaling $2,369,000 was recorded primarily as a result of the
acceptance of all cash offers to sell hotels previously identified for sale at
amounts lower than the then current net book values, (which cash was used to
meet the next principal payment due under the terms of the Credit Agreement) and
the continuing deterioration of hotel values in the Southeast.
No distributions were made by the Trust for the years ended December 31,
1993 or 1992.
The Trust's net loss totaled $(3,889,000), or $(0.32) per share, and
$(9,818,000), or $(.08) per share, for the years ended December 31, 1993 and
1992, respectively.
F-88
<PAGE>
THE CORPORATION. Hotel revenues totaled $86,903,000 and $88,812,000 for the
years ended December 31, 1993 and 1992, respectively, representing a decrease of
$1,909,000. The hotel sales described under the caption "The Trust" above
resulted in decreased revenue of $2,373,000, which was partially offset by
increased revenues of $835,000 resulting from increased average occupancy and
average room rates for properties which continue to be operated by the
Corporation and leased from the Trust.
The following table summarizes average occupancy and average room rates for
properties which were operated by the Corporation under lease from the Trust at
December 31, 1993 and 1992:
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER
31,
--------------------
1993 1992
--------- ---------
<S> <C> <C>
Occupancy Rate.......................................................... 63% 59%
Average Room Rate....................................................... $ 56.59 $ 53.18
</TABLE>
Management of the Corporation believes that the improved national economic
trends experienced during 1993 resulted in increased business and pleasure
travel and related increases in average occupancy rates and average room rates.
Gaming revenues totaled $27,505,000 and $26,150,000 for the years ended
December 31, 1993 and 1992, respectively. Management believes the increased
revenue of $1,355,000 at the two gaming facilities is a result of increased
customer travel to the Las Vegas area, and in particular, increased customer
traffic due to the close proximity of the King 8 Hotel and Casino to several
large hotel/casinos completed during 1993.
Management fees and other income decreased by $737,000 to $222,000 for the
year ended December 31, 1993 as compared to 1992. The decreases were primarily a
result of the subcontracting of the management obligations of Western Host with
respect to seven hotels not owned by the Trust, to Westland Hotel Corporation.
For additional information pertaining to the subcontracts, see Note 10 of the
Notes to Financial Statements.
For information regarding the carrying value of properties held for sale,
see the Trust above. Gain on sales of hotel assets totaled $74,000 and $4,000
for the years ended December 31, 1993 and 1992, respectively, reflecting the
property sales described above.
Hotel expenses totaled $68,132,000 and $68,620,000, or 78% and 77% of hotel
revenues, for the years ended December 31, 1993 and 1992, respectively. The
increase in hotel expenses as a percentage of hotel revenues is principally
attributable to the payment of management fees to third party operators under
the 11 management contracts entered into in December 1992 and increased revenues
and expenses at the Dallas Marriott Park Central where operating expenses are
typically higher as a percentage of revenues than at other hotel properties
operated by or for the Corporation.
Gaming expenses totaled $24,055,000 and $23,699,000, or 87% and 91% of
gaming revenues, for the years ended December 31, 1993 and 1992, respectively.
Increased gaming revenues, coupled with improved casino win percentages,
resulted in the decreases in gaming expenses as a percentage of gaming revenues.
For information with respect to rent and interest to the Trust during the
years ended December 31, 1993 and 1992, see "The Trust--Results of Operations
for the Years Ended December 31, 1993 and 1992" above.
Administrative and operating expenses decreased by $1,046,000, or 27%, for
the year ended December 31, 1993 as compared to 1992. The decrease is primarily
the result of a reduction in the level of corporate staff.
Shareholder litigation expenses include an accrual of $219,000 at December
31, 1993 in connection with the settlement of the Shareholder Actions.
The Corporation's net loss totaled $(3,143,000), or $(0.26) per share, in
1993, as compared to $(9,925,000), or $(0.82) per share, for 1992.
F-89
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Starwood Wichita Investors, L.P.:
In our opinion, the accompanying balance sheet and the related statements of
operations, of changes in partners' capital and of cash flows present fairly, in
all material respects, the financial position of Starwood Wichita Investors,
L.P. at December 31, 1994 and 1993 and the results of its operations and its
cash flows for the year ended December 31, 1994 and the period December 17, 1993
(inception) to December 31, 1993, in conformity with generally accepted
accounting principles. These financial statements are the responsibility of
Starwood Wichita Investors, L.P.'s management; our responsibility is to express
an opinion on these financial statements based on our audits. We conducted our
audits of these statements in accordance with generally accepted auditing
standards which require that we plan and perform the audit to obtain reasonable
assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements, assessing the
accounting principles used and significant estimates made by management, and
evaluating the overall financial statement presentation. We believe that our
audits provide a reasonable basis for the opinion expressed above.
PRICE WATERHOUSE LLP
January 27, 1995
Dallas, Texas
F-90
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Starwood Wichita Investors, L.P.:
In our opinion, the accompanying statements of operations, of changes in
division equity/(deficit) and of cash flows present fairly, in all material
respects, the results of operations and cash flows for the Wichita East Hotel
for the period January 1, 1993 to December 19, 1993, in conformity with
generally accepted accounting principles. These financial statements are the
responsibility of Wichita East Hotel management; our responsibility is to
express an opinion on these financial statements based on our audit. We
conducted our audit of these statements in accordance with generally accepted
auditing standards which require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements, assessing the
accounting principles used and significant estimates made by management, and
evaluating the overall financial statement presentation. We believe that our
audit provides a reasonable basis for the opinion expressed above.
PRICE WATERHOUSE LLP
October 28, 1994
Dallas, Texas
F-91
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------------
1994 1993
------------ ------------
<S> <C> <C>
Cash and cash equivalents.......................................................... $ 96,648 $ 28,542
Accounts receivable, net of allowance for doubtful accounts ($3,149 at December 31,
1994 and $812 at December 31, 1993, respectively)................................. 201,636 38,838
Inventories........................................................................ 106,132 125,419
Fixed assets, net of accumulated depreciation (Note 4)............................. 5,129,816 3,538,202
Other.............................................................................. 130,016 71,677
------------ ------------
Total assets................................................................... $ 5,664,248 $ 3,802,678
------------ ------------
------------ ------------
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable--trade............................................................ $ 59,941 $ 73,999
Accounts payable--related parties.................................................. 57,671 1,306
Accrued compensations.............................................................. 41,224 52,046
Accrued taxes other than income.................................................... 104,072 68,915
Other accrued liabilities.......................................................... 70,485 29,246
Capital lease obligations (Note 5)................................................. 126,968 145,136
Long-term debt (Note 6)............................................................ 2,121,535 --
------------ ------------
Total liabilities.............................................................. 2,581,896 370,648
------------ ------------
Partners' capital (Note 7)......................................................... 3,082,352 3,432,030
------------ ------------
Total liabilities and partners' capital........................................ $ 5,664,248 $ 3,802,678
------------ ------------
------------ ------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-92
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
PREDECESSOR FOR THE
FOR THE PERIOD FOR THE
PERIOD DECEMBER 17, PERIOD
JANUARY 1, 1993 JANUARY 1,
1993 TO (INCEPTION) 1994 TO
DECEMBER 19, TO DECEMBER DECEMBER 31,
1993 31, 1993 1994
------------- ------------- -------------
<S> <C> <C> <C>
Revenues:
Rooms............................................................. $ 2,409,409 $ 23,944 $ 2,763,850
Food and beverage................................................. 791,811 9,002 1,017,421
Telephone......................................................... 107,832 868 148,404
Other............................................................. 78,569 2,185 52,694
------------- ------------- -------------
3,387,621 35,999 3,982,369
Cost of sales--distributed operating expenses:
Rooms............................................................. 868,308 19,938 1,006,473
Food and beverage................................................. 859,543 18,779 1,052,438
Telephone......................................................... 66,571 1,242 78,832
Other............................................................. 30,720 276 --
------------- ------------- -------------
1,562,479 (4,236) 1,844,626
------------- ------------- -------------
Operating department income:
Undistributed operating expenses:
Administrative and general........................................ 594,711 10,616 510,017
Advertising and promotion......................................... 352,041 9,221 504,959
Property operation and maintenance................................ 693,351 22,056 629,468
------------- ------------- -------------
1,640,103 41,893 1,644,444
------------- ------------- -------------
Fixed charges:
Depreciation...................................................... 422,555 18,236 501,095
Real estate taxes and insurance................................... 135,607 2,327 138,515
Interest.......................................................... -- -- 67,080
Other charges..................................................... 157,876 1,278 18,170
------------- ------------- -------------
Operating loss for the period....................................... (793,662) (67,970) (524,678)
Other income........................................................ 118,430 -- --
Loss on sale........................................................ (21,756) -- --
------------- ------------- -------------
Net loss for the period............................................. $ (696,988) $ (67,970) $ (524,678)
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-93
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
<TABLE>
<CAPTION>
FOR THE
PERIOD
DECEMBER 17,
1993
(INCEPTION)
TO DECEMBER
31, 1993
-------------
<S> <C>
Partners' capital, beginning of period............................................................. $ --
Partners' contributed capital...................................................................... 3,500,000
Net loss for period................................................................................ (67,970)
-------------
Partners' capital, end of period................................................................... $ 3,432,030
-------------
-------------
<CAPTION>
FOR THE
PERIOD
JANUARY 1,
1994 TO
DECEMBER 31,
1994
-------------
<S> <C>
Partners' capital, beginning of period............................................................. $ 3,432,030
Partners' contributed capital...................................................................... 175,000
Net loss for period................................................................................ (524,678)
-------------
Partners' capital, end of period................................................................... $ 3,082,352
-------------
-------------
STATEMENT OF CHANGES IN DIVISION EQUITY (DEFICIT) (PREDECESSOR)
<CAPTION>
FOR THE
PERIOD
JANUARY 1,
1993 TO
DECEMBER 19,
1993
-------------
<S> <C>
Division equity, beginning of period............................................................... $ 3,884,613
Capital withdrawal................................................................................. (3,287,797)
Net loss for period................................................................................ (696,988)
-------------
Division deficit, end of period.................................................................... $ (100,172)
-------------
-------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-94
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
PREDECESSOR FOR THE
FOR THE PERIOD FOR THE
PERIOD DECEMBER 17, PERIOD
JANUARY 1, 1993 JANUARY 1,
1993 TO (INCEPTION) 1994 TO
DECEMBER 19, TO DECEMBER DECEMBER 31,
1993 31, 1993 1994
------------- ------------- -------------
<S> <C> <C> <C>
Cash flows from operating activities:
Net loss.......................................................... $ (696,988) $ (67,970) $ (524,678)
Adjustments to reconcile net loss from operations to net cash used
in operating activities:
Depreciation.................................................... 422,555 18,236 501,095
Loss on sale of property........................................ 21,756 -- --
Change in operating assets......................................
Accounts receivable............................................. (83,753) (38,838) (167,796)
Inventory....................................................... 101,636 (125,419) 19,287
Other assets.................................................... 215,103 (71,677) (104,711)
Accounts payable................................................ 175,035 75,305 138,121
Accrued liabilities............................................. (313,508) 150,207 21,133
------------- ------------- -------------
Net cash used in operating activities......................... (158,164) (60,156) (117,549)
Cash flows from investing activities:
Capital expenditures.............................................. (152,240) (3,411,302) (2,237,848)
Proceeds from sale of property.................................... 3,287,797 -- --
------------- ------------- -------------
Net cash provided by/(used in) investing activities........... 3,135,557 (3,411,302) (2,237,848)
Cash flows from financing activities:
Division equity withdrawal........................................ (3,287,797) 3,500,000 --
Partners' capital contribution.................................... -- -- 175,000
Capital lease payments............................................ (11,302) -- 126,968
Proceeds from long-term debt...................................... -- -- 2,121,535
------------- ------------- -------------
Net cash provided by/(used in) financing activities........... (3,299,099) 3,500,000 2,423,503
Net increase (decrease) in cash..................................... $ (321,706) $ 28,542 $ 68,106
Cash at beginning of period......................................... 379,864 -- 28,542
------------- ------------- -------------
Cash at end of period............................................... $ 58,158 $ 28,542 $ 96,648
------------- ------------- -------------
------------- ------------- -------------
SUPPLEMENTAL DISCLOSURES OF CASH
Cash paid during the period for:
Interest............................................................ $ 8,269 $ -- $ 67,080
Income taxes........................................................ -- -- --
</TABLE>
SUPPLEMENTARY SCHEDULES OF NON-CASH ACTIVITIES
In addition to the capital assets purchased, the Partnership assumed certain
capital obligations entered into by the Predecessor. See Note 5 for further
discussion of the assumed capital leases.
*Cash balances include cash held in escrow related to the long-term debt.
The accompanying notes are an integral part of these financial statements.
F-95
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
NOTES TO FINANCIAL STATEMENTS
1. ORGANIZATION
Starwood Wichita Investors, L.P. (the "Partnership"), a Delaware limited
partnership, was formed on December 17, 1993 for the purpose of acquiring
interests in real estate investments. Starwood Opportunity Fund II, L.P.
("SOF-II") is the general partner with 1% interest. SOF-II is also a limited
partner owning 89% with the remaining 10% interest owned by Wichita Harvey
Partners, Ltd. ("Harvey"). The Partnership acquired the Wichita East Hotel from
The Travelers Insurance Company on December 20, 1993. The Travelers Insurance
Company (the "Predecessor"), a Connecticut corporation, acquired the real estate
property through bankruptcy proceedings and held the hotel until they sold it to
the Partnership on December 20, 1993. Although the Partnership was formed and
had activity on December 17, 1993, the operations of the hotel are not included
in the Partnership's accounts until the hotel changed ownership on December 20,
1993. The operations of the hotel are included in the Predecessor financial
records through December 19, 1993. The hotel is operated under a management
agreement with Harvey Hotel Management Corporation and has 259 rooms.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
CASH AND CASH EQUIVALENTS
For purpose of reporting cash flows, cash and cash equivalents include cash
in banks and cash on hand.
FIXED ASSETS
Fixed assets are stated at cost. Depreciation is provided using accelerated
methods over the estimated useful lives of the related assets, generally five to
39 years. The costs of repairs and minor renewals that do not significantly
extend the life of the property and equipment are normally expensed as incurred.
The costs of major renovation projects are capitalized and depreciated over the
related period of benefit.
INVENTORIES
Food, linen, china, liquor and other inventories are valued at the lower of
cost or market on a first-in, first-out basis.
INCOME TAXES
No provision for income taxes is necessary in the financial statements of
the Partnership because, as a partnership, it is generally not subject to
federal or state income taxes and the tax effects of its activities flow through
to the partners.
No provision for income tax is provided in the Predecessor financial
statements as the hotel is represented as a stand-alone entity with no prior
history. Therefore, the loss incurred for the period January 1, 1993 to December
19, 1993 is assumed to have no carryback period or benefit.
3. RELATED PARTY TRANSACTIONS
The Partnership has signed a management agreement with Harvey Hotel
Management Corporation, a related party to Harvey. The Partnership will pay
Harvey Hotel Management Corporation a management fee for operating the hotel.
For the period from December 20, 1993 to December 31, 1994, the agreement
provides an incentive fee which shall be equal to 20% of the "net operating
income" (as defined in the agreement to exclude depreciation, amortization,
interest, capital expenditures, and management fees). The incentive fee is
subordinate to distributions to owners. For years ending after December 31,
1994, the management fee will be the lesser of $100,000 or total excess cash
flows, as defined in the management agreement, plus 25% of the excess cash flow
after deducting the amount specified above for incentive fees. For the year
ended December 31, 1994 and during the period December 20, 1993 through December
31, 1993, no management fee was incurred. The Predecessor had Harvey Hotel
Management Corporation manage the operations of the real estate property during
the period January 1, 1993 to December 19, 1993. Management and marketing
expenses paid to Harvey Hotel Management Company for the period were
approximately $160,000.
F-96
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
3. RELATED PARTY TRANSACTIONS (CONTINUED)
The management agreement also details a preference fee to be paid to Harvey
Hotel Management Corporation upon the sale or refinancing of the hotel. The
agreement states that net sale (or refinancing) proceeds will be distributed to
the owners until they have received a return of their capital contributions,
plus an internal rate of return of 15% (as defined) on those contributions.
After the return of capital, Harvey Hotel Management Corporation will receive a
preference fee equal to 20% of the remaining proceeds.
4. FIXED ASSETS
Fixed assets consist of the following:
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------------
1994 1993
------------ ------------
<S> <C> <C>
Land........................................................... $ 341,130 $ 341,130
Building and improvements...................................... 3,536,875 1,934,512
Furniture and equipment........................................ 1,627,006 1,135,660
Equipment under capital leases................................. 144,136 145,136
------------ ------------
5,649,147 3,556,438
Less: accumulated depreciation................................. (519,331) (18,236)
------------ ------------
$ 5,129,816 $ 3,538,202
------------ ------------
------------ ------------
</TABLE>
Depreciation expense for the year ended December 31, 1994 was $501,095 and
includes depreciation on assets recorded under capital leases.
Depreciation expense for the period December 20, 1993 to December 31, 1993
was $18,236.
The land, building and furniture was purchased for approximately $3,500,000
on December 20, 1993.
5. LEASES
The Partnership assumed certain capital equipment leases in the operation of
the real estate property which extend through 2000. At the end of the lease term
the Partnership has the option to purchase the equipment at the fair market
value of the equipment.
Capital lease obligations are summarized below for the years ending December
31:
<TABLE>
<S> <C>
1995.............................................................. $ 29,357
1996.............................................................. 29,357
1997.............................................................. 29,357
1998.............................................................. 29,357
1999.............................................................. 29,357
Thereafter........................................................ 9,786
---------
Net minimum lease payments under capital leases................... 156,571
Less amount representing interest payments under capital leases... (29,603)
---------
Present value of net minimum lease payments under capital
leases........................................................... $ 126,968
---------
---------
</TABLE>
F-97
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
5. LEASES (CONTINUED)
The Partnership leases various equipment under operating leases for use in
the operation of the property. Minimum rental commitments under non-cancelable
leases are as follows at December 31:
<TABLE>
<S> <C>
1995............................................................... $ 7,688
1996............................................................... 4,752
1997............................................................... 1,386
---------
Total minimum lease payments....................................... $ 13,826
---------
---------
</TABLE>
Rent expense for the year ended December 31, 1994 was $3,915.
Rent expense for the period January 1, 1993 to December 19, 1993 was $6,253,
and totaled $280 for the remainder of the year.
The Partnership leases space to various tenants for a hotel gift shop, hair
salon, and a rooftop antenna. The minimum lease rental income under
non-cancelable leases for 1994 was approximately $8,666. The leases expire on
various dates from 1995 to 1999.
6. LONG-TERM DEBT
On April 15, 1994, the Partnership entered into a construction loan with
Bank IV Kansas for the purpose of renovating the property. The construction loan
is for $2,250,000 and carries an interest rate of 7.75% during the construction
period. The Partnership paid a commitment fee in the amount of $15,000 to secure
this financing. The loan, totaling $2,121,535, was converted to permanent
financing with an annual interest rate of 7.75% fixed for a five-year term. A
balloon payment in the amount of $1,466,490 is due January 1, 2000.
Payments of principal and interest are due monthly and total $22,675.
Principal repayments during each of the next five years are as follows:
<TABLE>
<S> <C>
1995............................................................ $ 111,587
1996............................................................ 120,549
1997............................................................ 130,230
1998............................................................ 140,690
1999............................................................ 151,989
2000............................................................ 1,466,490
---------
Total........................................................... $2,121,535
---------
---------
</TABLE>
7. PARTNERS' CAPITAL
At December 31, 1994, total partners' capital was comprised of the
following:
<TABLE>
<CAPTION>
PARTNERS' CAPITAL PARTNERS'
CAPITAL CONTRIBUTIONS NET LOSS CAPITAL
------------ ------------- ----------- ------------
<S> <C> <C> <C> <C>
SOF-II (90%).................................... $ 3,088,827 $ 157,500 $ (472,210) $ 2,774,117
Harvey (10%).................................... 343,203 17,500 (52,468) 308,235
------------ ------------- ----------- ------------
$ 3,432,030 $ 175,000 $ (524,678) $ 3,082,352
------------ ------------- ----------- ------------
------------ ------------- ----------- ------------
</TABLE>
Net loss of the Partnership is allocated to the partners, on a pro rata
basis, in accordance with the Partnership Agreement.
The Partnership Agreement states that partner contributions will be limited
to $5,340,000 for SOF-II and $600,000 for Harvey. The Agreement requires that
contributions be made on a pro rata basis, as needed for hotel renovations or
operations.
F-98
<PAGE>
STARWOOD WICHITA INVESTORS, L.P.
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
8. SUBSEQUENT EVENT
Effective January 1, 1995 pursuant to a Plan of Reorganization executed on
February 1, 1995, the Property and related hotel operations, subject to related
secured mortgage obligations, along with other real estate assets, mortgage
receivables and cash were transferred into two newly formed Operating
Partnerships between Hotel Investors Trust/Hotel Investors Corporation (a real
estate investment trust and a corporation trading publicly on a paired basis)
and certain entities controlled by the Starwood Capital Group and/or its
affiliates (including Starwood Wichita Investors, L.P.) in exchange for majority
interest of the Operating Partnership interests. Concurrently with these
transactions, Hotel Investors Trust/Hotel Investors Corporation contributed
substantially all of their net assets and operations into the Operating
Partnerships and changed their names to Starwood Lodging Trust and Starwood
Lodging Corporation, respectively. Pursuant to the terms of this Agreement,
Starwood Capital Group has guaranteed the Operating Partnerships certain
aggregate minimum cash flows from operations after capital expenditures of the
property it contributed for a three year period expiring December 31, 1997.
F-99
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Starwood Capital Group:
In our opinion, the accompanying balance sheet and the related statement of
operations, of changes in partners' capital and of cash flows present fairly, in
all material respects, the financial position of The French Quarter Square at
December 31, 1994 and the results of its operations and its cash flows for the
period August 1, 1994 to December 31, 1994, in conformity with generally
accepted accounting principles. These financial statements are the
responsibility of The French Quarter Square's management; our responsibility is
to express an opinion on these financial statements based on our audit. We
conducted our audit of these statements in accordance with generally accepted
auditing standards which require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements, assessing the
accounting principles used and significant estimates made by management, and
evaluating the overall financial statement presentation. We believe that our
audit provides a reasonable basis for the opinion expressed above.
The accompanying financial statements of the French Quarter Square have been
prepared assuming that the Partnership owns its properties. As discussed in Note
7, a lawsuit had been filed which disputes this ownership. In May, 1995, the
Kentucky Supreme Court upheld a lower court approval of the transaction in which
the properties were acquired. The ultimate outcome of any potential appeal to
this ruling cannot be determined at present. No provision for any liability that
may result upon adjudication has been made in the accompanying financial
statements.
PRICE WATERHOUSE LLP
March 3, 1995
Except Note 7, which is as of May 11, 1995
Dallas, Texas
F-100
<PAGE>
THE FRENCH QUARTER SQUARE
BALANCE SHEET
DECEMBER 31, 1994
ASSETS
<TABLE>
<S> <C>
Cash and cash equivalents...................................................... $ 214,517
Accounts receivable............................................................ 104,820
Inventories.................................................................... 25,868
Prepaid expenses............................................................... 117,398
Fixed assets, net of accumulated depreciation (Note 3)......................... 12,053,911
Other.......................................................................... 50,561
-----------
Total assets............................................................... $12,567,075
-----------
-----------
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable--trade........................................................ $ 105,162
Accrued sales and use taxes.................................................... 55,826
Accrued payroll................................................................ 26,948
Other accrued liabilities...................................................... 19,327
Deferred revenue............................................................... 70,023
Notes payable.................................................................. 47,369
Debt allocation (Note 5)....................................................... 898,000
-----------
Total liabilities.......................................................... 1,222,655
-----------
Contingencies and uncertainties (Note 7)....................................... --
Partners' capital.............................................................. 11,344,420
-----------
Total liabilities and partners' capital.................................... $12,567,075
-----------
-----------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-101
<PAGE>
THE FRENCH QUARTER SQUARE
STATEMENT OF OPERATIONS
FOR THE PERIOD AUGUST 1, 1994 TO DECEMBER 31, 1994
<TABLE>
<S> <C>
Revenues:
Rooms......................................................................... $1,415,866
Food and beverage............................................................. 422,650
Telephone and other........................................................... 124,381
Rental........................................................................ 290,010
Expense reimbursements........................................................ 49,939
----------
2,302,846
----------
Cost of sales--distributed operating expenses:
Rooms......................................................................... 340,427
Food and beverage............................................................. 429,269
Telephone..................................................................... 31,191
Other......................................................................... 19,798
----------
820,685
----------
1,482,161
----------
Operating department income:
Undistributed operating expenses:
Administrative and general.................................................. 284,568
Advertising and promotion................................................... 162,019
Property operation and maintenance.......................................... 245,622
----------
692,209
----------
Fixed charges:
Depreciation.................................................................. 311,856
Real estate taxes and insurance............................................... 75,615
Interest...................................................................... 24,000
----------
411,471
----------
Net income for the period....................................................... $ 378,481
----------
----------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-102
<PAGE>
THE FRENCH QUARTER SQUARE
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
FOR THE PERIOD AUGUST 1, 1994 TO DECEMBER 31, 1994
<TABLE>
<S> <C>
Partners' capital, beginning of period......................................... $13,454,003
Distributions to partners...................................................... (2,915,035)
Contributions from partners.................................................... 426,971
Net income for period.......................................................... 378,481
-----------
Partners' capital, end of period............................................... $11,344,420
-----------
-----------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-103
<PAGE>
THE FRENCH QUARTER SQUARE
STATEMENT OF CASH FLOWS
FOR THE PERIOD AUGUST 1, 1994 TO DECEMBER 31, 1994
<TABLE>
<S> <C>
Cash flows from operating activities:
Net income.................................................................... $ 378,481
Adjustments to reconcile net income to net cash provided by operating
activities:
Depreciation................................................................ 311,856
Change in operating assets and liabilities
Accounts receivable....................................................... (104,820)
Inventory................................................................. (25,868)
Other assets.............................................................. (167,959)
Accounts payable.......................................................... 105,162
Accrued liabilities....................................................... 102,101
Deferred revenue.......................................................... 70,023
----------
Net cash provided by operating activities............................... 668,976
----------
Cash flows from financing activities:
Distributions to partners..................................................... (2,915,035)
Contributions from partners................................................... 426,971
Note payable.................................................................. 47,369
Debt allocation............................................................... 898,000
----------
Net cash used in financing activities................................... (1,542,695)
Net decrease in cash............................................................ (873,719)
----------
Cash at beginning of period..................................................... 1,088,236
----------
Cash at end of period........................................................... $ 214,517
----------
----------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-104
<PAGE>
THE FRENCH QUARTER SQUARE
NOTES TO FINANCIAL STATEMENTS
1. ORGANIZATION
The French Quarter Square (the "Partnership") owns and operates a 155 room
hotel, a 37,500 square foot shopping center and a 12,000 square foot office
building (the "Properties") located in Lexington, Kentucky. The shopping center
and office space were completed in 1988 and the hotel was completed in 1989.
On August 4, 1994, for an aggregate purchase price of approximately $14.8
million, Berl Holdings, L.P. ("Berl") in combination with one of its limited
partners, Starwood Opportunity Fund II, L.P. ("SOF II"), acquired the
Properties, a nearby warehouse, 7.4 acres of undeveloped land and certain
monetary interests of Kentucky Central Life Insurance Company in the operating
accounts of the real estate and other amounts due them under a settlement
agreement with the previous owners with respect to the mortgage.
The purchase price, less the estimated value of the monetary interests
acquired, was allocated by management between the real assets acquired by Berl
and those acquired by SOF II (the warehouse and the undeveloped land) and,
thereafter, between the land, building and improvements, and furniture, and
equipment based on the relative estimated fair value of the individual property
components.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
BASIS OF PRESENTATION
The accompanying financial statements include the accounts of the
Properties, as included in the financial records of Berl, as if it were a
separate legal entity and these records have been prepared using generally
accepted accounting principles.
CASH AND CASH EQUIVALENTS
For purpose of reporting cash flows, cash and cash equivalents include cash
in banks and cash on hand.
FIXED ASSETS
Fixed assets are stated at cost. Depreciation is provided using accelerated
methods over the estimated useful lives of the related assets, generally five to
39 years. The costs of repairs and minor renewals that do not significantly
extend the life of the building and improvements are normally expensed as
incurred. The costs of major renovation projects are capitalized and depreciated
over the related period of benefit.
INVENTORIES
Food, linen, china, liquor and other inventories are valued at the lower of
cost or market on a first-in, first-out basis.
REVENUE RECOGNITION
Hotel revenues are recognized when earned. Office and retail revenues are
recognized on a straight-line basis over the life of the respective leases.
INCOME TAXES
No provision for income taxes is necessary in the financial statements of
the Partnership because, as a partnership, it is generally not subject to
federal or state income taxes and the tax effects of its activities flow through
to the partners.
F-105
<PAGE>
THE FRENCH QUARTER SQUARE
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
3. FIXED ASSETS
Fixed assets consist of the following at December 31, 1994:
<TABLE>
<S> <C>
Land........................................................... $ 1,236,576
Building and improvements...................................... 10,060,739
Furniture and equipment........................................ 1,068,452
-----------
12,365,767
Less: accumulated depreciation................................. (311,856)
-----------
$12,053,911
-----------
-----------
</TABLE>
Depreciation expense for the period August 1, 1994 to December 31, 1994 was
$311,856.
4. LEASES
The office and retail properties are leased under operating leases with
initial non-cancellable contracts starting at thirty-six months. Some leases
provide for tenant reimbursement of certain common area maintenance expenses,
insurance and real estate taxes on a monthly basis.
A summary of the future minimum rentals to be received under non-cancellable
operating leases is as follows:
Year ending December 31:
<TABLE>
<S> <C>
1995............................................................ $ 503,443
1996............................................................ 378,871
1997............................................................ 305,724
1998............................................................ 292,641
1999............................................................ 252,370
Thereafter...................................................... 1,266,913
----------
$2,999,962
----------
----------
</TABLE>
Certain retail leases require percentage rents to be paid after sales for
individual retailers have reached a specified level.
5. JOINT BORROWING DEBT ALLOCATION
Berl, through its interest in Starwood-Huntington Partners, L.P.
("Starwood-Huntington"), a majority owned affiliated partnership, acquired the
fee title to the Doubletree Club Hotel of Rancho Bernardo, California which was
financed in part through a $6.8 million mortgage on the acquired property. The
remaining purchase price was financed through a $1.95 million borrowing by Berl
secured by the French Quarter hotel property and two other hotel properties
owned by Berl. The proceeds of this borrowing were contributed by Berl into
Starwood-Huntington. The two mortgages contain cross-default provisions which
effectively cross-collateralize all four hotel properties. The mortgage loans
accrue interest at LIBOR plus 2.5%, payable monthly. Principal is due upon
maturity in September, 1995. It is contemplated that the mortgage will be repaid
with proceeds from a public offering made by Hotel Investors Trust.
A pro rata portion of the Berl loan and the related interest expense have
been reflected in these financial statements based on the relative 1994
acquisition prices of the Properties.
6. SUBSEQUENT EVENT
Effective January 1, 1995, pursuant to a Plan of Reorganization executed on
February 1, 1995, the Properties, subject to related secured mortgage
obligations, along with other real estate assets, mortgage receivables and cash
were transferred into two newly formed Operating Partnerships between Hotel
Investors Trust/Hotel Investors Corporation (a real estate investment trust and
a corporation trading publicly on a
F-106
<PAGE>
THE FRENCH QUARTER SQUARE
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
6. SUBSEQUENT EVENT (CONTINUED)
paired basis) and certain entities controlled by Starwood Capital Group, LP
(including Berl and Starwood-Huntington) in exchange for a majority of the
Operating Partnership's interests. Concurrently with these transactions, Hotel
Investors Trust/Hotel Investors Corporation contributed substantially all of
their net assets and operations into the Operating Partnerships and changed
their name to Starwood Lodging Trust and Starwood Lodging Corporation,
respectively.
7. CONTINGENCIES AND UNCERTAINTIES
Kentucky Central Life Insurance Company ("KCL") sold the hotel, office and
retail property to Berl. This sale was part of a pooled asset sale conducted by
the Kentucky Insurance Commissioner as rehabilitator of KCL. At the time of the
sale, the Kentucky Circuit Court had approved the sale, and KCL had appealed
such approval. These appeals were transferred to the Kentucky Supreme Court. On
May 11, 1994, the Kentucky Supreme Court unanimously upheld the circuit court's
approval. KCL has the right to file for reconsideration of the case with the
Kentucky Supreme Court or it may file a petition for certiorari with the United
States Supreme Court within ninety days. Neither Berl or SOF II are party to
this litigation. In the event that the Commissioner loses this appeal and the
sales are voided, Berl and SOF II have secured return of their purchase price by
escrowing the proceeds at closing and by obtaining title insurance affirmatively
covering this risk.
F-107
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of the Starwood Capital Group:
We have audited the accompanying schedules of operating revenue and certain
expenses of the French Quarter Square (the "Properties") for the period January
1 to July 31, 1994 and the year ended December 31, 1993. These schedules are the
responsibility of the Properties' management. Our responsibility is to express
an opinion on these schedules based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audits to obtain
reasonable assurance about whether the schedules of operating revenue and
certain expenses are free of material misstatement. An audit includes examining,
on a test basis, evidence supporting the amounts and disclosures in the
schedule. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
schedule presentation. We believe that our audits provide a reasonable basis for
our opinion.
The accompanying schedules of operating revenue and certain expenses were
prepared on the basis described in Note 1 and is not intended to be a complete
presentation of the Properties' revenues and expenses.
In our opinion, the schedules of operating revenue and certain expenses
audited by us present fairly, in all material respects, the operating revenue
and certain expenses of the French Quarter Square, on the basis described in
Note 1, for the period January 1 to July 31, 1994 and the year ended December
31, 1993, in conformity with generally accepted accounting principles.
PRICE WATERHOUSE LLP
Dallas, Texas
March 3, 1995
F-108
<PAGE>
THE FRENCH QUARTER SQUARE
SCHEDULES OF OPERATING REVENUE AND CERTAIN EXPENSES
FOR THE PERIOD JANUARY 1 TO JULY 31, 1994
AND THE YEAR ENDED DECEMBER 31, 1993
<TABLE>
<CAPTION>
FOR THE
FOR THE PERIOD
YEAR ENDED JANUARY 1 TO
DECEMBER 31, 1993 JULY 31, 1994
----------------- ---------------
<S> <C> <C>
Operating revenue:
Rooms................................................................... $ 3,280,411 $ 1,898,664
Food and beverage....................................................... 1,165,305 654,654
Telephone and other..................................................... 167,231 76,034
Rental.................................................................. 721,356 278,223
Expense reimbursements.................................................. 6,266 36,819
----------------- ---------------
5,340,569 2,944,394
----------------- ---------------
Certain expenses (Note 1):
Cost of sales........................................................... 1,827,710 1,125,362
General and administrative.............................................. 500,146 316,673
Marketing............................................................... 399,519 240,699
Energy costs............................................................ 260,755 149,274
Management fees......................................................... 271,313 147,685
Real estate taxes....................................................... 186,509 --
Insurance and property operations....................................... 297,398 169,444
Common area maintenance................................................. 36,318 18,912
Other expenses.......................................................... 46,130 32,658
----------------- ---------------
3,825,798 2,200,707
----------------- ---------------
Operating revenue in excess of certain expenses........................... $ 1,514,771 $ 743,687
----------------- ---------------
----------------- ---------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-109
<PAGE>
THE FRENCH QUARTER SQUARE
NOTES TO THE FINANCIAL STATEMENTS
1. BASIS OF PRESENTATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
The accompanying schedule of operating revenue and certain expenses relates
to the operations of the French Quarter Square (the Properties) located in
Lexington, Kentucky. The Properties consist of a 155 room hotel, a 37,500 square
foot shopping center and a 12,000 square foot office building. The shopping
center and office space were completed in 1988 and the hotel was completed in
1989.
BASIS OF PRESENTATION
This schedule was prepared for the partners of Starwood Capital Group (the
Partners), who acquired the Properties in an acquisition from Kentucky Central
Life Insurance Company on August 1, 1994. Kentucky Central Life Insurance
received the properties through a deed in lieu of foreclosure on June 15, 1994.
Prior to ownership by Kentucky Central Life Insurance Company, the Properties
were owned by French Quarter Square Limited (Predecessor), a Kentucky limited
partnership, who had filed for protection under Chapter 11 Bankruptcy on
September 21, 1993. The Partners are contemplating selling these properties to
Hotel Investors Inc. for inclusion in a real estate investment trust portfolio.
Accordingly, certain expenses which may not be comparable to the expenses
expected to be incurred in the proposed future operations of the Properties,
have been excluded under the assumption that the potential transaction described
above will be consummated. Expenses excluded consist of depreciation and
valuation adjustments to the building and improvements, interest expense on
certain debt incurred by the Properties to acquire and develop the property, and
amortization of expenses not directly related to the proposed future operations
of the Hotel.
REVENUE AND EXPENSE RECOGNITION
The accompanying schedule of operating revenue and certain expenses has been
prepared on the accrual basis of accounting.
Rooms revenue for the hotel is recognized daily on a check-in basis. Rental
revenue for the office and shopping center is recognized on a monthly basis. All
other revenue is recognized when earned.
2. RELATED PARTY TRANSACTIONS
During the seven-month period ended July 31, 1994 and the year ended
December 31, 1993, the hotel incurred approximately $400,000 and $240,000,
respectively, in charges from French Quarter Properties Inc. (a related party)
for marketing and management services.
Payments totaling approximately $150,000, for management fees and leasing
commissions incurred prior to January 1, 1993, were paid to Graves/Turner
Developments on various dates between September 2, 1993 and September 21, 1993.
In addition, approximately $16,000 and $271,000, respectively, in management
fees were incurred and paid to Graves/Turner Development for management services
rendered during the seven-month period ended July 31, 1994 and the year ended
December 31, 1993, respectively.
3. FUTURE MINIMUM RENTALS UNDER OPERATING LEASES
The Property is leased under operating leases with initial non-cancellable
contracts starting at thirty- six months. Some leases provide for tenant
reimbursement of certain common area maintenance expenses, insurance and real
estate taxes on a monthly basis.
F-110
<PAGE>
THE FRENCH QUARTER SQUARE
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
3. FUTURE MINIMUM RENTALS UNDER OPERATING LEASES (CONTINUED)
A summary of the future minimum rentals to be received under non-cancellable
operating leases is as follows:
<TABLE>
<CAPTION>
YEAR ENDING DECEMBER 31,
- --------------------------------------------------------------------------------
<S> <C>
1995............................................................................ $ 503,443
1996............................................................................ 378,871
1997............................................................................ 305,724
1998............................................................................ 292,641
1999............................................................................ 252,370
Thereafter...................................................................... 1,266,913
------------
$ 2,999,962
------------
------------
</TABLE>
Several of the retail leases require percentage rents to be paid after sales for
individual retailers have reached a specified level.
F-111
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Berl Holdings, L.P.:
In our opinion, the accompanying balance sheet and the related statement of
operations and retained earnings and of cash flows present fairly, in all
material respects, the financial position of Capitol Hill Suites at December 31,
1994, and the results of its operations and its cash flows for the period July
14, 1994 (acquisition) to December 31, 1994 in conformity with generally
accepted accounting principles. These financial statements are the
responsibility of Capitol Hill Suites' management; our responsibility is to
express an opinion on these financial statements based on our audit. We
conducted our audit of these financial statements in accordance with generally
accepted auditing standards which requires that we plan and perform the audit to
obtain reasonable assurance about whether the financial statements are free of
material misstatements. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements, assessing
the accounting principles used and significant estimates made by management, and
evaluating the overall financial statement presentation. We believe that our
audit provides a reasonable basis for the opinion expressed above.
PRICE WATERHOUSE LLP
Washington, DC
March 2, 1995
F-112
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Berl Holdings, L.P.
In our opinion, the accompanying balance sheet at December 31, 1993 and the
related statement of operations, changes in stockholder's equity and of cash
flows present fairly, in all material respects, the financial position and
results of operations and cash flows for Capitol Hill Suites for the period
January 1, 1994 to July 13, 1994, and the year ended December 31, 1993, in
conformity with generally accepted accounting principles. These financial
statements are the responsibility of Capitol Hill Suites' management; our
responsibility is to express an opinion on these financial statements based on
our audit. We conducted our audit of these financial statements in accordance
with generally accepted auditing standards which requires that we plan and
perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatements. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements, assessing the accounting principles used and significant estimates
made by management, and evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for the opinion expressed
above.
PRICE WATERHOUSE LLP
Washington, DC
March 2, 1995
F-113
<PAGE>
CAPITOL HILL SUITES
BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------------
<S> <C> <C>
(PREDECESSOR)
1994 1993
------------ ------------
Cash.............................................................................. $ 192,335 $ 91,175
Accounts receivable............................................................... 64,142 130,711
Inventory, at cost................................................................ 57,206 51,097
Other............................................................................. 29,736 20,543
Fixed assets:
Land............................................................................ 1,275,528 2,258,000
Building and building improvements.............................................. 6,713,347 5,640,117
Furniture, fixtures and equipment............................................... 719,724 419,093
------------ ------------
8,708,599 8,317,210
Less: Accumulated depreciation.................................................... 204,124 523,591
------------ ------------
8,504,475 7,793,619
------------ ------------
Total assets.................................................................. $ 8,847,894 $8,087,145
------------ ------------
------------ ------------
LIABILITIES AND DIVISION EQUITY
Accounts payable.................................................................. $ 139,422 $ 141,597
Accounts payroll.................................................................. 40,596 20,243
Other accrued expenses............................................................ 54,238 20,244
Mortgage payable (Note 3)......................................................... 617,000 --
------------ ------------
Total liabilities............................................................. 851,256 182,084
------------ ------------
Division equity................................................................... 7,996,638 7,905,061
------------ ------------
Total liabilities and division equity......................................... $ 8,847,894 $ 8,087,145
------------ ------------
------------ ------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-114
<PAGE>
CAPITOL HILL SUITES
STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
FOR THE PERIOD PREDECESSOR FOR
JULY 14, 1994 THE PERIOD PREDECESSOR
(ACQUISITION) TO JANUARY 1, 1994 YEAR ENDED
DECEMBER 31, TO JULY 13, DECEMBER 31,
1994 1994 1993
---------------- --------------- ------------
Revenues:
<S> <C> <C> <C>
Suites............................................. $1,412,222 $1,856,654 $3,146,322
Telephone.......................................... 50,196 58,061 101,665
Other.............................................. 50,618 56,455 147,330
---------------- --------------- ------------
1,513,036 1,971,170 3,395,317
---------------- --------------- ------------
Departmental expenses:
Suites............................................. 416,777 519,190 875,318
Telephone.......................................... 18,340 22,642 47,705
Other.............................................. 16,796 20,368 48,232
---------------- --------------- ------------
451,913 562,200 971,255
---------------- --------------- ------------
Gross profit......................................... 1,061,123 1,408,970 2,424,062
---------------- --------------- ------------
Other expenses:
General and administrative......................... 166,206 222,244 418,513
Advertising and promotion.......................... 81,992 110,942 210,317
Utilities.......................................... 57,921 66,962 133,693
Maintenance and repairs............................ 93,454 124,995 185,766
Insurance and taxes................................ 74,234 60,518 152,834
Depreciation and amortization...................... 204,124 154,575 253,600
Management fees.................................... 40,888 102,562 156,874
Other.............................................. 6,696 3,865
---------------- --------------- ------------
725,515 846,663 1,511,597
---------------- --------------- ------------
Income from hotel operations......................... 335,608 562,307 912,465
Interest expense..................................... 16,000 -- --
Other................................................ -- 95,238 --
---------------- --------------- ------------
Net income........................................... $ 319,608 $ 467,069 $ 912,465
---------------- --------------- ------------
---------------- --------------- ------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-115
<PAGE>
CAPITOL HILL SUITES
STATEMENT OF CHANGES IN DIVISION EQUITY
<TABLE>
<CAPTION>
FOR THE PERIOD
JULY 14, 1994
(ACQUISITION) TO
DECEMBER 31, 1994
-----------------
<S> <C>
Contributed capital............................................................................ $ 8,515,307
Capital withdrawal............................................................................. (838,277)
Net income for period.......................................................................... 319,608
-----------------
Division equity, ending........................................................................ $ 7,996,638
-----------------
-----------------
</TABLE>
- --------------------------------------------------------------------------------
<TABLE>
<CAPTION>
STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY (PREDECESSOR)
FOR THE PERIOD
JANUARY 1,
1994 TO JULY
13, 1994
--------------
Stockholders' equity, beginning............................................. $7,905,061
<S> <C>
Capital withdrawal.......................................................... (8,315,397)
Distributions to stockholder, net........................................... (194,268)
Net income for period....................................................... 467,069
--------------
Stockholders' equity, ending................................................ $ (137,535)
--------------
--------------
<CAPTION>
FOR THE PERIOD
JANUARY 1,
1993 TO
DECEMBER 31,
1993
--------------
<S> <C>
Stockholders' equity, beginning............................................. $7,697,976
Distributions to stockholder, net........................................... (705,380)
Net income for period....................................................... 912,465
--------------
Stockholders' equity, ending................................................ $7,905,061
--------------
--------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-116
<PAGE>
CAPITOL HILL SUITES
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
FOR THE PREDECESSOR
PERIOD JULY FOR THE
14, 1994 PERIOD PREDECESSOR
(ACQUISITION) JANUARY 1, YEAR ENDED
TO DECEMBER 1994 TO JULY DECEMBER
31, 1994 13, 1994 31, 1993
----------- ------------ -----------
Cash flows from operating activities:
<S> <C> <C> <C>
Net income........................................... $ 319,608 $ 467,069 $ 912,465
Adjustments to reconcile net income to net cash
provided by (used in) operating activities:
Depreciation and amortization...................... 204,124 154,575 253,600
Gain on sale of fixed assets....................... -- -- (3,821)
Changes in assets and liabilities:
(Increase) decrease in accounts receivable......... (14,104) 130,711 16,238
(Increase) decrease in inventory................... (5,745) 51,097 7,727
(Increase) decrease in other....................... (7,183) 20,543 (3,249)
Increase (decrease) in accounts payable............ 139,422 (141,597) 41,351
Decrease in accrued payroll........................ (7,131) (20,243) (27,116)
Decrease in other accrued expenses................. (10,279) (20,244) (63,389)
----------- ------------ -----------
Net cash provided by operating activities........ 618,712 641,911 1,133,806
----------- ------------ -----------
Cash flows from investing activities:
Capital expenditures............................... (8,720,407) (264,557) (527,883)
Proceeds from sale of fixed assets................. -- 8,315,397 3,821
----------- ------------ -----------
Net cash (used in) provided by investing
activities...................................... (8,720,407) 8,050,840 (524,062)
----------- ------------ -----------
Cash flows from financing activities:
Partners' capital contribution..................... 8,515,307 -- --
Proceeds from mortgage borrowings.................. 617,000 -- --
Capital withdrawal................................. (838,277) (8,315,397) --
Distributions to stockholder, net.................. -- (194,268) (705,380)
----------- ------------ -----------
Net cash provided by (used in) financing
activities...................................... 8,294,030 (8,509,665) (705,380)
Net increase (decrease) in cash...................... 192,335 183,086 (95,636)
Cash, beginning...................................... -- 91,175 186,811
----------- ------------ -----------
Cash, ending......................................... $ 192,335 $ 274,261 $ 91,175
----------- ------------ -----------
----------- ------------ -----------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-117
<PAGE>
CAPITOL HILL SUITES
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1994
1. ORGANIZATION.
Capitol Hill Suites (the Property), a 152 room suites hotel located in
Washington D.C., was acquired by Berl Holdings, L.P. (Berl) on July 14, 1994
from Capitol Hill Holdings, Inc. (the Predecessor) which had acquired the
Property from a subsidiary of Marine Midland Realty Credit Corporation, in 1991.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES.
BASIS OF PRESENTATION
The accompanying financial statements include the accounts of the Property,
as included in the financial records of Berl and the Predecessor, as if it were
a separate legal entity and have been prepared using the accrual basis of
accounting.
CASH AND CASH EQUIVALENTS
The Property considers highly liquid investments purchased with an original
maturity of three months or less to be cash equivalents.
INVENTORY
Inventory is stated at the lower of cost or market. Cost is determined using
the first-in, first-out method.
FIXED ASSETS
Fixed assets are recorded at the lower of cost or net realizable value based
on fair value allocations as determined by management at the acquisition date.
Building and building improvements, furniture and fixtures and equipment are
depreciated using the straight-line method over estimated lives ranging from 5
to 30 years. The costs of repairs and minor renewals that do not significantly
extend the life of the property and equipment are normally expensed as incurred.
The costs of major renovation projects are capitalized and depreciated over the
related period of benefit.
INCOME TAXES
At December 31, 1994, the Property is owned by a partnership, as such, the
Property is not subject to federal or state income taxes; the tax effect of the
property's activities accrues to its partners. Accordingly, no provision or
benefit for income taxes is necessary in the financial statements for the period
from July 14, 1994 to December 31, 1994.
The Predecessor corporation is a participant in a joint venture under which
the venture partner is allocated substantially all of the results of operations
for tax purposes. The venture partnership is a foreign corporation which has
substantial losses for which no benefit had previously been realized.
Accordingly, no provision or benefit for federal or state income taxes is
provided for in the financial statements for the periods ended December 31, 1993
and July 13, 1994.
3. MORTGAGE PAYABLE.
Berl through its interest in Starwood-Huntington Partners, L.P.
("Starwood-Huntington"), a majority owned affiliated partnership, acquired the
fee title to the Doubletree Club Hotel of Rancho Bernardo, California for $8.25
million which was financed in part through a $6.8 million mortgage on the
acquired property. The remaining purchase price was financed through a $1.95
million borrowing by Berl secured by the Property and two other hotel properties
owned by Berl. The proceeds of this borrowing were contributed by Berl into
Starwood-Huntington. The two mortgages contain cross-default provisions, which
effectively cross-collateralize all four hotel properties. The mortgage loans
accrue interest at LIBOR plus 2.5%, payable monthly. Principal is due upon
maturity in September, 1995.
A pro rata portion of the Berl loan and the related interest expense have
been reflected in these financial statements based on the relative 1994
acquisition prices of the three properties securing the loan.
F-118
<PAGE>
CAPITOL HILL SUITES
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
DECEMBER 31, 1994
4. MANAGEMENT AGREEMENT.
The property has a management agreement with Hospitality Partners
(Hospitality), a minority limited partner in Berl. The agreement provides for a
monthly management fee of 8.5% (10% under predecessor) of adjusted net operating
income, as defined in the agreement. The agreement also provides for an
incentive fee equal to 20% of adjusted net operating income, as defined by the
agreement, in excess of certain thresholds, which were increased concurrent with
the acquisition described in Note 1. The management and incentive fees for the
period July 14, 1994 to December 31, 1994 the period January 1, 1994 to July 13,
1994 and the year ended December 31, 1993, approximated $41,000, $103,000 and
$157,000, respectively.
During the period July 14, 1994 through December 31, 1994, the period
January 1, 1994 through July 13, 1994, and the year ended December 31, 1993,
$20,000, $25,000 and $45,600, respectively was paid to Hospitality for certain
accounting services provided to the Suites.
5. SUBSEQUENT EVENT.
Effective January 1, 1995 pursuant to a Plan of Reorganization executed on
February 1, 1995, the Property and related hotel operations, subject to related
secured mortgage obligations, along with other real estate assets, mortgage
receivables and cash were transferred into two newly formed Operating
Partnerships between Hotel Investors Trust/Hotel Investors Corporation (a real
estate investment trust and a corporation trading publicly on a paired basis)
and certain entities controlled by the Starwood Capital Group and/or its
affiliates (including Berl and Starwood-Huntington) in exchange for majority
interest of the Operating Partnerships interests. Concurrently with these
transactions, Hotel Investors Trust/Hotel Investors Corporation contributed
substantially all of their net assets and operations into the Operating
Partnerships and changed their names to Starwood Lodging Trust and Starwood
Lodging Corporation, respectively.
F-119
<PAGE>
INDEPENDENT AUDITORS' REPORT
To Starwood Lodging Trust and Starwood Lodging Corporation:
We have audited the accompanying balance sheets of the Doubletree Club Hotel
of Rancho Bernardo (the "Hotel") as of December 31, 1994 and 1993, and the
related statements of operations and owners' equity and of cash flows for the
periods September 16, 1994 to December 31, 1994 and January 1, 1994 to September
15, 1994 and for the year ended December 31, 1993. These financial statements
are the responsibility of the Hotel's management. Our responsibility is to
express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.
In our opinion, such financial statements present fairly, in all material
respects, the financial position of the Doubletree Club Hotel of Rancho Bernardo
at December 31, 1994 and 1993, and the results of its operations and its cash
flows for the periods September 16, 1994 to December 31, 1994 and January 1,
1994 to September 15, 1994 and for the year ended December 31, 1993 in
conformity with generally accepted accounting principles.
As discussed in Note 1 to the financial statements, the Hotel was acquired
by Starwood-Huntington Partners, L.P. on September 16, 1994 in a transaction
accounted for as a purchase. As a result of the acquisition, the financial
statements for the period subsequent to the acquisition are presented on a
different basis of accounting than that in the preceding periods and are
therefore not directly comparable.
DELOITTE & TOUCHE LLP
Los Angeles, California
March 24, 1995
F-120
<PAGE>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO
BALANCE SHEETS
DECEMBER 31, 1994 AND 1993
ASSETS
<TABLE>
<CAPTION>
SUCCESSOR PREDECESSOR
------------ -------------
DECEMBER 31,
---------------------------
1994 1993
------------ -------------
<S> <C> <C>
CURRENT ASSETS:
Cash and cash equivalents (Note 1)................................................ $ 190,217 $ 283,062
Accounts receivable, less allowance for doubtful accounts of $12,240 in 1994 and
$5,772 in 1993................................................................... 91,913 65,999
Due from Operator (Note 2)........................................................ -- 126,000
Deferred financing costs, net of accumulated amortization of $22,750.............. 54,964 --
Inventories (Note 1).............................................................. 11,227 10,124
Prepaid expenses.................................................................. 29,311 2,499
------------ -------------
Total current assets.......................................................... 377,632 487,684
Restricted cash (Note 2).......................................................... -- 328,394
Property and equipment, Net (Notes 1 and 4)....................................... 8,180,392 8,091,886
Other assets...................................................................... -- 529
------------ -------------
TOTAL......................................................................... $ 8,558,024 $ 8,908,493
------------ -------------
------------ -------------
LIABILITIES AND OWNERS' EQUITY
CURRENT LIABILITIES:
Accounts payable.................................................................. $ 104,955 $ 21,445
Due to Operator (Note 2).......................................................... 17,206
Accrued expenses, including pre-petition liabilities of $59,618 in 1993........... 166,785 221,780
Notes payable (Note 5)............................................................ 6,800,000 --
------------ -------------
Total current liabilities..................................................... 7,071,740 260,431
OWNERS' EQUITY.................................................................... 1,486,284 8,648,062
------------ -------------
TOTAL......................................................................... $ 8,558,024 $ 8,908,493
------------ -------------
------------ -------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-121
<PAGE>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO
STATEMENTS OF OPERATIONS AND OWNERS' EQUITY
PERIODS SEPTEMBER 16, 1994 TO DECEMBER 31, 1994 AND
JANUARY 1, 1994 TO SEPTEMBER 15, 1994 AND
YEAR ENDED DECEMBER 31, 1993
<TABLE>
<CAPTION>
SUCCESSOR PREDECESSOR
--------------- -----------------------------
SEPTEMBER 16 TO JANUARY 1 TO
DECEMBER 31, SEPTEMBER 15, DECEMBER 31,
1994 1994 1993
--------------- --------------- ------------
<S> <C> <C> <C>
REVENUES:
Rooms......................................................... $ 868,926 $ 2,392,008 $2,914,592
Food and beverage............................................. 46,354 134,854 197,863
Telephone..................................................... 50,525 146,027 173,716
Other......................................................... 31,647 82,917 49,251
--------------- --------------- ------------
Total revenues.............................................. 997,452 2,755,806 3,335,422
--------------- --------------- ------------
COST OF SALES:
Rooms......................................................... 174,129 512,552 647,623
Food and beverage............................................. 53,379 129,125 143,377
Telephone..................................................... 14,402 37,228 48,957
Other......................................................... 3,585 12,693 15,249
--------------- --------------- ------------
Total cost of sales......................................... 245,495 691,598 855,206
--------------- --------------- ------------
751,957 2,064,208 2,480,216
--------------- --------------- ------------
EXPENSES:
Operating (Note 2)............................................ 327,135 874,208 1,118,253
General and administrative.................................... 127,293 341,633 437,602
Management and royalty fees (Note 2).......................... 49,937 138,008 166,211
Depreciation and amortization................................. 219,302 329,037 462,348
Interest...................................................... 156,378 -- --
--------------- --------------- ------------
Total expenses.............................................. 880,045 1,682,886 2,184,414
--------------- --------------- ------------
NET (LOSS) INCOME............................................... (128,088) 381,322 295,802
OWNERS' EQUITY.................................................. -- -- --
Beginning of period........................................... 1,688,780 8,648,062 9,007,939
Contributions................................................. 246,290 -- --
Distributions, net (Note 6)................................... (320,698) (107,966) (655,679)
--------------- --------------- ------------
End of period................................................. $ 1,486,284 $ 8,921,418 $8,648,062
--------------- --------------- ------------
--------------- --------------- ------------
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-122
<PAGE>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO
STATEMENTS OF CASH FLOWS
PERIODS SEPTEMBER 16, 1994 TO DECEMBER 31, 1994 AND
JANUARY 1, 1994 TO SEPTEMBER 15, 1994 AND
YEAR ENDED DECEMBER 31, 1993
<TABLE>
<CAPTION>
SUCCESSOR PREDECESSOR
------------------ ----------------------------------
FOR THE PERIOD FOR THE PERIOD
SEPTEMBER 16, 1994 JANUARY 1, 1994 FOR THE YEAR
(ACQUISITION TO TO SEPTEMBER ENDED
DECEMBER 31, 15, DECEMBER 31,
1994 1994 1993
------------------ --------------- -----------------
<S> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net (loss) income.......................................... $ (128,088) $ 381,322 $ 295,802
Adjustments to reconcile net (loss) income to net cash
provided by operating activities:
Depreciation and amortization.............................. 219,302 329,037 462,348
Provision for doubtful accounts............................ 12,240 12,334 1,098
Changes in operating assets and liabilities:
Accounts receivable........................................ 29,204 (90,683) (6,548)
Due from Operator.......................................... -- 126,000 --
Inventories................................................ 1,377 (2,481) (246)
Prepaid expenses and other assets.......................... (29,311) 2,502 1,296
Deferred financing costs................................... (77,714) -- --
Accounts payable........................................... 104,955 124,867 1,109
Due to Maruko, Inc......................................... -- 32,136 44,321
Due to Operator............................................ -- 2,896 585
Accrued expenses........................................... 135,500 51,781 (1,384)
------------------ --------------- -----------------
Net cash provided by operating activities................ 267,465 969,711 798,381
------------------ --------------- -----------------
CASH FLOWS FROM INVESTING ACTIVITIES:
Acquisition of Hotel....................................... (8,488,779) -- --
Purchase of property and equipment......................... (2,841) (1,900) (36,576)
Increase in restricted cash................................ -- (78,365) (106,699)
------------------ --------------- -----------------
Net cash used in investing activities.................... (8,491,620) (80,265) (143,275)
------------------ --------------- -----------------
CASH FLOWS FROM FINANCING ACTIVITIES:
Owner's capital contribution............................... 1,935,070 -- --
Distributions.............................................. (320,698) (275,000) (700,000)
Increase in notes payable.................................. 6,800,000 -- --
------------------ --------------- -----------------
Net cash provided by (used in) financing activities...... 8,414,372 (275,000) (700,000)
------------------ --------------- -----------------
NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS......... 190,217 614,446 (44,894)
CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD............... -- 283,062 327,956
------------------ --------------- -----------------
CASH AND CASH EQUIVALENTS, END OF PERIOD..................... $ 190,217 $ 897,508 $ 283,062
------------------ --------------- -----------------
------------------ --------------- -----------------
</TABLE>
See notes to financial statements.___________________________________(Continued)
SUPPLEMENTAL DISCLOSURE OF NONCASH AND FINANCING ACTIVITIES:
Amounts due to Maruko, Inc. of $167,034 and $44,321 were credited to owners'
equity in the period ended September 15, 1994 and the year ended December 31,
1993, respectively.
On September 16, 1994, Starwood-Huntington Partners, L.P. purchased the
Hotel for $8,488,779. In conjunction with the acquisition, assets acquired and
liabilities assumed were as follows:
<TABLE>
<S> <C>
Fair value of assets acquired................................... $8,520,184
Cash paid....................................................... $8,488,779
Liabilities assumed............................................. $ 31,405
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-123
<PAGE>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO
NOTES TO FINANCIAL STATEMENTS
1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES.
GENERAL INFORMATION
The Doubletree Club Hotel of Rancho Bernardo (the "Hotel") was owned jointly
by Maruko, Inc. ("Maruko"), a Japanese corporation, and individual Japanese
investors. Compri Management Corporation No. 8 (the "Operator") operated the
Hotel under management and franchise agreements with Maruko (see Note 2).
Maruko applied to the Tokyo District Court for protection from creditors
under the Corporation Reorganization Law on August 29, 1991 and under Chapter 11
with the United States Bankruptcy Court on October 30, 1991. On July 1, 1994,
the Tokyo District Court approved Maruko's plan for reorganization under the
Corporation Reorganization Law in Japan, and on February 3, 1994, the United
States Bankruptcy Court approved Maruko's application for reorganization under
Chapter 11. As part of the bankruptcy proceedings, Maruko sold the Hotel to
Starwood--Huntington Partners, L.P. on September 16, 1994.
Effective January 1, 1995 the assets and liabilities of the Hotel were
contributed by Starwood-- Huntington Partners, L.P. to SLT Realty L.P. and SLC
Operating L.P., in exchange for partnership interests.
CASH AND CASH EQUIVALENTS
The Hotel considers all highly liquid debt instruments purchased with a
maturity of three months or less to be cash equivalents.
INVENTORIES
Inventories, consisting primarily of food and beverage, are stated at the
lower of cost or market. Cost is determined on the first-in, first-out method.
PROPERTY AND EQUIPMENT
Property and equipment are stated at the lower of cost or net realizable
value. Depreciation is computed on the straight-line and accelerated methods
over the estimated useful lives of the respective assets.
INCOME TAXES
No provision has been made for income taxes in the financial statements, as
any taxable income or loss of the Hotel is included in the income tax returns of
Maruko and the individual Japanese investors for the periods ending on or before
September 15, 1994, and of Starwood--Huntington Partners, L.P. for the period
September 16, 1994 through December 31, 1994.
2. MANAGEMENT AND FRANCHISE AGREEMENTS.
The management fee consists of a base fee of 5% of gross revenue, as
defined, and a 10% incentive fee on the amount by which net operating income, as
defined, exceeds $1,500,000. The franchise agreement requires a royalty fee of
3% of gross room revenues. However, this fee is deductible from the
aforementioned 5% base management fee. The management and royalty fees amounted
to $49,937 and $138,008 for the periods September 16, 1994 to December 31, 1994
and January 1, 1994 to September 15, 1994, respectively, and $166,211 for the
year ended December 31, 1993. No incentive fee was earned.
The franchise agreement requires the Hotel to contribute 3% of gross room
revenues to the Operator for marketing services. This fee, which is included in
operating expenses, amounted to approximately $26,000 and $72,000 for the
periods September 16, 1994 to December 31, 1994 and January 1, 1994 to September
15, 1994, respectively, and $88,000 for the year ended December 31, 1993.
The Operator provides centralized accounting and data processing services to
the Hotel in accordance with the management agreement. The cost of these
services amounted to $12,000 and $36,000 for the periods September 16, 1994 to
December 31, 1994 and January 1, 1994 to September 15, 1994 and $48,000 for the
year ended December 31, 1993.
F-124
<PAGE>
DOUBLETREE CLUB HOTEL OF RANCHO BERNARDO
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
2. MANAGEMENT AND FRANCHISE AGREEMENTS. (CONTINUED)
The management agreement with Maruko included a provision for the
establishment of a fund for replacement of furniture and fixtures, equal to 3%
of gross revenues. The fund is classified as restricted cash in the accompanying
balance sheets.
The $126,000 due from the Operator in 1993 was non-interest bearing and was
paid in 1994.
3. RELATED PARTIES.
Maruko paid $167,034 for the period ended September 15, 1994 and $44,321 for
the year ended December 31, 1993 for various expenses on behalf of the Hotel
(see Note 6).
4. PROPERTY AND EQUIPMENT.
Property and equipment are summarized as follows:
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------------
1994 1993 LIVES
------------ ------------ ----------------
<S> <C> <C> <C>
Land and improvements..................................... $ 1,255,872 $ 1,510,346
Building and improvements................................. 6,221,530 5,701,382 10 to 40 years
Furniture and equipment................................... 899,542 2,342,324 3 to 10 years
------------ ------------
8,376,944 9,554,052
Less accumulated depreciation............................. 196,552 1,462,166
------------ ------------
$ 8,180,392 $ 8,091,886
------------ ------------
------------ ------------
</TABLE>
5. NOTES PAYABLE.
At the time of the purchase of the Hotel, Starwood--Huntington Partners,
L.P. obtained a note payable to Lexington Mortgage Company. The note, which
bears interest at LIBOR plus 2.5% (10.25% at December 31, 1994), is due in
October 1995.
Interest paid in the period ended December 31, 1994 was $108,210.
6. DISTRIBUTIONS.
Certain amounts payable to Maruko will not be settled by cash payments.
Accordingly, such amounts have been credited to owners' equity (see Note 3). The
Hotel distributed $275,000 and $700,000 in cash to Maruko for the period January
1, 1994 to September 15, 1994, and for the year ended December 31, 1993,
respectively.
F-125
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of Starwood Capital Group
In our opinion, the accompanying balance sheet and the related statements of
operations, of changes in partners' capital and of cash flows present fairly, in
all material respects, the financial position of Embassy Suites--Tempe at
December 31, 1994 and 1993 and the results of its operations and its cash flows
for the years then ended, in conformity with generally accepted accounting
principles. These financial statements are the responsibility of Embassy
Suites--Tempe's management; our responsibility is to express an opinion on these
financial statements based on our audits. We conducted our audits of these
statements in accordance with generally accepted auditing standards which
require that we plan and perform the audit to obtain reasonable assurance about
whether the financial statements are free of material misstatement. An audit
includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statements, assessing the accounting principles
used and significant estimates made by management, and evaluating the overall
financial statement presentation. We believe that our audits provide a
reasonable basis for the opinion expressed above.
PRICE WATERHOUSE LLP
May 25, 1995
Dallas, Texas
F-126
<PAGE>
EMBASSY SUITES--TEMPE
BALANCE SHEET
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31
----------------------------
1994 1993
MARCH 31, ------------- -------------
1995
-------------
(UNAUDITED)
<S> <C> <C> <C>
Cash and cash equivalents........................................... $ 708,063 $ 454,221 $ 406,687
Accounts receivable, net of allowance for doubtful accounts ($2,000
at December 31, 1994 and December 31, 1993......................... 515,291 274,701 321,431
Accounts receivable--affiliated company (Note 7).................... -- 31,347 --
Fixed assets, net of accumulated depreciation (Note 4).............. 10,885,640 10,930,111 11,184,706
Other............................................................... 50,616 38,529 8,044
------------- ------------- -------------
TOTAL ASSETS.................................................... $ 12,159,610 $ 11,728,909 $ 11,920,868
------------- ------------- -------------
------------- ------------- -------------
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable--trade............................................. $ 25,187 $ 21,956 $ 33,986
Accounts payable--affiliated company (Note 7)....................... 48,842 -- 7,520
Accrued taxes other than income..................................... 131,113 135,042 141,725
Other accrued liabilities........................................... 280,436 307,420 207,894
Long-term debt (Note 6)............................................. -- -- 7,002,613
------------- ------------- -------------
TOTAL LIABILITIES............................................... 485,578 464,418 7,393,738
Partners' capital................................................... 11,674,032 11,264,491 4,527,130
------------- ------------- -------------
TOTAL LIABILITIES AND PARTNER'S CAPITAL......................... $ 12,159,610 $ 11,728,909 $ 11,920,868
------------- ------------- -------------
------------- ------------- -------------
</TABLE>
The accompanying notes to financial statements are an integral part of these
statements.
F-127
<PAGE>
EMBASSY SUITES--TEMPE
STATEMENT OF OPERATIONS
<TABLE>
<CAPTION>
THREE MONTHS ENDED YEAR ENDED
MARCH 31, DECEMBER 31,
-------------------------- --------------------------
1995 1994 1994 1993
------------ ------------ ------------ ------------
(UNAUDITED)
<S> <C> <C> <C> <C>
REVENUES:
Rooms.................................................. $ 2,070,585 $ 1,772,264 $ 5,651,321 $ 5,091,528
Other.................................................. 113,421 94,893 373,192 315,158
------------ ------------ ------------ ------------
2,184,006 1,867,157 6,024,513 5,406,686
COST OF SALES--DISTRIBUTED OPERATING EXPENSES:
Rooms.................................................. 165,584 163,628 664,183 603,711
Guest Services......................................... 127,985 95,982 387,516 317,438
Complimentary breakfast and bar........................ 79,903 91,223 358,823 353,353
Other.................................................. 43,640 42,079 186,044 162,029
------------ ------------ ------------ ------------
OPERATING DEPARTMENT INCOME:............................. 1,766,894 1,474,245 4,427,947 3,970,155
------------ ------------ ------------ ------------
Undistributed operating expenses:
Administrative and general............................. 110,173 101,451 428,052 399,655
Sales and advertising.................................. 149,063 158,875 545,929 510,119
Maintenance and repair................................. 64,087 62,100 278,338 225,641
Energy costs........................................... 46,223 45,229 267,166 244,774
Management fees........................................ 88,838 75,592 283,718 219,962
Franchise fees......................................... 82,823 70,713 225,453 203,292
------------ ------------ ------------ ------------
OPERATING REVENUE BEFORE FIXED CHARGES................... 1,225,687 960,285 2,399,291 2,166,712
------------ ------------ ------------ ------------
FIXED CHARGES:
Depreciation........................................... 160,661 143,705 622,589 621,491
Real estate taxes and insurance........................ 67,457 102,023 299,838 286,525
Interest............................................... -- 114,760 208,507 631,024
Other charges.......................................... 8,051 11,838 28,735 34,459
------------ ------------ ------------ ------------
OPERATING INCOME..................................... 989,518 587,959 1,239,622 593,213
------------ ------------ ------------ ------------
NONOPERATING REVENUE:
Restaurant rent........................................ 25,000 25,000 100,000 90,714
Interest income........................................ 6,992 2,861 19,480 11,207
Other income........................................... 3,093 2,836 11,161 21,947
------------ ------------ ------------ ------------
NET INCOME........................................... $ 1,024,603 $ 618,656 $ 1,370,263 $ 717,081
------------ ------------ ------------ ------------
------------ ------------ ------------ ------------
</TABLE>
The accompanying notes to financial statements are an integral part of these
statements.
F-128
<PAGE>
EMBASSY SUITES--TEMPE
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
<TABLE>
<S> <C>
Partners' capital, January 1, 1993............................................. $4,663,644
Partners' distributions........................................................ (853,595)
Net income for year............................................................ 717,081
----------
Partners' capital, December 31, 1993........................................... 4,527,130
Partners' distributions........................................................ (1,682,680)
Partners' contributions........................................................ 7,049,778
Net income for year............................................................ 1,370,263
----------
Partners' capital, December 31, 1994........................................... 11,264,491
Partners' distributions........................................................ (615,062)
Net income for three month period (unaudited).................................. 1,024,603
----------
Partners' capital, March 31, 1995.............................................. $11,674,032
----------
----------
</TABLE>
The accompanying notes to financial statements are an integral part of these
statements.
F-129
<PAGE>
EMBASSY SUITES--TEMPE
STATEMENT OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS ENDED YEAR ENDED
MARCH 31, DECEMBER 31,
------------------------- --------------------------
1995 1994 1994 1993
------------ ----------- ------------ ------------
(UNAUDITED)
<S> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income.............................................. $ 1,024,603 $ 618,656 $ 1,370,263 $ 717,081
Adjustments to reconcile net cash used in operating
activities:
Depreciation.......................................... 160,661 143,705 622,589 621,491
Changes in operating assets and liabilities:
Accounts receivable................................. (240,590) (226,395) 46,730 (6,033)
Accounts payable.................................... (27,682) 66,668 80,813 40,701
Other assets........................................ (12,087) (4,382) (30,485) (94,978)
------------ ----------- ------------ ------------
Net cash provided by operating activities......... 904,905 598,252 2,089,910 1,278,262
Cash flows from investing activities:
Capital expenditures................................ (116,190) (68,151) (367,994) (498,090)
------------ ----------- ------------ ------------
Net cash used in investing activities............. (116,190) (68,151) (367,994) (498,090)
Cash flows from financing activities:
Distributions to partners........................... (615,062) (389,109) (1,682,680) (853,595)
Partners' capital contribution...................... -- -- 7,049,778 --
Amounts due to or from affiliates................... 80,189 4,738 (38,867) (3,732)
Repayment of long-term debt......................... -- -- (7,002,613) --
------------ ----------- ------------ ------------
Net cash used in financing activities............. (534,873) (384,371) (1,674,382) (857,327)
NET (DECREASE) INCREASE IN CASH........................... 253,842 145,730 47,534 (77,155)
CASH AT BEGINNING OF PERIOD*.............................. 454,221 406,687 406,687 483,842
------------ ----------- ------------ ------------
CASH AT END OF PERIOD*.................................... $ 708,063 $ 552,417 $ 454,221 $ 406,687
------------ ----------- ------------ ------------
------------ ----------- ------------ ------------
</TABLE>
- ------------
*Cash balances include cash of $193,353 and $265,076 at December 31, 1994 and
1993, respectively, held in an account as replacement reserve for capital
expenditures as described in Note 7.
<TABLE>
<S> <C> <C> <C> <C>
SUPPLEMENTAL DISCLOSURE OF CASH FLOW
INFORMATION:
Cash paid during the period for:
Interest..................................... $ -0- $ 114,760 $ 208,507 $ 631,024
Income taxes................................. $ -0- $ -0- $ -0- $ -0-
</TABLE>
The accompanying notes to financial statements are an integral part of these
statements.
F-130
<PAGE>
EMBASSY SUITES--TEMPE
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1994 AND 1993
1. ORGANIZATION
Embassy Suites--Tempe (the "Hotel") is one of several properties owned by
MRI Business Properties Fund, Ltd. III (the "Partnership"), a publicly traded
limited partnership organized under the laws of the state of California. The
managing general partner is Montgomery Realty Company--85, a California general
partnership and the associate general partner is MRI Associates, Ltd. III, a
limited partnership. The general partners of Montgomery Realty Company--85 are
Fox Realty Investors ("FRI"), a California general partnership and Montgomery
Realty Corporation, a California Corporation. The Partnership was organized on
June 28, 1984, but did not commence operations until December 1985. The
Partnership acquired the Hotel in 1986.
On December 6, 1993, NPI Equity Investments II, Inc. ("MGP") became the
managing partner of FRI and assumed operational control over Fox Capital
Management Corporation. As a result, MGP became responsible for the operation
and management of the business and affairs of the Partnership.
On October 12, 1994, National Property Investors, Inc. ("NPI"), the parent
of MGP sold one-third of the stock of NPI to an affiliate of Apollo Real Estate
Advisors, L.P.
The Partnership is contemplating selling the Hotel to certain entities
controlled by Starwood Capital Group and/or its affiliates.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
BASIS OF PRESENTATION
The accompanying financial statements include the accounts of the Hotel, as
if it were a separate legal entity. They have been prepared using the accrual
basis of accounting.
CASH AND CASH EQUIVALENTS
For purpose of reporting cash flows, cash and cash equivalents include cash
in banks, cash on hand, replacement reserve cash accounts, and all highly liquid
investments purchased with an original maturity of three months or less.
FIXED ASSETS
Fixed assets are stated at cost. Depreciation is provided using accelerated
methods over the estimated useful lives of the related assets, generally five to
39 years. The costs of repairs and minor renewals that do not significantly
extend the life of the property and equipment are normally expensed as incurred.
The costs of major renovation projects are capitalized and depreciated over the
related period of benefit.
The Hotel will be written down to net realizable value if and when
management believes that the unamortized cost cannot be recovered through
operations.
REVENUE RECOGNITION
Revenue is recognized when earned. Ongoing credit evaluations are performed
and an allowance for potential credit loss is provided against the portion of
accounts receivable which is estimated to be uncollectible.
INCOME TAXES
No provision for income taxes is necessary in the financial statements of
the Hotel because, as the Hotel operates as part of a partnership, it is
generally not subject to federal or state income taxes and the tax effects of
its activities flow through to the partners.
F-131
<PAGE>
EMBASSY SUITES--TEMPE
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
DECEMBER 31, 1994 AND 1993
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
INTERIM STATEMENTS
The interim financial data for the three months ended March 31, 1995 and
1994 is unaudited; however, in the opinion of management, the interim data
includes all adjustments, consisting only of normal recurring adjustments and
eliminations necessary for a fair statement of the financial position of the
Hotel.
The results of operations and of cash flows for the three month periods
ended March 31, 1995 and 1994 are not necessarily indicative of the results for
the full year.
3. RELATED PARTY TRANSACTIONS
On January 1, 1993 Metric Management, Inc., a company which is not
affiliated with the general partner began providing certain property and
portfolio management services to the Partnership under an amended partnership
agreement. See note 7.
4. FIXED ASSETS
Fixed assets consist of the following:
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------------
1994 1993
------------- -------------
<S> <C> <C>
Land........................................................ $ 2,516,103 $ 2,516,103
Building and improvements................................... 10,069,610 10,069,610
Furniture and equipment..................................... 1,931,334 1,902,223
China, glass, silver, linen................................. 20,830 21,805
------------- -------------
14,537,877 14,509,741
Less: accumulated depreciation.............................. (3,607,766) (3,325,035)
------------- -------------
$ 10,930,111 $ 11,184,706
------------- -------------
------------- -------------
</TABLE>
Depreciation expense for the year ended December 31, 1994 and 1993 was
$622,589 and $621,491 and includes amortization of china, linen, silver and
glass.
5. LEASES
The Hotel leases space to tenants for a hotel gift shop and restaurant. The
Partnership entered into a ten year lease beginning February 1, 1990 with a five
year extension option for the Hotel restaurant. The lease has a fixed rent of
$100,000 per year. The lease also stipulates a percentage rent equal to three
percent of gross sales less the fixed rent paid. In addition to fixed and
percentage rent, the Hotel is entitled to 50% of the gross profits, as defined,
from the restaurant.
The Partnership entered into a 60 month lease on October 1, 1990 for the
Hotel gift shop. The annual base rent is $4,800. A percentage rent, in the
amount of 10% of gross sales, is specified. The lease rental income under
noncancelable leases for 1994 and 1993 was $110,761 and $101,343, respectively.
Minimum rental commitments under noncancelable leases are as follows at December
31:
<TABLE>
<S> <C>
1995.............................................................. $ 103,600
1996.............................................................. 100,000
1997.............................................................. 100,000
1998.............................................................. 100,000
1999.............................................................. 100,000
---------
Total minimum lease revenue................................... $ 503,600
---------
---------
</TABLE>
F-132
<PAGE>
EMBASSY SUITES--TEMPE
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
DECEMBER 31, 1994 AND 1993
5. LEASES (CONTINUED)
The Hotel satisfied all rental commitments on operating leases during the
years ended December 31, 1994 and 1993. Rental expenses for all operating leases
were $25,899 and $37,165 in 1994 and 1993, respectively.
6. LONG-TERM DEBT
On December 11, 1986, the Partnership, on behalf of the Hotel, entered into
a note agreement with Heller Financial, Inc. in the original amount of
$7,000,000. The note, which was secured by the property, was repaid without
penalty by a partner contribution on June 3, 1994. Interest was 9% at December
31, 1993 and then, per the terms of the agreement, changed to prime plus one
percent.
7. MANAGEMENT AND FRANCHISE AGREEMENTS
On December 11, 1986 the Partnership, on behalf of the Hotel, entered into a
management agreement with Embassy Suites, Inc. The agreement is for a ten year
period. The agreement establishes a replacement reserve fund for capital
expenditures in the initial amount of three percent of gross revenues. The
agreement was amended in 1993 to increase the required reserve to 5% of gross
revenues.
Management fees and franchise fees are both paid to Embassy Suites, Inc.
Franchise fees are four percent of gross suite revenue, as defined, payable
monthly. Management fees are four percent of adjusted gross revenue, as defined,
payable monthly. The agreement also specifies an incentive management fee in the
amount of twenty five percent of adjusted cash flow, as defined, payable
annually.
Management fees were $283,718 and $219,962 for the years ending December 31,
1994 and 1993, respectively. Franchise fees were $225,453 and $203,292 for the
years ending December 31, 1994 and 1993, respectively.
F-133
<PAGE>
INDEPENDENT AUDITORS' REPORT
To the Boards of Trustees and Directors
Starwood Lodging Trust and Starwood Lodging Corporation
We have audited the accompanying balance sheets of the Sheraton Colony
Square Hotel (the Hotel) as of December 31, 1994 and 1993, and the related
statements of income, owner's equity and cash flows for each of the three years
in the period ended December 31, 1994. These financial statements are the
responsibility of the Hotel's management. Our responsibility is to express an
opinion on these financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial position of the Hotel as of December 31,
1994 and 1993, and the results of its operations and its cash flows for each of
the three years in the period ended December 31, 1994, in conformity with
generally accepted accounting principles.
Ernst & Young LLP
May 25, 1995
Los Angeles, California
F-134
<PAGE>
SHERATON COLONY SQUARE
BALANCE SHEETS
ASSETS
<TABLE>
<CAPTION>
DECEMBER 31
--------------------
1994 1993
MARCH 31, --------- ---------
1995
-----------
(UNAUDITED)
<S> <C> <C> <C>
(IN THOUSANDS)
CURRENT ASSETS:
Cash......................................................................... $ 1,033 $ 574 $ 1,235
Accounts receivable.......................................................... 1,142 938 560
Inventory.................................................................... 572 556 474
Other........................................................................ 139 87 130
----------- --------- ---------
TOTAL CURRENT ASSETS....................................................... 2,886 2,155 2,399
HOTEL PROPERTY, NET............................................................ 18,824 19,203 20,200
----------- --------- ---------
$ 21,710 $ 21,358 $ 22,599
----------- --------- ---------
----------- --------- ---------
LIABILITIES AND OWNER'S EQUITY
CURRENT LIABILITIES:
Accounts payable and accrued expenses........................................ $ 1,377 $ 1,233 $ 1,210
Current portion of capital lease obligation.................................. 47 62 58
----------- --------- ---------
TOTAL CURRENT LIABILITIES.................................................. 1,424 1,295 1,268
CAPITAL LEASE OBLIGATION....................................................... 235 235 297
OWNER'S EQUITY................................................................. 20,051 19,828 21,034
----------- --------- ---------
$ 21,710 $ 21,358 $ 22,599
----------- --------- ---------
----------- --------- ---------
</TABLE>
See accompanying notes to financial statements.
F-135
<PAGE>
SHERATON COLONY SQUARE
STATEMENT OF INCOME
<TABLE>
<CAPTION>
THREE MONTHS ENDED
MARCH 31, YEARS ENDED DECEMBER 31,
-------------------- -------------------------------
1995 1994 1994 1993 1992
--------- --------- --------- --------- ---------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
(IN THOUSANDS)
REVENUES:
Rooms...................................................... $ 3,024 $ 2,755 $ 10,541 $ 9,240 $ 8,653
Food and beverage.......................................... 1,345 1,226 4,615 4,135 3,991
Telephone.................................................. 193 177 728 626 566
Other...................................................... 81 77 317 252 295
--------- --------- --------- --------- ---------
TOTAL.................................................... 4,643 4,235 16,201 14,253 13,505
--------- --------- --------- --------- ---------
DEPARTMENTAL COSTS AND EXPENSES:
Rooms...................................................... 686 614 2,546 2,405 2,283
Food and beverage.......................................... 999 948 3,764 3,612 3,216
Telephone.................................................. 82 79 290 311 326
Other...................................................... 22 22 91 186 170
--------- --------- --------- --------- ---------
Total.................................................... 1,789 1,663 6,691 6,514 5,995
--------- --------- --------- --------- ---------
2,854 2,572 9,510 7,739 7,510
--------- --------- --------- --------- ---------
OTHER EXPENSES:
General and administrative................................. 375 406 1,583 1,386 1,295
Depreciation............................................... 385 370 1,481 1,481 1,419
Utilities.................................................. 240 251 950 947 882
Advertising and sales...................................... 216 264 908 937 857
Repairs and maintenance.................................... 189 198 782 719 715
Management and incentive fees.............................. 139 127 624 428 405
Real estate and personal property taxes.................... 145 133 574 530 510
Franchise fees............................................. 152 94 386 210 147
Property insurance......................................... 40 38 158 129 123
--------- --------- --------- --------- ---------
Total.................................................... 1,881 1,881 7,446 6,767 6,353
--------- --------- --------- --------- ---------
NET INCOME............................................... $ 973 $ 691 $ 2,064 $ 972 $ 1,157
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
</TABLE>
See accompanying notes to financial statements.
F-136
<PAGE>
SHERATON COLONY SQUARE
STATEMENTS OF OWNER'S EQUITY
<TABLE>
<CAPTION>
(IN
THOUSANDS)
<S> <C>
Balance--January 1, 1992........................................................................... $ 19,739
Contributions.................................................................................... 1,939
Distributions.................................................................................... (1,591)
Net income....................................................................................... 1,157
-------------
Balance--December 31, 1992......................................................................... 21,244
Contributions.................................................................................... 1,248
Distributions.................................................................................... (2,430)
Net income....................................................................................... 972
-------------
Balance--December 31, 1993......................................................................... 21,034
Contributions.................................................................................... 680
Distributions.................................................................................... (3,950)
Net income....................................................................................... 2,064
-------------
Balance--December 31, 1994......................................................................... 19,828
Distributions (unaudited)........................................................................ (750)
Net income (unaudited)........................................................................... 973
-------------
Balance--March 31, 1995 (unaudited)................................................................ $ 20,051
-------------
-------------
</TABLE>
See accompanying notes to financial statements.
F-137
<PAGE>
SHERATON COLONY SQUARE
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
THREE MONTHS ENDED
MARCH 31, YEARS ENDED DECEMBER 31,
-------------------- -------------------------------
1995 1994 1994 1993 1992
--------- --------- --------- --------- ---------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
(IN THOUSANDS)
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income.................................................. $ 973 $ 691 $ 2,064 $ 972 $ 1,157
Adjustments to reconcile net income to net cash provided by
operating activities:
Depreciation.............................................. 385 370 1,481 1,481 1,419
Changes in operating assets and liabilities:
(Increase) decrease in:
Accounts receivable................................... (204) (371) (377) 346 271
Inventories........................................... (16) (58) (82) (149) (11)
Other Assets.......................................... (52) (6) 43 (43) (26)
Accounts payable and accrued expenses................. 145 189 22 (406) 78
--------- --------- --------- --------- ---------
NET CASH PROVIDED BY OPERATING ACTIVITIES..................... 1,231 815 3,151 2,201 2,888
--------- --------- --------- --------- ---------
CASH FLOWS FROM INVESTING ACTIVITIES:
Improvements and additions to hotel property................ (7) (489) (484) (1,388) (2,147)
--------- --------- --------- --------- ---------
NET CASH (USED IN) INVESTING ACTIVITIES....................... (7) (489) (484) (1,388) (2,147)
--------- --------- --------- --------- ---------
CASH FLOWS FROM FINANCING ACTIVITIES:
Borrowing on capital lease obligation....................... -- -- -- 374 --
Repayments of capital lease obligation...................... (15) (14) (58) (20) --
Owner's contributions....................................... -- -- 680 1,248 1,939
Owner's distributions....................................... (750) (700) (3,950) (2,430) (1,591)
--------- --------- --------- --------- ---------
NET CASH (USED IN) PROVIDED BY FINANCING ACTIVITIES........... (765) (714) (3,328) (828) 348
--------- --------- --------- --------- ---------
NET CHANGE IN CASH............................................ 459 (388) (661) (15) 1,089
CASH AT BEGINNING OF YEAR..................................... 574 1,235 1,235 1,250 161
--------- --------- --------- --------- ---------
CASH AT END OF YEAR........................................... $ 1,033 $ 847 $ 574 $ 1,235 $ 1,250
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
</TABLE>
See accompanying notes to financial statements.
F-138
<PAGE>
SHERATON COLONY SQUARE
NOTES TO FINANCIAL STATEMENTS
(DECEMBER 31, 1994, 1993, AND 1992)
1. ORGANIZATION
The Sheraton Colony Square is a 27-story, 462-room hotel located in Atlanta,
Georgia (the Hotel). The Hotel is part of a mixed-use commercial and residential
complex (the Complex) owned by the Prudential Insurance Company of America
(Prudential). Starwood Lodging Trust and Starwood Lodging Corporation (Starwood)
expect to acquire the Hotel from Prudential in conjunction with the completion
of a proposed public offering.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
BASIS OF PRESENTATION
The accompanying financial statements present the accounts of the Hotel, as
included in the financial records of Prudential, using the accrual basis of
accounting, and are not intended to be a complete presentation of the legal
entity which owns the Hotel.
INVENTORIES
Inventories, consisting of room linen and supplies and food and beverage,
are recorded at the lower of cost or market. Cost is determined using the
first-in, first-out method.
HOTEL PROPERTY
Hotel property is recorded at cost and is depreciated using the
straight-line method over the estimated useful lives of the respective assets,
as follows:
<TABLE>
<CAPTION>
YEARS
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Building and improvements............................................................. 20-35
Furniture, fixtures and equipment..................................................... 3-10
</TABLE>
Maintenance and repairs are charged to operations as incurred, and major
renovations are capitalized and depreciated over the related period of benefit.
UTILITIES, REAL ESTATE TAXES AND PROPERTY INSURANCE
Prudential allocates certain common expenses of the Complex and property
insurance to the Hotel, based on estimates as follows:
<TABLE>
<CAPTION>
ALLOCATED EXPENSE BASIS OF ALLOCATION
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Utilities (central plant)............................ Usage for the Hotel (35% in 1994)
Real estate taxes.................................... Appraised value (33% in 1994)
Property insurance................................... Square footage and claims made
</TABLE>
INCOME TAXES
No provision has been made for federal or state income taxes in the
accompanying financial statements since any taxable income or loss of the Hotel
is included in the income tax returns of Prudential.
UNAUDITED INTERIM FINANCIAL INFORMATION
The unaudited interim financial information as of March 31, 1995, and for
the three months ended March 31, 1995 and 1994, include all normal, recurring
adjustments which are, in the opinion of management, necessary to a fair
presentation of the Hotel's financial position and results of operations for the
interim periods presented.
F-139
<PAGE>
SHERATON COLONY SQUARE
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
3. HOTEL PROPERTY
Hotel property consists of the following:
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<CAPTION>
DECEMBER 31,
------------------------------
1994 1993
MARCH 31, 1995 -------------- --------------
--------------
(UNAUDITED)
<S> <C> <C> <C>
Land................................................... $ 980,000 $ 980,000 $ 980,000
Building and improvements.............................. 25,297,000 25,290,000 24,487,000
Furniture, fixtures and equipment...................... 11,021,000 11,036,000 11,355,000
-------------- -------------- --------------
37,298,000 37,306,000 36,822,000
Less: accumulated depreciation....................... (18,474,000) (18,103,000) (16,622,000)
-------------- -------------- --------------
$ 18,824,000 $ 19,203,000 $ 20,200,000
-------------- -------------- --------------
-------------- -------------- --------------
</TABLE>
Hotel property does not include the parking structure and central plant
which are part of the Complex.
4. CAPITAL LEASE OBLIGATION
The future annual principal payments on the capital lease obligation for
telephone equipment at December 31, 1994 are as follows:
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<CAPTION>
YEAR
- ----------------------------------------------------------------------------------
<S> <C>
1995.............................................................................. $ 62,000
1996.............................................................................. 67,000
1997.............................................................................. 72,000
1998.............................................................................. 96,000
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$ 297,000
----------
----------
</TABLE>
5. MANAGEMENT AND FRANCHISE AGREEMENTS
The Hotel is managed by Interstate Hotel Corporation (IHC). IHC receives a
base management fee of 3% of gross revenues and may receive incentive management
fees of an additional 20% of annual operating profit, as defined, in excess of a
base amount. Incentive fees earned were $138,000 in 1994 and none during 1993
and 1992.
The Hotel is operated pursuant to a franchise agreement with Sheraton Inns,
Inc. (Sheraton). Sheraton receives royalties of specified percentages of gross
room revenues. The franchise agreement has a term of 15 years, ending in July
2005.
6. CONCENTRATION OF CREDIT RISK
The Company maintains its unrestricted cash in demand deposit accounts at
financial institutions. The combined account balances at each institution
periodically exceed FDIC insurance coverage, and as a result there is a
concentration of credit risk related to amounts on deposit in excess of FDIC
insurance coverage.
F-140
<PAGE>
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NO DEALER, SALESPERSON OR OTHER INDIVIDUAL HAS BEEN AUTHORIZED TO GIVE ANY
INFORMATION OR MAKE ANY REPRESENTATIONS NOT CONTAINED IN THIS PROSPECTUS IN
CONNECTION WITH THE OFFERING COVERED BY THIS PROSPECTUS. IF GIVEN OR MADE, SUCH
INFORMATION OR REPRESENTATIONS MUST NOT BE RELIED UPON AS HAVING BEEN AUTHORIZED
BY THE COMPANY OR ANY UNDERWRITER. THIS PROSPECTUS DOES NOT CONSTITUTE AN OFFER
TO SELL, OR A SOLICITATION OR AN OFFER TO BUY, ANY SECURITY OTHER THAN THE
REGISTERED SECURITIES OF THE COMPANY OFFERED BY THIS PROSPECTUS, NOR DOES IT
CONSTITUTE AN OFFER TO SELL OR A SOLICITATION OF AN OFFER TO BUY THE PAIRED
SHARES BY ANYONE IN ANY JURISDICTION WHERE SUCH AN OFFER WOULD BE UNLAWFUL.
NEITHER THE DELIVERY OF THIS PROSPECTUS NOR ANY SALE MADE HEREUNDER SHALL, UNDER
ANY CIRCUMSTANCES, CREATE AN IMPLICATION THAT THERE HAS NOT BEEN ANY CHANGE IN
THE FACTS SET FORTH IN THIS PROSPECTUS OR IN THE AFFAIRS OF THE COMPANY SINCE
THE DATE HEREOF.
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TABLE OF CONTENTS
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PAGE
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Prospectus Summary............................. 1
Risk Factors................................... 12
The Company.................................... 21
Use of Proceeds................................ 23
Distribution Policy............................ 24
Price Range of Paired Shares................... 26
Capitalization................................. 27
Dilution....................................... 28
Selected Combined Financial Data............... 28
Management's Discussion and Analysis of Pro
Forma Financial Statements................... 31
Business Objectives and Growth Strategies...... 33
Business and Properties........................ 38
The Acquisition Facility and Other Financing... 52
Structure of the Company....................... 53
Policies with Respect to Certain Activities.... 58
Management..................................... 61
Certain Relationships and Related
Transactions................................. 70
Principal Shareholders......................... 72
Shares Available for Future Sale............... 73
Capital Stock.................................. 74
Federal Income Tax Considerations.............. 79
ERISA Considerations........................... 94
Convertible Notes.............................. 96
Underwriting................................... 98
Experts........................................ 99
Legal Matters.................................. 100
Additional Information......................... 100
Information Incorporated by Reference.......... 100
Glossary....................................... 101
Index to Financial Statements.................. F-1
</TABLE>
10,250,000 PAIRED SHARES
STARWOOD LODGING
TRUST
STARWOOD LODGING
CORPORATION
PAIRED SHARES
--------------------
PROSPECTUS
--------------------
MERRILL LYNCH & CO.
BEAR, STEARNS & CO. INC.
ALEX. BROWN & SONS
INCORPORATED
LEHMAN BROTHERS
PRUDENTIAL SECURITIES INCORPORATED
SMITH BARNEY INC.
, 1995
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<PAGE>
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 14. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION.
<TABLE>
<S> <C>
Registration Fee................................................ $92,978.90
NASD Fee........................................................ 30,500.00
NYSE Listing Fee................................................
Printing and Engraving Expenses.................................
Legal Fees and Expenses.........................................
Accounting Fees and Expenses....................................
Blue Sky Fees and Expenses......................................
Miscellaneous...................................................
Total...........................................................
</TABLE>
ITEM 15. INDEMNIFICATION OF DIRECTORS AND OFFICERS.
Certain provisions of the MGCL provide that the Company may, and in some
circumstances must, indemnify the trustees, directors and officers of the
Company against liabilities and expenses incurred by such person by reason of
the fact that such person was serving in such capacity, subject to certain
limitations and conditions set forth in the statute. The Corporation's Articles
of Incorporation and the Trust's Declaration of Trust provide that the
Corporation and Trust shall indemnify its directors, trustees and officers to
the extent permitted by the MGCL.
The Company has entered into indemnification agreements with its directors,
trustees and executive officers providing for the maintenance of directors,
trustees and officers liability insurance, subject to certain conditions, and
the indemnification of and advancement of expenses to such directors, trustees
and executive officers.
ITEM 16. EXHIBITS.
The following exhibits are filed herewith or incorporated herein by
reference. Documents indicated by an asterisk (*) are filed herewith.
<TABLE>
<CAPTION>
EXHIBIT NO. DESCRIPTION OF EXHIBIT
- ----------- ----------------------------------------------------------------------------------------------------
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.11(1) Form of Purchase Agreement among the Trust, the Corporation, the Partnerships and the Underwriters.
2. Formation Agreement dated as of November 11, 1994 among the Trust, the Corporation, Starwood Capital
Group, L.P., Berl Holdings L.P., Starwood Apollo Hotel Partners I, L.P., Starwood Apollo Hotel
Partners VIII, L.P., Starwood Apollo Hotel Partners IX, LP and Starwood Nomura Hotel Investors,
L.P. (incorporated by reference to Exhibit 2 to the Trust's and the Corporation's Joint Current
Report on Form 8-K dated November 16, 1994 (the "November 1994 Form 8-K")).
3.1 Amended and Restated Declaration of Trust of the Trust dated June 6, 1988, as amended (incorporated
by reference to Exhibit 3A to the Trust's and the Corporation's Joint Current Report on Form 8-K
dated January 31, 1995 (the "January 1995 Form 8-K")).
3.2 Amendment and Restatement of Articles of Incorporation of the Corporation, as amended (incorporated
by referenced to Exhibit 3B to the January 1995 Form 8-K).
3.3 Trustees' Regulations of the Trust, as amended (incorporated by referenced to Exhibit 3.3 to the
Trust's and the Corporation's Joint Annual Report on Form 10-K for the year ended December 31, 1994
(the "1994 Form 10-K")).
</TABLE>
amendment.II-1
<PAGE>
<TABLE>
<CAPTION>
EXHIBIT NO. DESCRIPTION OF EXHIBIT
- ----------- ----------------------------------------------------------------------------------------------------
3.4 By-laws of the Corporation, as amended (incorporated by reference to Exhibit 3.4 to the 1994 Form
10-K).
<C> <S>
4.1(1) Form of Indenture for Convertible Notes.
4.2(1) Form of Convertible Notes.
5. Opinion of Counsel.(1)
8. Opinion of Tax Counsel.(1)
10.1 Pairing Agreement dated June 25, 1980 between the Trust and the Corporation, as amended
(incorporated by reference to Exhibit 4.1 to the 1994 Form 10-K).
10.2 Form of Warrant Agreement dated as of September 16, 1986, between the Trust and City National Bank
("CNB") (incorporated by reference to Exhibit 4.3 to the Trust's and the Corporation's Registration
Statement on Form S-4 (the "S-4 Registration Statement") filed with the Securities and Exchange
Commission (the "SEC") on August 1, 1986 (Registration No. 33-7694)).
10.3 Form of Warrant Agreement dated as of September 16, 1986, between the Corporation and CNB
(incorporated by reference to Exhibit 4.3A to the S-4 Registration Statement).
10.4 Incentive and Non-Qualified Share Option Plan (1986) of the Trust (incorporated by reference to
Exhibit 10.8 to the Trust and the Corporation's Joint Annual Report on Form 10-K for the year ended
August 31, 1986 (the "1986 Form 10-K")).
10.5 Corporation Stock Non-Qualified Stock Option Plan (1986) of the Trust (incorporated by reference to
Exhibit 10.9 to the 1986 Form 10-K).
10.6 Stock Option Plan (1986) of the Corporation (incorporated by reference to Exhibit 10.10 to the 1986
Form 10-K).
10.7 Trust Shares Option Plan (1986) of the Corporation (incorporated by reference to Exhibit 10.11 to
the 1986 Form 10-K).
10.8 Form of Indemnification Agreement dated as of February 3, 1992, between the Trust and each of
Messrs. Ronald A. Young, John D. Morrissey, Graeme W. Henderson, and Jeffrey C. Lapin (incorporated
by reference to Exhibit 10.29 to the Trust's and the Corporation's Joint Annual Report on Form 10-K
for the year ended December 31, 1991 (the "1991 Form 10-K")).
10.9 Form of Indemnification Agreement dated as of February 3, 1992, between the Corporation and each of
Messrs. Young, Henderson, Ford, Earle M. Jones and William H. Ling (incorporated by reference to
Exhibit 10.30 to the 1991 Form 10-K).
10.10 Executive Employment Agreement dated as of January 31, 1995, between the Trust and Mr. Lapin
(incorporated by reference to Exhibit 10.12 to the 1994 Form 10-K).
10.11 Executive Employment Agreement dated as of July 19, 1992, between the Trust and Michael W. Mooney
(incorporated by reference to Exhibit 10.4 to the Trust's and the Corporation's Joint Current
Report on Form 8-K dated September 25, 1992 (the "September 1992 8-K")).
10.12 First Amendment to Executive Employment Agreement dated as of March 18, 1993, between the Trust and
Michael W. Mooney (incorporated by reference to Exhibit 10.16 to the Trust's and the Corporation's
Joint Annual Report on Form 10-K for the year ended December 31, 1993 (the "1993 Form 10-K")).
</TABLE>
amendment.II-2
<PAGE>
<TABLE>
<CAPTION>
EXHIBIT NO. DESCRIPTION OF EXHIBIT
- ----------- ----------------------------------------------------------------------------------------------------
10.13 Amendment No. 2 to Executive Employment Agreement dated as of December 15, 1993, between the Trust
and Michael W. Mooney (incorporated by reference to Exhibit 10.17 to the 1993 Form 10-K).
<C> <S>
10.14 Executive Employment Agreement dated as of July 19, 1992, between the Corporation and Kevin E.
Mallory (incorporated by reference to Exhibit 10.5 to the September 1992 8-K).
10.15 First Amendment to Executive Employment Agreement dated as of March 18, 1993, between the Trust and
Kevin E. Mallory (incorporated by reference to Exhibit 10.19 to the 1993 Form 10-K).
10.16 Amendment No. 2 to Executive Employment Agreement dated as of December 15, 1993, between the Trust
and Kevin E. Mallory (incorporated by reference to Exhibit 10.20 to the 1993 Form 10-K).
10.17 Form of Amended and Restated Lease Agreement entered into as of January 1, 1993, between the Trust
as Lessor and the Corporation (or a subsidiary) as Lessee (incorporated by reference to Exhibit
10.19 to the 1992 Form 10-K).
10.18 Amended and Restated Credit Agreement dated as of March 24, 1995 ("Credit Agreement"), among the
Trust and the Realty Partnership, on the one hand, and Bankers Trust Company as successor
Collateral Agent to Wells Fargo Bank, National Association and Merrill Lynch Mortgage Capital, Inc.
as assignee of John Hancock Mutual Life Insurance Company, John Hancock Variable Life Insurance
Company, Connecticut Mutual Life Insurance Company, The First National Bank of Boston and Wells
Fargo Bank, National Association (incorporated by reference to Exhibit 10.24 to the 1994 Form
10-K).
10.19 Exchange Rights Agreement made as of January 1, 1995 among the Trust, the Corporation, the Realty
Partnership, the Operating Partnership and each of the partners of the Partnerships (incorporated
by reference as Exhibit 2B to the January 1995 Form 8-K).
10.20 Registration Rights Agreement dated as of January 1, 1995 among the Trust, the Corporation and
Starwood Capital (incorporated by reference as Exhibit 2C to the January 1995 Form 8-K).
10.21 Limited Partnership Agreement for the Realty Partnership among the Trust and Starwood Capital dated
as of December 15, 1994 (incorporated by reference to Exhibit 2D to the January 1995 Form 8-K).
10.22 Limited Partnership Agreement for the Operating Partnership among the Corporation and Starwood
Capital dated as of December 15, 1994 (incorporated by reference to Exhibit 2E to the January 1995
Form 8-K).
23.(1) Consent of Independent Public Accountants.
23.1 Consent of Counsel (included in Exhibits 5 and 8).(1)
24. Powers of Attorney (contained in the signature pages hereto).
26.(1) Form T-1 of Trustee for the Notes.
</TABLE>
(b)Financial Statement Schedules.
The financial statement schedules are included in the Prospectus.
amendment.II-3
<PAGE>
ITEM 17. UNDERTAKINGS.
The undersigned registrant hereby undertakes:
Insofar as indemnification for liabilities arising under the Securities Act
of 1933 may be permitted to directors, trustees, officers and controlling
persons of the registrant pursuant to the provisions described in Item 15, or
otherwise, the registrant has been advised that in the opinion of the Securities
and Exchange Commission such indemnification is against public policy as
expressed in the Act and is, therefore, unenforceable. In the event that a claim
for indemnification against such liabilities (other than the payment by the
registrant of expenses incurred or paid by a director, trustee, officer or
controlling person of the registrant in the successful defense of any action,
suit or proceeding) is asserted by such director, trustee, officer or
controlling person in connection with the securities being registered, the
registrant will, unless in the opinion of its counsel the matter has been
settled by controlling precedent, submit to a court of appropriate jurisdiction
the question whether such indemnification by it is against public policy as
expressed in the Act and will be governed by the final adjudication of such
issue.
The registrant hereby undertakes:
(1) For purposes of determining any liability under the Act, the
information omitted from the form of Prospectus filed as part of the
Registration Statement in reliance upon Rule 430A and contained in the form
of Prospectus filed by the registrant pursuant to the Rule 424(b) (1) or (4)
or 497(h) under the Act shall be deemed to be part of the Registration
Statement as of the time it was declared effective.
(2) For the purpose of determining any liability under the Act, each
post-effective amendment that contains a form of prospectus shall be
deemed to be a new registration statement relating to the securities offered
therein, and the offering of such securities at that time shall be deemed to
be the initial bona fide offering thereof.
II-4
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, as amended, the
Registrant certifies that it has reasonable grounds to believe that it meets all
of the requirements for filing on Form S-2 and has duly caused this Registration
Statement to be signed on its behalf by the undersigned, thereunto duly
authorized, in the City of Los Angeles, State of California on the 9th day of
June, 1995.
STARWOOD LODGING TRUST
By: _______/s/_JEFFREY C. LAPIN_______
Jeffrey C. Lapin
PRESIDENT AND CHIEF OPERATING
OFFICER
Pursuant to the requirements of the Securities Act of 1933, as amended, this
Registration Statement has been signed below by the following persons in the
capacities and on the dates indicated.
<TABLE>
<CAPTION>
SIGNATURES
- ---------------------------------------------------
<C> <S> <C>
/s/BARRY S. STERNLICHT* Chairman, Chief Executive Officer and
Barry S. Sternlicht Trustee (Principal Executive Officer) June 9, 1995
/s/JEFFREY C. LAPIN President, Chief Operating Officer and
Jeffrey C. Lapin Trustee June 9, 1995
/s/MICHAEL W. MOONEY* Vice President (Principal Financial and
Michael W. Mooney Accounting Officer) June 9, 1995
/s/MADISON F. GROSE*
Madison F. Grose Trustee June 9, 1995
/s/JONATHAN EILIAN*
Jonathan Eilian Trustee June 9, 1995
/s/EARLE F. JONES*
Earle F. Jones Trustee June 9, 1995
</TABLE>
*By: _______/s/_JEFFREY C. LAPIN______
Jeffrey C. Lapin
ATTORNEY-IN-FACT
II-5
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, as amended, the
Registrant certifies that it has reasonable grounds to believe that it meets all
of the requirements for filing a Form S-2 and has duly caused this Registration
Statement to be signed on its behalf by the undersigned, thereunto duly
authorized, in the City of Los Angeles, State of California on the 9th day of
June, 1995.
STARWOOD LODGING CORPORATION
By: _______/s/_KEVIN E. MALLORY_______
Kevin E. Mallory
EXECUTIVE VICE PRESIDENT
Pursuant to the requirements of the Securities Act of 1933, as amended, this
Registration Statement has been signed below by the following persons in the
capacities and on the dates indicated.
<TABLE>
<CAPTION>
SIGNATURES
- ---------------------------------------------------
<C> <S> <C>
/s/KEVIN E. MALLORY Executive Vice President (Principal
Kevin E. Mallory Executive Officer) June 9, 1995
/s/KENNETH J. BIEHL
Kenneth J. Biehl (Principal Financial and Accounting Officer) June 9, 1995
/s/EARLE F. JONES*
Earle F. Jones Director June 9, 1995
/s/GRAEME W. HENDERSON*
Graeme W. Henderson Director June 9, 1995
/s/BRUCE M. FORD*
Bruce M. Ford Director June 9, 1995
</TABLE>
*By: _______/s/_KEVIN E. MALLORY______
Kevin E. Mallory
ATTORNEY-IN-FACT
II-6
<PAGE>
CONSENT OF INDEPENDENT AUDITORS
We consent to the use in this Joint Registration Statement of Starwood
Lodging Trust and Starwood Lodging Corporation on Form S-2 of our report on the
separate and combined financial statements and financial statement schedules of
Starwood Lodging Trust and Starwood Lodging Corporation dated March 24, 1995,
and our report on the financial statements of the Doubletree Club Hotel of
Rancho Bernardo dated March 24, 1995, appearing in the Prospectus, which is part
of this Registration Statement.
We also consent to the reference to us under the heading "Experts" in such
Prospectus.
Deloitte & Touche LLP
Los Angeles, California
June 9, 1995
<PAGE>
CONSENT OF INDEPENDENT ACCOUNTANTS
We hereby consent to the use in the Prospectus constituting part of this
Registration Statement on Form S-2 of our reports as of the dates and relating
to the financial statements or schedules of operating revenue and certain
expenses, as applicable, of the properties listed below which appear in such
Prospectus:
<TABLE>
<CAPTION>
PROPERTY DATE OF REPORT
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Starwood Wichita Investors, L.P.......................................... January 27, 1995
Except Note 7,
which is as of
March 3, 1995
The French Quarter Square................................................
Capital Hill Suites...................................................... March 2, 1995
Embassy Suites--Tempe.................................................... May 25, 1995
</TABLE>
We also consent to the reference to us under the headings "Experts".
PRICE WATERHOUSE LLP
Dallas, Texas
June 8, 1995
<PAGE>
CONSENT OF INDEPENDENT AUDITORS
We consent to the use in this Joint Registration Statement of Starwood
Lodging Trust and Starwood Lodging Corporation on Form S-2 of our report on the
financial statements of the Sheraton Colony Square Hotel dated May 25, 1995,
appearing in the Prospectus, which is part of this Registration Statement.
We also consent to the reference to us under the heading "Experts" in such
Prospectus.
Ernst & Young LLP
Los Angeles, California
June 8, 1995
