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As filed with the Securities and Exchange Commission on July 2, 1999
REGISTRATION STATEMENT NO. 333-69957
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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
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AMENDMENT NO. 4 TO FORM S-3
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
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BURNHAM PACIFIC PROPERTIES, INC.
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
MARYLAND 33-0204162
(STATE OR OTHER JURISDICTION (I.R.S. EMPLOYER
OF INCORPORATION OR ORGANIZATION) IDENTIFICATION NO.)
610 WEST ASH STREET, SUITE 1600
SAN DIEGO, CALIFORNIA 92101
(619) 652-4700
(ADDRESS, INCLUDING ZIP CODE, AND TELEPHONE NUMBER, INCLUDING AREA CODE, OF
REGISTRANT'S PRINCIPAL EXECUTIVE OFFICES)
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J. DAVID MARTIN, PRESIDENT AND CHIEF EXECUTIVE OFFICER
DANIEL B. PLATT, CHIEF ADMINISTRATIVE OFFICER AND CHIEF FINANCIAL OFFICER
610 WEST ASH STREET, SUITE 1600
SAN DIEGO, CALIFORNIA 92101
(619) 652-4700
(NAME, ADDRESS, INCLUDING ZIP CODE, AND TELEPHONE NUMBER,
INCLUDING AREA CODE, OF AGENT FOR SERVICE)
COPY TO:
WILLIAM B. KING, P.C.
GOODWIN, PROCTER & HOAR LLP
EXCHANGE PLACE
BOSTON, MASSACHUSETTS 02109-2881
(617) 570-1000
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Approximate date of commencement of proposed sale to the public: From time to
time after the effective date of this Registration Statement.
If the only securities being registered on this form are being offered
pursuant to dividend or interest reinvestment plans, please check the following
box. / /
If any of the securities being registered on this form are to be
offered on a delayed or continuous basis pursuant to Rule 415 under the
Securities Act of 1933, other than securities offered only in connection with
dividend or interest reinvestment plans, check the following box. /X/
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. / /
CALCULATION OF REGISTRATION FEE
<TABLE>
<CAPTION>
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Title of Securities Being Proposed Maximum Offering Proposed Maximum Aggregate Amount of
Registered Amount to be Registered Price Per Share Offering Price Registration Fee
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<S> <C> <C> <C> <C>
Series 1997 A Convertible 2,000,000 $25(1) $50,000,000(1) $14,750.00
Preferred Stock, $.01 par 3,252,033(2)
value Common Stock,
$.01 par value, issuable upon
conversion of the Series
1997-A Convertible Preferred
Stock
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Common Stock, $.01 par value(3) 1,769,488 $12.188(5) $21,566,520(5) $6,362.12
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Total $71,566,520(1)(5) $21,112.12(6)
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</TABLE>
(1) Estimated solely for the purpose of calculating the registration fee in
accordance with Rule 457(i) based upon the stated value of the Series
1997-A Convertible Preferred Stock.
(2) Number of shares of Common Stock based upon an initial conversion ratio
of 1.626-to-1 plus, pursuant to Rule 416, an indeterminate number of
additional shares as may from time to time be issuable pursuant to
anti-dilution provisions of the Series 1997-A Convertible Preferred Stock.
(3) This Registration Statement also relates to Rights to purchase shares of
Series B Junior Participating Cumulative Preferred Stock of the
Registrant which are attached to all shares of Common Stock issued,
pursuant to the terms of the Registrant's Shareholders Rights Agreement
dated June 19, 1999. Until the occurrence of certain prescribed events,
the Rights are not exercisable, are evidenced by the certificates for the
Common Stock and will be transferred with and only with such stock.
Because no seperate consideration is paid for the Rights, the
registration fee therefor is included in the fee for the Common Stock.
(4) These are shares potentially issuable in exchange for a like number of
common limited partnership units of Burnham Pacific Operating
Partnership. L.P.
(5) Estimated solely for the purpose of calculating the registration fee in
accordance with Rule 457(c), based upon the average of the high and low
sales prices of the Common Stock on the New York Stock Exchange on June
25, 1999.
(6) The total registration fee for all $71,566,520 of these securities is
$21,112.12. The registration fee of $35,127 that was previously paid at
the time of the filing shall be applied to the fee payable pursuant to
this registration statement.
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THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON SUCH DATE OR DATES
AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT SHALL FILE
A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION STATEMENT
SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(a) OF THE
SECURITIES ACT OF 1933, AS AMENDED, OR UNTIL THE REGISTRATION STATEMENT SHALL
BECOME EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION
8(a), MAY DETERMINE.
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The information in this prospectus is not complete and may be changed. We may
not sell these securities until the registration statement filed with the
Securities and Exchange Commission is effective. This prospectus is not an offer
to sell these securities and it is not soliciting an offer to buy these
securities in any state where the offer or sale is not permitted.
Subject to Completion. Dated July 2, 1999.
PROSPECTUS
BURNHAM PACIFIC PROPERTIES, INC.
2,000,000 SHARES OF SERIES 1997-A CONVERTIBLE PREFERRED STOCK,
3,252,033 SHARES OF COMMON STOCK ISSUABLE UPON CONVERSION THEREOF
AND 1,769,488 OTHER SHARES OF COMMON STOCK
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This prospectus covers shares of our preferred stock and common
stock (including the rights attached thereto pursuant to a Shareholders
Rights Agreement dated June 19, 1999) that we may issue to holders of
preferred and common units, respectively, of Burnham Pacific Operating
Partnership, L.P. upon the holders' exercise of their rights to have us
redeem their units.
Our common stock trades on the New York Stock Exchange under the symbol
"BPP." There is no public market for our preferred stock. The common and
preferred stock are subject to restrictions on ownership and transfer designed
to assist us in maintaining our status as a real estate investment trust for
federal income tax purposes. See "Description of Securities--Common
stock--Restrictions on transfer."
SEE "RISK FACTORS" BEGINNING ON PAGE 4 TO READ ABOUT SEVERAL FACTORS
YOU SHOULD CONSIDER BEFORE EXCHANGING THE SECURITIES YOU HOLD FOR THE SECURITIES
COVERED BY THIS PROSPECTUS.
NEITHER THE SECURITIES AND EXCHANGE COMMISSION NOR ANY STATE SECURITIES
COMMISSION HAS APPROVED OR DISAPPROVED OF THESE SECURITIES OR DETERMINED IF THIS
PROSPECTUS IS TRUTHFUL OR COMPLETE. ANY REPRESENTATION TO THE CONTRARY IS A
CRIMINAL OFFENSE.
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The date of this prospectus is July __, 1999.
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PROSPECTUS SUMMARY
THIS SUMMARY ONLY HIGHLIGHTS THE MORE DETAILED INFORMATION APPEARING
ELSEWHERE IN THIS PROSPECTUS OR INCORPORATED HEREIN BY REFERENCE. AS THIS IS A
SUMMARY, IT MAY NOT CONTAIN ALL INFORMATION THAT IS IMPORTANT TO YOU. YOU SHOULD
READ THIS ENTIRE PROSPECTUS CAREFULLY BEFORE DECIDING WHETHER TO PURCHASE SHARES
OR TO REDEEM YOUR COMMON OR PREFERRED UNITS.
SOME IMPORTANT TERMS
ALTHOUGH BURNHAM PACIFIC PROPERTIES, INC., BURNHAM PACIFIC OPERATING
PARTNERSHIP, L.P. AND THEIR SUBSIDIARIES AND AFFILIATES ARE SEPARATE LEGAL
ENTITIES, FOR EASE OF REFERENCE, THE TERMS "WE," "US," AND "OUR" REFER TO THE
BUSINESS AND PROPERTIES OF ALL OF THESE ENTITIES, UNLESS THE CONTEXT INDICATES
OTHERWISE. FOR EASE OF REFERENCE AND CLARITY, WE SOMETIMES REFER TO BURNHAM
PACIFIC PROPERTIES, INC. AND ITS PREDECESSOR, SUBSIDIARIES AND AFFILIATES AS
"BURNHAM" AND BURNHAM PACIFIC OPERATING PARTNERSHIP, L.P. AND ITS SUBSIDIARIES
AND AFFILIATES AS THE "OPERATING PARTNERSHIP."
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THE COMPANY
We are a real estate operating company that acquires, rehabilitates,
develops, owns and oversees the management of retail properties. Our properties
are primarily neighborhood and community shopping centers located in major
metropolitan areas, primarily in the western part of the United
States. We focus on shopping centers in areas with a limited supply of vacant
land and with established consumer shopping patterns, characteristics that help
limit competition. We own our properties and conduct most of our business
through the operating partnership. Burnham is the sole general partner of the
operating partnership and owns a large majority of the economic interests in the
operating partnership.
The operating partnership is also the manager and minority owner of
a joint venture vehicle, BPP Retail, LLC, formed with the State of California
Public Employees' Retirement System ("CalPERS") to acquire and own community
shopping centers. In March 1999, the joint venture entered into agreements
under which the joint venture will purchase several shopping center
properties throughout the United States from AMB Property Corporation. The
joint venture has consumated some of those acquisitions with others currently
scheduled to close in the third and fourth quarters of 1999.
Following the decision to acquire the properties from AMB Property
Corporation and an evaluation of whether we should expand our internal
property management capabilities, we have decided to outsource the management
of our existing properties as a long term strategy. Although we outsource
day-to-day management of our individual properties to third parties, we
oversee the activities of those managers, and we will continue to make
acquisition, disposition, retenanting, redevelopment, leasing and other value
added and strategic management decisions about our portfolios.
SECURITIES THAT MAY BE OFFERED
This prospectus relates to the offer and sale from time to time of the
following securities:
o up to 2,000,000 shares of preferred stock that Burnham may issue
upon redemption of preferred units of the operating partnership;
o up to 3,252,033 shares of common stock that Burnham may issue upon
conversion of the preferred stock, based upon the current
conversion rate of approximately 1.626 shares of common stock for
each share of preferred stock;
o up to an additional 1,769,488 shares of common stock that Burnham
may issue upon redemption of common units of the operating
partnership; and
o an indeterminate number of additional shares of common stock that
Burnham may issue as a result of provisions of the preferred stock
which entitle holders of preferred stock to additional equity in
Burnham if events occur that would otherwise dilute their
ownership interests.
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We may issue the preferred stock that we are registering upon
redemption of preferred units that were previously issued by the operating
partnership when it acquired properties on December 31, 1997.
We may issue the shares of common stock that we are registering in
connection with:
o the conversion of shares of preferred stock, whether currently
outstanding or issuable upon redemption of preferred units; and
o the redemption of common units issued by the operating partnership
as a part of the purchase price for various shopping centers
acquired through June 30, 1998.
We are registering the securities covered by this prospectus to satisfy
our obligations under registration rights agreements with holders of preferred
and common units.
Neither Burnham nor the operating partnership will receive any cash
proceeds from the issuance of any common stock or preferred stock offered under
this prospectus. With each issuance of common stock or preferred stock as a
result of a redemption of partnership units, however, Burnham's economic
interest in the operating partnership will increase.
TAX STATUS OF BURNHAM
Burnham has elected to qualify as a real estate investment trust,
commonly referred to as a "REIT," under Sections 856 through 860 of the Internal
Revenue Code of 1986, in each year since 1987. As long as we qualify for
taxation as a REIT, we generally will not be subject to federal income tax on
the portion of our ordinary income and capital gains that is currently
distributed to our stockholders. Even if we qualify for taxation as a REIT, we
may be required to pay state and local taxes on our income and property and
federal income and excise taxes on our undistributed income. See "Risk
Factors--We could incur unanticipated expenses if we fail to qualify as a REIT"
and "Federal Income Tax Considerations" for a more detailed explanation.
Our corporate office is located at 610 West Ash Street, Suite 1600, San
Diego, California 92101. Our telephone number is (619) 652-4700.
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RISK FACTORS
BECAUSE THIS PROSPECTUS COVERS SECURITIES THAT WE MAY ISSUE TO YOU
AFTER YOU HAVE DECIDED TO PRESENT YOUR PARTNERSHIP UNITS FOR REDEMPTION, WE
POINT OUT LIKELY CONSEQUENCES OF SUCH DECISION. IN ADDITION, THERE ARE RISKS
INHERENT IN BEING AN INVESTOR IN OUR BUSINESS TO WHICH YOU MAY ALREADY BE
EXPOSED. WE HAVE DESCRIBED THE MATERIAL RISK FACTORS THAT YOU SHOULD CONSIDER
CAREFULLY, TOGETHER WITH ALL OF THE INFORMATION INCLUDED OR INCORPORATED BY
REFERENCE IN THIS PROSPECTUS, BEFORE MAKING YOUR DECISION TO REDEEM. THIS
SECTION INCLUDES OR REFERS TO FORWARD-LOOKING STATEMENTS. WE URGE YOU TO READ
THE EXPLANATION OF THE QUALIFICATIONS AND LIMITATIONS ON FORWARD-LOOKING
STATEMENTS UNDER THE SECTION "FORWARD LOOKING INFORMATION."
RISK FACTORS RELATING TO THE REDEMPTION OF PARTNERSHIP UNITS
REDEEMING PARTNERSHIP UNITS WILL CREATE TAX LIABILITIES FOR YOU.
If you redeem your partnership units in exchange for either cash or
stock, your redemption will be treated as a sale for tax purposes. The
redemption will be fully taxable to you, and you will be taxed on an amount
equal to the sum of (a) the cash you receive or the value of the capital
stock you receive plus (b) the amount of any liabilities of the operating
partnership allocable to the exchanged partnership units at the time of the
redemption or exchange less (c) your adjusted basis in your partnership
units. The amount of gain recognized or even the tax liability resulting from
that gain could exceed the amount of cash and the value of stock you would
receive in the redemption. In addition, you may not be able to sell your
stock in order to raise cash to pay your tax liabilities associated with the
redemption of partnership units as a result of fluctuations in the market
price of our common stock or the value of our preferred stock or as a result
of there being no organized public market for preferred stock.
If we do not acquire the partnership units you tender for redemption in
exchange for our capital stock and the operating partnership redeems the
partnership units for cash, the tax consequences may differ. See "Description of
units and redemption of units of operating partnership -- Tax consequences of
redemption."
REDEEMING PARTNERSHIP UNITS MAY CAUSE YOUR ORIGINAL ACQUISITION OF PARTNERSHIP
UNITS TO BE SUBJECT TO TAX.
The original transaction in which you exchanged property for
partnership units may be treated as a taxable sale under the disguised sale
rules of the Internal Revenue Code if you redeem your partnership units.
Although there are several exceptions, the tax law generally provides that a
partner's contribution of property to a partnership and a simultaneous or
subsequent transfer of money or other consideration from the partnership to the
partner will be presumed to be a taxable sale if the two transactions happen
within a two-year time period. The presumption may be overcome if the facts and
circumstances clearly establish that the transfers are not a sale. On the other
hand, if two years have passed between the original contribution of property and
the transfer of money or other consideration, the transactions will not be
presumed to be a taxable sale unless the facts and circumstances clearly
establish that they should be. You should consult your own tax advisor regarding
your personal situation prior to tendering partnership units for redemption and
regarding any reporting requirements.
REDEEMING PARTNERSHIP UNITS WILL CHANGE YOUR INVESTMENT.
If you hold partnership units, you may redeem some or all of them for
cash. However, we may elect to give you common stock in exchange for your common
units or preferred stock in exchange for your preferred units instead of cash.
Your decision to redeem may not result in your receipt of cash, even if you
desire to receive cash, because it is our choice to give you stock instead. If
you receive cash, you will no longer have any interest in the operating
partnership except to the extent that you still retain some
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partnership units. As a result, you will not benefit from any subsequent
increases in our share price and you will not receive any future
distributions from us unless you retain or acquire partnership units or
additional shares of capital stock in the future. If you receive capital
stock, you will become a stockholder of Burnham Pacific Properties, Inc.
rather than a holder of partnership units in Burnham Pacific Operating
Partnership, L.P. and as such will have different economic and corporate
governance rights from those you had as a holder of partnership units.
IT MAY BE DIFFICULT OR IMPOSSIBLE FOR YOU TO SELL OUR PREFERRED STOCK.
At the present time, there is no trading market for the preferred
stock. In addition, the limited number of shares of preferred stock, even if all
of them were issued, would likely inhibit the development of an organized public
market. A stockholder's ability to sell preferred stock will depend upon a
variety of factors including the amount available for sale, the terms under
which they are available to purchasers and the objectives of potential investors
in Burnham.
IF BURNHAM'S OPERATING PARTNERSHIP FAILS TO MAKE DISTRIBUTIONS, BURNHAM MAY NOT
BE ABLE TO PAY DIVIDENDS ON ITS STOCK.
The operating partnership owns our properties and conducts our
business. Accordingly, we pay all of our dividends from distributions we receive
from the operating partnership. We receive distributions as both general partner
and a limited partner owning preferred units and common units of the operating
partnership. Although Burnham, as sole general partner of the operating
partnership, intends to cause the operating partnership to make distributions in
amounts sufficient to enable Burnham to pay dividends to the holders of its
capital stock, if the operating partnership fails to make distributions at any
time, Burnham's ability to pay dividends would be impaired.
THE REGISTRATION AND OTHER RIGHTS OF THE CAPITAL STOCK MAY LOWER THE MARKET
PRICE OF THE SHARES.
We have given holders of outstanding preferred stock of Burnham and
holders of preferred units and common units of the operating partnership
registration rights with respect to the following shares of capital stock that
are the subject of this prospectus:
o up to 2,000,000 shares of preferred stock which we may issue upon
redemption of preferred units;
o up to 3,252,033 shares of common stock which we may issue upon
conversion of the preferred stock; and
o up to 1,769,488 shares of common stock which we may issue upon
redemption of currently outstanding common units that were issued
in connection with various acquisitions, plus an additional
undetermined number of additional common units that may be
issuable pursuant to an "earn-out" provision of an acquisition
but that are not being registered for sale under this prospectus.
In addition, we have issued 2,800,000 shares of preferred stock in
connection with a financing transaction. The holders of those shares have
registration rights with respect to the preferred stock and the common stock
that may be issued in exchange for their preferred stock, but those shares
are not being registered for sale under this prospectus. In addition, the
operating partnership has invested in other real estate partnerships and
limited liability companies and has issued common units to a contributor of
another property. The common units issued in exchange for that property are
not being registered for sale under this prospectus. Partners in those other
limited partnerships and limited liability companies and the
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holder of those common units have the right to have their interests in the
partnerships and limited liability companies redeemed for cash or, at our
option, for shares of our common stock. These partners also have registration
rights with respect to the shares of our common stock that may be issued in
exchange for their limited partnership, limited liability company or
operating partnership interests. All of the registration rights discussed
above could lower the market price for our capital stock.
Holders of preferred stock also have rights of first offer to purchase
shares of our capital stock which we may offer in the future. These rights of
first offer could lower the market price for our capital stock.
A RECENT UNSOLICITED ACQUISITION PROPOSAL MAY AFFECT OUR ABILITY TO CARRY OUT
OUR BUSINESS PLAN, RESULT IN UNANTICIPATED COSTS AND DISTRACT MANAGEMENT.
On June 7, 1999, we received an unsolicited proposal from Schottenstein
Stores Corporation ("Schottenstein") to negotiate a business combination in
which Burnham would be merged into an acquisition affiliate of Schottenstein,
and Burnham's stockholders would receive $13 per share. So long as this
proposal is outstanding, we will be uncertain about our ability to implement
our current business plan and about our future generally. This uncertainty
may harm our business and may result in the loss of business opportunities we
would otherwise pursue. Our management team may be distracted from the
day-to-day operations of our business as a result of such uncertainty and
some may decide to leave their employment with us. The loss of their services
and their distraction could harm our operations. In addition, we expect to
incur significant costs for financial advisory, legal and other consulting
services expended in evaluating and responding to this proposal and its
consequences.
RISK FACTORS RELATING TO OUR BUSINESS AS A REAL ESTATE INVESTMENT TRUST
AS A REAL ESTATE COMPANY, OUR ABILITY TO GENERATE REVENUES AND PAY DISTRIBUTIONS
TO OUR STOCKHOLDERS IS AFFECTED BY THE RISKS INHERENT IN OWNING REAL PROPERTY
INVESTMENTS.
We derive most of our revenue from investments in real property. Real
property investments are subject to different types and degrees of risk that may
reduce the value of our assets and our ability to generate revenues. The factors
that may reduce our revenues, net income and cash available for distributions to
stockholders include the following:
o local conditions, such as an oversupply of space or a reduction in
demand for real estate in an area;
o competition from other available space;
o the ability of the owner to provide adequate maintenance;
o insurance and variable operating costs;
o government regulations;
o changes in interest rate levels;
o the availability of financing;
o potential liability due to changes in environmental and other
laws; and
o changes in the general economic climate.
WE MAY NOT BE ABLE TO SELL OUR ASSETS IF WE NEED TO DO SO.
Real estate investments are relatively illiquid, and therefore we may
not be able to sell one or more of our properties in order to respond promptly
to changes in economic or other conditions. In addition, the Internal Revenue
Code limits a REIT's ability to sell properties held for fewer than four years.
Our inability to sell one or more of our properties could harm our performance
and ultimately our ability to make distributions to our stockholders.
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WE COULD HAVE FINANCIAL DIFFICULTIES AS A RESULT OF REGIONAL ECONOMIC PROBLEMS.
Our properties presently are primarily located in the western United
States, with the substantial majority in the State of California, primarily in
the San Diego County, greater Los Angeles and San Francisco Bay areas. Economic
problems in these specific areas would harm us more than if our properties were
in diverse locations. The performance of the economy in each locality affects
occupancy, market rental rates and expenses and could lower our revenues and the
underlying values of our properties. Moreover, the financial conditions of major
local employers may have an impact on our revenues and the value of some of our
properties. If there is a downturn in the economy of the western region in
general or of any of these local economies, our results of operations could
suffer and we could be unable to make distributions to our stockholders. In that
regard, we have properties in areas that have been in the past and could be in
the future harmed by the following:
o reductions in defense spending;
o conditions in the high technology industries; and
o natural disasters, including earthquakes and floods. See "--Our
insurance coverage is limited."
WE COULD HAVE FINANCIAL DIFFICULTIES AS A RESULT OF A DOWNTURN IN THE RETAIL
SEGMENT OF THE REAL ESTATE INDUSTRY.
Our current strategy is to acquire interests only in retail shopping
centers and other properties that are related to retail shopping centers. If
there is a downturn in the retail industry, we will be in a worse position to
make distributions to our stockholders than if we diversified our portfolio by
investing in other types of properties.
Our performance is linked to economic conditions in the market for
retail space generally. The market for retail space has been and could in the
future be harmed by:
o the volatile nature of the retail business;
o ongoing consolidation among retailing companies;
o over expansion of chains in a general market area resulting in
competition among a tenant's own stores;
o weak financial condition of large major retailers;
o excess amount of retail space in some markets;
o increasing consumer purchases through catalogues or the Internet;
and
o changes in consumer preferences.
These conditions and similar ones may result in tenant failures or changes in
physical requirements, which we may have to accommodate to retain or attract
tenants. Moreover, because many anchor tenants have negotiating power to
demand the exclusive right to sell some types of products in a shopping
center, they could impair our ability to lease space to retailers of
potentially competing products. To the extent that these conditions impact
the market rents for retail space, we could experience a reduction of
revenues, and resulting value, of our properties.
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WE COULD LOSE TENANTS OR INVESTMENT OPPORTUNITIES TO OUR COMPETITORS.
Many retail properties compete with our properties in attracting
tenants to lease space. Some of these properties are newer and better located or
designed and may offer lower expenses or be better capitalized than our
properties. We may find it difficult to lease space at our properties or at
newly developed or acquired properties and at rents currently charged as a
result of competitive commercial properties in a particular area. Additionally,
we compete for investment opportunities with entities that have greater
financial resources than ours. These entities may be able to accept more risk
than we can prudently manage. Competition may generally reduce the number of
suitable investment opportunities offered to us and increase the bargaining
power of property owners seeking to sell.
WE COULD HAVE FINANCIAL PROBLEMS AS A RESULT OF OUR TENANTS' FINANCIAL
DIFFICULTY.
At any time, any of our tenants may seek the protection of the
bankruptcy laws. Under the bankruptcy laws, that tenant's lease could be
rejected and terminated, which would cause us to lose rental income. In
addition, a tenant from time to time may experience a downturn in its business
which may weaken its financial condition and result in its failure to make
rental payments when due. A tenant's failure to affirm its lease following
bankruptcy or a weakening of its financial condition could impair our results of
operations and ability to make distributions to our stockholders.
OUR ACQUISITION AND DEVELOPMENT OF REAL ESTATE COULD COST MORE THAN WE
ANTICIPATE.
We intend to acquire existing retail commercial properties to the
extent we can acquire these properties on acceptable terms. We could incur
higher than anticipated costs for improvements to these properties to conform
them to standards established for the intended market position. Once improved,
the properties may not perform as expected.
We also intend to pursue commercial property development projects.
Developing properties generally carries more risk than acquiring existing
properties. For example, development projects usually require governmental and
other approvals, which we may not be able to obtain. Furthermore, approvals
frequently require the improvement of public infrastructure or other activities
to mitigate the effects of the proposed development, which may cost more than we
anticipate. Our development activities will also entail other risks, including:
o that we will devote financial and management resources to projects
which may not come to fruition;
o that we will not complete a development project as scheduled;
o that we will incur higher construction costs than anticipated;
o that occupancy rates and rents at a completed project will be less
than anticipated; and
o that expenses at a completed development will be higher than
anticipated.
The happening of these events could harm our results of operations and impair
our ability to make distributions to our stockholders.
Our failure to integrate newly acquired or developed properties into
our operations efficiently could cause us financial harm and impair our ability
to make distributions to our stockholders.
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OUR OPERATIONS WOULD BE AFFECTED IF WE LOST KEY PERSONNEL.
We depend on the efforts of our management team, particularly
executive officers, J. David Martin, our President and Chief Executive
Officer, Joseph Wm. Byrne, our Executive Vice President and Chief Operating
Officer, Daniel B. Platt, our Executive Vice President, Chief Financial
Officer and Chief Administrative Officer, James W. Gaube, our Executive Vice
President and Chief Investment Officer and Scott C. Verges, our Secretary and
General Counsel. Loss of their services could harm our operations. We have an
employment agreement with Mr. Martin, but that agreement may be terminated by
either party at will. Moreover, in the event that Burnham sought to enforce
the terms of that agreement in the future, a court may determine that it is
unenforceable in whole or in part.
OUR DEVELOPMENT OF PROPERTIES ACQUIRED FROM J. DAVID MARTIN, OUR CHIEF EXECUTIVE
OFFICER, COULD CREATE CONFLICTS OF INTEREST.
We are currently developing one property and are in the process of
leasing two prior development properties, which we acquired from entities
directly or indirectly controlled by Mr. Martin concurrently with his
appointment as President and Chief Executive Officer in 1995. Mr. Martin
personally has an interest in these development projects, and there could be a
conflict between his duty to act on behalf of Burnham and his personal interest.
Mr. Martin continues to own an equity interest in each of the
partnerships that own those properties. Burnham is the general partner of those
partnerships. Mr. Martin may receive additional equity in each partnership when
each of the development projects is completed and begins to generate rental
income. The amount of additional equity which Mr. Martin may receive will depend
upon factors that we cannot predict, including the actual cost of each project.
We have adopted procedures such as Mr. Martin's absence from
discussions of our board of directors that relate to the relevant properties.
However, conflicts of interest could arise despite our efforts to avoid them.
WE COULD INCUR UNANTICIPATED EXPENSES IF WE FAIL TO QUALIFY AS A REIT.
Burnham has elected to qualify as a real estate investment trust under
the Internal Revenue Code. We believe that since 1987 we have satisfied the REIT
qualification requirements. However, the IRS could challenge our REIT
qualification for taxable years still subject to audit. Moreover, we may fail to
qualify as a REIT in future years. Qualification as a REIT involves the
application of highly technical and complex Internal Revenue Code provisions for
which there are only limited judicial or administrative interpretations. For
example, in order to qualify as a REIT, we must derive at least 95% of our gross
income in any year from qualifying sources, and we must distribute annually to
stockholders 95% of our REIT taxable income, excluding net capital gains. In
addition, REIT qualification involves the determination of factual matters and
circumstances not entirely within our control.
Under its partnership agreement, the operating partnership is
obligated to make available to Burnham funds needed to pay Burnham's tax
liabilities. If we were to operate in a manner that prevented Burnham from
qualifying as a REIT, or if Burnham were to fail to qualify for any reason, a
number of adverse consequences would result. If in any taxable year we fail
to qualify as a REIT, we would not be allowed to deduct distributions to
stockholders in computing our taxable income. Furthermore, we would be
subject to federal income tax on our taxable income at regular corporate
rates. Unless entitled to statutory relief, we 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 our stockholders would be reduced for each of the years
involved. Although we currently intend to operate as a qualified REIT, future
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economic, market, legal, tax or other considerations may impair our REIT
qualification or may cause our board of directors to revoke the REIT
election. See "Federal Income Tax Considerations."
WE COULD INCUR COSTS FROM ENVIRONMENTAL PROBLEMS EVEN THOUGH WE DID NOT
CAUSE, CONTRIBUTE TO OR KNOW ABOUT THEM.
Because we own, operate, develop and supervise the management of real
estate, for liability purposes we may be considered under the law to be an owner
or operator of those properties or as having arranged for the disposal or
treatment of hazardous or toxic substances. As a result, we could have to pay
removal or remediation costs. Federal, state and local laws often impose
liability regardless of whether the owner or operator knew of, or was
responsible for, the presence of the hazardous or toxic substances. The presence
of those substances, or the failure to properly remediate them, may impair the
owner's or operator's ability to sell or rent the property or to borrow using
the property as collateral. A person who arranges for the disposal or treatment
of hazardous or toxic substances may also be liable for the costs of removing or
remediating the substances at a disposal or treatment facility, whether or not
that person owns or operates the facility. Furthermore, environmental laws
impose liability for release of asbestos-containing materials into the air. If
we were ever held responsible for releasing asbestos-containing materials, third
parties could seek recovery from us for personal injuries. Thus, we might have
to pay other costs, including governmental fines and costs related to personal
injuries and property damage, resulting from the environmental condition of our
properties, regardless of whether we actually had knowledge of or contributed to
those conditions.
WE COULD ENCOUNTER PROBLEMS AS A RESULT OF USING DEBT TO FINANCE ACQUISITIONS.
We borrow money to pay for the acquisition, development and operation
of properties and for other general corporate purposes. By borrowing money, we
expose ourselves to several problems, including the following:
o inability to repay debt when due;
o reduced access to additional debt; and
o loss of our property securing any defaulted debt.
We currently have a line of credit facility that has both secured and
unsecured portions and another line of credit facility that is unsecured. We may
borrow up to $205 million under one credit facility of which $135 million is to
be secured by individual properties and $70 million is unsecured. This credit
facility bears interest at rates of LIBOR (London Inter-Bank Offer Rate) plus
1.4% for secured borrowings and LIBOR plus 1.5% for unsecured borrowings. We may
borrow up to $5 million under our other unsecured revolving credit facility.
This credit facility bears interest at the rate of either LIBOR plus 2.0% or the
prime lending rate. At December 31, 1998, approximately 35.3% of our total
outstanding debt was variable rate debt and most of it reprices on a monthly
basis. Although provisions contained in the credit facilities limit the amount
of additional indebtedness we may incur, we may incur indebtedness well beyond
our current level. Our charter and bylaws do not limit the amount of
indebtedness that we may incur.
Our credit facilities require that we comply with covenants relating
to our financial condition. In addition, we have pledged some of our
properties as collateral to secure loans, including borrowings made under one
of our credit facilities. We may not be able to meet our debt service
obligations, including as a result of higher interest rates affecting our
variable rate debt, or to comply with the terms of our debt instruments. As a
result, our lenders may be entitled to demand immediate repayment of the
related indebtedness and to commence foreclosure proceedings against the
property securing the indebtedness.
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Some of our debt is cross collateralized and cross defaulted. If we
default on a cross collateralized loan, the holder of the debt may be able to
foreclose not only on the properties which secure that loan but on other
properties as well. A default on a cross defaulted loan will be automatically
deemed a default under other loans. Defaults on cross collateralized and cross
defaulted loans could cause us to lose some or all of our assets and limit our
ability to generate revenues and pay distributions to our stockholders. Cross
collateralization and cross default provisions create the possibility that our
inability to make payments on one loan may affect other loans, including loans
for which we are meeting our payment obligation.
Furthermore, a downturn in the economy could make it difficult for us
to borrow money on favorable terms. If we were unable to borrow, we might need
to sell some of our assets at unfavorable prices to enable us to repay some of
our loans. We could encounter several problems, including:
o insufficient cash flow necessary to meet required payments of
principal and interest;
o an increase of variable interest rates on indebtedness; and
o the inability to refinance existing indebtedness on favorable
terms or at all.
Other than indebtedness under our credit facilities, our mortgage indebtedness
is generally nonrecourse to us. However, even with respect to nonrecourse
mortgage indebtedness, we could be obligated to pay our lenders for deficiencies
resulting, among other things, from fraud, misapplication of funds and
environmental liabilities.
We need to replace our line of credit facilities, which matures in
November 1999. We may be unable to repay our debt under these credit
facilities or refinance it on favorable terms. In addition, the current
lender of our $205 million secured and unsecured credit facility has advised
us that it is reducing the amount of credit it provides in the real estate
industry and, accordingly, will not renew our existing credit facility
following its maturity. As a result, we may be unable to find additional
sources of financing to replace our current ones. If we are unable to repay
our debt or to locate new sources of financing, we may need to liquidate one
or more investments in properties on terms which may not permit us to realize
the maximum return on our investments.
OUR JOINT VENTURE ACTIVITY LIMITS OUR ABILITY TO CONTROL AND PROFIT FROM SOME OF
OUR INVESTMENTS.
We may from time to time acquire interests in joint ventures formed to
own or develop real property or interests in real property, including the
CalPERS and the CUIP joint ventures described below. We may acquire minority
interests in joint ventures and also may acquire interests as a passive investor
without rights to actively participate in management of the joint ventures.
Investments in joint ventures involve additional risks, including the
possibility:
o that the other participants may have economic or other business
interests or goals inconsistent with our interests;
o that we will be unable to direct the management and policies of
the joint ventures;
o that other participants may take action contrary to our
instructions or requests or our policies and objectives or that
could jeopardize our ability to maintain qualification as a REIT;
and
o that, if the other participants become bankrupt or suffer
financial difficulties, the other participants may not be able to
perform their undertakings with respect to the joint venture.
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These investments may also result in impasse on decisions, such as a
sale, because no single entity has full control over the joint ventures. We
will, however, seek to maintain sufficient control of these joint ventures to
achieve our business objectives and to preserve our status as a REIT, although
we may not be successful in doing so. If we are not successful, our business and
operations will be impaired, and we may not be able to make distributions to our
stockholders. There is no limitation under our organizational documents as to
the amount of available funds that we may invest in joint ventures.
CALPERS. On August 31, 1998, we entered into a joint venture agreement
with the State of California Public Employees' Retirement System ("CalPERS").
The agreement contemplates generally that CalPERS will have an 80% interest and
the operating partnership will have a 20% interest in the joint venture. The
purpose of the joint venture is to serve as the vehicle through which we and
CalPERS expect to invest in neighborhood, community, promotional and specialty
retail centers. Although the operating partnership is the manager of the joint
venture, CalPERS is entitled to take some actions that may be inconsistent with
our interests. CalPERS is entitled to a priority return on its investment in the
joint venture before any return is paid to the operating partnership. The
priority return is equal to a 5.00% annual rate of return (adjusted for
inflation) plus a premium which could raise the priority return substantially.
Also, CalPERS may elect to convert its joint venture interest in one or more
properties held by the joint venture into shares of our common stock (up to an
aggregate of 9.8% of the number of outstanding shares of our common stock). In
addition, under the joint venture agreement, the operating partnership must:
o observe several policies established by CalPERS with respect to
its investments generally;
o consult regularly with CalPERS about its policies for real estate
investments;
o establish an annual business plan for the joint venture that is
subject to the approval of CalPERS;
o advise CalPERS concerning major developments; and
o obtain the approval of CalPERS before engaging in specified major
activities with respect to the properties owned by the joint
venture.
As of October 1, 1998, CalPERS made an initial contribution to this new
joint venture of five retail properties in Colorado, Texas and Oregon, valued at
approximately $80,000,000. CalPERS previously had been the sole owner under
arrangements with previous advisors. In addition, during the fourth quarter of
1998, the joint venture purchased interests in five additional retail shopping
centers for an aggregate purchase price of approximately $32,261,000. We have
contributed properties owned directly by our operating partnership as our
initial contribution. The joint venture agreement initially contemplated an
aggregate $400 million investment by CalPERS and $100 million investment by us
through the period ending December 31, 1999 and provided for up to $165 million
of leverage through mortgage or line of credit borrowings by the joint venture.
We have since agreed with CalPERS to increase the aggregate amount of
indebtedness that the joint venture might incur through the period ending
December 31, 1999 to approximately $450 million. Until we and CalPERS have
satisfied our respective investment obligations to the joint venture, we must
offer qualifying investment opportunities to the joint venture before making
the investments for our own direct account. Moreover, there is a possibility
that the investment goals of the joint venture may not be satisfied or that we
may agree with CalPERS to expand those goals or to vary our respective 80/20%
participation in the joint venture.
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CUIP. In addition, we have agreements with an institutional
investor, California Urban Investment Partners ("CUIP"), relating to our
joint ownership of two shopping center properties, Margarita Plaza and Ladera
Center, each acquired in 1996. Each property is owned by a separate limited
liability company, of which both CUIP and the operating partnership are
managing members. We own a 25% interest and CUIP owns a 75% interest in each
joint venture. The principal investor in CUIP is CalPERS.
WE COULD SUFFER FINANCIAL LOSSES AND PHYSICAL HARM TO OUR PROPERTIES IF OUR
OUTSIDE PROPERTY MANAGERS PERFORM INADEQUATELY.
We have decided to expand our use of third party property managers
and reduce our internal property management resources. As a result, we have
recently retained property management firms in the markets where our
properties, including properties owned by our joint venture, are located. If
those third party managers perform inadequately, we could suffer financial harm
resulting from unsatisfactory maintenance of our properties, dissatisfied
tenants, and the expenditure of financial and management resources to remedy
any problems and to locate and transition to new property managers.
BANKRUPTCY REMOTE ENTITIES MAY LIMIT OUR ABILITY TO AVAIL OURSELVES OF THE
PROTECTION OF BANKRUPTCY AND INSOLVENCY LAWS.
Many of our properties are held in subsidiaries that are bankruptcy
remote entities. When we refer to "bankruptcy remote entities," we mean that
these subsidiaries have governance provisions that prohibit or restrict
Burnham's ability to cause them to file proceedings under bankruptcy and
insolvency laws. In the event of a default by a bankruptcy remote subsidiary of
the subsidiary's obligations to its creditors, Burnham may not be able to use
the protection of bankruptcy or insolvency laws to keep creditors from realizing
on collateral or collecting the obligations owed by the subsidiary to the
creditors.
OUR INSURANCE COVERAGE IS LIMITED AND MAY NOT COVER LOSSES THAT WE SUFFER.
We have comprehensive general liability coverage and umbrella liability
coverage on all of our properties. We believe that our properties are adequately
insured against liability claims and the cost of defending those claims. Our
coverage is subject to deductibles and subject to the limitations described
below on insurance for losses caused by earthquake or flood. Similarly, we
believe that our properties are adequately insured on a replacement cost basis,
subject to deductibles, against direct physical damage for costs incurred to
repair or rebuild each property, including loss of rental income during the
reconstruction period. Some types of extraordinary losses, however, either are
not insurable or are not economically insurable. Should any uninsured loss
occur, we could lose our investment in, and anticipated revenues from, a
property. An uninsured loss could harm our business and operations and our
ability to make distributions to our stockholders. Currently we also insure some
of our properties for loss caused by earthquake in the aggregate amount of $50
million, subject to deductibles, and six of our properties for loss caused by
flood. Because of the high cost of this type of insurance coverage and the wide
fluctuations in price and availability, we have determined that the risk of loss
due to earthquake and flood does not justify the cost to increase this coverage
any further under current market conditions. However, we could suffer material
harm if an earthquake, flood or other natural disaster occurs.
YEAR 2000 ISSUES MAY RESULT IN A DISRUPTION OF OUR OPERATIONS AND THE ABILITY OF
OUR TENANTS AND SUPPLIERS TO MEET THEIR OBLIGATIONS.
We continue to identify our Year 2000 issues. Currently, we have
substantially completed our evaluation process. Our approach to becoming
Year 2000 ready includes a standard set of methods and tools, including taking
inventory, renovating if necessary and testing. We do not believe that the costs
associated with becoming Year 2000 ready will exceed $250,000. The manufacturer
of the accounting
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software that we use has indicated that its software is materially Year
2000 ready. A version of the software that is fully Year 2000 ready has been
installed. We believe that the hardware used to run our software is Year 2000
ready.
We have substantially completed an inventory of the Year 2000 readiness
status of the computer hardware and software used to run the property operating
systems such as security, energy, elevator and safety systems at our properties.
Once this inventory is complete, we will test the time-sensitive systems that we
have been informed are Year 2000 ready. We will reprogram or replace the systems
found not to be Year 2000 ready.
Our ability to complete the Year 2000 modifications outlined above
prior to any anticipated impact on our operating systems is based on many
assumptions of future events and depends upon the ability of third party
software and hardware manufacturers to make necessary modifications to current
versions of their products, the availability of resources to install and test
the modified systems and other factors. Accordingly, these modifications may not
be successful.
Even if all of our own systems are Year 2000 ready, our business could
still be disrupted if our tenants, business partners, suppliers and other
parties are not ready. We are currently surveying material vendors and tenants
regarding the Year 2000 readiness status of their computer hardware and
software. We will review the results of this survey, assess the impact of the
results on our operations and take whatever action we deem necessary. Testing
may be required for several, but not all, third parties. Test strategies and
schedules will be unique to each situation once we understand the respective
requirements and readiness levels.
Our business could be harmed if other entities, including the
governmental units and utility companies that provide services to our properties
and their respective tenants and customers fail to be Year 2000 ready. In
addition to our significant tenants, we are seeking to ascertain the Year 2000
readiness of:
o each utility company servicing each property; and
o each city, town, county or other governmental unit providing
police, fire, traffic control and other governmental services
relevant to the efficient operation of the property.
After we survey the Year 2000 readiness of other parties, we intend to
determine if we will need any contingency plans to deal with the non-readiness
of others. At the present time, we do not believe that Year 2000 non-readiness
of tenants is likely to have any significant effect on us and our operations.
However, if a major tenant of any of our properties is not Year 2000 ready, its
business could suffer, which in turn could result in:
o that tenant's inability to pay rent; and
o decrease in customer traffic and business of other tenants at that
property.
We do not anticipate that we will need contingency plans to deal with
tenant non-readiness. However, we recognize that we may need to develop
contingency plans to provide for the continued operation of one or more
individual properties whose suppliers of services necessary for the efficient
operation of the property may not be fully Year 2000 ready by January 1, 2000.
We believe that the most reasonable worst-case year 2000 scenario that may
affect our business would be a prolonged failure of a supplier of these
services, particularly utility services, that may harm operations of one or
several of our tenants.
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PROVISIONS OF OUR ORGANIZATIONAL DOCUMENTS MAY DISCOURAGE ACQUISITION PROPOSALS.
CHARTER AND BYLAWS. Provisions contained in our charter and bylaws may
discourage third parties from making proposals to acquire us, even if some of
our stockholders consider the proposal to be in their best interest. These
provisions include the following:
o Our bylaws provide that a special meeting of stockholders may be
called by stockholders only when called by stockholders who hold
shares representing a majority of votes entitled to be cast at the
meeting. This provision could make it difficult for a stockholder
to call a meeting for the purpose of approving a change of control
without the support of the board of directors.
o Our charter authorizes the board of directors to reclassify
Burnham's authorized capital stock without approval of the common
stockholders generally. This may allow the directors to increase
the number of shares of preferred stock presently authorized by a
large amount and to establish the preferences and rights of any
class or series issued. As a result, the board of directors could
issue a class or series of preferred stock that would discourage
or delay a tender offer or change in control.
o Our charter generally limits any holder from acquiring more than
9.8% of the value of our capital stock or number of shares of our
outstanding common stock. This may limit the opportunity for
stockholders to receive a premium for their shares of common stock
that might otherwise exist if an investor were attempting to
assemble a block of shares in excess of 9.8% of the outstanding
shares of common stock or otherwise effect a change in control. We
have partially waived this restriction for the benefit of the
current holders of preferred stock of Burnham and preferred units
of the operating partnership.
o Our Articles Supplementary prohibit us from taking some actions,
including the merger or consolidation of Burnham or the operating
partnership, without the approval of the holders of our preferred
stock if the value of our common stock after those actions would
be $15.375 per share or lower.
OPERATING PARTNERSHIP AGREEMENT. We conduct most of our business
through our operating partnership. We are the sole general partner of the
operating partnership and generally have exclusive management power over its
business and affairs. Furthermore, we may not be removed as general partner of
the operating partnership, with or without cause, by the holders of limited
partnership units. As a result of this structure, a third party may be deterred
from making an acquisition proposal that it might otherwise make.
SHAREHOLDERS RIGHTS AGREEMENT
On June 19, 1999, we adopted a shareholder rights agreement. Under the
terms of the shareholders rights agreement, our board of directors can in
effect delay or prevent a person or group from acquiring more than 10% of the
outstanding shares of our common stock. This is because, unless our board
approves of such person's purchase, after that person acquires more than 10%
of our outstanding common stock, all other stockholders will have the right
to purchase securities from us at a price that is less than their then fair
market value. These purchases by the other stockholders would substantially
reduce the value and influence of the shares of our common stock owned by the
acquiring person. Our board of directors, however, can prevent the
shareholder rights agreement from operating in this manner. Thus, our board
has significant discretion to approve or disapprove a person's efforts to
acquire a large interest in us.
On June 23, 1999, a class action lawsuit was filed in the Superior Court
of the State of California, County of San Deigo, against us and against our
directors. The action is purportedly brought on behalf of the public
stockholders of Burnham. The claim alleges violations of the directors'
fiduciary duties and seeks to enjoin the adoption of the shareholders rights
agreement adopted on June 19, 1999. Althought we believe that we have
meritorious defenses to these claims and intend to vigorously defend the
lawsuit, we cannot assure you that we will be successful.
RISK FACTORS RELATING TO THE PREFERENTIAL RIGHTS OF THE HOLDERS OF PREFERRED
STOCK TO WHICH THE HOLDERS OF COMMON STOCK ARE SUBJECT.
ANTI-DILUTION PROVISIONS OF THE PREFERRED STOCK MAY LEAD TO SUBSTANTIAL DILUTION
OF THE HOLDERS OF COMMON STOCK.
Each share of preferred stock is convertible, at the option of the
holder, into a number of shares of common stock determined by applying a
formula set forth in Burnham's Articles Supplementary that describe the
rights of the preferred stock. This formula may be adjusted in order to
protect holders of preferred stock against dilution of their ownership
interest in Burnham. Any adjustment of the conversion formula entitling
holders of preferred stock to more common stock than they otherwise would
have received would dilute the proportionate ownership, voting power and
earnings per share of the holders of common
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stock. This, in turn, could lower the market price of the shares offered by
this prospectus. See "Description of Securities--Preferred stock--Conversion
right."
HOLDERS OF THE PREFERRED STOCK MAY CAUSE BURNHAM TO TAKE ACTION DETRIMENTAL TO
THE HOLDERS OF COMMON STOCK.
The holders of shares of preferred stock have the right to vote on all
matters on which the holders of common stock are entitled to vote. For purposes
of determining voting results, their shares of preferred stock will be treated
as if they had been converted into common stock and as though part of the same
class of common stock. Upon conversion of all of the preferred stock outstanding
as of December 31, 1998 or which may be issued upon redemption of all of the
preferred units outstanding as of December 31, 1998 into shares of common stock,
the holders of preferred stock would hold approximately 18.8% of all outstanding
shares of common stock, assuming that all of these shares of preferred stock
were fully convertible on that date. Consequently, if this occurred, the holders
of preferred stock would be the largest stockholders in Burnham and could have
much influence as the holders of common stock with respect to the election of
directors and the approval or disapproval of important corporate actions. See
"Description of Securities--Preferred stock" for a description of the rights of
the holders of preferred stock and the holders of preferred units, and the
obligations of Burnham in connection therewith.
You should note that interests of the holders of the preferred stock do
not necessarily coincide with those of the holders of the common stock.
Therefore, actions by the holders of the preferred stock may conflict with and
will not necessarily be in the best interests of the holders of common stock.
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ABOUT THIS PROSPECTUS AND WHERE YOU CAN FIND MORE INFORMATION
This prospectus is part of the registration statement that we filed
with the Securities and Exchange Commission to register the shares of stock
offered in this offering. It does not repeat important information that you can
find in our registration statement or in the annual, quarterly and special
reports, proxy statements and other documents that we file with the Securities
and Exchange Commission. Our Securities and Exchange Commission file number is
001-09524.
We file annual, quarterly and special reports, proxy statements and
other information electronically with the Securities and Exchange Commission.
You may read and copy any document we file at the Securities and Exchange
Commission's public reference rooms at Mail Stop 1-2, 450 Fifth Street, N.W.,
Washington, D.C. 20549, or you may obtain them from the Securities and Exchange
Commission by mail at the prescribed rates. Please call the Securities and
Exchange Commission at 1-800-SEC-0330 for further information on the public
reference rooms or on how to receive our filings by mail. Our SEC filings are
also available from the New York Stock Exchange, located at 20 Broad Street, New
York, New York 10005 and at the Securities and Exchange Commission's website at
http://www.sec.gov.
The Securities and Exchange Commission allows us to incorporate by
reference the information we file with it. Incorporation by reference means that
we can disclose important information to you by referring you to those
documents. The information incorporated by reference is an important part of
this prospectus, and information that we file later with the Securities and
Exchange Commission will automatically update and supersede this information. We
incorporate by reference the documents that we have filed listed below, and any
future filings that we make with the Securities and Exchange Commission under
Sections 13(a), 13(c), 14 or 15(d) of the Securities Exchange Act of 1934, as
amended:
o our annual report on Form 10-K 405 for the fiscal year ended
December 31, 1998, as amended on April 30 and June 11, 1999;
o our quarterly report on Form 10-Q for the quarter ended March
31, 1999;
o our current report on Form 8-K dated June 24, 1999;
o our current report on Form 8-K dated June 19, 1999;
o our current report on Form 8-K dated June 7, 1999;
o our registration statement on Form 8-A filed on June 22, 1999;
o our proxy statement dated March 26, 1999 with respect to our
annual meeting of stockholders on May 11, 1999; and
o the description of our common stock contained or incorporated by
reference in our Registration Statement on Form 8-B filed on June
2, 1997, including amendments thereto.
WE WILL PROVIDE, WITHOUT CHARGE, AT THE WRITTEN OR ORAL REQUEST OF
ANYONE TO WHOM THIS PROSPECTUS IS DELIVERED, COPIES OF THE DOCUMENTS
INCORPORATED BY REFERENCE IN THIS PROSPECTUS, OTHER THAN AN EXHIBIT TO A FILING
UNLESS THAT EXHIBIT IS SPECIFICALLY INCORPORATED BY REFERENCE INTO THAT FILING.
YOU SHOULD DIRECT YOUR WRITTEN REQUESTS TO BURNHAM PACIFIC PROPERTIES, INC., 610
WEST ASH STREET, SUITE 1600, SAN DIEGO, CALIFORNIA 92101, ATTENTION: CHIEF
FINANCIAL OFFICER. YOU SHOULD DIRECT YOUR TELEPHONE REQUESTS TO (619) 652-4700.
You should rely only on the information incorporated by reference or
provided in this prospectus. We have not authorized anyone to provide you with
different information. Any statement contained in this prospectus or in a
document incorporated by reference in this prospectus shall be deemed to be
modified or superseded to the extent that a statement contained in any of the
following modify or supersede the statement:
o this prospectus, with respect to a statement in a previously filed
document incorporated by reference herein;
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o any applicable prospectus supplement; or
o any other subsequently filed document that also is incorporated by
reference herein.
The statement so modified or superseded shall not be deemed, except as so
modified or superseded, to constitute a part of this prospectus or any
accompanying prospectus supplement. Subject to the foregoing, all information
appearing in this prospectus and each accompanying prospectus supplement is
qualified in its entirety by the information appearing in the documents
incorporated by reference.
We are not making an offer of the securities offered by this prospectus
in any state where the offer is not permitted. You should not assume that the
information in this prospectus, in any prospectus supplement or in any document
incorporated by reference herein or in a prospectus supplement is accurate as of
any date other than the date on the front of those documents.
Statements contained in this prospectus as to the contents of any
contract or other document are not necessarily complete; and, in each instance,
reference is made to the copy of the contract or document filed as an exhibit to
the registration statement or as an exhibit to another filing, each statement
being qualified in all respects by the reference and the exhibits and schedules
thereto.
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THE COMPANY
We are a real estate operating company which acquires,
rehabilitates, develops, owns and oversees the management of retail
properties. Burnham began operations through a predecessor in 1963, became a
real estate investment trust ("REIT") in 1987 and today is one of the largest
public owners and operators of non-mall retail properties in the western
region of the United States. Although our properties are primarily located in
the western region of the United States, BPP Retail, LLC, a joint venture
formed with the State of California Public Employee Retirement System
("CalPERS"), has entered into an agreement to acquire several properties
located throughout the United States from AMB Property Corporation. The joint
venture has consummated some of these acquisitions with others currently
scheduled to close in the third and fourth quarters of 1999. Our properties
are primarily neighborhood and community shopping centers located in major
metropolitan areas. We focus on shopping centers in areas with a limited
supply of vacant land and with established consumer shopping patterns. These
characteristics help limit potential future competition in a trade area. We
also own four office and industrial properties, which we consider
non-strategic and which we may sell as suitable opportunities arise. Title to
our properties is held by or for the benefit of the operating partnership or
subsidiaries of the operating partnership.
We own our properties and conduct most of our business through the
operating partnership, of which Burnham is the sole general partner. Burnham
owns a large majority of the economic interests in the operating partnership.
Other limited partners of the operating partnership have contributed interests
in properties to the operating partnership in exchange for limited partnership
units. Those transactions have enabled us to reduce the amount of cash paid for
the acquired properties while also providing the contributors the opportunity to
defer recognition of federal income taxes on their disposition of those
properties. Holders, other than Burnham, of partnership units issued on those
acquisitions generally have the right, after a specified period of time, to
cause the operating partnership to redeem their partnership units for cash. In
lieu of redemption for cash, Burnham may exchange a like number of shares of its
capital stock for the partnership units being redeemed.
The following are among the properties that we have acquired in which
units of the operating partnership were issued as part of the acquisition price:
o On December 31, 1997, we acquired Simi Valley Plaza shopping
center in Simi Valley, California from Simi Valley Plaza LLC. The
operating partnership issued 574,483 common units as part of the
payment for the acquisition.
o On December 31, 1997, we acquired a portfolio of 20 California
shopping centers from investment funds affiliated with Blackacre
Capital Group, L.P. and individuals affiliated with Highridge
Partners (collectively "Blackacre") pursuant to a contribution
agreement. For ease of reference, we later refer to that group of
properties as the "Golden State Properties Portfolio." The
operating partnership issued 2,000,000 preferred units to members
of Blackacre, and undertook to issue additional common units
and/or cash as a part of an earn-out provision in the Golden State
Properties Portfolio contribution agreement. Burnham contributed
additional funds to enable the operating partnership to acquire
these properties. These funds included the proceeds from Burnham's
issuance of 2,800,000 shares of preferred stock. Concurrently with
Burnham's issuance of these shares of preferred stock, the
operating partnership issued to Burnham 2,800,000 preferred units.
The distribution and other economic terms of such units mirror the
distribution and other economic terms of the preferred stock.
o On May 27, 1998, we acquired Lake Arrowhead Village shopping
center from Arrowhead Village LLC. The operating partnership
issued 725,491 common units as payment for the acquisition.
o On June 2, 1998 and June 3, 1998, we acquired Keizer Creekside,
Cruces Norte and Park Manor shopping centers from Park Manor
Associates and Powell-River Road Investments and various
individuals affiliated therewith. The operating partnership
issued 283,398 common units as payment for the acquisition.
o On June 12, 1998, we acquired Plaza de Monterey, Mission Plaza
and Palms to Pines shopping centers from Mission Hills Associates,
a California limited partnership, and Palms to Pines Partnership.
The operating partnership issued 227,234 common units as payment
for the acquisition, of which 186,116 remain outstanding.
See "Description of partnership units and redemption of partnership units of
operating partnership" for a description of the common units and preferred units
that were issued in those transactions.
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In August 1998, the operating partnership and CalPERS entered into a
joint venture agreement for the acquisition of neighborhood, community,
promotional and specialty retail centers in the western region of the United
States. The entity formed by the joint venture agreement for this purpose is BPP
Retail, LLC, a limited liability company, of which we and CalPERS are the
members, with us, through the operating partnership as the manager. The joint
venture agreement initially contemplated an aggregate $400 million investment by
CalPERS and $100 million investment by us through the period ending December 31,
1999 and provided for up to $165 million of leverage through mortgage or line of
credit borrowings by the joint venture. We have since agreed with CalPERS to
increase the aggregate amount of indebtedness that the joint venture might incur
through the period ending December 31, 1999 to approximately $450 million. Until
we and CalPERS have satisfied our respective investment obligations to the joint
venture, we must offer qualifying investment opportunities to the joint venture
before making the investments for our own direct account. Moreover, there is a
possibility that the investment goals of the joint venture may not be satisfied
or that we may agree with CalPERS to expand those goals or to vary our
respective 80/20% participation in the joint venture. See "Risk Factors--Our
joint venture activity limits our ability to control and profit from some of our
investments."
In March 1999, the joint venture entered into agreements under which
the joint venture will purchase several shopping center properties throughout
the United States from AMB Property Corporation. The joint venture has
consummated some of those acquisitions with others currently scheduled to
close in the third and fourth quarters of 1999. Following an evaluation of
our property management options in the context of the nationwide operations
following the acquisition of the AMB properties, in April 1999 we announced
our plans to outsource the management of our existing properties to third
party managers as a long term strategy. This decision resulted in a one time
charge of approximately $1.5 million in the first quarter of 1999. We
anticipate that the transition to outside managers will be completed by July
31, 1999. Although we outsource day-to-day management of our individual
properties to third parties, we oversee the activities of those managers and
we will continue to make acquisition, disposition, retenanting,
redevelopment, leasing and other value added and strategic management
decisions about our portfolios.
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FORWARD LOOKING INFORMATION
Some of the statements made in the "Risk Factors" section or under the
caption "The Company" and elsewhere in this prospectus, or incorporated by
reference into this prospectus, are "forward-looking statements."
Forward-looking statements may include, without limitation, statements relating
to acquisitions, including financial information, and other business development
activities, future capital expenditures, financing sources and availability and
the effects of regulations, including environmental regulation, and competition.
When we use the words "anticipate," "assume," "believe," "estimate,"
"expect," "intend" and other similar expressions, they are generally
forward-looking statements. You should be cautious in interpreting and relying
on forward-looking statements because they involve known and unknown risks,
uncertainties and other factors that are, in some cases, beyond our control and
could materially change our actual results, performance or achievements.
Factors that could cause our actual results, performance or
achievements to differ materially from those expressed or implied by the
forward-looking statements include, but are not limited to, the following:
o we are subject to general risks affecting the real estate
industry, including the need to enter into new leases or renew
leases on favorable terms to generate rental revenues and
dependence on our tenants' financial condition;
o we may fail to identify, acquire, construct or develop additional
properties; we may develop properties that do not generate desired
returns; or we may fail to effectively integrate acquisitions of
properties or portfolios of properties;
o financing may not be available or may not be available on
favorable terms;
o we need to make distributions to our stockholders for us to
qualify as a REIT, and if we need to borrow the funds to make
distributions, the borrowings may not be available on favorable
terms;
o we depend on the primary markets where our properties are located,
and these markets may be harmed by local economic and market
conditions that are beyond our control;
o we are subject to potential environmental liabilities;
o we are subject to complex regulations relating to our status as a
REIT and would be harmed if we failed to qualify as a REIT; and
o market interest rates could harm the market prices for our common
stock and our performance and cash flow.
In general, we and our business are subject to the matters described in
the "Risk Factors" section of this prospectus.
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RATIOS OF EARNINGS TO COMBINED
FIXED CHARGES AND PREFERRED STOCK DIVIDENDS
The following table sets forth the historical ratios of earnings to
combined fixed charges and preferred stock dividends of Burnham for the
periods indicated:
<TABLE>
<CAPTION>
Year Ended December 31, Three Months Ended March 31,
--------------------------------------- --------------------------------
1994 1995 1996 1997 1998 1999
---- ---- ---- ---- ---- ------
<S> <C> <C> <C> <C> <C>
2.08:1 - 1.65:1 1.42:1 1.27:1 1.18:1
</TABLE>
For purposes of computing these ratios, earnings before fixed charges
have been calculated by adding fixed charges, excluding capitalized interest,
to income before income taxes and extraordinary items. Fixed charges consist
of interest costs, whether expensed or capitalized, amortization of debt issue
costs and preferred stock dividends.
The ratio of earnings to combined fixed charges and dividends on our
preferred stock is not determinable for the fiscal year ended December 31,
1995 because nonrecurring impairments and writedown of assets resulted in a
loss for that year of approximately $14,951,000. Excluding nonrecurring
impairments and writedowns of assets that contributed to the loss, the ratio
would have been 1.61:1.
DESCRIPTION OF SECURITIES
THE DESCRIPTION OF BURNHAM'S CAPITAL STOCK SET FORTH BELOW DOES NOT
PURPORT TO BE COMPLETE AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE TO
BURNHAM'S CHARTER AND BYLAWS, EACH AS AMENDED AND RESTATED, COPIES OF WHICH ARE
EXHIBITS TO THE REGISTRATION STATEMENT OF WHICH THIS PROSPECTUS IS A PART. SEE
"ABOUT THIS PROSPECTUS AND WHERE YOU CAN FIND MORE INFORMATION."
GENERAL
Under its charter, Burnham has authority to issue up to 100 million
shares of stock, consisting of 75 million shares of common stock, five million
shares of preferred stock and 20 million shares of "excess stock," each with a
par value of $.01 per share. As of December 31, 1998, Burnham had 31,954,008
shares of common stock and 2,800,000 shares of preferred stock issued and
outstanding. In addition, as of December 31, 1998, the operating partnership had
2,000,000 preferred units and 1,785,474 common units outstanding not including
those held by Burnham. If presented to the operating partnership for redemption,
the partnership units held by persons other than Burnham may be exchanged for
shares of preferred stock or common stock, as the case may be, on a one-for-one
basis at the option of Burnham. This exchange is subject to the expiration of
"lock-out" periods specified in agreements relating to the issuance of those
partnership units and subject to adjustments to prevent dilution and limitations
imposed to protect Burnham's status as a REIT.
PREFERRED STOCK
As part of the financing for Burnham's acquisition of a portfolio of
the Golden State Properties Portfolio, which was completed on December 31, 1997,
Burnham issued 2,800,000 shares of its preferred stock in a privately negotiated
sale. The preferred stock is the only series of Burnham's preferred stock that
is outstanding as of the date of this prospectus. The preferred stock ranks
senior to the common stock with respect to dividend rights and distributions
upon liquidation, dissolution and winding up of Burnham. The principal terms of
the preferred stock are summarized below. This summary is not complete and is
qualified by the complete text of the Articles Supplementary to Burnham's
charter filed as an exhibit to Burnham's Report on Form 8-K dated January 14,
1998, which is incorporated by reference herein.
STATED VALUE AND LIQUIDATION PREFERENCE
The preferred stock has a stated value of $25 per share. Upon the
distribution of assets on the liquidation, dissolution or winding up of Burnham,
each share of preferred stock is entitled to a payment equal to the stated value
plus any accrued and unpaid dividends prior to the payment of any amount with
respect to shares of the common stock.
Burnham will not make any payment to holders of common stock upon the
liquidation, dissolution or winding up of Burnham until the holders of preferred
stock have received their payment in full. If, upon liquidation, dissolution or
winding up, the assets of Burnham, or the proceeds thereof, are insufficient to
pay the holders of preferred stock the amounts owed to them, then Burnham's
assets, or the proceeds thereof, will be distributed pro rata to the holders of
shares of the preferred stock and any shares of stock which are on parity with
the preferred stock as to distributions on liquidation in accordance with their
respective holdings.
Neither a consolidation or merger of Burnham with another corporation,
nor a sale or transfer of all or any part of Burnham's assets for cash or
securities, will be considered a liquidation, dissolution or winding up of
Burnham.
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DIVIDENDS AND DISTRIBUTIONS
Each share of preferred stock is entitled to receive cumulative
quarterly cash dividends equal to the greater of (1) 2.00% of the per share
stated value and (2) the amount of dividends payable on the number of shares of
common stock into which the share of preferred stock is then convertible. The
dividends will accrue daily and will, to the extent not paid in full on the
applicable dividend payment date, together with accruals thereon, accrue at the
compounded quarterly rate of 2.00% from that date until payment is made, whether
or not Burnham has earnings or surplus.
Unless and until all accrued dividends have been paid on the preferred
stock through the most recent dividend payment date, Burnham may not:
o declare or pay any dividend, make any distribution other than
those payable solely in shares of common stock, or set aside any
funds or assets for payment or distribution with regard to any
common stock or any other stock junior to the preferred stock;
o redeem or purchase or set aside any funds or other assets for the
redemption or purchase of, any shares of stock ranking junior to
the preferred stock; or
o authorize, take or cause to be taken any action as general partner
of the operating partnership that will result in (A) the
declaration or payment by the operating partnership of any
distribution to its partners (other than distributions made
concurrently with distributions payable to Burnham in respect of
its partnership interest or preferred units in each case that will
be used by Burnham to fund the payment of dividends), or set aside
any funds or assets for payment of any distributions (other than
authorized distributions) or (B) the redemption or purchase, or
the setting aside of any funds or other assets for the redemption
or purchase of, any partnership interests in the operating
partnership.
While any shares of preferred stock are outstanding, Burnham may not
pay any dividend on any shares of any class or series of stock of Burnham which
ranks on a parity with the preferred stock as to payment of dividends unless at
least a proportionate payment is made with regard to all accrued dividends on
the preferred stock through the most recent preceding dividend payment date.
CONVERSION RIGHT
Each share of preferred stock is convertible into the number of shares
of common stock obtained by dividing the stated value per share by the
conversion price. As of December 31, 1998, each share of preferred stock was
convertible into approximately 1.626 shares of common stock. The conversion
price will be adjusted if Burnham:
o pays a dividend or makes a distribution on its common stock in
shares of its common stock;
o subdivides its outstanding common stock into a greater number of
shares;
o combines its outstanding common stock into a smaller number of
shares;
o issues rights or warrants to the holders of its common stock as a
class entitling them to purchase common stock at a price per share
less than the then conversion price; or
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o distributes to the holders of its common stock as a class any
shares of stock of Burnham, other than common stock or evidences
of indebtedness or assets other than those referred to in the
previous clause, to purchase any of its securities.
Furthermore, in the event (1) Burnham issues or sells common stock or
securities exercisable for or convertible into common stock at a purchase or
exercise price, as applicable, of less than $14.375 per share and (2) that
issuance would trigger a reduction in the conversion price of at least 1.0%
under the formula set forth in the Articles Supplementary, then the conversion
price will be reduced pursuant to a formula based upon the proportion of the
value of common stock issuable at less than the conversion price to the value of
all common stock to be outstanding following the issuance.
If, however, any shares of common stock are issued or issuable at or
less than $11.00 per share, then the conversion price will be fully reduced to
that lower price. This type of reduction in the conversion price would likely
dilute the ownership interests of the holders of common stock significantly as a
result of both the initial dilutive transaction and the impact of the
antidilution provisions of the preferred stock triggered by the transaction. The
conversion right is exercisable by a holder of preferred stock with respect to
25% of the shares held of record by that holder on and after each of December
31, 1998, March 31, 1999, June 30, 1999 and September 30, 1999. The conversion
may be exercisable at an earlier time in the event of a change of control or
other events set forth in the Articles Supplementary.
On and after January 1, 2003, Burnham may give notice of mandatory
conversion of all of the outstanding preferred stock if (1) the overall average
of the daily average prices, weighted by volume, of the common stock on the
twenty trading days immediately prior to the notice of mandatory conversion and
(2) the daily average prices, weighted by volume, of the common stock on the
trading day immediately prior to the notice of mandatory conversion and the
trading day immediately prior to the date of the intended conversion exceed the
conversion price. Following that notice, all outstanding shares will be
mandatorily converted into common stock. However, each holder of preferred stock
may, prior to the date established for mandatory conversion, instead cause
Burnham to redeem his or her preferred stock at its stated value plus an amount
equal to 105% of accrued dividends to the redemption date if the redemption date
is prior to December 31, 2003. That percentage of accrued dividends decreases by
1% each year thereafter, but does not fall below 100% after December 31, 2007.
VOTING RIGHTS
The holders of shares of preferred stock have the right to vote on all
matters on which the holders of common stock are entitled to vote, on an as
converted basis, with holders of shares of the common stock, as though part of
the same class as holders of common stock.
While any shares of preferred stock are outstanding, Burnham may not,
without approval of holders of at least a majority of the outstanding shares of
preferred stock voting separately as a class, take any of several actions
described in the Articles Supplementary that would, among other things:
o diminish the rights of the holders of preferred stock;
o result in Burnham's transfer of its general partnership interest
in the operating partnership;
o result in a merger or consolidation of assets that would result in
the common stock having a value of less than $15.375 per share, or
the termination of Burnham's qualification as a real estate
investment trust, or a change of control as defined in Burnham's
Articles Supplementary.
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The holders of the preferred stock have the right to submit a
recommendation to the nominating committee of the board of directors of a
candidate for election as a director at each annual meeting of stockholders.
This right will continue until the number of outstanding shares of preferred
stock is significantly reduced. In addition, if Burnham fails to pay the full
amount of the preferred stock preferential dividend for four consecutive
quarters or if Burnham does not fulfill some of its other obligations with
respect to the preferred stock, the holders of the preferred stock will have the
right, as a class, to elect two additional directors of Burnham, until those
defaults are cured. See "Risk Factors--Anti-dilution provisions of the preferred
stock may lead to substantial dilution of the holders of common stock."
If Burnham is entitled or requested to act in its capacity as a holder
of preferred units of the operating partnership, it will do so by voting or
otherwise acting with respect to all of its preferred units solely in accordance
with instructions received from a majority of the holders of preferred stock.
REGISTRATION RIGHTS
Burnham has entered into registration rights agreements with the
holders of preferred stock and preferred units. These agreements require
Burnham, under some circumstances, to register under the Securities Act shares
of preferred stock which are (a) currently issued and outstanding and (b)
issuable upon redemption of preferred units and shares of common stock issuable
upon conversion of preferred stock. These registration rights agreements give
the holders of the applicable securities both "demand" and "piggyback"
registration rights.
COMMON STOCK
DISTRIBUTION RIGHTS
Holders of common stock are entitled to receive distributions on their
shares if, as and when the board of directors authorizes and declares
distributions, subject to the provisions of Burnham's charter regarding excess
stock. A description of excess stock may be found below under the heading
"--Excess stock."
LIQUIDATION/DISSOLUTION RIGHTS
In a liquidation or dissolution of Burnham, each share of common stock
entitles its holder to share in any assets that remain after Burnham pays its
liabilities and any preferential distributions owed to the holders of preferred
stock and any other series of preferred stock issued in the future. Each holder
of common stock will receive a share of those assets based on the percentage of
shares of common stock which he or she holds.
VOTING RIGHTS
Subject to the provisions of Burnham's charter regarding excess stock,
each outstanding share of common stock entitles the holder to one vote on all
matters submitted to a vote of stockholders, including the election of
directors. Except as otherwise required by law or except as provided with
respect to any other class or series of preferred stock issued in the future,
the holders of common stock and the holders of preferred stock possess exclusive
voting power. The holders of preferred stock have the right to vote on all
matters submitted to a vote of the holders of common stock on an as converted
basis. There is no cumulative voting in the election of directors, which means
that the holders of a majority of the votes cast for directors can, subject
to the rights of holders of preferred stock, elect all of the directors then
standing for election.
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RESTRICTIONS ON TRANSFER
See "--Excess stock" below for a description of some of the provisions
in Burnham's charter designed to preserve Burnham's status as a qualified REIT.
These provisions limit the transfer of, and provide Burnham with a right to
redeem, shares of capital stock and that also provide for the conversion of that
stock into excess stock, in some circumstances.
OTHER TERMS
Subject to the provisions of Burnham's charter regarding excess stock,
all shares of common stock have equal dividend, distribution, liquidation and
other rights, which rights are, however, subject to preferential rights of
shares of preferred stock and any other series of preferred stock that may be
outstanding. Holders of shares of common stock have no preference, conversion,
sinking fund, redemption or exchange rights or preemptive rights. A conversion
feature gives a stockholder the option to convert his shares to a different
security, such as debt or preferred stock. A sinking fund or redemption right
gives a stockholder the right to redeem his shares for cash or other securities
at some point in the future. Sometimes a redemption right is paired with an
obligation of Burnham to create an account into which Burnham must deposit money
to fund redemption, much like a sinking fund. Preemptive rights are rights
granted to stockholders to subscribe for a percentage of any other securities we
offer in the future based on the percentage of shares owned.
REGISTRATION RIGHTS
Burnham has entered into registration rights agreements with holders of
common units. These agreements may require Burnham to register under the
Securities Act shares of common stock issuable upon redemption of the common
units and upon conversion of preferred stock. These registration rights
agreements give the holders of the applicable securities both "demand" and
"piggyback" registration rights.
INFORMATION
Burnham furnishes its stockholders with annual reports containing
audited consolidated financial statements and an opinion thereon expressed by an
independent public accounting firm and quarterly reports for the first three
quarters of each fiscal year containing unaudited financial information.
EXTRAORDINARY TRANSACTIONS
Pursuant to Maryland law and Burnham's charter, Burnham generally
cannot dissolve, amend its charter, merge, sell most or all of its assets,
engage in a share exchange or engage in similar transactions outside the
ordinary course of business unless approved by the affirmative vote of holders
of shares entitled to cast a majority of all the votes entitled to be cast. In
addition, a number of other provisions of Maryland law could significantly
affect the shares of common stock and the rights and obligations of its holders.
See "--Maryland law."
TRANSFER AGENT AND REGISTRAR
The transfer agent and registrar for the common stock is First Chicago
Trust Company of New York, a division of EquiServe, 525 Washington Boulevard,
Jersey City, New Jersey 07303.
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POWER TO ISSUE ADDITIONAL SHARES OF STOCK
The charter grants the board of directors the power to authorize the
issuance of additional authorized but unissued shares of common stock and
preferred stock. The board of directors may also classify or reclassify unissued
shares of common stock or preferred stock or excess stock and authorize the
issuance of these classified or reclassified shares of stock. Under Maryland law
and the charter, the board of directors is required to fix the terms and
conditions for each class or series, subject to the provisions of the charter
regarding excess stock, prior to the issuance of the shares of each class or
series of stock. These terms and conditions include preferences, conversion and
other rights, voting powers, restrictions, limitations as to dividends or other
distributions, qualifications and terms or conditions of redemption.
This power provides the board of directors with increased flexibility
in structuring possible future financings and acquisitions and in meeting other
needs of Burnham that might arise. Unless stockholder action is required by
applicable law or the rules of any stock exchange or automated quotation system
on which Burnham's securities may be listed or traded, the additional classes or
series, as well as the common stock, will generally be available for issuance
without further action by stockholders. However, the issuance of additional
series of preferred stock with rights senior to the currently issued preferred
stock must be approved by the holders of the currently issued preferred stock.
Although the board of directors does not intend to do so at the present time, it
could authorize the issuance of a class or series that could delay, defer or
prevent a change of control or other transaction that holders of common stock
might believe to be in their best interests or in which holders of some, or a
majority of, the common stock might receive a premium for their shares over the
then-current market price.
SHAREHOLDER RIGHTS AGREEMENT
We adopted a shareholder rights agreement on June 19,1999 to help
ensure that our stockholders receive fair and equal treatment in the event of
any proposed acquisition of Burnham. The rights agreement may delay, defer
or prevent a change of control of Burnham and, therefore, could adversely
affect stockholders' ability to realize a premium over the then-prevailing
market price for our common stock in connection with such a transaction. The
following summary description of the rights agreement does not purport to be
complete and is qualified in its entirety by reference to the rights
agreement, which was previously filed with the SEC on June 22, 1999 as an
exhibit to our registration statement on Form 8-A
In connection with the adoption of the rights agreement, our board of
directors declared a dividend distribution of one preferred stock purchase
right for each outstanding share of common stock to stockholders of record as
of the close of business on the record date, July 1, 1999. Each right
entitles its registered holder to purchase from us a unit consisting of one
ten-thousandth of a share of Burnham Pacific Properties Series B Junior
Participating Cumulative Preferred Stock, par value $0.01 per share, at a
cash exercise price of $45.00 per unit, subject to adjustment.
The rights are currently not exercisable and are attached to and trade
with all shares of common stock outstanding as of, and issued subsequent to,
the record date. The rights will seperate from the common stock and will
become exercisable upon the earlier of the following:
o the close of business on the tenth calendar day following the first
public announcement that a person or group of affiliated or associated
persons, referred to as acquiring persons, has acquired beneficial
ownership of 10% or more of the outstanding shares of common stock; or
o the close of business on the tenth business day following the
commencement of a tender offer or exchange offer that could result
upon its completion in a person or group becoming the beneficial owner
of 10% or more of the outstanding shares of common stock.
In the case of certain of our stockholders, referred to in the rights
agreement as "grandfathered persons," who beneficially owned 10% or more of
the outstanding shares of common stock as of June 21, 1999, the rights
generally will be distributed only if any such stockholder acquires or
proposes to acquire additional shares of our common stock. In addition, a
grandfathered person generally will become an acquiring person only if such
person acquires additional shares of common stock.
In the event of a proposed acquisition which our board of directors
determines is in the best interest of our stockholders, our board of directors
can redeem the rights for a nominal price. Once the rights are redeemed the
acquisition transaction can proceed without causing the rights to seperate
from the common stock. The ability of our board of directors to redeem the
rights is intended to encourage a potential acquiror to negotiate with our
board of directors for a fair transaction.
EXCESS STOCK
GENERAL. As a protective measure, Burnham's charter provides for the
issuance of a separate class of stock, referred to as "excess stock," to people
who attempt to acquire stock in an amount that may endanger Burnham's REIT
qualification. The terms of excess stock and the conditions giving rise to its
issuance are described in more detail below.
OWNERSHIP LIMIT. To qualify as a REIT, Burnham must comply with several
complicated rules under the Internal Revenue Code.
Under these rules:
o no more than 50% in value of Burnham's outstanding capital stock
may be owned, directly or indirectly by five or fewer
"individuals" (which includes tax-exempt entities) during the last
half of its taxable year, and
o Burnham's capital stock must be beneficially owned by 100 or more
persons during at least 335 days of each taxable year.
In order to meet these requirements, Burnham's charter limits the
amount of its capital stock that any one party may hold. The charter prohibits
any holder from owning:
o more than 9.8% in value of Burnham's outstanding capital stock; or
o more than 9.8% (in value or in number of shares, whichever is more
restrictive) of the outstanding shares of common stock, including
shares of common stock issuable upon conversion of any other
outstanding shares of capital stock of Burnham.
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The charter deems holders to own all stock that they (1) actually own,
(2) constructively own after applying the attribution rules specified in the
Internal Revenue Code and (3) have the right to acquire upon exercise of any
rights, options or warrants or conversion of any convertible securities. These
ownership limitations apply to natural persons, corporations, estates, trusts,
partnerships or other entities. The fact that affiliated entities, such as
separate mutual funds advised by the same investment adviser, may own more than
9.8% of the value of all outstanding capital stock in the aggregate will not of
itself result in the ownership limit being exceeded, even though that investment
advisor may be considered to be the beneficial owner of the stock for purposes
of Section 13(g) of the Exchange Act.
VIOLATION OF OWNERSHIP LIMIT. The charter provides that any attempted
transfer of capital stock is null and void if it would result in a violation of
the ownership limit or the disqualification of Burnham as a REIT. In the event
of an attempted transfer, the intended transferee will acquire no rights to the
capital stock. Instead, the stock will automatically be exchanged for shares of
excess stock, and these shares of excess stock will automatically be transferred
to a trustee for the benefit of one or more beneficiaries designated by Burnham,
except to the extent described below. The trustee must be unaffiliated with
Burnham and the intended transferee.
RIGHTS OF EXCESS STOCK. The excess stock held in trust will receive
distributions declared by Burnham and may be voted by the trustee for the
benefit of the beneficiary. The charter requires the intended transferee to
repay to Burnham any dividend or distribution that it receives prior to the
discovery that capital stock was transferred in violation of the ownership
limit. Burnham would then transfer the amount of the repayment to the trustee.
The charter also retroactively nullifies any votes cast by that person prior to
the discovery that a transfer of stock to him or her violated the ownership
limit. This provision will not harm the rights of any third party who relied in
good faith upon the vote and its consequences.
TRANSFERABILITY OF EXCESS STOCK. A stockholder generally may not
transfer excess stock. Subject to Burnham's redemption right described below,
the trustee may transfer the excess stock to a purchaser who could own those
shares without violating the ownership limit. When sold, the shares of excess
stock would automatically convert back into shares of the class or series of
capital stock or convertible security from which they were originally converted.
The person who attempted to acquire the shares but was not permitted to
do so would then receive from the proceeds of the sale, the lesser of (a) the
price paid by that prohibited owner for the shares and (b) the price per share
received by the trustee from the sale of the shares. If the prohibited owner
received the excess stock by gift, devise or otherwise without paying for it,
then he or she would receive the lesser of (a) the market price of the shares on
the day of the event causing the shares to be held in trust, as determined in
the manner set forth in the charter, and (b) the price per share received by the
trustee from the sale of the shares. Any remaining sales proceeds in excess of
the amount payable to the prohibited owner shall be immediately paid to the
charitable beneficiary.
REDEMPTION RIGHT. In addition to the transfer restrictions described
above, Burnham may purchase any portion of the excess stock from the trustee for
a period of 90 days after receiving written notice of the prohibited transfer or
other event resulting in the exchange of capital stock for excess stock. Upon
any purchase by Burnham, the trustee must distribute the sale proceeds to the
prohibited owner.
ADDITIONAL CHARTER PROVISIONS REGARDING THE OWNERSHIP LIMIT. The
ownership limit will not preclude settlement of transactions on a stock
exchange, but the provisions of the charter shall remain applicable to the
transferee and to any shares transferred. If the board of directors determines
that it is no longer in the best interests of Burnham to continue to qualify as
a REIT, then these restrictions on transferability and ownership will cease.
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<PAGE>
Upon demand by Burnham, each stockholder and each proposed transferee
of capital stock must disclose any information about his or her stock ownership
necessary for Burnham to comply with provisions of the Internal Revenue Code
applicable to REITs or the requirements of any governmental agency.
EXCEPTIONS TO OWNERSHIP LIMIT. The board of directors may waive the
ownership limit if it determines that doing so will not jeopardize Burnham's
status as a REIT and would be in Burnham's best interest. Based upon
representations of Blackacre and the Westbrook entities that their agreements
with Burnham would not result in any individual, after applying the rules of the
Internal Revenue Code, owning more than 9.8% of the common stock or of the value
of all of the capital stock of Burnham, and on other representations and
agreements, the board of directors has partially waived the ownership limits for
those two entities.
The ownership limit does not apply to shares of capital stock acquired
for cash in a tender offer for all outstanding shares of capital stock if both
of the following conditions are met:
o At least two-thirds of the outstanding shares of capital stock are
tendered and accepted pursuant to the tender offer. The securities
held by the purchaser are not included in determining whether the
two-thirds threshold has been met.
o The purchaser commits, if the offer is accepted by holders of
two-thirds of the outstanding stock, to give any non-tendering
stockholders a reasonable opportunity to put their capital stock
to the purchaser at a price not less than that paid in the tender
offer.
MARYLAND LAW
MARYLAND BUSINESS COMBINATION STATUTE
Maryland law prohibits many transactions between a Maryland corporation
and any person or entity that owns 10% or more of the voting power of the
corporation's stock. This prohibition exists for five years after the person or
entity most recently became a ten percent owner. Thereafter, any business
combination must be approved by at least 80% of the votes entitled to be cast on
the matter. The person with whom the business combination is to be effected may
not vote on the transaction. Maryland law provides an exception to this rule
depending upon the amount paid to the stockholders and the form of payment.
These restrictions do not apply to transactions with a ten percent owner that
are approved by the board of directors of the corporation before that ten
percent owner becomes a ten percent owner.
Burnham's board of directors has adopted a resolution rendering these
provisions of Maryland law inapplicable to Burnham. However, the board of
directors may revoke their resolution if doing so is in the best interest of
Burnham and our stockholders.
MARYLAND CONTROL SHARE ACQUISITION STATUTE
Maryland law provides that control shares of a Maryland corporation
have no voting rights except to the extent approved by two-thirds of the votes
eligible to be cast on that matter by stockholders. When we use the term
"control shares," we mean voting shares that, once acquired, would entitle the
holder to exercise one-fifth more of the voting power in electing directors.
Control shares do not include shares the acquiring person may vote as a
result of having obtained stockholder approval.
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<PAGE>
If voting rights are not approved at a stockholder meeting or if the
acquiring person does not otherwise comply with Maryland law, the corporation
may redeem any or all of the control shares for fair value. If voting rights are
approved and the acquiror becomes entitled to vote a majority of the shares
entitled to vote, all other stockholders may exercise appraisal rights.
Burnham's bylaws contain a provision that exempts the acquisition of
Burnham's capital stock from these restrictions. However, the board of
directors, may repeal this exemption either before or after an acquisition of
control shares if it determines that doing so is in the best interest of our
stockholders. The board of directors may do this without stockholder approval.
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<PAGE>
DESCRIPTION OF UNITS AND REDEMPTION OF UNITS OF OPERATING PARTNERSHIP
THE FOLLOWING DESCRIPTION OF THE OPERATING PARTNERSHIP AGREEMENT, AND
OF THE FIRST AMENDMENT THERETO THAT WAS ENTERED INTO CONCURRENTLY WITH THE
ACQUISITION OF THE GOLDEN STATE PROPERTIES PORTFOLIO ON DECEMBER 31, 1997, IS
QUALIFIED BY THE PROVISIONS OF THE OPERATING PARTNERSHIP AND OF THE FIRST
AMENDMENT FILED AS EXHIBITS TO BURNHAM'S REPORTS ON FORM 8-K DATED DECEMBER 16,
1997 AND JANUARY 14, 1998, RESPECTIVELY, AND OF SCHEDULE C TO THE FIRST
AMENDMENT FILED AS AN EXHIBIT TO BURNHAM'S ANNUAL REPORT ON FORM 10-K FOR THE
YEAR ENDED DECEMBER 31, 1997. THOSE EXHIBITS ARE HEREBY INCORPORATED BY
REFERENCE HEREIN.
COMMON UNITS.
The operating partnership agreement provides that the operating
partnership will make distributions to holders of common units and to the
general partner in proportion to their respective partnership interests. Burnham
will hold as many common units as there are shares of common stock of Burnham
outstanding from time to time. Burnham, as general partner of the operating
partnership, contemplates making quarterly distributions to the holders of
common units concurrently with and in the same amounts as dividends paid by
Burnham on its common stock. This amount is currently at the quarterly rate of
$0.2625 per unit.
In addition, the operating partnership agreement provides that on
December 31 or June 30 following the first anniversary of the issuance of common
units, or earlier in the event of some types of transactions, holders of common
units may redeem each of their common units for cash equal to the market value
of a share of common stock. Burnham may assume the redemption obligation of the
operating partnership and pay the redemption in the form of registered shares of
its common stock.
PREFERRED UNITS.
Under the first amendment to the operating partnership agreement,
Burnham, as general partner of the operating partnership, established a series
of 4,800,000 preferred units of limited partnership interest designated as
"Series 1997-A Preferred Limited Partner Units" and issued 2,000,000 preferred
units to the contributors of the Golden State Properties Portfolio and 2,800,000
preferred units to Burnham. The economic rights of holders of preferred units,
with respect to distributions and liquidation, are identical to the rights of
holders of preferred stock. Distributions by the operating partnership with
respect to preferred units held by Burnham will provide the funds to enable
Burnham to make its distributions to the holders of the preferred stock. Holders
of preferred units, other than Burnham, may redeem each of their preferred units
for $25 in cash or the value of the amount of common stock into which a share of
preferred stock could be exchanged. In lieu of delivering cash, however, Burnham
may, at its option, choose to acquire preferred units by issuing shares of
preferred stock in exchange. If this occurs, the number of preferred units held
by Burnham will increase so that Burnham will always hold a number of preferred
units equal to the number of outstanding shares of preferred stock.
In general, the terms of the first amendment that define the economic
rights of holders of preferred units other than Burnham are largely identical to
the provisions of the Articles Supplementary that define the economic rights of
the holders of preferred stock. See "Description of Securities--Preferred stock"
above.
TAX CONSEQUENCES OF REDEMPTION.
The following discussion summarizes federal income tax considerations
that may be relevant to a unitholder who redeems its partnership units.
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<PAGE>
TAX TREATMENT OF EXCHANGE OR REDEMPTION OF UNITS
Burnham may elect to purchase units presented to its operating
partnership for redemption. If Burnham so elects, the transaction will be
treated as a sale of partnership units by the unitholder to Burnham at the time
of the redemption. The sale will be fully taxable to the redeeming unitholder.
The determination of the amount and character of gain or loss is discussed
below. See "--Computation and character of gain or loss" below.
If Burnham does not elect to purchase a unitholder's partnership units
and the operating partnership redeems the partnership units for cash that
Burnham contributes to the operating partnership to effect the redemption, the
redemption likely would be treated for tax purposes as a sale of the partnership
units to Burnham in a fully taxable transaction. In that event, the tax
consequences would be the same as if Burnham elected to purchase the partnership
units directly, as described above.
If Burnham does not elect to purchase the partnership units and the
operating partnership redeems all of a unitholder's partnership units for cash
that is not contributed by Burnham to effect the redemption, the tax
consequences would likely be the same as described in the previous paragraph. If
the operating partnership redeems less than all of a unitholder's units,
however, the unitholder would not be permitted to recognize any loss occurring
on the transaction and would recognize taxable gain only to the extent that the
cash, plus the amount of any operating partnership liabilities allocable to the
redeemed partnership units, exceeded the unitholder's adjusted basis in all of
the unitholder's units immediately before the redemption. This result may differ
if the redemption is treated as a disguised sale. See "--Potential application
of the disguised sale regulations to a redemption of units" below.
If Burnham contributes cash to the operating partnership to effect a
partial redemption of a unitholder's units and the redemption is treated as a
redemption by the operating partnership rather than a sale to Burnham, the
income tax consequences to a unitholder would be the same as described in the
preceding paragraph.
COMPUTATION AND CHARACTER OF GAIN OR LOSS
The gain or loss from any transaction treated as a sale of units will
be based on the difference between the amount realized for tax purposes and the
tax basis in the units. See "--Basis of units" below. Upon the sale of
partnership units, the amount realized will be measured by the sum of the cash
and fair market value of the capital stock received plus the amount of any
operating partnership liabilities allocable to the partnership units sold. To
the extent that the cash or property received plus the allocable share of any
operating partnership liabilities exceeds the unitholder's basis for the
partnership units, the unitholder will recognize gain. The amount of gain
recognized or even the tax liability resulting from that gain could exceed the
amount of cash and/or the value of any capital stock received.
In general, any gain from a sale or other disposition of partnership
units will be treated as gain resulting from the sale or disposition of a
capital asset. To the extent, however, that the amount realized upon the sale of
a unit attributable to a unitholder's share of unrealized receivables of the
operating partnership, as defined in Section 751 of the Internal Revenue Code,
exceeds the basis attributed to those assets, the excess will be treated as
ordinary income. Unrealized receivables include, to the extent not previously
included in operating partnership income, any rights to payment for services
rendered or to be rendered. Unrealized receivables also include amounts that
would be subject to recapture as ordinary income if the operating partnership
had sold its assets at their fair market value at the time of the transfer of a
unit.
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<PAGE>
BASIS OF UNITS
In general, a unitholder who acquired partnership units by contribution
of property and/or money to the operating partnership had an initial tax basis
in these partnership units equal to the sum of (a) the amount of money
contributed, (b) his or her adjusted tax basis in any other property contributed
in exchange for the partnership units and (c) his or her share of the operating
partnership's liabilities, less (d) the amount of any liabilities assumed by the
operating partnership and any money distributed in connection with the
acquisition of the partnership units. The initial basis of partnership units
acquired by other means would have been determined under the general rules of
the Internal Revenue Code, including the partnership provisions, governing the
determination of tax basis. Other rules, including the disguised sale rules
discussed below, also may affect initial basis. Unitholders should consult their
own tax advisors regarding their initial basis. A unitholder's initial basis in
partnership units generally is increased by his or her share of the (a)
operating partnership taxable and tax-exempt income and (b) increases in
liabilities of the operating partnership. Generally, a unitholder's basis in his
or her partnership units is decreased by his or her share of the (a) operating
partnership distributions, (b) decreases in liabilities of the operating
partnership, (c) losses of the operating partnership and (d) nondeductible
expenditures of the operating partnership that are not chargeable to his or her
capital account. A unitholder's basis in units cannot be less than zero.
POTENTIAL APPLICATION OF THE DISGUISED SALE REGULATIONS TO A
REDEMPTION OF UNITS
A redemption of partnership units originally issued in exchange for a
contribution of property to the operating partnership may cause the original
transfer of property to be treated as a disguised sale of property. Section 707
of the Internal Revenue Code and the Treasury Regulations thereunder generally
provide that, unless one of the prescribed exceptions is applicable, a partner's
contribution of property to a partnership and a simultaneous or subsequent
transfer of money or other consideration, including the assumption of a
liability, from the partnership to the partner will be presumed to be a sale of
the property by the partner to the partnership if the two transactions occur
within a two-year time period. This presumption may be overcome if the facts and
circumstances clearly establish that the transfers do not constitute a sale.
Nonetheless, if the transactions occur within a two-year period, the partner may
need to report them to the IRS. The disguised sale regulations also provide that
if two years have passed between the transfer of money or other consideration
and the contribution of property, the transactions will be presumed not to be a
sale unless the facts and circumstances clearly establish that the transfers
constitute a sale.
Accordingly, if a unitholder who received units in exchange for a
contribution of property to the operating partnership presents units for
redemption, the IRS could contend that the original contribution of property was
taxable as a disguised sale. Any gain recognized may be eligible for installment
reporting under Section 453 of the Internal Revenue Code, subject to
limitations. In addition, a portion of the proceeds received by a redeeming
unitholder could be characterized as original issue discount on a deferred
obligation. This original issue discount would be taxable as interest income
under Section 1272 of the Internal Revenue Code. Each unitholder should consult
its own tax advisors to determine whether redemption of its partnership units
could be subject to the disguised sale regulations.
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<PAGE>
COMPARISON OF OWNERSHIP OF PARTNERSHIP UNITS AND COMMON STOCK
An investment in Burnham's preferred stock or common stock is generally
economically equivalent to an investment in preferred units or common units, as
the case may be, in the operating partnership. A holder of a share of capital
stock receives the same distribution that a holder of the equivalent class of
partnership units receives. Furthermore, stockholders and unitholders generally
share in the risks and rewards of ownership in the same enterprise. There are,
however, differences between ownership of partnership units and ownership of
capital stock, some of which may be material to investors.
The information below highlights a number of important differences
between the operating partnership and Burnham relating to, among other things,
form of organization, permitted investments, policies and restrictions,
management structure, compensation and fees, investor rights and federal income
taxation. The information also compares rights associated with being a partner
in the operating partnership and being a stockholder of Burnham, respectively.
These comparisons are summary in nature and intended to assist unitholders in
understanding how their investment will be changed if their partnership units
are acquired for capital stock.
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
FORM OF ORGANIZATION AND ASSETS OWNED
The operating partnership is a Delaware limited Burnham is a Maryland corporation that has
partnership and is the entity through which elected to be taxed as a REIT under the Internal
Burnham conducts most of its business and owns Revenue Code and intends to maintain its
most of its assets. The board of directors of qualifications as a REIT. Burnham is the sole
Burnham manages the affairs of the operating general partner of the operating partnership and
partnership by directing the affairs of Burnham. holds both preferred and common limited
partnership units in the operating partnership. As
a result, Burnham has an indirect investment in the properties
and other assets owned by the operating partnership.
LENGTH OF INVESTMENT
The operating partnership has a termination date Burnham has a perpetual term and intends to
of December 31, 2095, although it may be continue its operations indefinitely.
terminated earlier under some circumstances.
NATURE OF INVESTMENT IN PREFERRED EQUITY AND DISTRIBUTION RIGHTS
The preferred units constitute equity interests The preferred stock constitutes an equity interest in
entitling each holder to his or her pro rata share Burnham. Burnham is entitled to receive any operating
of the distributions made to the preferred cash flow and capital cash flow remaining
unitholders of the operating partnership. In general, after the holders of preferred units and common
the preferred unitholders will receive distributions units have been paid their distributions. Each
on their preferred units equal to the dividend for stockholder will be entitled to his or her pro rata
the same period on a share of preferred stock of Burnham. share of any dividends or distributions paid with
respect to preferred stock. The dividends payable
to the holders of preferred stock are
</TABLE>
34
<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
As a partnership, the operating partnership is not cumulative and not fixed in amount, but are only paid
subject to federal income taxation. In determining if, when and as declared by the board of directors.
their federal income tax, partners of the In order to qualify as a REIT, Burnham must distribute
operating partnership, including preferred at least 95% of its taxable income, excluding capital
unitholders, must take into account their gains; and any taxable income, including capital
allocable share of partnership income, gain, gains, not distributed will be subject to corporate
deduction and loss, regardless of whether income tax.
distributed, and otherwise are subject to the
rules governing the taxation of partnerships and
partners. By contrast, preferred unitholders who
receive preferred stock upon exercise of their
redemption rights will be taxed on these
investments in accordance with the rules governing
REITs. See "Federal Income Tax Considerations."
NATURE OF INVESTMENT IN COMMON EQUITY AND DISTRIBUTION RIGHTS
The common units constitute equity interests The common stock constitutes an equity interest
entitling each common unitholder to his or her pro in Burnham. Burnham is entitled to receive any
rata share of the distributions made to the common operating cash flow and capital cash flow
unitholders of the operating partnership. In remaining after the holders of preferred units
general, the common unitholders will receive and common units have been paid their
distributions on their common units equal in distributions. Each stockholder will be
amount to the dividend for the same period on a entitled to his or her pro rata share of any
share of common stock of Burnham. dividends or distributions paid with respect to
common stock after the payment of dividends on
As a partnership, the operating partnership is not outstanding preferred stock. The dividends
subject to federal income taxation. In determining payable on common stock are not fixed in amount
their federal income tax, partners of the and are only paid if, when and as declared by
operating partnership, including common the board of directors. In order to qualify as
unitholders, must take into account their a REIT, Burnham must distribute at least 95% of
allocable share of partnership income, gain, its taxable income, excluding capital gains;
deduction and loss, regardless of whether and any taxable income, including capital
distributed, and otherwise are subject to the gains, not distributed will be subject to
rules governing the taxation of partnerships and corporate income tax.
partners. By contrast, common unitholders who
receive common stock upon exercise of their
redemption rights will be taxed on their
investment in accordance with the rules governing
REITs. See "Federal Income Tax Considerations."
</TABLE>
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<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
ISSUANCE OF ADDITIONAL EQUITY
The operating partnership may issue additional The board of directors of Burnham may issue, in
partnership units, including partnership interests its discretion, additional equity securities
of different series or classes that may be senior to consisting of common stock or any other series
common units. However, the operating partnership may of capital stock so long as the total number of
not issue partnership interests senior to or on shares issued does not exceed the authorized
parity with the preferred units without consent of number of shares of capital stock set forth in
holders of at least a majority of the preferred Burnham's charter. Burnham may not issue
units. Subject to restrictions that relate to the additional equity securities that would impair
rights of preferred units, the relative rights, the rights of the preferred stock without
powers and duties of any additional partnership consent of holders of at least a majority of
units or other interests will be determined by the preferred stock. The issuance of additional
Burnham in its sole discretion. The operating equity securities may dilute the interests of
partnership may issue partnership interests to existing stockholders. The operating
Burnham, as long as Burnham issues a corresponding partnership agreement contemplates that Burnham
amount of stock, the proceeds of which are will contribute the proceeds of any additional
contributed to the operating partnership. The equity securities to the operating partnership.
issuance of additional partnership units or other Each time Burnham issues additional shares of
similar partnership interests may dilute the common stock, the number of common units held
interests of the existing unitholders. by Burnham will increase so that Burnham will
always hold the same number of common units as
there are shares of common stock outstanding.
Similarly, there will be an increase in the
number of preferred units held by Burnham to
correspond with an increase in the number of
outstanding shares of preferred stock.
LIQUIDITY OF COMMON EQUITY
Subject to some restrictions, a common unitholder Burnham's common stock is freely transferable
may transfer all or any portion of his or her common subject to the requirements of the Securities
units without the consent of the general partner. Act. The common stock is listed on the New York
However, the general partner's consent is required Stock Exchange. The breadth and strength of
where a transfer (1) would affect the treatment of this market will depend, among other things,
Burnham or the operating partnership under state or upon the number of shares outstanding,
federal law or (2) would impose legal obligations on Burnham's financial status, the general
Burnham or the operating partnership. interest in Burnham's and other real estate
investments and Burnham's dividend yield
Subject to conditions, including the expiration of compared to that of other debt and equity
specified lock-out periods, common unitholders may securities.
redeem their common units with the operating
partnership. Upon redemption, the unitholder will
receive, at Burnham's election, either common stock
or its cash equivalent.
</TABLE>
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<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
LIQUIDITY OF PREFERRED EQUITY
Subject to some restrictions, a preferred Burnham's preferred stock is freely
unitholder may transfer all or any portion of his transferable subject to the requirements of the
or her preferred units without the consent of the Securities Act. The preferred stock is not
general partner. However, the general partner's listed on an exchange and is not publicly
consent is required where a transfer (1) would traded.
affect the treatment of Burnham or the operating
partnership under state or federal law, On and after December 31, 1998, March 31, 1999,
particularly with respect to tax, partnership, and June 30, 1999, and September 30, 1999, each
securities laws, or (2) would impose legal holder of shares of preferred stock may convert
obligations on Burnham or the operating 25% of his or her preferred stock into shares
partnership. of common stock. Upon conversion, each holder
of preferred stock will be entitled to receive
Subject to conditions, including the expiration of for each share of preferred stock a number of
specified lock-out periods, preferred unitholders shares of common stock equal to the stated
may redeem their common units with the operating value plus accrued and due dividends, divided
partnership. Upon redemption, the unitholder will by a conversion price of $15.375. This
receive, at Burnham's election, either preferred conversion price is subject to antidilution
stock or cash equal to the greater of the stated adjustments.
value plus accrued and due dividends or the value
of shares of common stock into which the preferred
stock is convertible.
PURPOSE AND PERMITTED INVESTMENTS
The operating partnership's purpose is to conduct Under its charter, Burnham may engage in any
any business permitted by Delaware limited activity permitted under Maryland law.
partnership law. The operating partnership
agreement requires the business to be conducted in Neither Burnham's charter nor its bylaws impose
a manner that permits Burnham to be classified as a any restrictions upon the types of investments
REIT for federal income tax purposes and avoids any made by Burnham.
federal income or excise tax liability. Subject to
the foregoing limitation, the operating partnership
may invest or enter into partnerships, joint
ventures or similar arrangements, own interests in
any other entity, lend operating partnership funds,
or reinvest the operating partnership's cash flow
and net sale or refinancing proceeds.
</TABLE>
37
<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
BORROWING POLICIES
The operating partnership has no restrictions on Burnham is not restricted under its
borrowings, except that it may not enter into a organizational documents from borrowing money.
financing relationship with Burnham or an affiliate
of Burnham.
MANAGEMENT CONTROL
Burnham manages the business and affairs of the The board of directors has exclusive control
operating partnership. No other unitholder of the over Burnham's business and affairs subject
operating partnership may participate in the only to the restrictions in its charter and
management of the operating partnership. The bylaws. The stockholders of Burnham elect the
operating partnership agreement provides that board of directors at each annual meeting of
Burnham shall be reimbursed for all expenses stockholders. The policies adopted by the board
incurred by it relating to the management of the of directors may be altered or eliminated
operating partnership. without advice of the stockholders.
Accordingly, except for their vote in the
elections of Directors, stockholders have no
control over the ordinary business policies of
Burnham.
MANAGEMENT LIABILITY AND INDEMNIFICATION
The operating partnership agreement generally Maryland law requires Burnham to indemnify a
provides that the general partner and any person director or officer who has been successful in
acting on its behalf will not be liable to the the defense of any proceeding to which he or
operating partnership or any unitholder for any act she is made a party by reason of service as an
or omission within the scope of the general officer or director. Maryland law permits
partner's authorities unless: Burnham to indemnify present and former
directors and officers against judgments,
o the general partner acted in bad faith and penalties, fines, settlements and reasonable
expenses incurred by them in connection with
o the act or omission was material to the matter any proceeding to which they are made a party
giving rise to the liability. by reason of their service, among other things,
as an officer or director, unless it is
The operating partnership agreement also provides established that:
for the indemnification of the general partner and
its affiliates and any individual acting on their o the act or omission of the director or
behalf from any loss, damage, claim or liability, officer was material to the matter giving rise
including, but not limited to, reasonable to the proceeding and (1) was committed in bad
attorneys' fees and expenses, incurred by them by faith or (2) was the result of active and
reason of any act performed by them unless: deliberate dishonesty;
o the act or omission was committed in bad faith or o the director or officer actually received an
with deliberate dishonesty; improper personal benefit in money, property or
services; or
</TABLE>
38
<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
o the person committing the act or omission o in the case of any criminal proceeding, the
received improper benefit from the director or officer had reasonable cause to
conduct; or believe that the act or omission was unlawful.
o in the case of a criminal proceeding, the Burnham's charter and bylaws eliminate, to the
person had reason to believe the conduct fullest extent permitted under Maryland law,
was unlawful in accordance with the the personal liability of a director or officer
standards set forth above or in enforcing for monetary damages resulting from a breach of
the provisions of this indemnity. that person's duty of care or other duties as a
director or officer. Furthermore, Burnham and
the operating partnership have entered into
individual indemnification agreements with each
officer and director of Burnham providing the
maximum indemnification permitted under
Maryland law. The effect of these agreements
and the relevant provisions of our charter and
bylaws is generally to eliminate the rights of
Burnham and its stockholders to recover
monetary damages against a director or officer
for breach of the fiduciary duty of care,
including breaches resulting from negligent or
grossly negligent behavior. This does not limit
or eliminate the rights of Burnham or any
stockholder to seek non-monetary relief such as
an injunction or recision in the event of a
breach of a director's or officer's duty of
care nor does it alter the liability of a
director or officer under federal securities
laws.
ANTITAKEOVER PROVISIONS
Except in limited circumstances, the general Burnham's charter and bylaws and shareholder
partner has exclusive management power over the rights agreement and Maryland law contain
business and affairs of the operating partnership. provisions that may delay or discourage an
The general partner may not be removed by the unsolicited proposal to acquire Burnham or remove
unitholders with or without cause. incumbent management. See "Risk Factors--Provisions
of our organizational documents may discourage
acquisition proposals" and "Description of securities-
Shareholder rights plan"
</TABLE>
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<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
VOTING RIGHTS
Holders of common units may not elect or remove The board of directors directs Burnham's
Burnham as the general partner of the operating business and affairs. Stockholders elect the
partnership. Under the operating partnership board of directors at annual meetings. All
agreement, Burnham as general partner may take any shares of common stock have one vote per share.
action that it reasonably believes to be in the The charter permits the board of directors to
best interests of its stockholders or complies with classify and issue preferred stock in one or
the REIT requirements for Burnham. Burnham's more series having voting power that may differ
ability to amend the operating partnership from that of the common stock; and holders of
agreement is limited to the extent described below. preferred stock have the right to vote on a
fully converted basis with the holders of
common stock, as well as to vote as a separate
class on some specified matters.
Stockholders of Burnham have the right to vote,
among other things, on a merger or sale of most
or all of Burnham's assets, some amendments to
the charter and the dissolution of Burnham.
Under Maryland law and the charter, the sale of
most or all of the assets of Burnham or any
merger or consolidation of Burnham requires the
approval of the board of directors and holders
of a majority of the outstanding shares of
stock entitled to vote on the matter. Approval
of the stockholders is not required for the
sale of less than substantially all of
Burnham's assets. Under Maryland law and
Burnham's charter and bylaws, the board of
directors must obtain approval of holders of a
majority of the votes entitled to be cast at a
meeting of stockholders in order to dissolve
Burnham.
</TABLE>
40
<PAGE>
<TABLE>
<CAPTION>
THE OPERATING PARTNERSHIP THE COMPANY
<S> <C>
AMENDMENT OF THE PARTNERSHIP AGREEMENT OR BURNHAM'S CHARTER
The general partner, in many cases, may amend the Amendments to the charter must be approved by
operating partnership agreement without the consent the board of directors and generally by the
of the other holders of limited partnership units. vote of a majority of the votes entitled to be
However, some amendments set forth in the operating cast at a meeting of stockholders except as
partnership agreement require consent of otherwise provided by law. Burnham may not
unitholders holding a majority-in-interest of the amend the charter in a manner that would impair
outstanding limited partnership units. This the term of the preferred stock without
excludes limited partnership units which may be approval of holders of at least a majority of
voted by the general partner. Furthermore, the outstanding shares of preferred stock, voting
general partner may not amend the operating separately as a class.
partnership agreement in any manner affecting the
terms and conditions of, or the rights or
preferences of, the preferred units without
approval of (1) holders of at least a majority of
outstanding shares of preferred stock, voting
separately as a class, and (2) holders of at least
a majority of the outstanding preferred units.
COMPENSATION, FEES AND DISTRIBUTIONS
The general partner is not entitled to receive The directors receive capital stock of Burnham
compensation for its services as general partner of as compensation for their services. The
the operating partnership. As a partner in the operating partnership pays the compensation of
operating partnership, however, the general partner the officers of Burnham.
has the same right to allocations and distributions
as other partners of the operating partnership. In
addition, the operating partnership will reimburse
the general partner for administrative expenses
relating to the operation of Burnham and other
expenses arising in connection with its role as
general partner. All officers of Burnham are
employees of the operating partnership.
LIABILITY OF INVESTORS
Under the operating partnership agreement and Under Maryland law, stockholders generally are
Delaware law, the limited partners of the operating not personally liable for the debts or
partnership are liable for its debts and obligations of Burnham.
obligations but only to the extent of their
investment in the operating partnership, together
with any interest in any undistributed income.
</TABLE>
41
<PAGE>
FEDERAL INCOME TAX CONSIDERATIONS
To qualify for the favorable tax treatment afforded to REITs, Burnham
must comply with highly technical and complex requirements under the Internal
Revenue Code. The following discussion summarizes these requirements and their
effect on Burnham and its stockholders. This discussion is for general
information only and is not an exhaustive list of all tax considerations that
may be material. For example, this discussion does not address any state, local
or foreign tax considerations. Also, this discussion does not address issues
that arise as a result of your, or any other investor's, special circumstances
or special status under the Internal Revenue Code. The summary is qualified in
its entirety by, and you should refer to, Sections 856 through 860 of the
Internal Revenue Code and the related Treasury regulations, which set forth the
particular provisions applicable to REITs.
This discussion is not intended to be, nor should you construe it as,
tax advice. You should consult your own tax advisor to determine the impact of
owning Burnham's stock on your own personal situation, including tax
consequences arising under the laws of any state, municipality or other taxing
jurisdiction. In particular, foreign investors should consult their own tax
advisors concerning the tax consequences of an investment in Burnham, including
the possibility of United States income tax withholding on company
distributions.
GENERAL
Under the Internal Revenue Code, if applicable requirements are met in
a taxable year, including the requirement that the REIT distribute to its
stockholders at least 95% of its real estate investment trust taxable income for
the taxable year, a REIT generally will not be subject to federal income tax
with respect to income that it distributes to its stockholders. However, Burnham
may be subject to federal income tax under some circumstances. As discussed
below, stockholders may be credited for all or a portion of the taxes paid by
Burnham on its retained net capital gains. If Burnham fails to qualify during
any taxable year as a REIT, unless statutory relief is available, it will be
subject to tax on its taxable income at regular corporate rates. Stockholders
could be harmed if Burnham's taxable income were taxed at regular corporate
rates.
BURNHAM BELIEVES BUT CANNOT GUARANTEE THAT IT QUALIFIES AS A REIT
Burnham has elected to qualify as a REIT under the Internal Revenue
Code. In the opinion of Goodwin, Procter & Hoar LLP, Burnham has been organized
in conformity with the requirements for qualification as a REIT under the
Internal Revenue Code, and its manner of operation has met and will continue to
meet the requirements for qualification and taxation as a REIT under the
Internal Revenue Code. This opinion is based on various assumptions and is
conditioned upon representations made by Burnham as to factual matters and the
continuation of those factual matters. You should be aware, moreover, that
opinions of counsel are not binding upon the IRS or any court. In addition,
Burnham must meet several requirements of the Internal Revenue Code each tax
year in order to be taxed as a REIT. Burnham's compliance with these
requirements will not be reviewed by Goodwin, Procter & Hoar LLP. Accordingly,
Burnham may not satisfy all of the requirements to qualify for taxation as a
REIT for any particular tax year. Likewise, although Burnham believes that it
has operated in a manner that satisfies the REIT qualification requirements
under the Internal Revenue Code since 1987, Burnham's qualification as a REIT
could be challenged by the IRS for taxable years still subject to audit.
UNDISTRIBUTED LONG-TERM CAPITAL GAINS
Burnham may elect to retain and pay income tax on its net long-term
capital gains received during the taxable year. If Burnham so elects for a
taxable year, the stockholders would include in income as long-term
42
<PAGE>
capital gains their proportionate share of the portion of Burnham's
undistributed long-term capital gains for the taxable year that Burnham
designates. A stockholder would be deemed to have paid his or her share of
the tax paid by Burnham on the undistributed capital gains, and the tax paid
would be credited or refunded to the stockholder. The stockholder's basis in
his or her stock would be increased by the amount of undistributed long-term
capital gains included in the stockholder's long-term capital gains, less the
stockholder's share of the capital gains tax paid by Burnham. As discussed
below, stockholders should note that the IRS has issued Notice 97-64, which
provides interim guidance on the proper treatment of capital gains dividends
and undistributed capital gains for individuals, estates and some types of
trusts.
ORDINARY DIVIDENDS
As long as Burnham qualifies as a REIT, distributions made to its
taxable U.S. stockholders out of current or accumulated earnings and profits,
and not designated as a capital gain dividends, will be taken into account by
U.S. stockholders as ordinary income and will not be eligible for the dividends
received deduction generally available to corporations. For purposes of
determining whether distributions on Burnham's stock are out of current or
accumulated earnings and profits, Burnham's earnings and profits will be
allocated first to the outstanding preferred stock and then to Burnham's common
stock.
When we refer to a "U.S. stockholder," we mean a holder of common or
preferred stock that for United States federal income tax purposes is not an
entity that has a special status under the Internal Revenue Code, such as a
tax-exempt organization or dealer in securities, and the holder is:
o a citizen or resident of the United States;
o a corporation, partnership or other entity created or organized in
or under the laws of the United States or any political
subdivision thereof;
o an estate, the income of which is subject to United States federal
income taxation regardless of its source; or
o a trust, if a court within the United States is able to exercise
primary supervision over the administration of the trust and one
or more United States persons have the authority to control all
substantial decisions of the trust.
CAPITAL GAIN DIVIDENDS
To the extent that Burnham has net capital gain for a taxable year,
dividends either paid or deemed to be paid during the year that are properly
designated as long-term capital gains will be treated as such for the taxable
year regardless of the period for which the stockholder has held his stock.
However, corporate stockholders may be required to treat up to 20% of some
capital gain dividends as ordinary income. Capital gain dividends are not
eligible for the dividends-received deduction for corporations.
OTHER DIVIDENDS
Distributions, other than capital gain dividends, in excess of
Burnham's current and accumulated earnings and profits will not be taxable to
a stockholder to the extent that the distributions do not exceed the adjusted
basis of the stockholder's stock, but rather will reduce the adjusted basis
of the stock. To the extent that distributions in excess of current and
accumulated earnings and profits exceed the adjusted basis of a stockholder's
stock, the distribution will be treated as long-term capital gain or loss if
the shares of stock have been held for more than 12 months and otherwise as
short-term capital gain or loss, assuming the stock is a capital asset in the
hands of the stockholder. In addition, any dividend declared by Burnham in
43
<PAGE>
October, November or December of any year and payable to stockholders of
record on a specified date in those months shall be treated as both paid by
Burnham and received by the stockholder on December 31 of that year, provided
that the distribution is actually paid by Burnham during January of the
following calendar year.
CONVERSION OF PREFERRED STOCK TO COMMON STOCK
No gain or loss generally will be recognized upon conversion of
preferred stock into common stock except with respect to any cash paid in lieu
of fractional shares of common stock. The tax basis of the common stock received
upon conversion will be equal to the tax basis of the preferred stock converted,
and, provided the preferred stock is held as a capital asset, the holding period
of the common stock will include the holding period of the preferred stock
converted. Additionally, if a conversion takes place when there is a dividend
arrearage on the preferred stock and the fair market value of the common stock
exceeds the issue price of the preferred stock, a portion of the common stock
received might be treated as a dividend distribution taxable as ordinary income.
ADJUSTMENT OF CONVERSION PRICE
When the conversion price of convertible preferred stock is adjusted to
reflect certain taxable distributions with respect to the stock into which it is
convertible, regulations under Section 305 of the Internal Revenue Code treat
the adjustment as a constructive distribution by the issuer, taxable as a
dividend to the extent of the issuer's current or accumulated earnings and
profits. Accordingly, an adjustment to the conversion price of the preferred
stock may give rise to a deemed taxable dividend to the holders of the stock,
whether or not they exercise their conversion privilege. In addition, the
failure to fully adjust the conversion price of the preferred stock under some
circumstances may give rise to a deemed taxable dividend to the holders of
common stock.
NO PROCEEDS TO BURNHAM
Neither Burnham nor the operating partnership will receive any cash
proceeds from the issuance of any shares of common stock or preferred stock
offered under this prospectus. With each issuance of shares of common stock or
preferred stock as a result of a redemption of partnership units, however,
Burnham's economic interest in the operating partnership will increase.
PLAN OF DISTRIBUTION
This prospectus relates to the offer and sale from time to time of:
o up to 2,000,000 shares of our preferred stock that we may issue
upon redemption of preferred units of the operating partnership,
o up to 3,252,033 shares of our common stock that we may issue upon
conversion of the above referenced preferred stock at the initial
conversion ratio of approximately 1.626 shares of common stock for
each share of preferred stock,
o up to an additional 1,769,488 shares of our common stock that we
may issue upon redemption of common units of the operating
partnership, and
44
<PAGE>
o an indeterminate number of additional shares of our common stock
that we may issue as a result of the anti-dilution provisions of
the preferred stock.
We are filing the registration statement of which this prospectus is a
part to fulfill our contractual obligations to the holders of the preferred
units and common units and to provide them with freely tradable securities.
Registration of the shares does not necessarily mean that we will issue all or
any portion of the shares.
We will not receive any proceeds from the issuance of the securities
offered hereby. We have agreed to bear some expenses of registration of the
securities offered under this prospectus under federal and state securities
laws.
LEGAL MATTERS
Legal matters, including the legality of the shares of preferred stock
and common stock offered hereby, will be passed upon for Burnham by Goodwin,
Procter & Hoar LLP, Boston, Massachusetts.
EXPERTS
The consolidated financial statements and the related financial
statement schedule incorporated in this prospectus by reference from Burnham
Pacific Properties, Inc.'s Annual Report on Form 10-K 405, as amended on
April 30, 1999 and June 11, 1999 for the year ended December 31, 1998, have
been audited by Deloitte & Touche LLP, independent auditors, as stated in
their reports, which are incorporated herein by reference, and have been so
incorporated in reliance upon the reports of such firm given upon their
authority as experts in accounting and auditing.
45
<PAGE>
- --------------------------------------------------------------------------------
- --------------------------------------------------------------------------------
You should rely only on the information contained in this prospectus,
incorporated herein by reference or contained in a prospectus supplement. We
have not authorized anyone else to provide you with different or additional
information. Neither we nor the selling stockholders named herein are making an
offer of these securities in any state where the offer is not permitted. You
should not assume that the information in this prospectus or information
incorporated in this prospectus by reference or contained or incorporated by
reference in any prospectus supplement is accurate as of any date other than the
date on the front of the document containing such information.
--------------------
TABLE OF CONTENTS
<TABLE>
<CAPTION>
Page
----
<S> <C>
Prospectus Summary..................................2
Risk Factors........................................4
About This Prospectus and Where You
Can Find More Information.......................17
The Company........................................19
Forward Looking Information........................21
Description of Securities..........................22
Description of Units and Redemption
of Units of Operating Partnership...............31
Federal Income Tax Considerations..................42
No Proceeds to Burnham.............................44
Plan of Distribution...............................44
Legal Matters......................................45
Experts............................................45
</TABLE>
------------------
2,000,000 SHARES
SERIES 1997-A CONVERTIBLE
PREFERRED STOCK
AND
3,252,033 SHARES
COMMON STOCK ISSUABLE UPON
CONVERSION THEREOF
AND
1,769,488 OTHER SHARES
COMMON STOCK
BURNHAM PACIFIC PROPERTIES, INC.
--------------------
Prospectus
--------------------
July , 1999
- --------------------------------------------------------------------------------
- --------------------------------------------------------------------------------
46
<PAGE>
PART II. INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 14. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION.
Set forth below is an estimate of the approximate amount of the fees
and expenses (other than underwriting commissions and discounts) anticipated to
be paid by Burnham in connection with the issuance and distribution of the
Securities.
<TABLE>
<S> <C>
SEC Registration fee $ 35,127
Legal fees and expenses 150,000
Accounting fees and expenses 5,000
Printing fees and expenses 5,000
Transfer and Agency fees 1,000
Miscellaneous 3,873
--------
TOTAL $200,000
--------
--------
</TABLE>
ITEM 15. INDEMNIFICATION OF DIRECTORS AND OFFICERS.
The Maryland General Corporation Law ("MGCL") permits a Maryland
corporation to include in its charter a provision limiting the liability of its
directors and officers to the corporation and its stockholders for money damages
except for liability resulting from (i) actual receipt of an improper benefit or
profit in money, property or services or (ii) active and deliberate dishonesty
established by a final judgment as being material to the cause of action. The
charter of Burnham Pacific Properties, Inc. ("Burnham") contains such a
provision which eliminates such liability to the maximum extent permitted by
Maryland law.
The charter of Burnham authorizes it, to the maximum extent permitted
by Maryland law, to obligate itself to indemnify and to pay or reimburse
reasonable expenses in advance of final disposition of a proceeding to (i) any
individual who is a present or former director, officer, employee or agent of
Burnham or of its predecessor, Burnham Pacific Properties, Inc., a California
corporation (the "Predecessor Corporation") or (ii) any individual who, while a
director of Burnham or Predecessor Corporation and at the request of Burnham or
Predecessor Corporation, serves or has served as a director, officer, partner or
trustee of another corporation, partnership, joint venture, trust, employee
benefit plan or any other enterprise. The bylaws of Burnham obligate it, to the
maximum extent permitted by Maryland law, to indemnify (a) any individual who is
a present or former director, officer, employee or agent of Burnham or
Predecessor Corporation or (b) any individual who, while a director of Burnham
or Predecessor Corporation and at the request of Burnham or Predecessor
Corporation, serves or has served another corporation, partnership, joint
venture, trust, employee benefit plan or any other enterprise as a director,
officer, partner or trustee.
The MGCL requires a corporation (unless its charter provides otherwise,
which Burnham's charter does not) to indemnify a director or officer who has
been successful, on the merits or otherwise, in the defense of any proceeding to
which he is made a party by reason of his service in that capacity. The MGCL
permits a corporation to indemnify its present and former directors and
officers, among others, against judgments, penalties, fines, settlements and
reasonable expenses actually incurred by them in connection with any proceeding
to which they may be made a party by reason of their service in those or other
capacities unless it is established that (i) the act or omission of the director
or officer was material to the matter giving rise to the proceeding and (a) was
committed in bad faith or (b) was the result of active and deliberate
dishonesty, (ii) the director or officer actually received an improper personal
benefit in money, property or services or (iii) in the case of any criminal
proceeding, the director or officer had reasonable cause to believe that the act
or omission was unlawful. However, a Maryland corporation may not indemnify for
an adverse judgment in a suit by or in the right of the corporation. In
addition, the MGCL allows a corporation to advance expenses to a director or
officer, provided that, as a condition to advancing expenses, the corporation
obtains (x) a written affirmation by the director or officer of his good faith
belief that he has met the standard of conduct necessary for indemnification by
the corporation as authorized by the bylaws and (y) a written statement by or on
his behalf to repay the amount paid or reimbursed by the corporation if it shall
ultimately be determined that the standard of conduct was not met.
II-1
<PAGE>
ITEM 16. EXHIBITS.
<TABLE>
<CAPTION>
Exhibit No. Description
- ----------- -----------
<S> <C>
4.1 Charter of Burnham, as Amended and Restated May 6, 1997,
incorporated by reference to pages B- 1 through B-13 of Burnham's
Proxy Statement for its 1997 Annual Meeting, filed March 31, 1997.
4.2 Articles Supplementary Designating 4,800,000 shares of preferred
stock as 4,800,000 shares of Series 1997-A Convertible preferred
stock, incorporated by reference to Exhibit 3.1.2 to Burnham's
Current Report on Form 8-K dated January 14, 1998.
4.3 Bylaws of Burnham, as amended November 19, 1997, incorporated by
reference to Exhibit 3.2 of Burnham's Current Report on Form 8-K,
filed December 16, 1997.
4.4.1 Form of common stock certificate of Burnham, incorporated by
reference to Exhibit 4.0 of Burnham's registration statement No.
33-20489 and subsequently overprinted to state "THE CORPORATION IS
NOW INCORPORATED IN THE STATE OF MARYLAND WITH $0.01 PAR VALUE PER
SHARE."
*4.4.2 Form of Series 1997-A Convertible Preferred Stock Certificate of
Burnham.
4.5 Agreement of Limited Partnership of Burnham Pacific Operating
Partnership, L.P. dated as of November 14, 1997, incorporated by
reference to Exhibit 10.1.1 of Burnham's Current Report on
Form 8-K dated November 7, 1997.
4.6 First Amendment to Agreement of Limited Partnership of Burnham
Pacific Operating Partnership, L.P. dated as of December 31, 1997,
incorporated by reference to Exhibit 10.1 of Burnham's Report on
Form 8-K dated December 31, 1997, and, with respect to Exhibit C
thereto ("Rights of Preferred Units and Common Units"), to Exhibit
10.1.3 of Burnham's 1997 Annual Report on Form 10-K filed March
20, 1998.
4.7 Third Amendment to the Agreement of Limited Partnership of Burnham
Pacific Operating Partnership, L.P. incorporated by reference to
Exhibit 10.1 of Burnham's Current Report on Form 8-K dated June 1,
1998.
**4.8 Articles Supplementary Designating Series B Junior Participating
Preferred Stock of Burnham, incorporated by reference to Exhibit 3.1
to Burnham's Registration Statement on Form 8-A dated June 19, 1999
*5.1 Opinion of Goodwin, Procter & Hoar LLP as to the legality of the
securities being registered.
*8.1 Opinion of Goodwin, Procter & Hoar LLP as to certain tax matters.
10.1 Operating Agreement of BPP Retail, LLC between State of California
Public Employees' Retirement System and Burnham Pacific Operating
Partnership, L.P., dated August 31, 1998 (being the joint venture
agreement with CalPERS), incorporated by reference to Exhibit 10.1
of Burnham's Quarterly Report on Form 10-Q for the quarter ended
September 30, 1998.
10.2 Agreement to Contribute among Burnham Pacific Properties, Inc.,
Burnham Pacific Operating Partnership, L.P. and the Contributors
and Existing Partners Listed on Exhibit A-1 thereto, incorporated
by reference to Exhibit 10.2 to Burnham's Current Report on Form
8-K dated November 7, 1997.
10.3 Stock Purchase Agreement dated as of December 5, 1997 by and among
Burnham Pacific Properties, Inc., Burnham Pacific Operating
Partnership, L.P., Westbrook Burnham Holdings, L.L.C. and
Westbrook Burnham Co-Holdings, L.L.C. incorporated by reference to
Exhibit 4.1 of Burnham's Current Report on Form 8-K dated
January 14, 1998.
*10.4 Form of Indemnification Agreement between Burnham Pacific Properties,
Inc. and Burnham Pacific Operating Partnership, L.P. as indemnitors
and their Directors and Officers as indemnitees.
**10.5 Form of Property Management Agreement between BPP Retail, LLC
and each property manager.
**10.6 Form of Property Management Agreement between owners of real property
affiliated with Burnham (other than BPP Retail, LLC) and each property
manager.
10.7 Shareholder Rights Agreement, dated as of June 19, 1999, between
Burnham and First Chicago Trust Company of New York, as Rights Agent,
incorporated by reference as Exhibit 4.1 to Burnham's Registration
Statement on Form 8-A dated June 19, 1999.
**12.1 Calculation of ratio of earnings to combined fixed charges and
preferred stock dividends.
**23.1 Consent of Deloitte & Touche LLP.
*23.2 Consent of Goodwin, Procter & Hoar LLP (included in Exhibits 5.1
and 8.1 hereto).
*24.1 Powers of Attorney.
99.1 Registration Rights Agreement dated as of December 31, 1997 by and
among Burnham, Westbrook Burnham Holdings, L.L.C. and Westbrook
Burnham Co-Holdings, L.L.C., incorporated by reference to Exhibit
4.2.1 of Burnham's Current Report on Form 8-K dated December 31,
1997.
99.2 Registration Rights Agreement dated as of December 31, 1997 by and
among Burnham, Westbrook Burnham Holdings, L.L.C. and each of the
Existing Partners Listed on Exhibit A-1 thereto, incorporated by
reference to Exhibit 4.2.2 of Burnham's Current Report on Form 8-K
dated December 31, 1997.
</TABLE>
- ----------
* Previously filed.
** Filed herewith.
II-2
<PAGE>
ITEM 17. UNDERTAKINGS.
(a) The undersigned registrant hereby undertakes:
(1) To file, during any period in which offers or sales are being
made, a post-effective amendment to this registration statement:
(i) To include any prospectus required by Section 10(a)(3)
of the Securities Act of 1933, as amended (the "Securities Act")
(ii) To reflect in the prospectus any facts or events arising
after the effective date of the registration statement (or the
most recent post-effective amendment thereof) which, individually
or in the aggregate, represent a fundamental change in the
information set forth in the registration statement.
Notwithstanding the foregoing, any increase or decrease in volume
of securities offered (if the total dollar value of securities
offered would not exceed that which was registered) and any
deviation from the low or high and of the estimated maximum
offering range may be reflected in the form of prospectus filed
with the Commission pursuant to Rule 424(b) if, in the aggregate,
the changes in volume and price represent no more than 20 percent
change in the maximum aggregate offering price set forth in the
"Calculation of Registration Fee" table in the effective
registration statement; and
(iii) To include any material information with respect to the
plan of distribution not previously disclosed in the registration
statement or any material change to such information in the
registration statement;
PROVIDED, HOWEVER, that paragraphs (a)(1)(i) and (a)(1)(ii) do not
apply if the information required to be included in a post-effective
amendment by those paragraphs is contained in periodic reports filed by
the undersigned registrant pursuant to Section 13 or Section 15(d) of
the Securities Exchange Act of 1934, as amended (the "Exchange Act"),
that are incorporated by reference in the registration statement;
(2) That, for the purpose of determining any liability under the
Securities Act, each such post-effective amendment 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; and
(3) To remove from registration by means of a post-effective
amendment any of the securities being registered which remain unsold at
the termination of the offering.
(b) The registrant hereby undertakes that, for purposes of determining
any liability under the Securities Act each filing of the
registrant's annual report pursuant to Section 13(a) or 15(d) of
the Exchange Act that is incorporated by reference in the
registration statement 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.
(c) Insofar as indemnification for liabilities arising under the
Securities Act may be permitted to directors, officers and
controlling persons of the registrant pursuant to the provisions
described under Item 15 above, or otherwise, the registrant has
been advised that in the opinion of the Securities and Exchange
Commission (the "Commission") such indemnification is against
public policy as expressed in the Securities Act and is,
therefore, unenforceable. In the event that a claim for
indemnification against such liabilities (other than the payment
by the registrant of expenses incurred or paid by a director,
officer, or controlling person of the registrant in the successful
defense of any action, suit or proceeding) is asserted by such
director, officer or controlling person in connection with the
securities 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 Securities Act and will be governed by
the final adjudication of such issue.
II-3
<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-3 and has duly caused this
Pre-Effective Amendment No. 4 to the registration statement to be signed on its
behalf by the undersigned, thereunto duly authorized, in the City of San Diego,
State of California on July 1, 1999.
BURNHAM PACIFIC PROPERTIES, INC.
By: /s/ J. David Martin
--------------------------------
J. David Martin, President
Pursuant to the requirements of the Securities Act of 1933, as amended,
this Pre-Effective Amendment No. 4 to the registration statement has been signed
by the following persons in the capacities and on July 1, 1999.
Name Title
/s/ J. David Martin President, Chief Executive
- ---------------------- Officer (Principal Executive Officer)
J. David Martin and Director
* Chief Financial Officer (Principal
- ---------------------- Financial Officer)
Daniel B. Platt
* Vice President Finance and Treasurer
- ---------------------- (Principal Accounting Officer)
Marc A. Artino
* Director
- ----------------------
Malin Burnham
* Director
- ----------------------
James D. Harper, Jr.
* Director
- ----------------------
James D. Klingbeil
* Director
- ----------------------
Nina B. Matis
* Director
- ----------------------
Donne P. Moen
* Director
- ----------------------
Philip S. Schlein
* Director
- ----------------------
Robin Wolaner
*By:/s/ J. David Martin
- ----------------------
J. David Martin,
as attorney-in-fact
II-4
<PAGE>
EXHIBIT INDEX
<TABLE>
<CAPTION>
Exhibit No. Description
- ----------- -----------
<S> <C>
4.1 Charter of Burnham, as Amended and Restated May 6, 1997,
incorporated by reference to pages B- 1 through B-13 of Burnham's
Proxy Statement for its 1997 Annual Meeting, filed March 31, 1997.
4.2 Articles Supplementary Designating 4,800,000 shares of preferred
stock as 4,800,000 shares of Series 1997-A Convertible preferred
stock, incorporated by reference to Exhibit 3.1.2 to Burnham's
Current Report on Form 8-K dated January 14, 1998.
4.3 Bylaws of Burnham, as amended November 19, 1997, incorporated by
reference to Exhibit 3.2 of Burnham's Current Report on Form 8-K,
filed December 16, 1997.
4.4.1 Form of common stock certificate of Burnham, incorporated by
reference to Exhibit 4.0 of Burnham's registration statement No.
33-20489 and subsequently overprinted to state "THE CORPORATION IS
NOW INCORPORATED IN THE STATE OF MARYLAND WITH $0.01 PAR VALUE PER
SHARE."
*4.4.2 Form of Series 1997-A Convertible Preferred Stock Certificate of
Burnham.
4.5 Agreement of Limited Partnership of Burnham Pacific Operating
Partnership, L.P. dated as of November 14, 1997, incorporated by
reference to Exhibit 10.1.1 of Burnham's Current Report on
Form 8-K dated November 7, 1997.
4.6 First Amendment to Agreement of Limited Partnership of Burnham
Pacific Operating Partnership, L.P. dated as of December 31, 1997,
incorporated by reference to Exhibit 10.1 of Burnham's Report on
Form 8-K dated December 31, 1997, and, with respect to Exhibit C
thereto ("Rights of Preferred Units and Common Units"), to Exhibit
10.1.3 of Burnham's 1997 Annual Report on Form 10-K filed March
20, 1998.
4.7 Third Amendment to the Agreement of Limited Partnership of Burnham
Pacific Operating Partnership, L.P. incorporated by reference to
Exhibit 10.1 of Burnham's Current Report on Form 8-K dated June 1,
1998.
**4.8 Articles Supplementary Designating Series B Junior Participating
Preferred Stock of Burnham, incorporated by reference to Exhibit 3.1
to Burnham's Registration Statement on Form 8-A dated June 19, 1999
*5.1 Opinion of Goodwin, Procter & Hoar LLP as to the legality of the
securities being registered.
*8.1 Opinion of Goodwin, Procter & Hoar LLP as to certain tax matters.
10.1 Operating Agreement of BPP Retail, LLC between State of California
Public Employees' Retirement System and Burnham Pacific Operating
Partnership, L.P., dated August 31, 1998 (being the joint venture
agreement with CalPERS), incorporated by reference to Exhibit 10.1
of Burnham's Quarterly Report on Form 10-Q for the quarter ended
September 30, 1998.
10.2 Agreement to Contribute among Burnham Pacific Properties, Inc.,
Burnham Pacific Operating Partnership, L.P. and the Contributors
and Existing Partners Listed on Exhibit A-1 thereto, incorporated
by reference to Exhibit 10.2 to Burnham's Current Report on Form
8-K dated November 7, 1997.
10.3 Stock Purchase Agreement dated as of December 5, 1997 by and among
Burnham Pacific Properties, Inc., Burnham Pacific Operating
Partnership, L.P., Westbrook Burnham Holdings, L.L.C. and
Westbrook Burnham Co-Holdings, L.L.C. incorporated by reference to
Exhibit 4.1 of Burnham's Current Report on Form 8-K dated
January 14, 1998.
*10.4 Form of Indemnification Agreement between Burnham Pacific Properties,
Inc. and Burnham Pacific Operating Partnership, L.P. as indemnitors
and their Directors and Officers as indemnitees.
**10.5 Form of Property Management Agreement between BPP Retail, LLC
and each property manager.
**10.6 Form of Property Management Agreement between owners of real property
affiliated with Burnham (other than BPP Retail, LLC) and each property
manager.
10.7 Shareholder Rights Agreement, dated as of June 19, 1999, between
Burnham and First Chicago Trust Company of New York, as Rights Agent,
incorporated by reference as Exhibit 4.1 to Burnham's Registration
Statement on Form 8-A dated June 19, 1999.
**12.1 Calculation of ratio of earnings to combined fixed charges and
preferred stock dividends.
**23.1 Consent of Deloitte & Touche LLP.
*23.2 Consent of Goodwin, Procter & Hoar LLP (included in Exhibits 5.1
and 8.1 hereto).
*24.1 Powers of Attorney.
99.1 Registration Rights Agreement dated as of December 31, 1997 by and
among Burnham, Westbrook Burnham Holdings, L.L.C. and Westbrook
Burnham Co-Holdings, L.L.C., incorporated by reference to Exhibit
4.2.1 of Burnham's Current Report on Form 8-K dated December 31,
1997.
99.2 Registration Rights Agreement dated as of December 31, 1997 by and
among Burnham, Westbrook Burnham Holdings, L.L.C. and each of the
Existing Partners Listed on Exhibit A-1 thereto, incorporated by
reference to Exhibit 4.2.2 of Burnham's Current Report on Form 8-K
dated December 31, 1997.
</TABLE>
- ----------
* Previously filed.
** Filed herewith.
II-5
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Exhibit 10.5
FORM OF PROPERTY MANAGEMENT AGREEMENT
THIS PROPERTY MANAGEMENT AGREEMENT ("Agreement") is made as of
_________ ("Effective Date"), by and between BPP RETAIL, LLC, a Delaware limited
liability company ("Owner"), and ______________________________, a __________
corporation ("Property Manager").
RECITALS
A. Owner is the owner of that certain retail shopping center described
in EXHIBIT A attached to this Agreement (the "Property"). The Property is
commonly known as _____________ and is located at ________________________.
Burnham Pacific Operating Partnership, L.P., a Delaware limited partnership is
the managing member of Owner ("BPOP") and the State of California Public
Employees' Retirement System ("CalPERS") is a non-managing member of Owner.
B. Property Manager is experienced in the management, operation and
supervision of similar commercial properties in the geographic area where the
Property is located. Property Manager is a licensed real estate broker in the
State of __________.
C. The parties acknowledge that concurrent with the execution of this
Agreement Property Manager and Affiliates of Owner are entering into other
management agreements (the "Other Management Agreements") for the management of
certain other properties (the "Other Properties").
D. The parties desire to set forth in this Agreement the terms and
conditions under which Property Manager shall act as manager of the Property.
NOW, THEREFORE, in consideration of the mutual covenants herein
contained and other good and valuable consideration, Owner and Property Manager
agree as follows:
ARTICLE 1 DEFINITIONS.
1.1 DEFINITIONS. As used in this Agreement, the following
terms shall have the respective meanings set forth in this Section 1.1:
1.1.1 AFFILIATE: The term "Affiliate" shall mean when
used with reference to a specified Person, (a) any Person that directly or
indirectly through one or more intermediaries controls or is controlled by or is
under common control with the specified Person, (b) any Person that is an
executive officer or board member of, general partner in or trustee of, or
serves in a similar capacity with respect to, the specified Person or of which
the specified Person is an officer, general partner or trustee, or with respect
to which the specified Person serves in a similar capacity, (c) any Person that,
directly or indirectly, is the beneficial owner of __% or more of all voting
classes of equity securities of the specified Person or of which the specified
Person is directly or indirectly the owner of __% or more of all voting classes
of equity securities, or (d) any trust established by the specified Person for
the benefit of any such relative or spouse of such Person. "Affiliate" or
"Affiliated Person" of the Owner or the members thereof does not include a
Person who is a partner in a partnership or a joint venture with the Owner or
any other Affiliated Person if such Person is not otherwise an Affiliate or
Affiliated Person of the
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Owner or the members thereof. The term "Person" means any individual,
partnership, limited liability company, corporation, cooperative, trust, estate,
government (or any branch or agency thereof) or other entity.
1.1.2 APPROVED CAPITAL BUDGET. "Approved Capital
Budget" shall have the meaning set forth in Section 2.2.2.
1.1.3 APPROVED OPERATING BUDGET. "Approved Operating
Budget" shall have the meaning set forth in Section 2.2.2.
1.1.4 DESIGNATED SUPERVISOR. _________________, or
any other employee of Property Manager approved in writing by Owner who is
designated by Property Manager to perform the duties of the Designated
Supervisor under this Agreement.
1.1.5 GROSS MONTHLY COLLECTIONS. The term "Gross
Monthly Collections" shall mean the total gross monthly collections of rent and
tenant reimbursements received from the Property, including only the following:
base rents, percentage rents and reimbursements of taxes, insurance or common
area maintenance charges for which a tenant is liable under its lease. Gross
Monthly Collections shall not include the following: (i) receipts from the
operation or rental of parking facilities, (ii) business interruption or rental
loss proceeds (but such proceeds shall be included in Gross Monthly Collections
during any period of time that more than 50% of the Property is unoccupied as a
result of a casualty), (iii) any payment of money by a tenant to Owner or
Property Manager in consideration for or in conjunction with a security, rental
or other deposit (unless and until actually applied as rent), (iv) payments in
connection with the termination, cancellation, expiration, renewal, extension or
modification of a tenant's lease, (v) property insurance loss proceeds, (vi)
remodeling and tenant improvement charge costs, (vii) condemnation proceeds,
(viii) proceeds received by Owner in connection with the sale of any portion of
the Property or the refinancing of any indebtedness secured by a lien on any
portion of the Property, (ix) direct payments of taxes or insurance by any
tenant of the Property, or (x) payments by tenants to a merchant's association
or promotional fund. Any advance rental payments (not to exceed 30 days in
advance of their due date) shall be included in Gross Monthly Collections when
received.
1.1.6 MARKET AREA. That certain area within a three
(3) mile radius of the Property.
1.1.7 PROPERTY: The term "Property" shall mean that
certain commercial real property described in Recital A of this Agreement.
1.1.8 RECORDS OFFICE: The term "Records Office" shall
mean Property Manager's offices located at _____________________________.
1.2 ADDITIONAL DEFINED TERMS. Initial-capitalized terms not
defined in Section 1.1 shall have the meanings otherwise ascribed to them in
this Agreement.
ARTICLE 2 APPOINTMENT AND SERVICES OF PROPERTY MANAGER.
2.1 APPOINTMENT; TERM; GENERAL SCOPE OF SERVICES. Owner hereby
appoints Property Manager as manager of the Property with the responsibilities
for managing, operating, maintaining and servicing the Property (collectively,
the "Management Services") for a term beginning on the Effective Date. The
period during which this Agreement is in effect is referred
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to as the "Term.". Property Manager, by its execution hereof, does hereby accept
such appointment and agrees to perform the Management Services upon the terms
and conditions set forth in this Agreement all to the end that Owner's interest
in the Property and its interests as landlord under the Leases shall be
preserved and no default chargeable to Owner shall occur under the Basic
Documents.
2.1.1 GENERAL SCOPE OF SERVICES. Property Manager
shall direct, supervise, manage, operate, maintain and repair the Property and
develop, institute and follow programs and policies to facilitate the efficient
operation of the Property on as profitable a basis as reasonably possible and in
compliance with this Agreement and all directions of Owner. The Management
Services shall include the performance of all obligations of Owner as landlord
under all present and future tenant leases ("Leases") and under all other
contracts affecting the Property, including, without limitation, any and all
development agreements, permits, governmental approvals and certificates of
occupancy at the Property and all warranties, guaranties and service contracts
and agreements relating to the maintenance and operation of the Property
("Contracts") (the Leases and the Contracts are collectively referred to as the
"Basic Documents"); however, unless specifically provided in this Agreement,
Property Manager shall not be responsible for negotiating or obtaining building
permits, certificates of occupancy or development agreements. The Management
Services shall also include the supervision and oversight of any construction of
capital or tenant improvements designated by Owner in a written work order
(collectively, "Designated Improvements"). Property Manager shall not permit the
use of the Property for any purpose or in any manner that might void any policy
of insurance held by Owner, that might render any loss insured thereunder
uncollectible or that would be in violation of any law or governmental
restriction or the provisions of any Lease.
2.1.2 DIRECTIONS BY OWNER AND BPOP. Property Manager
acknowledges and agrees that it shall be the role and duty of BPOP, on behalf of
Owner, to generally supervise the performance of Property Manager under this
Agreement, and any notice or direction given by BPOP shall be deemed to be a
notice or direction delivered by Owner. Property Manager further acknowledges
and agrees that Owner and BPOP shall set policy and establish objectives with
respect to management of the Property, and Property Manager shall perform all
services under this Agreement in accordance with such policies and objectives.
2.1.3 GENERAL STANDARD OF SERVICES. Property Manager
shall use its best efforts and act diligently in a manner consistent with
first-class professional management standards as manager of the Property, and
shall perform its duties hereunder in conformity with this Agreement. The
services of Property Manager under this Agreement are to be of a scope and
quality not less than those generally performed by professional managers of
other first-class retail properties in the Market Area.
2.2 SPECIFIC SERVICES OF PROPERTY MANAGER. Without limiting
the generality of the provisions of Section 2.1 and subject at all times to the
procedures and directions set forth in this Agreement (as may be revised or
amended from time to time), Property Manager shall do all of the following:
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2.2.1 EMPLOYEES. Property Manager shall select,
employ, pay, supervise and discharge all employees and personnel necessary for
the operation, maintenance and protection of the Property (subject to the
limitations set forth in Section 4.1). All persons so employed by Property
Manager shall be employees or independent contractors of Property Manager and
not of Owner. Property Manager shall comply with all applicable laws, rules and
regulations concerning worker's compensation, social security, unemployment
insurance, hours of labor, wages, working conditions and other
employer/employee-related subjects. Property Manager shall comply with all
provisions of the Fair Employment Practices Addendum attached to this Agreement
as EXHIBIT B. Property Manager shall provide to Owner, at Owner's request, a
schedule of employees to be employed by Property Manager in the direct
management of the Property. This schedule shall include the number of employees
and their title and salary range. Owner shall have the right, at any time, to
disapprove the use of any such employees in connection with the management of
the Property or the performance of any of Property Manager's services under this
Agreement. Property Manager shall not reduce the agreed upon number of employees
dedicated to the management of the Property without obtaining Owner's prior
written consent. At all times during the Term, the Designated Supervisor shall
be the principal contact for Property Manager and the Designated Supervisor
shall coordinate all of the efforts of Property Manager under this Agreement.
Property Manager represents to Owner that the Designated Supervisor has at least
seven (7) years of property management experience. Owner shall have the right to
approve in writing any Designated Supervisor.
2.2.2 RECORDS AND BUDGETS. Property Manager shall
keep or cause to be kept at the Records Office suitable books of control and
account as provided in this Agreement. Property Manager shall prepare and submit
to Owner such monthly, quarterly, annual or other operating and capital budgets
for the Property as may be required by BPOP or Owner. Without limiting the
generality of the foregoing, Property Manager shall prepare and submit to Owner
a proposed annual operating budget and a proposed annual capital budget for the
management and operation of the Property at times reasonably requested by Owner.
All payments to be made to Property Manager or an Affiliate thereof shall be
separately itemized and explained in the proposed annual operating budget and
the proposed capital budget. The proposed annual operating and capital budgets
shall be in a form approved by Owner. If Owner considers any proposed budget
unacceptable, Owner shall specify to Property Manager the reason(s) therefor and
Property Manager shall revise and resubmit the budget until it is accepted by
Owner and approved by Owner. All budgets shall be effective only when approved
in writing by Owner. Owner may revoke its approval of any budget at any time.
The operating budget approved in writing by Owner shall be referred to as the
"Approved Operating Budget" and the capital budget approved in writing by Owner
shall be referred to as the "Approved Capital Budget"
2.2.2.1 FAILURE TO COMPLETE BUDGET. The
parties intend that an Approved Operating Budget and an Approved Capital Budget
for the following calendar year shall be in place for the Property by October 1
of each preceding year during the Term. If an annual operating budget for the
Property has not been approved by Owner prior to the commencement of any
calendar year during the Term, the operating budget for each calendar month
("Current Month") until the annual operating budget is approved shall be the
amount of the most recent Approved Operating Budget for the Property for the
same calendar month ("Base Month"), as adjusted to reflect (a) any increase or
decrease between the Base Month and the Current Month in the Consumer Price
Index-U.S. Cities Average (base year 1982-84=100)
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<PAGE>
published by the United States Department of Labor, Bureau of Labor Statistics,
and (b) any increase or decrease in the occupancy of the Property between the
Base Month and the Current Month. Property Manager shall submit such adjusted
monthly operating budget to Owner for review not more than 10 days before the
first day of the month for which it is proposed, and such budget, after approval
by Owner, shall be deemed an "Approved Operating Budget" for purposes of this
Agreement.
2.2.2.2 AMENDMENT OF BUDGETS. Property
Manager shall have the right from time to time to submit proposed revised
budgets to Owner, which shall be subject to Owner's written approval. Property
Manager shall use diligence and its best efforts to prevent the actual costs of
maintaining and operating the Property from exceeding the Approved Operating and
Capital Budgets. Owner may amend its approval of any budget and require the
budget to be amended to conform to such approval at any time and, in such event,
only the budget as so amended shall be deemed approved. After revoking or
amending an Approved Budget, Owner shall have the right to require Property
Manager to terminate any agreements or void any actions which are no longer
consistent with an Approved Budget.
2.2.2.3 BUDGET VARIANCES. Except as
specifically authorized in this Agreement, Property Manager shall obtain Owner's
specific prior written consent before undertaking any expenditure of Owner's
funds in excess of the applicable budgeted amount set forth in an Approved
Operating Budget or Approved Capital Budget, unless such excess amount (a
"Permitted Budget Overrun") is less than both of the following: (i) $5,000.00 in
the aggregate for any calendar year for all such Permitted Budget Overruns, and
(ii) ten percent (10%) of the applicable budgeted amount. Property Manager shall
promptly advise Owner in writing of any Permitted Budget Overruns.
2.2.3 LEASING; NON-SOLICITATION. Property Manager
shall coordinate the leasing activities of the Property with Owner's designated
leasing representative or exclusive leasing broker. Property Manager shall not
approve the assignment or sublease of any Lease without obtaining Owner's prior
written consent. If Property Manager receives a tenant request for a sublease or
assignment, then Property Manager shall obtain and deliver to Owner all
information reasonably necessary for Owner's use in assessing such request. Upon
Owner's approval of any such assignment or sublease, Property Manager, at
Owner's request, shall prepare and deliver to Owner a consent to assignment or
sublease on a form designated by Owner. Property Manager shall obtain the prior
written consent of Owner before engaging in any solicitation of tenants located
at the Property for the purpose of leasing space to such tenant at a property
other than the Property. Owner may terminate this Agreement for cause if
Property Manager fails to comply with this provision. Owner shall have the sole
right to approve and negotiate amendments of Lease.
2.2.4 RENT. Property Manager shall (i) use best
efforts to ensure that all rents and other monies (including billings resulting
from tenant participation in operating expenses, taxes and common area
maintenance charges) payable under the Leases are paid by tenants of the
Property, either to Property Manager directly, to the Property Lockbox Account
(as defined in Section 7.1) or to any lockbox required by the terms of a loan to
Owner, as and when such amounts become due and payable, (ii) adjust rentals and
other required payments where adjustment is contemplated by the applicable
Leases, (iii) notify Owner and tenants of such adjustments, and (iv) sign and
serve in the name of Owner such notices (except as limited by
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Section 2.2.5), including, without limitation, letters demanding past-due and
currently owing rents and other monies, as are consistent with Owner's
procedures. Property Manager shall identify and collect any income due Owner
from miscellaneous services provided to tenants or the public, including,
without limitation, parking, tenant storage and retail income, if any. All
monies so collected shall be deposited immediately in the Property Lockbox
Account or lender lockbox account. In addition to the foregoing, not later than
sixty (60) days after the closing of each annual reporting period, and to the
extent permitted or required by Leases, Property Manager shall provide to Owner
a draft of the reconciliation statement for each tenant of the Property of
actual expenditures for the annual reporting period. Following Owner's approval
or modification of the foregoing, but not later than ninety (90) days after the
closing of each annual reporting period, Property Manager shall provide each
tenant with an Owner approved reconciliation statement of actual expenditures
for the annual reporting period. In addition, Property Manager shall provide
each tenant with the following: (i) a monthly rent and expense statement for the
current month setting forth the payment required to be made by such tenant
pursuant to its Lease, based upon the current Approved Operating Budget and
estimate of expenses for the then-current year, and (ii) all other notices
required under the Leases.
2.2.5 COLLECTIONS. Property Manager shall undertake
the periodic billing of rents and monetary payments of every kind and form due
from tenants of the Property, and thereafter shall actively pursue collection of
all such rents and other payments. At Owner's request, Property Manager shall
also advise Owner of the need for percentage rent audits of any tenant of the
Property and Property Manager shall coordinate the performance of such audits of
percentage rents payable by tenants of the Property. Property Manager shall not
terminate any lease, lock out any tenant, institute any suit for rent or for use
and occupancy, provide notice by legal service to pay rent or quit or institute
proceedings for recovery of possession without the prior written approval of
Owner. Only legal counsel designated by Owner shall be retained in connection
with any such suit or proceeding, and Property Manager upon request shall
recommend legal counsel and furnish Owner with the estimated costs of legal
services to be incurred in bringing such suit or proceeding. Unless otherwise
specified by Owner in writing, Owner shall manage and coordinate any such suit
or proceeding. If any tenant of the Property is delinquent in any payment due to
Owner or is otherwise in default under the terms of its lease for a period of
more than 15 days, Property Manager shall immediately notify Owner.
2.2.6 MAINTENANCE.
2.2.6.1 PROPERTY MAINTENANCE. Property
Manager shall maintain or cause to be maintained (to the extent not maintained
by tenants) the Property and common areas thereof, external and internal, in
good and clean condition and repair as a first-class commercial building,
including, without limitation, all sidewalks, signs, mechanical, electrical and
other systems, parking lots and landscaping; provided, however, that no
maintenance expenses, repairs or alterations which are not specifically
identified in the Approved Operating Budget shall be incurred or undertaken
without the prior written consent of Owner. If Owner so elects in its sole and
absolute discretion, all maintenance, repairs or alterations requiring
expenditures in excess of _______________ Dollars ($______) shall be planned and
supervised by an architect, designer, inspector, engineer, construction manager
or general contractor selected by Owner in its sole and absolute discretion. If
Owner requests, Property Manager shall recommend qualified persons to provide
such services. Property Manager shall arrange, as may
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be necessary or appropriate from time to time, for periodic roofing inspections
and inspections of the building systems by independent contractors. Property
Manager shall be responsible for obtaining all required tenant and adjacent
owner consents with respect to the performance of any repair, maintenance or
capital improvement work.
2.2.6.2 EMERGENCIES. Notwithstanding
anything to the contrary in this Agreement, in the event of an emergency in
which there is an immediate danger to persons or property or in which action is
required in order to avoid suspension of services, Property Manager shall take
such action as is reasonable and prudent under the circumstances. Property
Manager shall be reimbursed promptly for any reasonably necessary expenses
incurred in such action, even if not in an Approved Operating Budget or Approved
Capital Budget, so long as Property Manager attempts to consult with Owner in
advance and, in any event, notifies Owner in writing within 48 hours of taking
such action explaining the reasons therefor.
2.2.7 CONTRACTS. Subject to the provisions of Section
2.4 below, Property Manager shall negotiate and, with Owner's prior written
approval, execute all necessary or desirable utility, supply, service, vending
and related contracts and equipment leases for the Property. Owner may at any
time and in its sole discretion direct the Property Manager to use certain
designated vendors and suppliers. Property Manager shall not execute any
contract or other agreement affecting the Property without Owner's prior written
consent; provided, however, that Owner's consent shall not be required with
respect to any utility or service contract (other than security service
contracts) which (i) is entered into in the usual course of business, (ii) has a
term of one year or less, (iii) is terminable on no more than thirty (30) days
prior notice, without penalty, (iv) is specifically provided for in the Approved
Operating Budget, and (v) provides for payments in an amount less than $______
in any calendar year. Without limiting the foregoing, each contract or agreement
executed by Property Manager pursuant to this Section 2.2.7 shall contain a
30-day (or shorter) cancellation clause exercisable by Owner without cause and
without penalty or fee, unless otherwise approved in writing by Owner. All such
utility, supply, service, vending and related contracts and equipment leases
shall be in the name of Owner and executed by Property Manager as agent on
behalf of Owner. Property Manager shall not hold itself out as having the
authority to approve any contract or agreement without the prior approval of
Owner except as provided above. In addition to the foregoing, Property Manager
shall strictly conform with the contracting procedures described on EXHIBIT C
attached to this Agreement.
2.2.8 PURCHASES. Property Manager shall supervise and
purchase or arrange for the purchase of all reasonable inventories, provisions,
supplies and operating equipment which are provided for in the Approved
Operating Budget or otherwise specifically approved by Owner. To the extent
available, Property Manager shall turn over to or obtain for Owner all volume
purchasing benefits and discounts available to Property Manager, Owner or
properties of the size and class of the Property.
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2.2.9 OPERATING AND CAPITAL EXPENSES.
2.2.9.1. OPERATING EXPENSES. Property
Manager shall pay from Owner's funds, in a commercially reasonable manner, all
normal operating expenses of the Property (and not paid directly by tenants)
with funds from the Property Disbursement Account (as defined in Section 7.2).
2.2.9.2 CAPITAL EXPENSES. Property Manager
shall recommend that Owner purchase major items of new or replacement equipment
when Property Manager believes such purchase to be necessary or desirable. Owner
may arrange to purchase and install such items itself or may authorize Property
Manager to do so (subject to any supervision and specification requirements and
conditions prescribed by Owner). If Owner so elects in its sole and absolute
discretion, any capital improvement project costing more than _______________
Dollars ($______) shall be planned and supervised by an architect, designer,
inspector, engineer, construction manager or general contractor selected by
Owner in its sole and absolute discretion. If Owner requests, Property Manager
shall recommend qualified persons to provide such services. Unless specifically
included in the Approved Capital Budget or permitted under Section 2.2.6.2, all
capital expenditures must be authorized by Owner in writing in advance.
2.2.10 ENERGY MANAGEMENT. Property Manager shall
provide proper energy management and utilize utility conservation techniques.
2.2.11 SECURITY. Property Manager shall maintain or
cause to be maintained a security program designed to be adequate for the needs
of the Property as determined by Owner from time to time. Property Manager shall
promptly notify Owner of any incidents or conditions which reflect on or affect
the adequacy of the security provisions for the Property, and shall make
recommendations to Owner with respect to security matters. At Owner's request,
Property Manager shall report all incidents involving property damage to Owner's
insurance carrier, with a copy to Owner. All contracts for the performance of
security services shall be subject to Owner's prior written approval.
2.2.12 TAXES. Property Manager shall obtain and
verify bills for real estate and personal property taxes, sales taxes on rental
payments, improvement assessments or bonds and other like charges which are or
may become liens against all or any part of the Property (collectively,
"Taxes"). Property Manager shall pay all bills for Taxes not less than 15
calendar days prior to delinquency. Alternatively, Owner may elect to pay some
or all bills for Taxes. In such event, Property Manager shall remit all bills
for Taxes to Owner not less than 30 calendar days prior to the date such Taxes
would become delinquent and shall pay only those tax bills designated by Owner.
If Owner elects to contest any Taxes, Owner shall notify Property Manager and
Property Manager shall not pay the Taxes until directed by Owner. At Owner's
request, Property Manager shall cooperate with Owner's consultant's efforts to
conduct any appeal of Taxes.
2.2.13 COMPLIANCE WITH OWNER'S OBLIGATIONS. Property
Manager shall operate the Property in compliance with all terms and conditions
of any ground lease, space lease, mortgage, deed of trust or other security
instrument affecting the Property, if any, of which Property Manager has
knowledge. Property Manager shall not make payments on account of any
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ground lease, space lease, mortgage, deed of trust or other security instrument
affecting the Property, if any, unless specifically instructed to do so by Owner
in writing.
2.2.14 LICENSES AND PERMITS. Property Manager shall
obtain all licenses, permits, certificates, consents, approvals or other
entitlements required for the operation of the Property (collectively,
"Licenses"), but, unless specifically provided in this Agreement, Property
Manager shall not be responsible for obtaining building permits for new
construction at the Property. Property Manager shall provide Owner with copies
of all completed initial or renewal License applications for Owner's approval
and Owner's signature, if necessary, not less than 30 days prior to the date
such applications are due. All Licenses shall be obtained in Owner's name
whenever possible. Any Licenses obtained in the name of Property Manager shall
be held on behalf of Owner, and upon termination of this Agreement, Property
Manager shall transfer or assign all such Licenses to Owner or to such person as
Owner may direct at no cost to Owner.
2.2.15 NOTICE AND COOPERATION IN LEGAL PROCEEDINGS.
Owner and Property Manager each shall give prompt notice to the other of the
commencement of any action, suit or other legal proceeding against Owner or
against Property Manager with respect to the operations of the Property or
otherwise affecting the Property. Property Manager shall fully cooperate, and
shall use reasonable efforts to cause all of its employees to fully cooperate,
in connection with the prosecution or defense of all legal proceedings affecting
the Property.
2.2.16 CONSTRUCTION FACILITATION. Property Manager
shall be responsible for (a) coordinating and facilitating the planning, and (b)
facilitating the performance of all construction (including, without limitation,
all maintenance, repairs and alterations described in Section 2.2.6, capital
improvement projects described in Section 2.2.9, tenant improvements, tenant
refurbishments and common area refurbishments) required to be constructed by
Owner after the Effective Date and designated by Owner in a written work order
(collectively, "Construction Projects"), regardless of whether or not any such
Construction Project arises out of a lease executed prior to the Effective Date.
Such coordination and facilitation services shall include, for example and not
by way of limitation, retaining architects, engineers or other consultants,
assisting in the development of repair, capital improvement or tenant space
plans, cost estimating, advising Owner with respect to the need for a general
contractor, construction manager or other consultant, posting (and recording if
necessary or desirable) appropriate notices of non-responsibility, providing
notices of construction to affected tenants and mitigating the effects of
construction on such tenants, and providing contractors, vendors and other
Construction Project-related personnel with access to the Property, parking and
staging areas and necessary utilities and services.
2.2.17 NOTICES. Property Manager shall deliver
forthwith to Owner all written notices received by Property Manager from any
mortgagee, tenant or other party to any of the Basic Documents given pursuant
thereto or pertaining thereto or otherwise pertaining to the Property and all
written notices from any governmental or official entity.
2.2.18 ENFORCEMENT OF LEASES. Property Manager shall
use its best efforts to enforce compliance by tenants with each and all of the
terms and provisions of the Leases. Property Manager may, with prior written
consent of Owner in each instance, which consent may be withheld by Owner in its
sole discretion, or shall at Owner's discretion, institute legal proceedings in
the name of Owner to enforce Leases or dispossess tenants or others
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occupying the Property or any portion thereof. Property Manager shall monitor,
cooperate with and review the results of any CAM audit conducted by or on behalf
of any tenant of the Property, subject to Owner's written approval. If any CAM
audit results in a reduction of Gross Monthly Collections, then Property Manager
shall promptly refund to Owner any overpayment of the Management Fee.
2.2.19 ENVIRONMENTAL.
2.2.19.1 NOTICE. Property Manager shall
promptly advise Owner in writing of any information concerning actual or
potential non-compliance with any Hazardous Materials Laws (as hereinafter
defined), occurring in, on or at the Property, or to Property Manager's
knowledge, in/on or at any property adjacent to or in the vicinity of the
Property, together with a written report of the nature and extent of the
non-compliance and the potential damage to the Property or the property adjacent
to or in the vicinity of the Property.
2.2.19.2 INSPECTION. Property Manager, to
the best of its ability, shall inspect the Property on at least a quarterly
basis to determine whether any tenants, or any other persons, are or have been
storing, handling, transporting, generating, manufacturing, using, dumping,
releasing or discharging any Regulated Substances (as hereafter defined) in, on
or at the Property and, if so, Property Manager shall promptly advise Owner in
writing of that fact.
2.2.19.3 RIGHTS; LIMITATIONS. Property
Manager shall use commercially reasonable efforts to enforce Owner's rights
under the tenant leases of space at the Property insofar as any such tenant's
compliance with Hazardous Materials Laws is concerned; provided, however,
Property Manager shall not retain environmental consultants or other
professionals or otherwise initiate environmental reviews by any third parties
without Owner's prior written consent. Property Manager shall hold in confidence
all information bearing on Hazardous Materials Laws and Regulated Substances
except to the extent expressly instructed otherwise in writing by Owner, or
except to the extent necessary to protect against the imminent threat to the
life and safety of persons and/or damage to the Property or damage to the
property adjacent to or in the vicinity of the Property.
2.2.19.4 DEFINITION. The term "Regulated
Substances" means any chemical, material or substance defined as, or included in
the definition of "hazardous substance" "hazardous wastes," "extremely hazardous
waste," "restricted hazardous waste," or "toxic substances" or words of similar
import under any environmental laws, the regulations adopted thereunder or
publications promulgated pursuant thereto, including, but not limited to, the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Sec. 9601, et seq.; the Hazardous Materials Transportation
Act, as amended, 49 U.S.C. Sec. 1801, et seq.; the Resource Conservation and
Recovery Act, as amended, 42 U.S.C. Sec. 6901, et seq.; the Federal Water
Pollution Control Act, as amended, 33 U.S.C. Sec. 1251, et seq.; and applicable
state and local statutes including, but not limited to, [insert references to
applicable state laws here] (the "Hazardous Materials Laws"). Without limiting
the generality of the foregoing, the term "Regulated Substances" includes (a)
any oil, flammable substances, explosives, radioactive materials, hazardous
wastes or substances, toxic wastes or substances or any other materials or
pollutants which (i) pose a hazard to the Property or to
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persons on or about the Property or (ii) cause the Property to be in violation
of any Hazardous Materials Laws; (b) asbestos in any form which is or could
become friable; (c) urea formaldehyde foam insulation; (d) transformers or other
equipment which contain polychlorinated byphenyls; and (e) Radon gas in amounts
which will cause buildings erected on the Property to exceed applicable limits.
The term "Regulated Substances" also includes any other chemical, material or
substance, exposure to which is prohibited, limited or regulated by any
governmental authority or may or could pose a hazard to the health and safety of
the occupants of the Property or the owners and/or occupants of the property
adjacent to or surrounding the Property.
2.2.20 ADVERTISING. At Owner's request, Property
Manager shall supervise the preparation by third parties of advertising plans
and promotional material to be used to further rentals and to promote the
Property. Such plans or material shall only be used if approved in advance in
writing by Owner, and in conformance with such approval. Property Manager shall
not use Owner's name in any advertising or promotional material without Owner's
express prior written approval in each instance. Property Manager shall also
provide to Owner any demographic or marketing studies prepared by Property
Manager that are relevant to the Property. At Owner's request, Property Manager
shall supervise the performance by independent consultants with respect to any
merchant association or marketing funds relating to the Property.
2.2.21 GENERAL. Property Manager shall provide such
direction, supervision, professional management and in-house consulting staff
services as may be necessary or desirable to operate the Property in a manner at
least equal to that which is customary and usual in the operation of other
properties of substantially comparable location, class, size and standing in the
Market Area, and shall provide such property management services for the
Property as are consistent with the Property's size and existing facilities.
Subject only to those express limitations set forth in this Agreement, Property
Manager shall have control and discretion in the management and operation of the
Property and in the provision of the services described in this Agreement.
2.3 OWNER'S APPROVAL. Whenever Owner's approval or consent is
required pursuant to this Agreement, such approval or consent shall be deemed
withheld unless Owner notifies Property Manager in writing, within five (5)
business days following receipt by Owner of such information as Owner deems
necessary to make such decision, that Owner approves or grants consent.
2.4 COMPETITIVE BIDS. In addition to the provisions of Section
2.2.7 of this Agreement, Property Manager shall not execute or otherwise enter
into or bind Owner with respect to any contract or agreement for repairs,
capital improvements, equipment, supplies, services or any other item in excess
of $5,000.00 without obtaining three (3) competitive written bids. Each bid
shall be solicited in a form prescribed by Owner so that uniformity will exist
in the bid quotes. Subject to satisfaction of the provisions of Section 2.2.7,
Property Manager may accept the low bid without prior approval from Owner. If
Property Manager advises acceptance of other than the lowest bidder, then
Property Manager shall adequately support, in writing, its recommendations to
Owner. Owner shall have the right to approve any such non-lowest bid in
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Owner's sole and absolute discretion. In addition to the provisions of Section
2.2.7 of this Agreement, Property Manager shall rebid all on-going material
contracts and agreements on an annual basis, unless waived in writing by Owner.
2.5 YEAR 2000. Property Manager covenants, represents and
warrants to Owner the fault-free performance in processing of date and
date-related data (including, but not limited to calculating, comparing and
sequencing) by all hardware, software and firmware products used by Property
Manager to deliver services and other reports and information under this
Agreement, individually and in combination. Fault-free includes manipulation of
this data with dates prior to, through, and beyond January 1, 2000, and shall be
transparent to the user. Property Manager shall verify, through appropriate
testing and analysis, that the services and other reports and information
provided by Property Manager under this Agreement are year 2000 compliant in
accordance with the above, and shall use its best efforts to ensure that
services and other reports and other information provided by third parties to
Owner are year 2000 compliant. Property Manager shall implement a contingency
plan for the Property with respect to contemplated year 2000 problems.
2.6 DIGITAL COMMUNICATION. In addition to face-to-face
meetings between the parties, it is the general understanding of Property
Manager and Owner that e-mail and electronic communication are an efficient and
important method of communication for the parties that will enhance the speed of
communication and responsiveness of the parties. The parties also agree that it
is their intent to convert paper process to a digital process to the greatest
extent possible in the performance of duties under this Agreement. Accordingly,
all written communications, transmittals and reports by Property Manager to
Owner under this Agreement, to the greatest extent possible, shall be
electronically communicated to Owner, including, without limitation, the
electronic communication of all reports, budgets and other financial matters. In
addition, to the maximum extent possible, Property Manager shall utilize e-mail
as the primary form of written communication with Owner. All such electronic
communications shall include appropriate virus protection.
ARTICLE 3 COMPENSATION AND EXPENSES OF PROPERTY MANAGER.
3.1 MANAGEMENT FEES.
3.1.1 BASE MANAGEMENT FEE. As full and complete
compensation for all services to be provided by Property Manager under this
Agreement, together with any other fees described in Section 3.1 of this
Agreement, Owner shall pay to Property Manager a sum equal to ____% of the Gross
Monthly Collections actually collected for the Property during the Term (the
"Management Fee"). The Management Fee shall be payable monthly, one month in
arrears, commencing upon the last day of the first full month of the Term. The
Gross Monthly Collections for any partial month during the Term shall be
prorated, and the Management Fee shall be payable only upon that portion of the
Gross Monthly Collections allocable to that part of the month during the Term.
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3.1.2 CONSTRUCTION MANAGEMENT FEE. In addition to the
other fees described in Section 3.1 of this Agreement, Owner shall pay to
Property Manager a construction management fee (the "Construction Fee") equal to
____ percent (__%) of the hard and soft costs of construction of all Designated
Improvements. The Construction Fee shall be payable monthly, one month in
arrears, commencing upon the last day of the first full month of the Term. The
Construction Fee shall be based on actual amounts paid by Owner during the
immediately preceding month for hard and soft costs of construction of
Designated Improvements. Hard and soft costs of construction of Designated
Improvements shall include only the following: (i) costs of labor, materials,
contractor overhead and contractor profit, (ii) architectural fees, and (iii)
engineering fees.
3.1.3 INCENTIVE FEE. In addition to the other fees
described in Section 3.1 of this Agreement, Owner shall pay to Property Manager,
in the manner described in this Section 3.1.3, an incentive management fee (the
"Incentive Fee") in an amount reasonably determined by Owner in good faith in
accordance with the provisions of this Section 3.1.3; provided, however, that
the aggregate amount of the Incentive Fee plus all of the incentive management
fees payable under the Other Management Agreements shall not exceed the sum of
____% of Gross Monthly Collections actually collected for the Property during
the Term plus _____% of gross monthly collections actually collected for the
Other Properties during the Term. The Incentive Fee shall be payable annually,
on a date between December 30 of the calendar year in which the Incentive Fee is
earned and January 31 of the following calendar year. Owner shall annually
reasonably determine in good faith the amount of the Incentive Fee based on
Owner's assessment of the following performance criteria: (i) have the efforts
of Property Manager resulted in increases of the scheduled rents for the
Property, (ii) have the efforts of Property Manager resulted in increases of the
recovery ratio of triple net costs for the Property, (iii) have the efforts of
Property Manager resulted in increases of the amount of triple net costs
recovered for the Property, and (iv) have the efforts of Property Manager
resulted in reduction of costs under service contracts for the Property. On or
before December 1 of each year during the Term, Property Manager shall provide
to Owner satisfactory information to permit Owner to determine the amount of any
Incentive Fee.
3.1.4 RECOVERED INCOME. Attached to this Agreement as
EXHIBIT D (or to be attached to this Agreement on or before _____________) is a
list of certain specific rental delinquencies for the Property that are over 90
days old (the "Rental Delinquencies"). Within thirty (30) days after collection
of any of the Rental Delinquencies, Owner shall pay to Property Manager an
amount equal to _____ percent (__%) of such collected Rental Delinquencies. In
addition to the foregoing, if Property Manager bills to tenants of the Property
existing as of June 1, 1999 unbilled amounts (including base rent, additional
rent and percentage rent) that have not previously been billed for the period
before ____________ (excluding the ____ annual CAM reconciliation or second
quarter reconciliation) ("Unbilled Amounts"), then, within thirty (30) days
after collection of any of such Unbilled Amounts, Owner shall pay to Property
Manager an amount equal to ______ percent (__%) of such collected Unbilled
Amounts, minus any out of pocket costs of collection incurred by Owner. The term
"Unbilled Amounts shall not include any amounts billed for any period on or
after ____________.
3.2 COSTS AND EXPENSES TO BE BORNE BY PROPERTY MANAGER. Except
as specifically provided in Section 3.3 below or in the Approved Operating
Budget, Property Manager shall
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bear all costs and expenses incurred in rendering all overall supervisory
services, rent and other collection, lease enforcement (exclusive of court costs
and attorneys' fees), lease termination, management, construction oversight and
facilitation, accounting, bookkeeping and recordkeeping, and no such costs or
expenses shall be charged to Owner. Without limiting the foregoing, Owner shall
not be responsible for any of the following costs or expenses:
3.2.1 WAGES. All costs of gross salary and wages,
payroll taxes, insurance, worker's compensation and other costs of Property
Manager's office and executive personnel (other than full-time or part-time
on-site personnel whose positions and salaries are specifically authorized in
the Approved Operating Budget);
3.2.2 OUT OF POCKET COSTS. All out-of-pocket costs
incurred as a result of Property Manager's breach of this Agreement, or as a
result of the negligence or willful misconduct of Property Manager or any of its
Affiliates, employees, independent contractors, agents or other representatives
performing services in connection with this Agreement;
3.2.3 SUPPLIES. All costs of forms, accounting
materials, administrative materials, papers, ledgers and other office supplies
and office equipment, all costs of Property Manager's data processing equipment,
and all costs of data processing, copying, postage and delivery costs;
3.2.4 ACCOUNTING. All costs of Property Manager's
bookkeeping and accounting relating to the Property; and
3.2.5 TRANSPORTATION. All transportation costs of
Property Manager's personnel.
3.3 COSTS AND EXPENSES TO BE BORNE BY OWNER. Except as set
forth in Section 3.2 or elsewhere in this Agreement, Owner shall be responsible
for leasing commissions, attorneys' fees and court costs and outside collection
agency fees incurred in connection with lease negotiation, enforcement and
termination and rent and other collection and litigation (subject to the
insurance and indemnity provisions of Article 8).
3.4 NONCUSTOMARY SERVICES. Notwithstanding anything in this
Agreement to the contrary, Property Manager shall not furnish or render services
to the tenants of the Property other than those services customarily furnished
to tenants of similar properties unless (a) Property Manager makes separate,
adequate charges to tenants for such services, (b) such charges are received and
retained by Property Manager, (c) Property Manager bears the cost of providing
such services, and (d) Property Manager first obtains Owner's written consent.
For purposes of this Section 3.4, it is agreed that maintenance, trash
collection, janitorial services and cleaning services, the furnishing of water,
heat, light, air conditioning, public entrances and exits, guard or security
services and parking facilities are examples of services customarily furnished
to the tenants of similar properties.
ARTICLE 4 PERSONNEL AND BONDING.
4.1 STABILITY OF MANAGEMENT TEAM. Owner and Property Manager
recognize the benefits inherent in promoting stability in the management team
engaged in the operation of the Property.
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4.1.1 EMPLOYEES. Property Manager shall use
reasonable care to select qualified, competent and trustworthy employees and
independent contractors. Subject to the provisions of this Section 4.1,
Sections 2.2.1 and 10.2.13 and EXHIBIT B, the selection, terms of employment
(including, without limitation, compensation and duration of employment),
supervision, training and assignment of duties of all employees of Property
Manager providing Property-related services shall be the duty and
responsibility of Property Manager. All personnel providing the
Property-related services described in this Agreement shall be the employees
or contractors of Property Manager.
4.1.2 SPECIFIC REQUIRED EMPLOYEES. Property Manager
shall employ, at Property Manager's sole cost and expense, at least the
following personnel for the Property:
4.1.2.1 PROPERTY MANAGER. A manager who
works from the Records Office and manages the Property; and
4.1.2.2 PROPERTY ACCOUNTANT. An accountant,
who shall be a part of Property Manager's in-house staff and who may work from a
central location.
4.2 AFFILIATES. Property Manager shall not contract for
outside services for the Property with any Affiliate of Property Manager without
Owner's prior written consent, which consent may be granted or withheld in
Owner's sole and absolute discretion.
4.3 BONDING. Property Manager, at Property Manager's sole cost
and expense, shall maintain at all times during the Term a bond or bonds
covering Property Manager and all persons who handle, have access to or are
responsible for Owner's monies, in an amount and form reasonably acceptable to
Owner. Any changes in such bond(s) must be approved in writing by Owner.
Property Manager hereby collaterally assigns to Owner all proceeds of the
bond(s) as they relate to the Property and agrees to execute such further
collateral assignments and notices thereof as may be required by Owner. Such
bond(s) shall insure, among other risks as determined by Owner, Property
Manager's faithful performance of its obligations under this Agreement. Property
Manager shall provide Owner with a certificate or other satisfactory
documentation evidencing the existence and terms of such bond(s) upon execution
of this Agreement.
ARTICLE 5 COMPLIANCE WITH LAWS.
5.1 COMPLIANCE. Property Manager shall abide by and comply
fully with all laws, rules, regulations, requirements, orders, notices,
determinations and ordinances of any federal, state or municipal authority with
jurisdiction over Property Manager or the Property (collectively, "Applicable
Laws"), including, without limitation, the federal Occupational Safety and
Health Act (OSHA) statutes, rules and regulations, and all requirements of the
insurers of the Property and Owner's liabilities with regard thereto. If the
cost of compliance in any instance is not provided for in the Approved Operating
or Capital Budget and is reasonably anticipated to exceed ____________ Dollars
($_____.00), Property Manager shall notify Owner promptly and obtain Owner's
approval prior to making the expenditure.
5.2 NOTICE. Property Manager shall notify Owner of any alleged
violation of any Applicable Law affecting the Property immediately upon becoming
aware thereof.
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ARTICLE 6 ACCOUNTING AND FINANCIAL MATTERS.
6.1 BOOKS AND RECORDS. Subject to Owner's discretion, Property
Manager shall keep accounts, books and records of the Property, pursuant to
methods and systems and in form and substance approved by Owner, showing all
receipts, expenditures and all other matters necessary or appropriate for the
recording of the results of the operation of the Property. Such accounts, books
and records shall be kept in a secure location at the Records Office and shall
be available for inspection and copying by Owner, BPOP and their representatives
at any time. Upon the effective date of any termination of this Agreement, or
earlier on Owner's request, all accounts, books and records (including
supporting documents and supporting schedules) shall be delivered to Owner so as
to ensure the orderly continuance of the management and operation of the
Property.
6.2 REPORTS AND RECONCILIATION OF PROPERTY ACCOUNTS. Subject
to the contrary written directions from Owner, Property Manager shall provide
the following reports in a format approved by Owner:
6.2.1 MONTHLY REPORTS. On or before the 1st day of
each month, Property Manager shall provide such reports and data to Owner as
Owner may require from time to time. Without limiting the foregoing, Property
Manager shall provide Owner with a monthly report containing the following
information for the preceding calendar month:
6.2.1.1 COLLECTION REPORT. A detailed report
of all monies collected (identified by tenant or other source), including,
without limitation, rents billed (including escalations), rents collected
(including escalations), vacancies, rents delinquent, rents prepaid beyond the
current month, security deposits collected, and as to any percentage leases,
tenant gross sales receipts;
6.2.1.2 EXPENSE REPORT. A detailed report of
all expenses paid, including a schedule and description of all amounts paid to
Property Manager or an Affiliate thereof;
6.2.1.3 BUDGET COMPARISON. A comparison of
the current month and year-to-date account of actual expenses to budgeted
amounts, calculations of monthly and year-to-date variances from the Approved
Operating and Capital Budgets, appropriate descriptions of any significant
monthly or year-to-date variances and a revised annualized projection of monies
to be collected and expenses to be paid for the balance of the calendar year;
6.2.1.4 MATERIAL VARIANCES. A written report
describing any material changes or variances in the Property which occurred
during the month or are anticipated to occur;
6.2.1.5 RECEIVABLE RECONCILIATION. A
reconciliation of amounts receivable or due to Owner accompanied by payment of
same;
6.2.1.6 LOCKBOX RECONCILIATION. A
reconciliation of the Property Lockbox and Disbursement Accounts as to funds
received, expended and held for the Property;
6.2.1.7 PROPERTY OVERVIEW. A narrative
report of the performance of the Property, including leasing activities,
physical problems, and material events;
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6.2.1.8 MISCELLANEOUS FINANCIAL REPORTS. A
report on tenant sales, a net income and cash flow forecast, a balance sheet, an
income statement, a cash flow statement and a trial balance; and
6.2.1.9 RENT ROLL AND OTHER REPORTS. An
updated rent roll for the Property and any other financial or operating
information which may be required from time to time by Owner.
6.2.2 QUARTERLY REPORTS. Property Manager shall
provide a quarterly management report for the Property, which shall be submitted
with the applicable monthly financial statements and shall contain, without
limitation, the recommendations of Property Manager regarding the physical
condition and operation of the Property.
6.2.3 PERIODIC REPORTS. Property Manager shall
furnish to Owner periodically as reasonably requested:
6.2.3.1 MARKET SURVEYS. Market surveys and
any other tenant information;
6.2.3.2 PHYSICAL REPORTS. Reports covering
on-site physical inspections and operating reviews; and
6.2.3.3 INVENTORY. A current inventory of
all personal property and equipment used in connection with the Property. The
inventory shall be submitted to Owner no later than 30 days prior to the end of
each calendar year.
6.3 AUDIT. Owner shall have the right to conduct an audit of
all or any portion of the Property's operations at any time. Property Manager
shall promptly correct all accounting method deficiencies, internal control
weaknesses and errors disclosed by Owner's audits, and shall timely inform Owner
in writing of all corrective actions taken. Owner's audit shall be at Owner's
sole cost and expense unless an error on the part of Property Manager or its
accountant is discovered which affects Owner adversely and is equal to or
greater than __% of the gross expenses of the Property for the period audited
(with respect to an expense error), or __% of the gross receipts of the Property
for the period audited (with respect to an income error), in which case Property
Manager shall bear the full cost of the audit. Any adjustments in amounts due
and owing from Owner or Property Manager shall be paid within 15 calendar days
following Owner's receipt of the audit.
6.4 OTHER REPORTS AND STATEMENTS. Property Manager shall
furnish to Owner, as promptly as practicable, such other reports, statements or
other information with respect to the operation of the Property as Owner may
reasonably request from time to time. Property Manager shall submit to Owner its
annual unaudited financial report no later than 120 days after the end of
Property Manager's fiscal year. Owner shall endeavor not to disclose the
confidential contents of such financial report to persons other than those with
a need to know.
6.5 CONTRACTS AND OTHER AGREEMENTS. Property Manager shall
maintain at the Records Office one original (or a copy, if no original is
available) of all contracts, occupancy leases, lease abstracts, equipment
leases, maintenance agreements and all other agreements relating to the
Property. Duplicate originals of all such documents shall be forwarded to Owner
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by Property Manager immediately upon execution. If there is only one original of
any such document, it shall be delivered to and retained by Owner.
6.6 FINAL ACCOUNTING. Property Manager shall deliver a final
accounting for the Property to Owner within 30 days after the effective date of
any termination (whether or not for cause) of this Agreement. Such final
accounting shall set forth all current income, all current expenses and all
other expenses contracted for on Owner's behalf but not yet incurred in
connection with the Property, together with such other information as may be
reasonably requested by Owner. Such final accounting shall also include a
reconciliation of all year to date operating expenses together with their
original invoices.
6.7 TAX RETURNS; 1099'S. Property Manager shall file all tax
returns for all sales taxes, payroll taxes and other taxes directly related to
the Property; excluding, however, all federal, state and local income taxes of
Owner. On Owner's behalf, Property Manager shall comply with all applicable
provisions of the Internal Revenue Service Code and Regulations with respect to
the preparation of IRS Form 1099, including the filing of Form 1096. In
preparing such forms, Property Manager shall use its own employer identification
number and not that of the Owner. Property Manager shall retain a copy of each
completed Form in its files.
6.8 CERTIFICATION. Property Manager shall certify that each
financial statement is true, correct and complete in all respects.
6.9 INSPECTIONS. Owner, BPOP and their representatives reserve
the right to visit the Property at any time and to inspect and copy Property
Manager's records from time to time. Property Manager shall cooperate with
Owner, BPOP and their representatives in exercising such rights.
6.10 OWNER'S COMPUTERIZED ACCOUNTING SYSTEM.
6.10.1 INSTALLATION. Property Manager agrees to
cooperate fully with Owner in installing Owner's "Computerized Accounting
System," which shall include, but is not limited to, preparing new lease
abstracts and inputting all tenant-specific data into Owner's accounting system.
6.10.2 UTILIZATION. Property Manager agrees to
provide for the input of monthly accounting transactions into Owner's
Computerized Accounting System (receipts, disbursements, journal entries, etc.)
via terminals located in Property Manager's offices and according to reasonable
guidelines established by Owner.
6.10.3 COSTS AND EXPENSE. Property Manager shall
obtain the computer hardware and software necessary to comply with the Owner's
specifications, and shall update such equipment from time to time as may be
required by Owner in order for Property Manager to comply with Owner's amended
specifications. Property Manager shall pay the reasonable cost for the training
in addition to servicing such accounting system and installing reasonable
upgrades as advised by Owner.
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ARTICLE 7 BANK ACCOUNTS.
7.1 PROPERTY LOCKBOX ACCOUNT. Subject to lender lockbox
requirements, all funds received by Property Manager derived from the operation
of the Property shall be immediately deposited in a lockbox account designated
by Owner in writing (the "Property Lockbox Account"). Owner may designate a
different account in any bank or financial institution as the Property Lockbox
Account at any time and from time to time by written notice to Property Manager.
No other funds of Property Manager shall be deposited or commingled with funds
in the Property Lockbox Account.
7.2 PROPERTY DISBURSEMENT ACCOUNT.
7.2.1 PAYMENT PROCEDURES. Property Manager shall
pay Property-related costs and expenses in accordance with Section 7.2.2 by
check from a disbursement checking account designated by Owner in writing
(the "Property Disbursement Account"). Owner may designate a different
account in any bank or financial institution as the Property Disbursement
Account at any time and from time to time by written notice to Property
Manager. Property Manager shall not under any circumstances write a check
payable to or in favor of Property Manager or any Affiliate of Property
Manager other than (a) to reimburse itself or an Affiliate for expenditures
made on behalf of Owner and approved in advance in writing by Owner, or (b)
to pay itself the Management Fee payable under Section 3.1; provided,
however, that within 15 days after paying itself any Management Fee, Property
Manager shall provide Owner with a statement setting forth the calculations
made in computing the Management Fee in detail reasonably satisfactory to
Owner. Only those personnel specifically authorized by Property Manager and
approved by Owner shall have authority to write checks from the Property
Disbursement Account. Property Manager shall not issue a check for more than
_________________________ Dollars ($_______) without the prior written
authorization of Owner. Property Manager shall not under any circumstances
issue a check from the Property Disbursement Account for more than
_________________________ Dollars ($_______).
7.2.2 EXPENSES PAID FROM PROPERTY DISBURSEMENT
ACCOUNT. The following costs shall be paid directly from the Property
Disbursement Account:
7.2.2.1 OPERATION COSTS. Any and all costs
necessary for the management, operation and maintenance of the Property, so long
as such costs are provided for and are within the limits of the Approved
Operating Budget or are specifically authorized in writing by Owner;
7.2.2.2 CAPITAL EXPENDITURES. Any and all
capital expenditures, so long as such costs are provided for and are within the
limits of the Approved Capital Budget or are specifically authorized in writing
by Owner; and
7.2.2.3 EMERGENCY COSTS. Any and all costs
necessary to handle emergencies as described in Section 2.2.6.
ARTICLE 8 INSURANCE AND INDEMNITY.
8.1 INDEMNIFICATION.
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8.1.1 PROPERTY MANAGER'S INDEMNITY. To the maximum
extent permitted by law, Property Manager shall indemnify, hold harmless,
protect and defend (with counsel acceptable to Owner) Owner, BPOP, the
officers, directors, shareholders, partners, trustees, members, employees,
agents, contractors of each of them, and all others who could be liable for
the obligations of any of them, from and against any and all claims, demands,
actions, fines, penalties, liabilities, losses, taxes, damages, costs,
injuries and expenses (including, without limitation, actual attorneys',
consultants' and expert witness' fees and costs at the pre-trial, trial, and
appellate levels) (collectively, "Damages") in any manner related to, arising
out of or resulting from:
8.1.1.1 DEFAULT. Any default of Property
Manager to perform its obligations under this Agreement;
8.1.1.2 SCOPE OF AUTHORITY. Any acts of
Property Manager beyond the scope of its authority under this Agreement; or
8.1.1.3 NEGLIGENCE. Any negligence, willful
misconduct or fraud of Property Manager or any agent or employee of Property
Manager.
Notwithstanding any other provisions of this Agreement to the contrary, Property
Manager's obligations under this Section 8.1 shall survive the expiration,
termination or cancellation of this Agreement.
8.1.2 OWNER'S INDEMNITY. To the maximum extent
permitted by law, Owner shall indemnify, hold harmless, protect and defend
Property Manager and its officers, directors, employees, agents, contractors and
all others who could be liable for the obligations of Property Manager from and
against any and all Damages in any manner related to, arising out of or
resulting from Property Manager's performance of services which are (a) within
the scope of Property Manager's authority under this Agreement, and (b) not
within the scope of Property Manager's indemnity set forth in Section 8.1.1.
8.1.3 INTERPRETATION. The rights and obligations of
indemnity described in this Section 8.1 shall not be exclusive and shall be in
addition to such other rights and obligations as may be otherwise available to
either party at law or in equity. The provisions of this Section 8.1 shall
survive the expiration or sooner termination of this Agreement.
8.2 PROPERTY MANAGER'S INSURANCE RESPONSIBILITY.
8.2.1 PROPERTY MANAGER INSURANCE. Property Manager
shall maintain the following insurance coverages (with deductibles, if
applicable, in amounts reasonably acceptable to Owner) at all times during the
Term:
8.2.1.1 WORKER'S COMPENSATION. Worker's
compensation insurance at no less than statutory requirements, and employer's
liability insurance with a limit of not less than Two Million Dollars
($2,000,000) per occurrence;
8.2.1.2 DISABILITY. Non-occupational
disability insurance when required by law;
8.2.1.3 GENERAL LIABILITY. Commercial
general liability insurance with a minimum combined bodily injury and property
damage limit of Five Million Dollars
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($5,000,000) per occurrence, a products-completed operations aggregate limit of
Five Million Dollars ($5,000,000) and a general aggregate limit of Ten Million
Dollars ($10,000,000) per location;
8.2.1.4 AUTOMOBILE. Automobile liability
insurance covering owned, hired and non-owned vehicles, with separate coverage
in an amount not less than One Million Dollars ($1,000,000) combined single
limit for bodily injury and property damage; and
8.2.1.5 ERRORS AND OMISSIONS. Errors and
omissions insurance coverage in an amount not less than One Million Dollars
($1,000,000).
8.2.2 FORM OF POLICIES. Property Manager shall
deliver to Owner, within three days after the Effective Date, certificates of
insurance or other satisfactory evidence (which shall include copies of the
policies if Owner so requests) that all required insurance is in full force and
effect at all times. All policies required under Section 8.2.1 shall provide
that Owner be given not less than 30 days' advance notice of any proposed
cancellation or material change. The liability policies required under
subsections 8.2.1.3 and 8.2.1.4 shall name Owner and BPOP as additional
insureds. Owner's liability and casualty insurance policies with respect to the
Property, as described in Sections 8.5.1.1 and 8.5.1.2 of this Agreement, shall
name Property Manager as an additional insured. All liability insurance required
under Section 8.2.1 shall be written to apply to all bodily injury, property
damage, personal injury and other covered loss, however occasioned, which
occurred or arose (or the onset of which occurred or arose) in whole or in part
during the policy period. Such liability policies also shall contain
endorsements which (a) delete any employee exclusion on personal injury
coverage, (b) include employees as additional insureds, and (c) contain
cross-liability, waiver of subrogation and such other provisions as Owner may
reasonably require. Such insurance also shall include broad form contractual
liability insurance coverage insuring all of Property Manager's indemnity
obligations to Owner pursuant to this Agreement. Property Manager shall be
permitted to maintain all insurance required herein under Property Manager's
blanket insurance policy.
8.3 CONTRACT DOCUMENTS; INDEMNITY PROVISIONS. Property Manager
shall use all reasonable efforts to include provisions in all Property-related
service and supply contracts prepared or executed by Property Manager requiring
the third-party contractor, to the maximum extent permitted by law, to
indemnify, defend (with counsel reasonably acceptable to the respective
indemnitees), protect and hold Property Manager, BPOP and Owner harmless from
and against any and all Damages in any manner related to, arising out of and/or
resulting from any damage to or injury to, or death of, persons or property
caused or occasioned by or in connection with or arising out of any acts or
omissions of the third-party contractor or its employees, agents or contractors.
8.4 APPROVAL OF INSURANCE COMPANIES. All insurance required to
be carried by Property Manager shall be written with companies having a policy
holder and asset rate, as circulated by Best's Insurance Reports, of A-:VIII or
better.
8.5 OWNER'S INSURANCE RESPONSIBILITY.
8.5.1 GENERAL REQUIREMENTS. Owner shall maintain
during the Term all of the following insurance coverages, each of which shall be
primary and non-contributory with any insurance carried by Property Manager:
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8.5.1.1 ALL-RISK. All-risk property damage
insurance and loss of rents insurance coverage on the Property; and
8.5.1.2 GENERAL LIABILITY. Commercial
general liability insurance coverage with a general aggregate limit of not less
than Fifty Million Dollars ($50,000,000). Property Manager shall be insured
under Owner's commercial general liability insurance policy for actions within
the scope of Property Manager's authority as set forth in this Agreement. No
other terms and conditions of this Agreement (including, without limitation, the
indemnification provisions of Section 8.1 and Property Manager's obligation to
maintain insurance described in Section 8.2) shall be affected by this
subsection 8.5.1.2.
8.5.2 SELF-INSURANCE. Owner shall have the right, in
its sole and absolute discretion, to self-insure all or any part of the
coverages required to be carried by Owner. If Owner elects to self-insure,
Property Manager shall be insured under Owner's plan of self-insurance to the
same extent Property Manager would have been insured if Owner purchased the
insurance policies described in Section 8.5.1.
8.6 PROPERTY MANAGER'S DUTIES IN CASE OF LOSS.
8.6.1 CASUALTY NOTIFICATION. Property Manager shall
notify Owner immediately of any fire or other damage to any part of the
Property. In the event of any serious damage to any part of the Property,
Property Manager shall telephone Owner so that an insurance adjustor may view
the damage before repairs are started. Property Manager shall telephone Owner
immediately if any hazardous substances or other contaminants are released on,
about, under or in the vicinity of the Property. Property Manager shall not
settle any losses, complete loss reports or adjust losses on behalf of Owner or
meet with any federal, state or local regulatory agency without the prior
consent of Owner.
8.6.2 PERSONAL INJURY NOTIFICATION. Property Manager
shall notify Owner promptly of any personal injury or property damage occurring
to or claimed by any tenant or third party on or with respect to any part of the
Property. Property Manager shall forward to Owner immediately upon receipt
copies of any summons, subpoena or other like legal document served upon
Property Manager relating to actual or alleged potential liability of Owner,
Property Manager or the Property.
8.6.3 INSURANCE MANUAL. Property Manager acknowledges
receipt of a copy of Owner's Insurance Manual for Real Estate Owners and
Property Managers (effective _________________), and agrees to comply with the
policies and procedures set forth therein, as amended from time to time (so long
as Property Manager receives notice of such amendments), including, without
limitation, that Property Manager obtain current certificates of insurance from
third-party vendors of the Property.
ARTICLE 9 RELATIONSHIP OF PARTIES.
9.1 REPRESENTATIONS AND WARRANTIES.
9.1.1 PROPERTY MANAGER'S EXPERTISE. Property Manager
represents and warrants that it is a skilled, experienced and sophisticated
professional in the field of shopping
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center property management and leasing, and that it has all the expertise
necessary to perform its obligations under this Agreement.
9.1.2 PROPERTY MANAGER'S AUTHORITY. Property Manager
represents and warrants that (a) Property Manager has full power, authority and
legal right to execute, deliver and perform this Agreement and to perform all of
its obligations hereunder, and (b) the execution, delivery and performance of
all or any portion of this Agreement do not and will not (i) require any consent
or approval from any governmental authority, (ii) violate any provisions of law
or any governmental order, or (iii) conflict with, result in a breach of, or
constitute a default under, the charter or bylaws of Property Manager or any
instrument to which Property Manager is a party or by which it or any of its
property is bound.
9.1.3 OWNER'S AUTHORITY. Owner represents and
warrants that it has full power, authority and legal right to execute, deliver
and perform this Agreement.
9.1.4 RELIANCE. Property Manager acknowledges and
agrees that Owner is relying upon the representations and warranties set forth
in Sections 9.1.1 and 9.1.2 in entering into this Agreement, and Owner
acknowledges and agrees that Property Manager is relying upon the
representations and warranties set forth in Section 9.1.3 in entering into this
Agreement.
9.2 NATURE OF RELATIONSHIP. In taking any action pursuant to
this Agreement, Property Manager shall be acting solely as an independent
contractor and nothing in this Agreement, express or implied, shall be construed
as creating a partnership, joint venture, employer-employee or principal-agent
relationship between Property Manager (or any person employed by Property
Manager) and Owner, or any other relationship between the parties hereto except
that of property owner and independent contractor.
9.3 COMMUNICATIONS BETWEEN PARTIES. Owner relies on Property
Manager to direct and control all operations at the Property; provided, however,
that Owner and BPOP reserve the right to communicate directly with the
Designated Supervisor, the accountant manager specified in subsection 4.1.2.1,
Property Manager's accountant(s) working on Property matters, all tenants,
tenants' representatives and prospective tenants, all advertising, management,
cleaning and servicing firms doing Property-related work and all parties
contracting with Owner or Property Manager with respect to the Property.
9.4 RELATIONSHIP OF OWNER AND PROPERTY MANAGER WITH RESPECT TO
LEASING. Property Manager shall be entitled to no leasing fees, commissions,
finders fees or other compensation in connection with any new leases, lease
renewals, lease extensions or other leasing activity relating to the Property,
whether or not such leases are arranged by the Property Manager (or an Affiliate
thereof) on behalf of Owner; provided, however, that Property Manager shall have
the right to receive such leasing fees or commissions if, and to the extent
that, Owner and Property Manager have entered into a separate written Leasing
Agreement with respect to the Property or a separate written letter agreement.
9.5 CONFIDENTIALITY. Property Manager shall at all times
during and after the Term maintain the confidentiality of all matters pertaining
to this Agreement and all operations and transactions relating to the Property.
9.6 PROPERTY MANAGER NOT TO PLEDGE OWNER'S CREDIT. Property
Manager shall not pledge the credit of Owner without Owner's prior written
consent. Property Manager shall not,
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in the name or on behalf of Owner, borrow any money or execute any promissory
note, installment purchase agreement, bill of exchange or other obligation.
ARTICLE 10 TERMINATION.
10.1 TERMINATION BY OWNER WITHOUT CAUSE. This Agreement may be
terminated by Owner without cause at any time upon ___ days' prior written
notice to Property Manager. In addition to the foregoing, at Owner's sole
election, this Agreement shall automatically terminate on the earlier of: (i)
the date of BPOP's removal as the managing member of Owner, or (ii) the date for
close of escrow of the sale or other transfer of title to the Property;
provided, however, that if the Property includes more than one building, then
Owner may terminate this Agreement as to any one or more of such buildings that
are sold or transferred. If Owner so terminates this Agreement pursuant to this
Section 10.1, then Property Manager shall be entitled, as its sole and exclusive
remedy, to receive all Management Fees earned and unpaid as of the date of
termination plus reimbursement for all expenses as expressly permitted under
this Agreement.
10.2 TERMINATION BY OWNER FOR CAUSE. This Agreement may be
terminated by Owner at any time during the Term upon written notice to Property
Manager effective immediately, or on such later date of termination as may be
stated in Owner's notice, for any of the causes set forth in this Section 10.2.
In the event of such a termination, Property Manager shall be entitled, as its
sole and exclusive remedy, to receive such earned and unpaid Management Fees as
may remain, if any, plus reimbursement for all expenses as expressly permitted
under this Agreement, after Owner has offset any damages or other amounts owed
to Owner by Property Manager. The following shall constitute grounds for
termination by Owner for cause:
10.2.1 PROSPECTIVE TENANTS. If Property Manager,
without the prior written consent of Owner, directs a prospective tenant for the
Property to another building owned, managed or operated by Property Manager or
an Affiliate of Property Manager within a three-mile radius of the Property
without also showing the prospect the Property and, if requested by the
prospect, making a specific lease proposal to the prospect with respect to
leasing space in the Property, whether or not the tenant becomes a tenant of
such other building;
10.2.2 EXISTING TENANTS. If Property Manager, without
the prior written consent of Owner, (a) discusses with an existing tenant of the
Property the possibility of the tenant leasing space in another building owned,
managed or operated by Property Manager or an Affiliate of Property Manager
within a three-mile radius of the Property without giving Owner 10 days' prior
notice of Property Manager's intention to hold such discussions, or (b) makes a
specific lease proposal to the tenant with respect to leasing space in any such
other building without providing Owner with a reasonable prior opportunity to
make a competing proposal to the tenant with respect to keeping the tenant in
the Property, whether or not the tenant becomes a tenant of such other building;
10.2.3 COMMINGLE. If Property Manager commingles any
Property-related funds with any other funds of Property Manager, or uses any
Property assets for purposes unrelated to Property operations;
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10.2.4 BREACH. If Property Manager, in Owner's sole
and absolute discretion, breaches its duty to Owner to operate and manage the
Property in a manner consistent with Owner's standards for operating a
first-class retail property;
10.2.5 FAILURE TO MAINTAIN. If Property Manager,
subject to fire, earthquake, acts of God and other events beyond the control of
Property Manager (which shall not include financial inability), and subject to
the performance by tenants of their obligations under their leases, fails to
maintain the operating assets of the Property in good working order or repair
and to keep the Property properly clean and free of debris, snow and ice;
10.2.6 SUSPENSION. If Property Manager suspends or
discontinues business;
10.2.7 INVOLUNTARY BANKRUPTCY. If a court enters a
decree or order for relief in respect of Property Manager in an involuntary case
under the federal bankruptcy laws, as now or hereafter constituted, or any other
applicable federal or state bankruptcy, insolvency or other similar law, or
appoints a receiver, liquidator, assignee, custodian, trustee, sequestrator or
other similar official of Property Manager or for any substantial part of
Property Manager's property, or for the winding-up or liquidation of Property
Manager's affairs, and such decree or order continues unstayed and in effect for
a period of 60 consecutive days;
10.2.8 VOLUNTARY BANKRUPTCY. If Property Manager
commences a voluntary case or action under the federal bankruptcy laws, as now
or hereafter constituted, or any other applicable federal or state bankruptcy,
insolvency or other similar law, or consents to the appointment of or taking
possession by a receiver, liquidator, assignee, custodian, trustee, sequestrator
or other similar official of Property Manager or for any substantial part of
Property Manager's property, or makes any assignment for the benefit of
creditors, or fails generally to pay its debts as such debts become due, or
takes any action in furtherance of any of the foregoing;
10.2.9 FAILURE TO PERFORM WITHIN CURE PERIOD. If
Property Manager fails to observe or perform any of its obligations under this
Agreement, and such failure continues for 10 days after written notice thereof
has been given by Owner to Property Manager; or
10.2.10 FRAUD. If any fraud is perpetrated by
Property Manager, or if any representation or warranty of Property Manager made
in this Agreement or in any proposal, application, financial statement or other
writing delivered by Property Manager at any time pursuant to this Agreement
proves to have been incorrect, incomplete or misleading in any material respect
when made.
10.3 TERMINATION BY PROPERTY MANAGER.
10.3.1 WITHOUT CAUSE. This Agreement may be
terminated by Property Manager without cause at any time on ____ days' prior
written notice to Owner; subject to Owner's right, in its sole and absolute
discretion, to unilaterally modify the termination date set forth in Property
Manager's notice if Owner locates a replacement Property Manager for the
Property prior to the end of such ___-day period.
10.3.2 FOR CAUSE. Property Manager may terminate this
Agreement upon the occurrence of a default by Owner hereunder; provided,
however, in the event of such default,
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Property Manager first shall notify Owner in writing of the exact nature of the
default and Property Manager's intention to terminate this Agreement as a result
of the default. Owner shall have 30 days from receipt of such notice to cure the
default, provided Owner commences to cure such default within 30 days and
thereafter diligently prosecutes the cure to completion.
10.4 TERMINATION ON SALE. If the Property is sold, exchanged
or otherwise transferred by Owner at any time during the Term, (a) Owner shall
provide Property Manager with reasonable advance notice of the proposed
transfer, (b) this Agreement shall terminate as of the effective date of the
transfer, and (c) neither Owner nor Owner's successor shall have any further
liability to Property Manager under this Agreement except with respect to
Management Fees earned and unpaid as of the date of termination.
10.5 ORDERLY TRANSITION. In the event of any termination of
this Agreement, Property Manager shall (a) immediately (or at such later date as
Owner may designate in its sole discretion) deliver to Owner all files and
documents in Property Manager's possession relating to the Property and all
existing and prospective tenants of the Property, and (b) cooperate with Owner,
BPOP and any replacement Property Manager designated by Owner to effect an
orderly transition of the management and operation of the Property to Property
Manager's replacement. The obligations set forth in this Section 10.5 shall
survive termination of this Agreement.
10.6 RIGHTS WHICH SURVIVE TERMINATION OR EXPIRATION. The
termination of this Agreement shall in no event terminate or prejudice (a) any
right arising out of or accruing in connection with the terms of this Agreement
attributable to events and circumstances occurring prior to termination, or (b)
any rights or obligations specified in this Agreement to survive termination.
10.7 DAMAGES. If it is determined by an arbitrator or court of
competent jurisdiction that Owner has terminated this Agreement in violation of
this Agreement or any Applicable Law, Property Manager shall be entitled, as its
sole and exclusive remedy for such termination, to recover only the amount of
its Direct Damages. For purposes of this Section 10.7, "Direct Damages" shall
mean all net profits Property Manager would have earned under this Agreement
from the date of such termination until the date Owner could have validly
terminated this Agreement. Owner and Property Manager expressly agree that
Direct Damages shall not include any punitive or consequential damages,
including, for example and not by way of limitation, any damages or losses
arising from or related to the effect of such termination on Property Manager's
overall operations.
ARTICLE 11 GENERAL.
11.1 NOTICES. Any notices relating to this Agreement shall be
given in writing and shall be deemed sufficiently given and served for all
purposes (a) when delivered, if (i) by receipt-confirmed facsimile transmission
with the original subsequently delivered by first-class United States mail or
other means described herein, (ii) in person, or (iii) by generally recognized
overnight courier service, or (b) five days after deposit in the United States
mail, certified or registered mail, return receipt requested, postage prepaid,
to the respective addresses set forth below, or to such other addresses as the
parties may designate from time to time.
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PROPERTY
MANAGER:
/-------------------/
OWNER:
BPP Retail, LLC
Burnham Pacific Properties, Inc.
10780 Santa Monica Blvd., Suite 4000
Los Angeles, CA 90025
Fax No.: (310) 234-4911
With a copy to:
Burnham Pacific Properties, Inc.
100 Bush St., Suite 2400
San Francisco, CA 94104
Fax No.: (415) 352-1711
11.2 ENTIRE AGREEMENT. This Agreement, together with all
exhibits attached, is intended by the parties as the complete and final
expression of their agreement with respect to the subject matter hereof and may
not be contradicted by evidence of any prior or contemporaneous agreement. This
Agreement specifically supersedes any prior written or oral agreements between
the parties with respect to the subject matter hereof. The language in all parts
of this Agreement shall be construed as a whole in accordance with its fair
meaning, and shall not be construed against any party solely by virtue of the
fact that such party or its counsel was primarily responsible for its
preparation.
11.3 AMENDMENTS AND WAIVERS. No modification of this Agreement
shall be effective unless set forth in a writing signed by the party against
whom the modification is sought to be enforced. The party benefited by any
condition or obligation may waive it, but any such waiver shall not be
enforceable by the other party unless made in writing and signed by the waiving
party.
11.4 INVALIDITY OF PROVISION. If any provision of this
Agreement as applied to either party or to any circumstance shall be adjudged by
an arbitrator or court of competent jurisdiction to be void or unenforceable for
any reason, the same shall in no way affect (to the maximum extent permissible
by law) any other provision of this Agreement, the application of any such
provision under circumstances different from those adjudicated by the arbitrator
or court, or the validity or enforceability of this Agreement as a whole.
11.5 GOVERNING LAW. This Agreement shall be governed by the
laws of the State of ___________ without giving effect to the conflict of laws
principles of such State.
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11.6 TIME. Time is of the essence in the performance of the
parties' respective obligations under this Agreement.
11.7 ASSIGNMENT. This Agreement shall inure to the benefit of
and be binding upon the parties hereto and their respective successors and
assigns. Notwithstanding the foregoing, Property Manager shall not assign all or
any portion of its interest in this Agreement without Owner's prior written
consent, which consent may be granted or withheld in Owner's sole and absolute
discretion. If Owner consents to an assignment of this Agreement, no further
assignment shall be made without Owner's prior written consent, which consent
may be granted or withheld in Owner's sole and absolute discretion.
11.8 COUNTERPARTS. This Agreement may be executed in one or
more counterparts, each of which shall be deemed an original, but all of which
together shall constitute one and the same instrument.
11.9 EXCULPATION. No trustee, officer, director, employee or
agent of Owner shall be personally liable for any of the obligations of Owner
hereunder, and Property Manager shall look solely to the Property for the
enforcement of any claims against Owner arising hereunder.
11.10 ATTORNEYS' FEES. In the event of any arbitration or
other legal or equitable proceeding for enforcement of any of the terms or
conditions of this Agreement, or any alleged disputes, breaches, defaults or
misrepresentations in connection with any provision of this Agreement, the
prevailing party in such proceeding, or the nondismissing party where the
dismissal occurs other than by reason of a settlement, shall be entitled to
recover its reasonable costs and expenses, including, without limitation,
reasonable attorneys' fees and costs paid or incurred in good faith at the
arbitration, pre-trial, trial and appellate levels, and in enforcing any award
or judgment granted pursuant thereto. Any award, judgment or order entered in
any such proceeding shall contain a specific provision providing for the
recovery of attorneys' fees and costs incurred in enforcing such award or
judgment, including, without limitation, (a) post-award or post-judgment
motions, (b) contempt proceedings, (c) garnishment, levy, and debtor and third
party examinations, (d) discovery, and (e) bankruptcy litigation. The
"prevailing party," for purposes of this Agreement, shall be deemed to be that
party which obtains substantially the result sought, whether by dismissal, award
or judgment.
11.11 FURTHER ASSURANCES. Owner and Property Manager shall
execute such other documents and perform such other acts as may be reasonably
necessary or desirable to carry out the purposes of this Agreement.
11.12 NO WAIVER. The failure of either party to insist upon
strict performance of any of the terms and provisions of this Agreement or to
exercise any option, right or remedy herein contained shall not be construed as
a waiver or as a relinquishment for the future of such terms, provisions,
options, rights or remedies and the same shall continue and remain in full force
and effect.
11.13 SIGNS. Owner shall have the right to approve all signs
and building directories at the Property. Any signs must meet all requirements
of local sign codes and ordinances.
11.14 REFERENCES. The headings used in this Agreement are
provided for convenience only and this Agreement shall be interpreted without
reference
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to any headings. The date of this Agreement is for reference purposes only and
is not necessarily the date on which it was entered into.
11.15 CONSENT. Unless otherwise expressly provided in this
Agreement, when a provision of this Agreement requires the consent of any party,
such consent shall not be unreasonably withheld, delayed or conditioned. If a
party is determined to have unreasonably withheld, delayed or conditioned its
consent in violation of this Agreement or any Applicable Law, the other party
shall be entitled, as its sole and exclusive remedy, to recover only the amount
of its actual direct damages, including reasonable attorneys' fees and costs,
and shall not be entitled to recover any punitive or consequential damages,
including, for example and not by way of limitation, any damages or losses
arising from or related to the effect of such unreasonably withheld, delayed or
conditioned consent on the overall operations of Owner or Property Manager.
11.16 EXCULPATION. Property Manager shall not at any time seek
a personal judgment against CalPERS or BPOP for any default of Owner in the
performance or observance of any of the terms or conditions of this Agreement,
and CalPERS and BPOP shall have no personal liability under this Agreement.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the
date first set forth above.
OWNER:
BPP RETAIL, LLC, a Delaware limited liability company
By: BURNHAM PACIFIC OPERATING PARTNERSHIP, L.P., a Delaware limited
partnership, Managing Member
By: BURNHAM PACIFIC PROPERTIES, INC.,
a Maryland corporation, General Partner
By:
---------------------------
Name:
------------------------
Its:
--------------------------
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PROPERTY MANAGER
, a corporation
- ------------------------------ -----------
By:
-------------------------
Name:
----------------------
Title:
-----------------------
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Exhibits
--------
Exhibit A - Description of Property
Exhibit B - Fair Employment Practices Addendum
Exhibit C - Contracting Procedures
Exhibit C-1 - CalPERS Responsible Contractor Requirements
Exhibit D - Rental Delinquencies
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EXHIBIT A
DESCRIPTION OF PROPERTY
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EXHIBIT B
NONDISCRIMINATION CLAUSE
(OCP - 2)
1. During the performance of this Agreement, Property Manager and its
contractors and subcontractors shall not deny the benefits of this Agreement to
any person on the basis of religion, color, ethnic group identification, sex,
age, or physical or mental disability, nor shall they discriminate unlawfully
against any employee or applicant for employment because of race, religion,
color, national origin, ancestry, physical handicap, mental disability, medical
condition, marital status, age or sex. Property Manager shall ensure that the
evaluation and treatment of employees and applicants for employment are free of
such discrimination.
2. Property Manager shall comply with the provisions of the Fair
Employment and Housing Act (California Government Code Section 12900 ET SEQ.)
and the regulations promulgated thereunder (California Administrative Code,
Title 2, Section 7285.0 ET SEQ.), the provisions of Article 9.5, Chapter 1, Part
1, Division 3, Title 2 of the Government Code (Government Code Sections
11135-11139.5) and the regulations or standards adopted by Owner, if any, to
implement such article.
3. Property Manager and its contractors and subcontractors shall give
written notice of their obligations under this clause to labor organizations
with which they have a collective bargaining or other agreement.
4. Property Manager shall include the nondiscrimination and compliance
provisions of this clause in all subcontracts to perform work under this
Agreement.
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EXHIBIT C
CALPERS RESPONSIBLE CONTRACTOR EXHIBIT
Property Manager shall at all times, in contracting for goods and
services on behalf of Owner, make good faith efforts to comply with Owner's
objectives and then current policies regarding disabled veterans enterprises,
and Property Manager shall at all times comply with the policies described on
EXHIBIT C-1 regarding the selection of responsible contractors, as such policies
may be amended from time to time by Owner. In each instance, such compliance
shall include, but not be limited to, complying with Owner's reporting
requirements regarding such efforts.
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EXHIBIT D
RENTAL DELINQUENCIES
[_____________________]
<PAGE>
Exhibit 10.6
FORM OF PROPERTY MANAGEMENT AGREEMENT
THIS PROPERTY MANAGEMENT AGREEMENT ("Agreement") is made as of
____________ ("Effective Date"), by and between BPP/GOLDEN STATE ACQUISITIONS,
L.L.C., a Delaware limited liability company ("Owner"), and
______________________________, a Delaware corporation ("Property Manager").
RECITALS
A. Owner is the owner of that certain retail shopping center described
in EXHIBIT A attached to this Agreement (the "Property"). The Property is
commonly known as _______________ and is located at __________, California.
Burnham Pacific Operating Partnership, L.P., a Delaware limited partnership is
the Member-Manager of Owner ("BPOP").
B. Property Manager is experienced in the management, operation and
supervision of similar commercial properties in the geographic area where the
Property is located. Property Manager, or its authorized Affiliate, is a
licensed broker in the State of California.
C. The parties desire to set forth in this Agreement the terms and
conditions under which Property Manager shall act as manager of the Property.
NOW, THEREFORE, in consideration of the mutual covenants herein
contained and other good and valuable consideration, Owner and Property Manager
agree as follows:
ARTICLE 1 DEFINITIONS.
1.1 DEFINITIONS. As used in this Agreement, the following
terms shall have the respective meanings set forth in this Section 1.1:
1.1.1 AFFILIATE: The term "Affiliate" shall mean when
used with reference to a specified Person, (a) any Person that directly or
indirectly through one or more intermediaries controls or is controlled by or is
under common control with the specified Person, (b) any Person that is an
executive officer or board member of, general partner in or trustee of, or
serves in a similar capacity with respect to, the specified Person or of which
the specified Person is an officer, general partner or trustee, or with respect
to which the specified Person serves in a similar capacity, (c) any Person that,
directly or indirectly, is the beneficial owner of __% or more of all voting
classes of equity securities of the specified Person or of which the specified
Person is directly or indirectly the owner of __% or more of all voting classes
of equity securities, or (d) any trust established by the specified Person for
the benefit of any such relative or spouse of such Person. "Affiliate" or
"Affiliated Person" of the Owner or the members thereof does not include a
Person who is a partner in a partnership or a joint venture with the Owner or
any other Affiliated Person if such Person is not otherwise an Affiliate or
Affiliated Person of the Owner or the members thereof. The term "Person" means
any individual, partnership, limited liability company, corporation,
cooperative, trust, estate, government (or any branch or agency thereof) or
other entity. With respect to Property Manager, the term Affiliate shall also
mean _____________________ and its wholly owned subsidiaries.
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1.1.2 APPROVED CAPITAL BUDGET. "Approved Capital
Budget" shall have the meaning set forth in Section 2.2.2.
1.1.3 APPROVED OPERATING BUDGET. "Approved Operating
Budget" shall have the meaning set forth in Section 2.2.2.
1.1.4 DESIGNATED SUPERVISOR. _____________, or any
other employee of Property Manager approved in writing by Owner who is
designated by Property Manager to perform the duties of the Designated
Supervisor under this Agreement.
1.1.5 GROSS MONTHLY COLLECTIONS. The term "Gross
Monthly Collections" shall mean the total gross monthly collections of rent
(including late charges) and tenant reimbursements received from the Property,
including only the following: base rents, percentage rents and reimbursements of
taxes, insurance or common area maintenance charges for which a tenant is liable
under its lease. Gross Monthly Collections shall not include the following: (i)
receipts from the operation or rental of parking facilities, (ii) business
interruption or rental loss proceeds, (iii) any payment of money by a tenant to
Owner or Property Manager in consideration for or in conjunction with a
security, rental or other deposit (unless and until actually applied as rent),
(iv) payments in connection with the termination, cancellation or expiration of
a tenant's lease, and payments in connection with the renewal, extension or
modification of a tenant's lease (other than increases in rent associated with
such renewal, extension or modification), (v) property insurance loss proceeds,
(vi) remodeling and tenant improvement charge costs (except to the extent such
costs are included in base rent under any Lease), (vii) condemnation proceeds,
(viii) proceeds received by Owner in connection with the sale of any portion of
the Property or the refinancing of any indebtedness secured by a lien on any
portion of the Property, (ix) direct payments of taxes or insurance by any
tenant of the Property to the taxing authority or insurance company, or (x)
payments by tenants to a merchant's association or promotional fund. Any advance
rental payments (not to exceed 30 days in advance of their due date) shall be
included in Gross Monthly Collections when received.
1.1.6 MARKET AREA. That certain area within a three
(3) mile radius of the Property.
1.1.7 PROPERTY: The term "Property" shall mean that
certain commercial real property described in Recital A of this Agreement.
1.1.8 RECORDS OFFICE: The term "Records Office" shall
mean Property Manager's offices located at_________________________.
1.2 ADDITIONAL DEFINED TERMS. Initial-capitalized terms not defined in
Section 1.1 shall have the meanings otherwise ascribed to them in this
Agreement.
ARTICLE 2 APPOINTMENT AND SERVICES OF PROPERTY MANAGER.
2.1 APPOINTMENT; TERM; GENERAL SCOPE OF SERVICES. Owner hereby
appoints Property Manager as manager of the Property with the responsibilities
for managing, operating, maintaining and servicing the Property (collectively,
the "Management Services") for a term beginning on the Effective Date. The
period during which this Agreement is in effect is referred to as the "Term".
Subject to earlier termination in accordance with the provisions of Article 10
of this Agreement, the Term shall automatically expire ___ (__) years after the
Effective Date.
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Property Manager, by its execution hereof, does hereby accept such appointment
and agrees to perform the Management Services upon the terms and conditions set
forth in this Agreement all to the end that Owner's interest in the Property and
its interests as landlord under the Leases shall be preserved and no default
chargeable to Owner shall occur under the Basic Documents (to the extent that
such default is within the scope of Property Manager's services under this
Agreement).
2.1.1 GENERAL SCOPE OF SERVICES. Property Manager
shall direct, supervise, manage, operate, maintain and repair the Property and
develop, institute and follow programs and policies to facilitate the efficient
operation of the Property on as profitable a basis as reasonably possible and in
compliance with this Agreement and all directions of Owner. The Management
Services shall include the performance of all obligations of Owner as landlord
under all present and future tenant leases ("Leases") and under all other
contracts affecting the Property, including, without limitation, any and all
development agreements, permits, governmental approvals and certificates of
occupancy at the Property and all warranties, guaranties and service contracts
and agreements relating to the maintenance and operation of the Property
("Contracts") (the Leases and the Contracts are collectively referred to as the
"Basic Documents"). The Management Services shall also include the supervision
and oversight of any construction of capital or tenant improvements designated
in a written work order by Owner (collectively, "Designated Improvements").
Property Manager shall not permit the use of the Property for any purpose or in
any manner that might void any policy of insurance held by Owner, that might
render any loss insured thereunder uncollectible or that would be in violation
of any law or governmental restriction or the provisions of any Lease.
2.1.2 DIRECTIONS BY OWNER AND BPOP. Property Manager
acknowledges and agrees that it shall be the role and duty of BPOP, on behalf of
Owner, to generally supervise the performance of Property Manager under this
Agreement, and any notice or direction given by BPOP shall be deemed to be a
notice or direction delivered by Owner. Property Manager further acknowledges
and agrees that Owner and BPOP shall set policy and establish objectives with
respect to management of the Property, and Property Manager shall perform all
services under this Agreement in accordance with such policies and objectives.
2.1.3 GENERAL STANDARD OF SERVICES. Property Manager
shall use its best efforts and act diligently in a manner consistent with
first-class professional management standards as manager of the Property, and
shall perform its duties hereunder in conformity with this Agreement. The
services of Property Manager under this Agreement are to be of a scope and
quality not less than those generally performed by professional managers of
other first-class retail properties in the Market Area.
2.2 SPECIFIC SERVICES OF PROPERTY MANAGER. Without limiting
the generality of the provisions of Section 2.1 and subject at all times to the
procedures and directions set forth in this Agreement (as may be revised or
amended from time to time), Property Manager shall do all of the following:
2.2.1 EMPLOYEES. Property Manager shall select,
employ, pay, supervise and discharge all employees and personnel necessary for
the operation, maintenance and
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protection of the Property (subject to the limitations set forth in Section
4.1). All persons so employed by Property Manager shall be employees or
independent contractors of Property Manager and not of Owner. Property Manager
shall comply with all applicable laws, rules and regulations concerning worker's
compensation, social security, unemployment insurance, hours of labor, wages,
working conditions and other employer/employee-related subjects. Property
Manager shall comply with all provisions of the Fair Employment Practices
Addendum attached to this Agreement as EXHIBIT B. Property Manager shall provide
to Owner, at Owner's request, a schedule of employees to be employed by Property
Manager in the direct management of the Property. This schedule shall include
the number of employees and their title and salary range. Owner shall have the
right, at any time, to disapprove the use of any such employees in connection
with the management of the Property or the performance of any of Property
Manager's services under this Agreement. Property Manager shall not reduce the
agreed upon number of employees dedicated to the management of the Property
without obtaining Owner's prior written consent. At all times during the Term,
the Designated Supervisor shall be the principal contact for Property Manager
and the Designated Supervisor shall coordinate all of the efforts of Property
Manager under this Agreement. Property Manager represents to Owner that the
Designated Supervisor has at least seven (7) years of property management
experience. Owner shall have the right to approve in writing any Designated
Supervisor.
2.2.2 RECORDS AND BUDGETS. Property Manager shall
keep or cause to be kept at the Records Office suitable books of control and
account as provided in this Agreement. Property Manager shall prepare and submit
to Owner such monthly, quarterly, annual or other operating and capital budgets
for the Property as may be required by BPOP or Owner. Without limiting the
generality of the foregoing, Property Manager shall prepare and submit to Owner
a proposed annual operating budget and a proposed annual capital budget for the
management and operation of the Property at times reasonably requested by Owner.
All payments to be made to Property Manager or an Affiliate thereof shall be
separately itemized and explained in the proposed annual operating budget and
the proposed capital budget. The proposed annual operating and capital budgets
shall be in a form approved by Owner. If Owner considers any proposed budget
unacceptable, Owner shall specify to Property Manager the reason(s) therefor and
Property Manager shall revise and resubmit the budget until it is accepted by
Owner and approved by Owner. All budgets shall be effective only when approved
in writing by Owner. Owner may revoke its approval of any budget at any time.
The operating budget approved in writing by Owner shall be referred to as the
"Approved Operating Budget" and the capital budget approved in writing by Owner
shall be referred to as the "Approved Capital Budget".
2.2.2.1 FAILURE TO COMPLETE BUDGET. The parties
intend that an Approved Operating Budget and an Approved Capital Budget for the
following calendar year shall be in place for the Property by October 1 of each
preceding year during the Term. If an annual operating budget for the Property
has not been approved by Owner prior to the commencement of any calendar year
during the Term, the operating budget for each calendar month ("Current Month")
until the annual operating budget is approved shall be the amount of the most
recent Approved Operating Budget for the Property for the same calendar month
("Base Month"), as adjusted to reflect (a) any increase or decrease between the
Base Month and the Current Month in the Consumer Price Index-U.S. Cities Average
(base year 1982-84=100) published by the United States Department of Labor,
Bureau of Labor Statistics, and (b) any increase or decrease in the occupancy of
the Property between the Base Month and the Current
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Month. Property Manager shall submit such adjusted monthly operating budget to
Owner for review not more than 10 days before the first day of the month for
which it is proposed, and such budget, after approval by Owner, shall be deemed
an "Approved Operating Budget" for purposes of this Agreement. Failure to
complete an annual budget in a timely manner shall result in a $500/day penalty
payable by Property Manager to Owner on demand.
2.2.2.2 AMENDMENT OF BUDGETS. Property
Manager shall have the right from time to time to submit proposed revised
budgets to Owner, which shall be subject to Owner's written approval. Property
Manager shall use diligence and its best efforts to prevent the actual costs of
maintaining and operating the Property from exceeding the Approved Operating and
Capital Budgets. Owner may amend its approval of any budget and require the
budget to be amended to conform to such approval at any time and, in such event,
only the budget as so amended shall be deemed approved. After revoking or
amending an Approved Budget, Owner shall have the right to require Property
Manager to terminate any agreements or void any actions which are no longer
consistent with an Approved Budget; provided, however, that if Owner approved in
writing any termination payments under any such terminated agreements, then
Owner shall pay such termination payments.
2.2.2.3 BUDGET VARIANCES. Except as
specifically authorized in this Agreement, Property Manager shall obtain Owner's
specific prior written consent before undertaking any expenditure of Owner's
funds in excess of the applicable budgeted amount set forth in an Approved
Operating Budget or Approved Capital Budget, unless such excess amount (a
"Permitted Budget Overrun") is less than both of the following: (i) $________ in
the aggregate for any calendar year for all such Permitted Budget Overruns, and
(ii) ___ percent (__%) of the applicable budgeted amount. Property Manager shall
promptly advise Owner in writing of any Permitted Budget Overruns.
2.2.3 LEASING; NON-SOLICITATION. Property Manager
shall coordinate with Owner's designated leasing representative or exclusive
leasing broker. Property Manager shall not approve the assignment of sublease of
any Lease without obtaining Owner's prior written consent. If Property Manger
receives a tenant request for a sublease or assignment, then Property Manager
shall obtain and deliver to owner all information reasonably necessary for
owner's use in assessing such request. Upon Owner's approval of any assignment
or sublease, Property Manager at Owner's request shall prepare and deliver to
Owner a consent to assignment or sublease on a form designated by Owner.
Property Manager shall provide prior written disclosure to Owner before engaging
in any solicitation of tenants located at the Property, for the purpose of
leasing space to such tenant at a property other than the Property, consistent
with the licensing provisions of the local jurisdiction having authority. It is
understood that Property Manager has affiliates engaged in commercial brokerage
activities which may include representation of tenants in the markets in which
the properties are located. Owner may terminate this Agreement for cause if
Property Manager fails to comply with this provision. Owner shall have the sole
right to approve and negotiate amendments of Lease.
2.2.4 RENT. Property Manager shall (i) use all
reasonable efforts to ensure that all rents and other monies (including billings
resulting from tenant participation in operating expenses, taxes and common area
maintenance charges) payable under the Leases are paid by tenants of the
Property, either to Property Manager directly, to the Property Lockbox Account
(as
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defined in Section 7.1) or to any lockbox required by the terms of a loan to
Owner, as and when such amounts become due and payable, (ii) adjust rentals and
other required payments where adjustment is contemplated by the applicable
Leases, (iii) notify Owner and tenants of such adjustments, and (iv) sign and
serve in the name of Owner such notices (except as limited by Section 2.2.5),
including, without limitation, letters demanding past-due and currently owing
rents and other monies, as are consistent with Owner's procedures. Property
Manager shall identify and collect any income due Owner from miscellaneous
services provided to tenants or the public, including, without limitation,
parking, tenant storage and retail income, if any. All monies so collected shall
be deposited immediately in the Property Lockbox Account or lender lockbox
account. In addition to the foregoing, not later than sixty (60) days after the
closing of each annual reporting period, and to the extent permitted or required
by Leases, Property Manager shall provide to Owner a draft of the reconciliation
statement for each tenant of the Property of actual expenditures for the annual
reporting period. Within ten (10) days following Owner's approval or
modification of the foregoing, Property Manager shall provide each tenant with
an Owner approved reconciliation statement of actual expenditures for the annual
reporting period. In addition, Property Manager shall provide each tenant with
the following: (i) a monthly rent and expense statement for the current month
setting forth the payment required to be made by such tenant pursuant to its
Lease, based upon the current Approved Operating Budget and estimate of expenses
for the then-current year, as approved by Owner, and (ii) all other notices
required under the Leases.
2.2.5 COLLECTIONS. Property Manager shall undertake
the periodic billing of rents and monetary payments of every kind and form due
from tenants of the Property, and thereafter shall actively pursue collection of
all such rents and other payments. At Owner's request, Property Manager shall
also advise Owner of the need for percentage rent audits of any tenant of the
Property and Property Manager shall coordinate the performance of such audits
of percentage rents payable by tenants of the Property. Property Manager shall
not terminate any lease, lock out any tenant, institute any suit for rent or for
use and occupancy, provide notice by legal service to pay rent or quit or
institute proceedings for recovery of possession without the prior written
approval of Owner. Only legal counsel designated by Owner shall be retained in
connection with any such suit or proceeding, and Property Manager upon request
shall recommend legal counsel and furnish Owner with the estimated costs of
legal services to be incurred in bringing such suit or proceeding. Unless
otherwise specified by Owner in writing, Owner shall manage and coordinate any
such suit or proceeding. If any tenant of the Property is delinquent in any
payment due to Owner or is otherwise in default under the terms of its lease for
a period of more than 15 days, Property Manager shall immediately notify Owner.
2.2.6 MAINTENANCE.
2.2.6.1 PROPERTY MAINTENANCE. Property
Manager shall maintain or cause to be maintained (to the extent not maintained
by tenants) the Property and common areas thereof, external and internal, in
good and clean condition and repair as a first-class commercial building,
including, without limitation, all sidewalks, signs, mechanical, electrical and
other systems, parking lots and landscaping; provided, however, that no
maintenance expenses, repairs or alterations which are not specifically
identified in the Approved Operating Budget shall be incurred or undertaken
without the prior written consent of Owner. If Owner so elects in its sole and
absolute discretion, all maintenance, repairs or alterations requiring
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expenditures in excess of _______________ Dollars ($______) shall be planned and
supervised by an architect, designer, inspector, engineer, construction manager
or general contractor selected by Owner in its sole and absolute discretion. If
Owner requests, Property Manager shall recommend qualified persons to provide
such services. Property Manager shall arrange, as may be necessary or
appropriate from time to time, for periodic roofing inspections and inspections
of the building systems by independent contractors. Property Manager shall be
responsible for obtaining all required tenant and adjacent owner consents with
respect to the performance of any repair, maintenance or capital improvement
work.
2.2.6.2 EMERGENCIES. Notwithstanding
anything to the contrary in this Agreement, in the event of an emergency in
which there is an immediate danger to persons or property or in which action is
required in order to avoid suspension of services, Property Manager shall take
such action as is reasonable and prudent under the circumstances. Property
Manager shall be reimbursed promptly for any reasonably necessary expenses
incurred in such action, even if not in an Approved Operating Budget or Approved
Capital Budget, so long as Property Manager attempts to consult with Owner in
advance and, in any event, notifies Owner in writing within 48 hours of taking
such action explaining the reasons therefor.
2.2.7 CONTRACTS. Subject to the provisions of Section
2.4 below, Property Manager shall negotiate and, with Owner's prior written
approval, execute all necessary or desirable utility, supply, service, vending
and related contracts and equipment leases for the Property. Owner may at any
time and in its sole discretion direct the Property Manager to use certain
designated vendors and suppliers. Property Manager shall not execute any
contract or other agreement affecting the Property without Owner's prior written
consent; provided, however, that Owner's consent shall not be required with
respect to any utility or service contract (other than security service
contracts) which (i) is entered into in the usual course of business, (ii) has a
term of one year or less, (iii) is terminable on no more than thirty (30) days
prior notice, without penalty, (iv) is specifically provided for in the Approved
Operating Budget, and (v) provides for payments in an amount less than $______
in any calendar year. Without limiting the foregoing, each contract or agreement
executed by Property Manager pursuant to this Section 2.2.7 shall contain a
30-day (or shorter) cancellation clause exercisable by Owner without cause and
without penalty or fee, unless otherwise approved in writing by Owner. All such
utility, supply, service, vending and related contracts and equipment leases
shall be in the name of Owner and executed by Property Manager as agent on
behalf of Owner. Property Manager shall not hold itself out as having the
authority to approve any contract or agreement without the prior approval of
Owner except as provided above. In addition to the foregoing, Property Manager
shall strictly conform with the contracting procedures described on EXHIBIT C
attached to this Agreement.
2.2.8 PURCHASES. Property Manager shall supervise and
purchase or arrange for the purchase of all reasonable inventories, provisions,
supplies and operating equipment which are provided for in the Approved
Operating Budget or otherwise specifically approved by Owner. To the extent
available, Property Manager shall turn over to or obtain for Owner all volume
purchasing benefits and discounts available to Property Manager, Owner or
properties of the size and class of the Property.
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2.2.9 OPERATING AND CAPITAL EXPENSES.
2.2.9.1. OPERATING EXPENSES. Property
Manager shall pay from Owner's funds, in a commercially reasonable manner, all
normal operating expenses of the Property (and not paid directly by tenants)
with funds from the Property Disbursement Account (as defined in Section 7.2).
2.2.9.2 CAPITAL EXPENSES. Property Manager
shall recommend that Owner purchase major items of new or replacement equipment
when Property Manager believes such purchase to be necessary or desirable. Owner
may arrange to purchase and install such items itself or may authorize Property
Manager to do so (subject to any supervision and specification requirements and
conditions prescribed by Owner). If Owner so elects in its sole and absolute
discretion, any capital improvement project costing more than
_______________Dollars ($______) shall be planned and supervised by an
architect, designer, inspector, engineer, construction manager or general
contractor selected by Owner in its sole and absolute discretion. If Owner
requests, Property Manager shall recommend qualified persons to provide such
services. Unless specifically included in the Approved Capital Budget or
permitted under Section 2.2.6.2, all capital expenditures must be authorized by
Owner in writing in advance.
2.2.10 ENERGY MANAGEMENT. Property Manager shall
provide proper energy management and utilize utility conservation techniques.
2.2.11 SECURITY. Property Manager shall maintain or
cause to be maintained a security program designed to be adequate for the needs
of the Property as determined by Owner from time to time. Property Manager shall
promptly notify Owner of any incidents or conditions which reflect on or affect
the adequacy of the security provisions for the Property, and shall make
recommendations to Owner with respect to security matters. At Owner's request,
Property Manager shall report all incidents involving property damage to Owner's
insurance carrier, with a copy to Owner. All contracts for the performance of
security services shall be subject to Owner's prior written approval.
2.2.12 TAXES. Property Manager shall obtain and
verify bills for real estate and personal property taxes, sales taxes on rental
payments, improvement assessments or bonds and other like charges which are or
may become liens against all or any part of the Property (collectively,
"Taxes"). Property Manager shall pay all bills for Taxes not less than 15
calendar days prior to delinquency. Alternatively, Owner may elect to pay some
or all bills for Taxes. In such event, Property Manager shall remit all bills
for Taxes to Owner not less than 30 calendar days prior to the date such Taxes
would become delinquent and shall pay only those tax bills designated by Owner.
If Owner elects to contest any Taxes, Owner shall notify Property Manager and
Property Manager shall not pay the Taxes until directed by Owner. At Owner's
request, Property Manager shall cooperate with Owner's efforts to conduct any
appeal of Taxes.
2.2.13 COMPLIANCE WITH OWNER'S OBLIGATIONS. Property
Manager shall operate the Property in compliance with all terms and conditions
of any ground lease, space lease, mortgage, deed of trust or other security
instrument affecting the Property, if any, of which Property Manager has
knowledge. Property Manager shall not make payments on account of any
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ground lease, space lease, mortgage, deed of trust or other security instrument
affecting the Property, if any, unless specifically instructed to do so by Owner
in writing.
2.2.14 LICENSES AND PERMITS. Property Manager shall
obtain all licenses, permits, certificates, consents, approvals or other
entitlements required for the operation of the Property (collectively,
"Licenses"). Property Manager shall provide Owner with copies of all completed
initial or renewal License applications for Owner's approval and Owner's
signature, if necessary, not less than 30 days prior to the date such
applications are due. All Licenses shall be obtained in Owner's name whenever
possible. Any Licenses obtained in the name of Property Manager shall be held on
behalf of Owner, and upon termination of this Agreement, Property Manager shall
transfer or assign all such Licenses to Owner or to such person as Owner may
direct at no cost to Owner.
2.2.15 NOTICE AND COOPERATION IN LEGAL PROCEEDINGS.
Owner and Property Manager each shall give prompt notice to the other of the
commencement of any action, suit or other legal proceeding against Owner or
against Property Manager with respect to the operations of the Property or
otherwise affecting the Property. Property Manager shall fully cooperate, and
shall use reasonable efforts to cause all of its employees to fully cooperate,
in connection with the prosecution or defense of all legal proceedings affecting
the Property.
2.2.16 CONSTRUCTION FACILITATION. Property Manager
shall be responsible for (a) coordinating and facilitating the planning, and (b)
facilitating the performance of all construction (including, without limitation,
all maintenance, repairs and alterations described in Section 2.2.6, capital
improvement projects described in Section 2.2.9, tenant improvements, tenant
refurbishments and common area refurbishments) required to be constructed by
Owner after the Effective Date (collectively, "Construction Projects"),
regardless of whether or not any such Construction Project arises out of a lease
executed prior to the Effective Date. Such coordination and facilitation
services shall include, for example and not by way of limitation, retaining
architects, engineers or other consultants, assisting in the development of
repair, capital improvement or tenant space plans, cost estimating, advising
Owner with respect to the need for a general contractor, construction manager or
other consultant, posting (and recording if necessary or desirable) appropriate
notices of non-responsibility, providing notices of construction to affected
tenants and mitigating the effects of construction on such tenants, and
providing contractors, vendors and other Construction Project-related personnel
with access to the Property, parking and staging areas and necessary utilities
and services.
2.2.17 NOTICES. Property Manager shall deliver
forthwith to Owner all written notices received by Property Manager from any
mortgagee, tenant or other party to any of the Basic Documents given pursuant
thereto or pertaining thereto or otherwise pertaining to the Property and all
written notices from any governmental or official entity.
2.2.18 ENFORCEMENT OF LEASES. Property Manager shall
use its best efforts to enforce compliance by tenants with each and all of the
terms and provisions of the Leases. Property Manager may, with prior written
consent of Owner in each instance, which consent may be withheld by Owner in its
sole discretion, or shall at Owner's discretion, institute legal proceedings in
the name of Owner to enforce Leases or dispossess tenants or others occupying
the Property or any portion thereof. Property Manager shall monitor, cooperate
with and review the results of any CAM audit conducted by or on behalf of any
tenant of the Property,
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subject to Owner's written approval. If any CAM audit results in a reduction of
Gross Monthly Collections, then Property Manager shall promptly refund to Owner
any overpayment of the Management Fee.
2.2.19 ENVIRONMENTAL.
2.2.19.1 NOTICE. Property Manager shall
promptly advise Owner in writing of any information concerning actual or
potential non-compliance with any Hazardous Materials Laws (as hereinafter
defined), occurring in, on or at the Property, or to Property Manager's
knowledge, in/on or at any property adjacent to or in the vicinity of the
Property, together with a written report of the nature and extent of the
non-compliance and the potential damage to the Property or the property adjacent
to or in the vicinity of the Property.
2.2.19.2 INSPECTION. Property Manager, to
the best of its ability, shall inspect the Property on at least a quarterly
basis to determine whether any tenants, or any other persons, are or have been
storing, handling, transporting, generating, manufacturing, using, dumping,
releasing or discharging any Regulated Substances (as hereafter defined) in, on
or at the Property and, if so, Property Manager shall promptly advise Owner in
writing of that fact.
2.2.19.3 RIGHTS; LIMITATIONS. Property
Manager shall use commercially reasonable efforts to enforce Owner's rights
under the tenant leases of space at the Property insofar as any such tenant's
compliance with Hazardous Materials Laws is concerned; provided, however,
Property Manager shall not retain environmental consultants or other
professionals or otherwise initiate environmental reviews by any third parties
without Owner's prior written consent. Property Manager shall hold in confidence
all information bearing on Hazardous Materials Laws and Regulated Substances
except to the extent expressly instructed otherwise in writing by Owner, or
except to the extent necessary to protect against the imminent threat to the
life and safety of persons and/or damage to the Property or damage to the
property adjacent to or in the vicinity of the Property.
2.2.19.4 DEFINITION. The term "Regulated
Substances" means any chemical, material or substance defined as, or included in
the definition of "hazardous substance" "hazardous wastes," "extremely hazardous
waste," "restricted hazardous waste," or "toxic substances" or words of similar
import under any environmental laws, the regulations adopted thereunder or
publications promulgated pursuant thereto, including, but not limited to, the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Sec. 9601, et seq.; the Hazardous Materials Transportation
Act, as amended, 49 U.S.C. Sec. 1801, et seq.; the Resource Conservation and
Recovery Act, as amended, 42 U.S.C. Sec. 6901, et seq.; the Federal Water
Pollution Control Act, as amended, 33 U.S.C. Sec. 1251, et seq.; and applicable
state and local statutes including, but not limited to, [insert references to
applicable state laws here] (the "Hazardous Materials Laws"). Without limiting
the generality of the foregoing, the term "Regulated Substances" includes (a)
any oil, flammable substances, explosives, radioactive materials, hazardous
wastes or substances, toxic wastes or substances or any other materials or
pollutants which (i) pose a hazard to the Property or to persons on or about the
Property or (ii) cause the Property to be in violation of any Hazardous
Materials Laws; (b) asbestos in any form which is or could become friable; (c)
urea
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formaldehyde foam insulation; (d) transformers or other equipment which contain
polychlorinated byphenyls; and (e) Radon gas in amounts which will cause
buildings erected on the Property to exceed applicable limits. The term
"Regulated Substances" also includes any other chemical, material or substance,
exposure to which is prohibited, limited or regulated by any governmental
authority or may or could pose a hazard to the health and safety of the
occupants of the Property or the owners and/or occupants of the property
adjacent to or surrounding the Property.
2.2.20 ADVERTISING. At Owner's request, Property
Manager shall prepare advertising plans and promotional material to be used to
further rentals and to promote the Property. Such plans or material shall only
be used if approved in advance in writing by Owner, and in conformance with such
approval. Property Manager shall not use Owner's name in any advertising or
promotional material without Owner's express prior written approval in each
instance. Property Manager shall also provide to Owner any demographic or
marketing studies prepared by Property Manager that are relevant to the
Property. At Owner's request, Property Manager shall supervise any merchant
association or marketing funds relating to the Property. It is the intent of the
parties that Property Manager shall have the right to erect informational
signage at the Property at Property Manager's sole cost and expense, which
signage shall identify Property Manager as the property manager of the Property
(the "Management Signage"). The Management Signage shall be subordinate to
Owner's signage and any leasing or promotional signage. The Management Signage
shall also be in a format, of a size and in a location mutually satisfactory to
Owner and Property Manager.
2.2.21 GENERAL. Property Manager shall provide such
direction, supervision, professional management and in-house consulting staff
services as may be necessary or desirable to operate the Property in a manner at
least equal to that which is customary and usual in the operation of other
properties of substantially comparable location, class, size and standing in the
Market Area, and shall provide such property management services for the
Property as are consistent with the Property's size and existing facilities.
Subject only to those express limitations set forth in this Agreement, Property
Manager shall have control and discretion in the management and operation of the
Property and in the provision of the services described in this Agreement.
2.3 OWNER'S APPROVAL. Whenever Owner's approval or consent is
required pursuant to this Agreement, such approval or consent shall be deemed
withheld unless Owner notifies Property Manager in writing, within five (5)
business days following receipt by Owner of such information as Owner deems
necessary to make such decision, that Owner approves or grants consent.
2.4 COMPETITIVE BIDS. In addition to the provisions of Section
2.2.7 of this Agreement, Property Manager shall not execute or otherwise enter
into or bind Owner with respect to any contract or agreement for repairs,
capital improvements, equipment, supplies, services or any other item in excess
of $_________ without obtaining three (3) competitive written bids. Each bid
shall be solicited in a form prescribed by Owner so that uniformity will exist
in the bid quotes. Subject to satisfaction of the provisions of Section 2.2.7,
Property Manager may accept the low bid without prior approval from Owner. If
Property Manager
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advises acceptance of other than the lowest bidder, then Property Manager shall
adequately support, in writing, its recommendations to Owner. Owner shall have
the right to approve any such non-lowest bid in Owner's sole and absolute
discretion. In addition to the provisions of Section 2.2.7 of this Agreement,
Property Manager shall rebid all on-going material contracts and agreements on
an annual basis.
2.5 YEAR 2000. With respect to Year 2000 issues, Property
Manager covenants, represents and warrants to Owner the fault-free performance
in processing, in all material respects, of date and date-related data
(including, but not limited to calculating, comparing and sequencing) by all
hardware, software and firmware products used by Property Manager to deliver
services and other reports and information under this Agreement, individually
and in combination. Fault-free includes manipulation of this data with dates
prior to, through, and beyond January 1, 2000, and shall be transparent to the
user. Property Manager shall verify, through appropriate testing and analysis,
that the services and other reports and information provided by Property Manager
under this Agreement are year 2000 compliant in accordance with the above, and
shall use its best efforts to ensure that services and other reports and other
information provided by third parties to Owner are year 2000 compliant. Property
Manager shall implement a contingency plan for the Property with respect to
contemplated year 2000 problems. It is expressly agreed that none of the
foregoing shall refer to embedded systems at the Property level.
2.6 DIGITAL COMMUNICATION. In addition to face-to-face
meetings between the parties, it is the general understanding of Property
Manager and Owner that e-mail and electronic communication are an efficient and
important method of communication for the parties that will enhance the speed of
communication and responsiveness of the parties. The parties also agree that it
is their intent to convert paper process to a digital process to the greatest
extent possible in the performance of duties under this Agreement. Accordingly,
all written communications, transmittals and reports by Property Manager to
Owner under this Agreement, to the greatest extent possible, shall be
electronically communicated to Owner, including, without limitation, the
electronic communication of all reports, budgets and other financial matters. In
addition, to the maximum extent possible, Property Manager shall utilize e-mail
as the primary form of written communication with Owner. All such electronic
communications shall include appropriate virus protection.
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ARTICLE 3 COMPENSATION AND EXPENSES OF PROPERTY MANAGER.
3.1 MANAGEMENT FEE. As full and complete compensation for all
services to be provided by Property Manager under this Agreement, Owner shall
pay to Property Manager a sum equal to _____ percent (_%) of the Gross Monthly
Collections actually collected for the Property during the Term (the "Management
Fee"). In addition, Owner shall pay to Property Manager a construction
management fee (the "Construction Fee") equal to ____ percent (_%) of the hard
and soft costs of construction of all Designated Improvements. The Management
Fee and the Construction Fee shall be payable monthly, one month in arrears,
commencing upon the last day of the first full month of the Term. The Gross
Monthly Collections for any partial month during the Term shall be prorated, and
the Management Fee shall be payable only upon that portion of the Gross Monthly
Collections allocable to that part of the month during the Term. The
Construction Fee shall be based on actual amounts paid by Owner during the
immediately preceding month for hard and soft costs of construction of
Designated Improvements. Hard and soft costs of construction of Designated
Improvements shall include only the following: (i) costs of labor, materials,
contractor overhead and contractor profit, (ii) architectural fees, and (iii)
engineering fees.
3.2 COSTS AND EXPENSES TO BE BORNE BY PROPERTY MANAGER. Except
as specifically provided in Section 3.3 below or in the Approved Operating
Budget, Property Manager shall bear all costs and expenses incurred in rendering
all overall supervisory services, rent and other collection, lease enforcement
(exclusive of court costs and attorneys' fees), lease termination, management,
construction oversight and facilitation, accounting, bookkeeping and
recordkeeping, and no such costs or expenses shall be charged to Owner. Without
limiting the foregoing, Owner shall not be responsible for any of the following
costs or expenses:
3.2.1 WAGES. All costs of gross salary and wages,
payroll taxes, insurance, worker's compensation and other costs of Property
Manager's office and executive personnel (other than full-time or part-time
on-site personnel whose positions and salaries are specifically authorized in
the Approved Operating Budget);
3.2.2 OUT OF POCKET COSTS. All out-of-pocket costs
incurred as a result of Property Manager's breach of this Agreement, or as a
result of the negligence or willful misconduct of Property Manager or any of its
Affiliates, employees, independent contractors, agents or other representatives
performing services in connection with this Agreement;
3.2.3 SUPPLIES. Except to the extent that these costs
are expressly included in the Approved Operating Budget for the Property, all
costs of forms, accounting materials, administrative materials, papers, ledgers
and other office supplies and office equipment, all costs of Property Manager's
data processing equipment, and all costs of data processing, copying, postage,
Fed-Ex charges, delivery costs, lockbox fees, check stock, bank fees, long
distance, mileage, off-site office and personnel costs and tenant relation
expenses;
3.2.4 ACCOUNTING. All costs of Property Manager's
bookkeeping and accounting relating to the Property; and
3.2.5 TRANSPORTATION. All transportation costs of
Property Manager's personnel.
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3.3 COSTS AND EXPENSES TO BE BORNE BY OWNER. Except as set
forth in Section 3.2 or elsewhere in this Agreement, Owner shall be responsible
for leasing commissions, attorneys' fees and court costs and outside collection
agency fees incurred in connection with lease negotiation, enforcement and
termination and rent and other collection and litigation (subject to the
insurance and indemnity provisions of Article 8).
3.4 NONCUSTOMARY SERVICES. Notwithstanding anything in this
Agreement to the contrary, Property Manager shall not furnish or render services
to the tenants of the Property other than those services customarily furnished
to tenants of similar properties unless (a) Property Manager makes separate,
adequate charges to tenants for such services, (b) such charges are received and
retained by Property Manager, (c) Property Manager bears the cost of providing
such services, and (d) Property Manager first obtains Owner's written consent.
For purposes of this Section 3.4, it is agreed that maintenance, trash
collection, janitorial services and cleaning services, the furnishing of water,
heat, light, air conditioning, public entrances and exits, guard or security
services and parking facilities are examples of services customarily furnished
to the tenants of similar properties. The parties acknowledge that an Affiliate
of Property Manager may provide, pursuant to a separate contract, construction
services to a tenant.
ARTICLE 4 PERSONNEL AND BONDING.
4.1 STABILITY OF MANAGEMENT TEAM. Owner and Property Manager
recognize the benefits inherent in promoting stability in the management team
engaged in the operation of the Property.
4.1.1 EMPLOYEES. Property Manager shall use
reasonable care to select qualified, competent and trustworthy employees and
independent contractors. Subject to the provisions of this Section 4.1,
Sections 2.2.1 and 10.2.13 and EXHIBIT B, the selection, terms of employment
(including, without limitation, compensation and duration of employment),
supervision, training and assignment of duties of all employees of Property
Manager providing Property-related services shall be the duty and
responsibility of Property Manager. All personnel providing the
Property-related services described in this Agreement shall be the employees
or contractors of Property Manager.
4.1.2 SPECIFIC REQUIRED EMPLOYEES. Property Manager
shall employ, at Property Manager's sole cost and expense, at least the
following personnel for the Property:
4.1.2.1 PROPERTY MANAGER. A manager who
works from the Records Office and manages the Property; and
4.1.2.2 PROPERTY ACCOUNTANT. An accountant,
who shall be a part of Property Manager's in-house staff and who may work from a
central location.
4.2 AFFILIATES. Property Manager shall not contract for
outside services for the Property with any Affiliate of Property Manager without
Owner's prior written consent, which consent may be granted or withheld in
Owner's sole and absolute discretion.
4.3 BONDING. Property Manager, at Property Manager's sole cost
and expense, shall maintain at all times during the Term a bond or bonds
covering Property Manager and all persons who handle, have access to or are
responsible for Owner's monies, in an amount and form reasonably acceptable to
Owner. Any changes in such bond(s) must be approved in writing
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by Owner. Property Manager hereby collaterally assigns to Owner all proceeds of
the bond(s) as they relate to the Property and agrees to execute such further
collateral assignments and notices thereof as may be required by Owner. Such
bond(s) shall insure, among other risks as determined by Owner, Property
Manager's faithful performance of its obligations under this Agreement. Property
Manager shall provide Owner with a certificate or other satisfactory
documentation evidencing the existence and terms of such bond(s) upon execution
of this Agreement.
ARTICLE 5 COMPLIANCE WITH LAWS.
5.1 COMPLIANCE. Property Manager shall abide by and comply
fully with all laws, rules, regulations, requirements, orders, notices,
determinations and ordinances of any federal, state or municipal authority with
jurisdiction over Property Manager or the Property (collectively, "Applicable
Laws"), including, without limitation, the federal Occupational Safety and
Health Act (OSHA) statutes, rules and regulations, and all requirements of the
insurers of the Property and Owner's liabilities with regard thereto. If the
cost of compliance in any instance is not provided for in the Approved Operating
or Capital Budget and is reasonably anticipated to exceed One Thousand Dollars
($1,000.00), Property Manager shall notify Owner promptly and obtain Owner's
approval prior to making the expenditure.
5.2 NOTICE. Property Manager shall notify Owner of any alleged
violation of any Applicable Law affecting the Property immediately upon becoming
aware thereof.
ARTICLE 6 ACCOUNTING AND FINANCIAL MATTERS.
6.1 BOOKS AND RECORDS. Subject to Owner's discretion, Property
Manager shall keep accounts, books and records of the Property, pursuant to
methods and systems and in form and substance approved by Owner, showing all
receipts, expenditures and all other matters necessary or appropriate for the
recording of the results of the operation of the Property. Such accounts, books
and records shall be kept in a secure location at the Records Office and shall
be available for inspection and copying by Owner, BPOP and their representatives
at any time. Upon the effective date of any termination of this Agreement, or
earlier on Owner's request, all accounts, books and records (including
supporting documents and supporting schedules) shall be delivered to Owner so as
to ensure the orderly continuance of the management and operation of the
Property.
6.2 REPORTS AND RECONCILIATION OF PROPERTY ACCOUNTS. Subject
to the contrary written directions from Owner, Property Manager shall provide
the following reports in a format approved by Owner. Failure to deliver any such
reports to Owner in a timely manner shall result in a $100/day penalty payable
by Property Manager to Owner on demand.
6.2.1 MONTHLY REPORTS. On or before the 1st day of
each month, Property Manager shall provide such reports and data to Owner as
Owner may require from time to time. Without limiting the foregoing, Property
Manager shall provide Owner with a monthly report containing the following
information for the preceding calendar month:
6.2.1.1 COLLECTION REPORT. A detailed report
of all monies collected (identified by tenant or other source), including,
without limitation, rents billed (including escalations), rents collected
(including escalations), vacancies, rents delinquent, rents
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prepaid beyond the current month, security deposits collected, and as to any
percentage leases, tenant gross sales receipts;
6.2.1.2 EXPENSE REPORT. A detailed report of
all expenses paid, including a schedule and description of all amounts paid to
Property Manager or an Affiliate thereof;
6.2.1.3 BUDGET COMPARISON. A comparison of
the current month and year-to-date account of actual expenses to budgeted
amounts, calculations of monthly and year-to-date variances from the Approved
Operating and Capital Budgets, appropriate descriptions of any significant
monthly or year-to-date variances and a revised annualized projection of monies
to be collected and expenses to be paid for the balance of the calendar year;
6.2.1.4 MATERIAL VARIANCES. A written report
describing any material changes or variances in the Property which occurred
during the month or are anticipated to occur;
6.2.1.5 RECEIVABLE RECONCILIATION. A
reconciliation of amounts receivable or due to Owner accompanied by payment of
same;
6.2.1.6 LOCKBOX RECONCILIATION. A
reconciliation of the Property Lockbox and Disbursement Accounts as to funds
received, expended and held for the Property;
6.2.1.7 PROPERTY OVERVIEW. A narrative
report of the performance of the Property, including leasing activities,
physical problems, and material events;
6.2.1.8 MISCELLANEOUS FINANCIAL REPORTS. A
report on tenant sales, a net income and cash flow forecast, a balance sheet, an
income statement, a cash flow statement and a trial balance; and
6.2.1.9 RENT ROLL AND OTHER REPORTS. An
updated rent roll for the Property and any other financial or operating
information which may be required from time to time by Owner.
6.2.2 QUARTERLY REPORTS. Property Manager shall
provide a quarterly management report for the Property, which shall be submitted
with the applicable monthly financial statements and shall contain, without
limitation, the recommendations of Property Manager regarding the physical
condition and operation of the Property. Failure to deliver any such reports to
Owner in a timely manner shall result in a $100/day penalty payable by Property
Manager to Owner on demand.
6.2.3 PERIODIC REPORTS. Property Manager shall
furnish to Owner periodically as reasonably requested:
6.2.3.1 MARKET SURVEYS. Market surveys and
any other tenant information;
6.2.3.2 PHYSICAL REPORTS. Reports covering
on-site physical inspections and operating reviews; and
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6.2.3.3 INVENTORY. A current inventory of
all personal property and equipment used in connection with the Property. The
inventory shall be submitted to Owner no later than 30 days prior to the end of
each calendar year.
6.3 AUDIT. Owner shall have the right to conduct an audit of
all or any portion of the Property's operations at any time. Property Manager
shall promptly correct all accounting method deficiencies, internal control
weaknesses and errors disclosed by Owner's audits, and shall timely inform Owner
in writing of all corrective actions taken. Owner's audit shall be at Owner's
sole cost and expense unless an error on the part of Property Manager or its
accountant is discovered which affects Owner adversely and is equal to or
greater than _% of the lesser of gross expenses or gross receipts of the
Property for the period audited, in which case Property Manager shall bear the
full cost of the audit. Any adjustments in amounts due and owing from Owner or
Property Manager shall be paid within 15 calendar days following Owner's receipt
of the audit.
6.4 OTHER REPORTS AND STATEMENTS. Property Manager shall
furnish to Owner, as promptly as practicable, such other reports, statements or
other information with respect to the operation of the Property as Owner may
reasonably request from time to time. Property Manager shall submit to Owner its
annual financial report, audited by an independent certified public accountant,
no later than 120 days after the end of Property Manager's fiscal year.
6.5 CONTRACTS AND OTHER AGREEMENTS. Property Manager shall
maintain at the Records Office one original (or a copy, if no original is
available) of all contracts, occupancy leases, lease abstracts, equipment
leases, maintenance agreements and all other agreements relating to the
Property. Duplicate originals of all such documents shall be forwarded to Owner
by Property Manager immediately upon execution. If there is only one original of
any such document, it shall be delivered to and retained by Owner.
6.6 FINAL ACCOUNTING. Property Manager shall deliver a final
accounting for the Property to Owner within 30 days after the effective date of
any termination (whether or not for cause) of this Agreement. Such final
accounting shall set forth all current income, all current expenses and all
other expenses contracted for on Owner's behalf but not yet incurred in
connection with the Property, together with such other information as may be
reasonably requested by Owner. Such final accounting shall also include a
reconciliation of all year to date operating expenses together with their
original invoices.
6.7 TAX RETURNS; 1099'S. Property Manager shall file all tax
returns for all sales taxes, payroll taxes and other taxes directly related to
the Property; excluding, however, all federal, state and local income taxes of
Owner. On Owner's behalf, Property Manager shall comply with all applicable
provisions of the Internal Revenue Service Code and Regulations with respect to
the preparation of IRS Form 1099, including the filing of Form 1096. In
preparing such forms, Property Manager shall use its own employer identification
number and not that of the Owner, unless the parties reasonably agree otherwise.
Property Manager shall retain a copy of each completed Form in its files.
6.8 CERTIFICATION. Property Manager shall certify that each
financial statement is true, correct and complete in all respects.
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6.9 INSPECTIONS. Owner, BPOP and their representatives reserve
the right to visit the Property at any time and to inspect and copy Property
Manager's records from time to time. Property Manager shall cooperate with
Owner, BPOP and their representatives in exercising such rights.
6.10 OWNER'S COMPUTERIZED ACCOUNTING SYSTEM.
6.10.1 INSTALLATION. Property Manager agrees to
cooperate fully with Owner in installing Owner's "Computerized Accounting
System," which shall include, but is not limited to, preparing new lease
abstracts and inputting all tenant-specific data into Owner's accounting system.
6.10.2 UTILIZATION. Property Manager agrees to
provide for the input of monthly accounting transactions into Owner's
Computerized Accounting System (receipts, disbursements, journal entries, etc.)
via terminals located in Property Manager's offices and according to reasonable
guidelines established by Owner.
6.10.3 COSTS AND EXPENSE. Property Manager shall
obtain the computer hardware and software necessary to comply with the Owner's
specifications, and shall update such equipment from time to time as may be
required by Owner in order for Property Manager to comply with Owner's amended
specifications. Property Manager shall pay the reasonable cost for the training
in addition to servicing such accounting system and installing reasonable
upgrades as advised by Owner.
ARTICLE 7 BANK ACCOUNTS.
7.1 PROPERTY LOCKBOX ACCOUNT. Subject to lender lockbox
requirements, all funds received by Property Manager derived from the operation
of the Property shall be immediately deposited in a lockbox account designated
in writing by Owner (the "Property Lockbox Account"). Owner may designate a
different account in any bank or financial institution as the Property Lockbox
Account at any time and from time to time by written notice to Property Manager.
No other funds of Property Manager shall be deposited or commingled with funds
in the Property Lockbox Account.
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7.2 PROPERTY DISBURSEMENT ACCOUNT.
7.2.1 PAYMENT PROCEDURES. Property Manager shall pay
Property-related costs and expenses in accordance with Section 7.2.2 by check
from a disbursement checking account designated in writing by Owner (the
"Property Disbursement Account"). Owner may designate a different account in any
bank or financial institution as the Property Disbursement Account at any time
and from time to time by written notice to Property Manager. Property Manager
shall not under any circumstances write a check payable to or in favor of
Property Manager or any Affiliate of Property Manager other than (a) to
reimburse itself or an Affiliate for expenditures made on behalf of Owner and
approved in advance in writing by Owner, or (b) to pay itself the Management Fee
payable under Section 3.1; provided, however, that within 15 days after paying
itself any Management Fee, Property Manager shall provide Owner with a statement
setting forth the calculations made in computing the Management Fee in detail
reasonably satisfactory to Owner. Only those personnel specifically authorized
by Property Manager and approved by Owner shall have authority to write checks
from the Property Disbursement Account. Property Manager shall not issue a check
for more than ______________ Dollars ($_________) without the prior written
authorization of Owner. Property Manager shall not under any circumstances issue
a check from the Property Disbursement Account for more than
____________________ Dollars ($__________).
7.2.2 EXPENSES PAID FROM PROPERTY DISBURSEMENT
ACCOUNT. The following costs shall be paid directly from the Property
Disbursement Account:
7.2.2.1 OPERATION COSTS. Any and all costs
necessary for the management, operation and maintenance of the Property, so long
as such costs are provided for and are within the limits of the Approved
Operating Budget or are specifically authorized in writing by Owner;
7.2.2.2 CAPITAL EXPENDITURES. Any and all
capital expenditures, so long as such costs are provided for and are within the
limits of the Approved Capital Budget or are specifically authorized in writing
by Owner; and
7.2.2.3 EMERGENCY COSTS. Any and all costs
necessary to handle emergencies as described in Section 2.2.6.
ARTICLE 8 INSURANCE AND INDEMNITY.
8.1 INDEMNIFICATION.
8.1.1 PROPERTY MANAGER'S INDEMNITY. To the maximum
extent permitted by law, Property Manager shall indemnify, hold harmless,
protect and defend (with counsel acceptable to Owner) Owner, BPOP, the officers,
directors, shareholders, partners, trustees, members, employees, agents,
contractors of each of them, and all others who could be liable for the
obligations of any of them, from and against any and all claims, demands,
actions, fines, penalties, liabilities, losses, taxes, damages, costs, injuries
and expenses (including, without limitation, actual attorneys', consultants' and
expert witness' fees and costs at the pre-trial, trial, and appellate levels)
(collectively, "Damages") in any manner related to, arising out of or resulting
from:
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8.1.1.1 DEFAULT. Any default of Property
Manager to perform its obligations under this Agreement;
8.1.1.2 SCOPE OF AUTHORITY. Any acts of
Property Manager beyond the scope of its authority under this Agreement; or
8.1.1.3 NEGLIGENCE. Any gross negligence,
willful misconduct or fraud of Property Manager or any agent or employee of
Property Manager.
Notwithstanding any other provisions of this Agreement to the contrary, Property
Manager's obligations under this Section 8.1 shall survive the expiration,
termination or cancellation of this Agreement.
8.1.2 OWNER'S INDEMNITY. To the maximum extent
permitted by law, Owner shall indemnify, hold harmless, protect and defend
Property Manager and its officers, directors, employees, agents, contractors and
all others who could be liable for the obligations of Property Manager from and
against any and all Damages in any manner related to, arising out of or
resulting from Property Manager's performance of services which are (a) within
the scope of Property Manager's authority under this Agreement, and (b) not
within the scope of Property Manager's indemnity set forth in Section 8.1.1
(e.g. Property Manager's ordinary negligence).
8.1.3 INTERPRETATION. The rights and obligations of
indemnity described in this Section 8.1 shall not be exclusive and shall be in
addition to such other rights and obligations as may be otherwise available to
either party at law or in equity. The provisions of this Section 8.1 shall
survive the expiration or sooner termination of this Agreement.
8.2 PROPERTY MANAGER'S INSURANCE RESPONSIBILITY.
8.2.1 PROPERTY MANAGER INSURANCE. Property Manager
shall maintain the following insurance coverages (with deductibles, if
applicable, in amounts reasonably acceptable to Owner) at all times during the
Term:
8.2.1.1 WORKER'S COMPENSATION. Worker's
compensation insurance at no less than statutory requirements, and employer's
liability insurance with a limit of not less than Two Million Dollars
($2,000,000) per occurrence;
8.2.1.2 DISABILITY. Non-occupational
disability insurance when required by law;
8.2.1.3 GENERAL LIABILITY. Commercial
general liability insurance with a minimum combined bodily injury and property
damage limit of Five Million Dollars ($5,000,000) per occurrence, a
products-completed operations aggregate limit of Five Million Dollars
($5,000,000) and a general aggregate limit of Ten Million Dollars ($10,000,000)
per location;
8.2.1.4 AUTOMOBILE. Automobile liability
insurance covering owned, hired and non-owned vehicles, with separate coverage
in an amount not less than One Million Dollars ($1,000,000) combined single
limit for bodily injury and property damage; and
8.2.1.5 ERRORS AND OMISSIONS. Errors and
omissions insurance coverage in an amount not less than One Million Dollars
($1,000,000).
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8.2.2 FORM OF POLICIES. Property Manager shall
deliver to Owner, within three days after the Effective Date, certificates of
insurance or other satisfactory evidence (which shall include copies of the
policies if Owner so requests) that all required insurance is in full force and
effect at all times. All policies required under Section 8.2.1 shall provide
that Owner be given not less than 30 days' advance notice of any proposed
cancellation or material change. The liability policies required under
subsections 8.2.1.3 and 8.2.1.4 shall name Owner and BPOP as additional
insureds. All liability insurance required under Section 8.2.1 shall be written
to apply to all bodily injury, property damage, personal injury and other
covered loss, however occasioned, which occurred or arose (or the onset of which
occurred or arose) in whole or in part during the policy period. Such liability
policies also shall contain endorsements which (a) delete any employee exclusion
on personal injury coverage, (b) include employees as additional insureds, and
(c) contain cross-liability, waiver of subrogation and such other provisions as
Owner may reasonably require. Such insurance also shall include broad form
contractual liability insurance coverage insuring all of Property Manager's
indemnity obligations to Owner pursuant to this Agreement. Property Manager
shall be permitted to maintain all insurance required herein under Property
Manager's blanket insurance policy.
8.3 CONTRACT DOCUMENTS; INDEMNITY PROVISIONS. Property Manager
shall use all reasonable efforts to include provisions in all Property-related
service and supply contracts prepared or executed by Property Manager requiring
the third-party contractor, to the maximum extent permitted by law, to
indemnify, defend (with counsel reasonably acceptable to the respective
indemnitees), protect and hold Property Manager, BPOP and Owner harmless from
and against any and all Damages in any manner related to, arising out of and/or
resulting from any damage to or injury to, or death of, persons or property
caused or occasioned by or in connection with or arising out of any acts or
omissions of the third-party contractor or its employees, agents or contractors.
8.4 APPROVAL OF INSURANCE COMPANIES. All insurance required to
be carried by Property Manager shall be written with companies having a policy
holder and asset rate, as circulated by Best's Insurance Reports, of A-:VIII or
better.
8.5 OWNER'S INSURANCE RESPONSIBILITY.
8.5.1 GENERAL REQUIREMENTS. Owner shall maintain
during the Term all of the following insurance coverages, each of which shall be
primary and non-contributory with any insurance carried by Property Manager:
8.5.1.1 ALL-RISK. All-risk property damage
insurance and loss of rents insurance coverage on the Property; and
8.5.1.2 GENERAL LIABILITY. Commercial
general liability insurance coverage with a general aggregate limit of not less
than Fifty Million Dollars ($50,000,000). Property Manager shall be insured
under Owner's commercial general liability insurance policy for actions related
to the services provided under this Agreement including Property Manager's
negligence. No other terms and conditions of this Agreement (including, without
limitation, the indemnification provisions of Section 8.1 and Property Manager's
obligation to maintain insurance described in Section 8.2) shall be affected by
this subsection 8.5.1.2.
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8.5.2 SELF-INSURANCE. Owner shall have the right, in
its sole and absolute discretion, to self-insure all or any part of the
coverages required to be carried by Owner. If Owner elects to self-insure,
Property Manager shall be insured under Owner's plan of self-insurance to the
same extent Property Manager would have been insured if Owner purchased the
insurance policies described in Section 8.5.1.
8.5.3 CERTIFICATES. Owner shall deliver to Property
Manager within three days after the Effective Date, certificates of insurance of
other satisfactory evidence that all required insurance is in full force and
effect at all times. All policies or self insurance required in Section 8.5
shall provide that Property Manager shall be given not less than 30 days notice
of cancellation or material change.
8.5.4 SUBROGATION WAIVER. Owner and Property Manager
hereby waive their rights of recovery against the other or its insurers as
respects loss insured under Section 8.5.1.1.
8.6 PROPERTY MANAGER'S DUTIES IN CASE OF LOSS.
8.6.1 CASUALTY NOTIFICATION. Property Manager shall
notify Owner immediately of any fire or other damage to any part of the
Property. In the event of any serious damage to any part of the Property,
Property Manager shall telephone Owner so that an insurance adjustor may view
the damage before repairs are started. Property Manager shall telephone Owner
immediately if any hazardous substances or other contaminants are released on,
about, under or in the vicinity of the Property. Property Manager shall not
settle any losses, complete loss reports or adjust losses on behalf of Owner or
meet with any federal, state or local regulatory agency without the prior
consent of Owner.
8.6.2 PERSONAL INJURY NOTIFICATION. Property Manager
shall notify Owner promptly of any personal injury or property damage occurring
to or claimed by any tenant or third party on or with respect to any part of the
Property. Property Manager shall forward to Owner immediately upon receipt
copies of any summons, subpoena or other like legal document served upon
Property Manager relating to actual or alleged potential liability of Owner,
Property Manager or the Property.
8.6.3 INSURANCE MANUAL. Property Manager acknowledges
receipt of a copy of Owner's Insurance Manual for Real Estate Owners and
Property Managers (effective ________________), and agrees to comply with the
policies and procedures set forth therein, as amended from time to time (so long
as Property Manager receives notice of such amendments), including, without
limitation, that Property Manager obtain current certificates of insurance from
third-party vendors of the Property.
ARTICLE 9 RELATIONSHIP OF PARTIES.
9.1 REPRESENTATIONS AND WARRANTIES.
9.1.1 PROPERTY MANAGER'S EXPERTISE. Property Manager
represents and warrants that it is a skilled, experienced and sophisticated
professional in the field of shopping center property management and leasing,
and that it has all the expertise necessary to perform its obligations under
this Agreement.
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9.1.2 PROPERTY MANAGER'S AUTHORITY. Property Manager
represents and warrants that (a) Property Manager has full power, authority and
legal right to execute, deliver and perform this Agreement and to perform all of
its obligations hereunder, and (b) the execution, delivery and performance of
all or any portion of this Agreement do not and will not (i) require any consent
or approval from any governmental authority, (ii) violate any provisions of law
or any governmental order, or (iii) conflict with, result in a breach of, or
constitute a default under, the charter or bylaws of Property Manager or any
instrument to which Property Manager is a party or by which it or any of its
property is bound.
9.1.3 OWNER'S AUTHORITY. Owner represents and
warrants that it has full power, authority and legal right to execute, deliver
and perform this Agreement.
9.1.4 RELIANCE. Property Manager acknowledges and
agrees that Owner is relying upon the representations and warranties set forth
in Sections 9.1.1 and 9.1.2 in entering into this Agreement, and Owner
acknowledges and agrees that Property Manager is relying upon the
representations and warranties set forth in Section 9.1.3 in entering into this
Agreement.
9.2 NATURE OF RELATIONSHIP. In taking any action pursuant to
this Agreement, Property Manager shall be acting solely as an independent
contractor and nothing in this Agreement, express or implied, shall be construed
as creating a partnership, joint venture, employer-employee or principal-agent
relationship between Property Manager (or any person employed by Property
Manager) and Owner, or any other relationship between the parties hereto except
that of property owner and independent contractor.
9.3 COMMUNICATIONS BETWEEN PARTIES. Owner relies on Property
Manager to direct and control all operations at the Property; provided, however,
that Owner and BPOP reserve the right to communicate directly with the
Designated Supervisor, the accountant manager specified in subsection 4.1.2.1,
Property Manager's accountant(s) working on Property matters, all tenants,
tenants' representatives and prospective tenants, all advertising, management,
cleaning and servicing firms doing Property-related work and all parties
contracting with Owner or Property Manager with respect to the Property.
9.4 RELATIONSHIP OF OWNER AND PROPERTY MANAGER WITH RESPECT TO
LEASING. Property Manager shall be entitled to no leasing fees, commissions,
finders fees or other compensation in connection with any new leases, lease
renewals, lease extensions or other leasing activity relating to the Property,
whether or not such leases are arranged by the Property Manager (or an Affiliate
thereof) on behalf of Owner; provided, however, that Property Manager shall have
the right to receive such leasing fees or commissions if, and to the extent
that, Owner and Property Manager have entered into a separate written Leasing
Agreement with respect to the Property.
9.5 CONFIDENTIALITY. Property Manager shall at all times
during and after the Term maintain the confidentiality of all matters pertaining
to this Agreement and all operations and transactions relating to the Property.
9.6 PROPERTY MANAGER NOT TO PLEDGE OWNER'S CREDIT. Property
Manager shall not pledge the credit of Owner without Owner's prior written
consent. Property Manager shall not,
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<PAGE>
in the name or on behalf of Owner, borrow any money or execute any promissory
note, installment purchase agreement, bill of exchange or other obligation.
ARTICLE 10 TERMINATION.
10.1 TERMINATION BY OWNER WITHOUT CAUSE. This Agreement may be
terminated by Owner without cause at any time upon sixty (60) days' prior
written notice to Property Manager. In addition to the foregoing, at Owner's
sole election, this Agreement shall automatically terminate on the date for
close of escrow of the sale or other transfer of title to the Property;
provided, however, that if the Property includes more than one building, then
Owner may terminate this Agreement as to any one or more of such buildings that
are sold or transferred. If Owner so terminates this Agreement pursuant to this
Section 10.1, then Property Manager shall be entitled, as its sole and exclusive
remedy, to receive all Management Fees earned and unpaid as of the date of
termination plus reimbursement for all expenses as expressly permitted under
this Agreement.
10.2 TERMINATION BY OWNER FOR CAUSE. This Agreement may be
terminated by Owner at any time during the Term upon written notice to Property
Manager effective immediately, or on such later date of termination as may be
stated in Owner's notice, for any of the causes set forth in this Section 10.2.
In the event of such a termination, Property Manager shall be entitled, as its
sole and exclusive remedy, to receive such earned and unpaid Management Fees as
may remain, if any, plus reimbursement for all expenses as expressly permitted
under this Agreement, after Owner has offset any damages or other amounts owed
to Owner by Property Manager. The following shall constitute grounds for
termination by Owner for cause:
10.2.1 PROSPECTIVE TENANTS. If Property Manager, more
than one time per year, without the prior written consent of Owner, directs a
prospective tenant for the Property (defined as a tenant whose size requirement,
interior improvement requirements, intended use of premises, and/or credit
worthiness fit Owner's requirements) to another building owned, managed or
operated by Property Manager or an Affiliate of Property Manager within a
three-mile radius of the Property, unless Property Manager also: (i) provides
Owner with the name of the prospect, (ii) shows the prospect the Property and
(iii) if requested by the prospect, makes a specific lease proposal to the
prospect with respect to leasing space in the Property, whether or not the
tenant becomes a tenant of such other building;
10.2.2 EXISTING TENANTS. If Property Manager, more
than one time per year, without the prior written consent of Owner, (a)
discusses with an existing tenant of the Property the possibility of the tenant
leasing space in another building owned, managed or operated by Property Manager
or an Affiliate of Property Manager within a three-mile radius of the Property
without giving Owner 10 days' prior notice of Property Manager's intention to
hold such discussions, or (b) makes a specific lease proposal to the tenant with
respect to leasing space in any such other building without providing Owner with
a reasonable prior opportunity to make a competing proposal to the tenant with
respect to keeping the tenant in the Property, whether or not the tenant becomes
a tenant of such other building, except in the case where Property Manager or an
Affiliate of Property manager has a written tenant representation letter from
the tenant;
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10.2.3 COMMINGLE. If Property Manager commingles any
Property-related funds with any other funds of Property Manager, or uses any
Property assets for purposes unrelated to Property operations;
10.2.4 BREACH. If Property Manager, in Owner's sole
and absolute discretion, breaches its duty to Owner to operate and manage the
Property in a manner consistent with Owner's standards for operating a
first-class retail property, and such failure continues for 30 days after
written notice thereof has been given by Owner to Property Manager;
10.2.5 FAILURE TO MAINTAIN. If Property Manager,
subject to fire, earthquake, acts of God and other events beyond the control of
Property Manager (which shall not include financial inability), and subject to
the performance by tenants of their obligations under their leases, fails to
maintain the operating assets of the Property in good working order or repair
and to keep the Property properly clean and free of debris, snow and ice, and
such failure continues for 30 days after written notice thereof has been given
by Owner to Property Manager;
10.2.6 SUSPENSION. If Property Manager suspends or
discontinues business;
10.2.7 INVOLUNTARY BANKRUPTCY. If a court enters a
decree or order for relief in respect of Property Manager in an involuntary case
under the federal bankruptcy laws, as now or hereafter constituted, or any other
applicable federal or state bankruptcy, insolvency or other similar law, or
appoints a receiver, liquidator, assignee, custodian, trustee, sequestrator or
other similar official of Property Manager or for any substantial part of
Property Manager's property, or for the winding-up or liquidation of Property
Manager's affairs, and such decree or order continues unstayed and in effect for
a period of 60 consecutive days;
10.2.8 VOLUNTARY BANKRUPTCY. If Property Manager
commences a voluntary case or action under the federal bankruptcy laws, as now
or hereafter constituted, or any other applicable federal or state bankruptcy,
insolvency or other similar law, or consents to the appointment of or taking
possession by a receiver, liquidator, assignee, custodian, trustee, sequestrator
or other similar official of Property Manager or for any substantial part of
Property Manager's property, or makes any assignment for the benefit of
creditors, or fails generally to pay its debts as such debts become due, or
takes any action in furtherance of any of the foregoing;
10.2.9 FAILURE TO PERFORM WITHIN CURE PERIOD. If
Property Manager fails to observe or perform any of its obligations under this
Agreement, and such failure continues for 30 days after written notice thereof
has been given by Owner to Property Manager; or
10.2.10 FRAUD. If any fraud is perpetrated by
Property Manager, or if any representation or warranty of Property Manager made
in this Agreement or in any proposal, application, financial statement or other
writing delivered by Property Manager at any time pursuant to this Agreement
proves to have been incorrect, incomplete or misleading in any material respect
when made
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<PAGE>
10.3 TERMINATION BY PROPERTY MANAGER.
10.3.1 WITHOUT CAUSE. This Agreement may be
terminated by Property Manager without cause at any time on ___ days' prior
written notice to Owner; subject to Owner's right, in its sole and absolute
discretion, to unilaterally modify the termination date set forth in Property
Manager's notice if Owner locates a replacement Property Manager for the
Property prior to the end of such ___-day period.
10.3.2 FOR CAUSE. Property Manager may terminate this
Agreement upon the occurrence of a default by Owner hereunder; provided,
however, in the event of such default, Property Manager first shall notify Owner
in writing of the exact nature of the default and Property Manager's intention
to terminate this Agreement as a result of the default. Owner shall have 30 days
from receipt of such notice to cure the default, provided Owner commences to
cure such default within 30 days and thereafter diligently prosecutes the cure
to completion.
10.4 TERMINATION ON SALE. If the Property is sold, exchanged
or otherwise transferred by Owner at any time during the Term, (a) Owner shall
provide Property Manager with reasonable advance notice of the proposed
transfer, (b) this Agreement shall terminate as of the effective date of the
transfer, and (c) neither Owner nor Owner's successor shall have any further
liability to Property Manager under this Agreement except with respect to
Management Fees earned and unpaid as of the date of termination.
10.5 ORDERLY TRANSITION. In the event of any termination of
this Agreement, Property Manager shall (a) immediately (or at such later date as
Owner may designate in its sole discretion) deliver to Owner all files and
documents in Property Manager's possession relating to the Property and all
existing and prospective tenants of the Property, and (b) cooperate with Owner,
BPOP and any replacement Property Manager designated by Owner to effect an
orderly transition of the management and operation of the Property to Property
Manager's replacement. The obligations set forth in this Section 10.5 shall
survive termination of this Agreement.
10.6 RIGHTS WHICH SURVIVE TERMINATION OR EXPIRATION. The
termination of this Agreement shall in no event terminate or prejudice (a) any
right arising out of or accruing in connection with the terms of this Agreement
attributable to events and circumstances occurring prior to termination, or (b)
any rights or obligations specified in this Agreement to survive termination.
10.7 DAMAGES. If it is determined by an arbitrator or court of
competent jurisdiction that Owner has terminated this Agreement in violation of
this Agreement or any Applicable Law, Property Manager shall be entitled, as its
sole and exclusive remedy for such termination, to recover only the amount of
its Direct Damages. For purposes of this Section 10.7, "Direct Damages" shall
mean all net profits Property Manager would have earned under this Agreement
from the date of such termination until the date Owner could have validly
terminated this Agreement. Owner and Property Manager expressly agree that
Direct Damages shall not include any punitive or consequential damages,
including, for example and not by way of limitation, any damages or losses
arising from or related to the effect of such termination on Property Manager's
overall operations.
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ARTICLE 11 GENERAL.
11.1 NOTICES. Any notices relating to this Agreement shall be
given in writing and shall be deemed sufficiently given and served for all
purposes (a) when delivered, if (i) by receipt-confirmed facsimile transmission
with the original subsequently delivered by first-class United States mail or
other means described herein, (ii) in person, or (iii) by generally recognized
overnight courier service, or (b) five days after deposit in the United States
mail, certified or registered mail, return receipt requested, postage prepaid,
to the respective addresses set forth below, or to such other addresses as the
parties may designate from time to time.
PROPERTY
MANAGER:
/ /
------------------
OWNER:
Burnham Pacific Properties, Inc.
10780 Santa Monica Blvd., Suite 4000
Los Angeles, CA 90025
Attn: [_______________]
Fax No.: (310) 234-4911
With a copy to:
Burnham Pacific Properties, Inc.
100 Bush St., Suite 2400
San Francisco, CA 94104
Fax No.: (415) 352-1711
11.2 ENTIRE AGREEMENT. This Agreement, together with all
exhibits attached, is intended by the parties as the complete and final
expression of their agreement with respect to the subject matter hereof and may
not be contradicted by evidence of any prior or contemporaneous agreement. This
Agreement specifically supersedes any prior written or oral agreements between
the parties with respect to the subject matter hereof. The language in all parts
of this Agreement shall be construed as a whole in accordance with its fair
meaning, and shall not be construed against any party solely by virtue of the
fact that such party or its counsel was primarily responsible for its
preparation.
11.3 AMENDMENTS AND WAIVERS. No modification of this Agreement
shall be effective unless set forth in a writing signed by the party against
whom the modification is sought to be enforced. The party benefited by any
condition or obligation may waive it, but any such waiver shall not be
enforceable by the other party unless made in writing and signed by the waiving
party.
11.4 INVALIDITY OF PROVISION. If any provision of this
Agreement as applied to either party or to any circumstance shall be adjudged by
an arbitrator or court of competent jurisdiction to be void or unenforceable for
any reason, the same shall in no way affect (to the
27
<PAGE>
maximum extent permissible by law) any other provision of this Agreement, the
application of any such provision under circumstances different from those
adjudicated by the arbitrator or court, or the validity or enforceability of
this Agreement as a whole.
11.5 GOVERNING LAW. This Agreement shall be governed by the
laws of the State of California without giving effect to the conflict of laws
principles of such State.
11.6 TIME. Time is of the essence in the performance of the
parties' respective obligations under this Agreement.
11.7 ASSIGNMENT. This Agreement shall inure to the benefit of
and be binding upon the parties hereto and their respective successors and
assigns. Notwithstanding the foregoing, Property Manager shall not assign all or
any portion of its interest in this Agreement without Owner's prior written
consent, which consent may be granted or withheld in Owner's sole and absolute
discretion. If Owner consents to an assignment of this Agreement, no further
assignment shall be made without Owner's prior written consent, which consent
may be granted or withheld in Owner's sole and absolute discretion.
11.8 COUNTERPARTS. This Agreement may be executed in one or
more counterparts, each of which shall be deemed an original, but all of which
together shall constitute one and the same instrument.
11.9 EXCULPATION. No trustee, officer, director, employee or
agent of Owner shall be personally liable for any of the obligations of Owner
hereunder, and Property Manager shall look solely to the Property for the
enforcement of any claims against Owner arising hereunder.
11.10 ATTORNEYS' FEES. In the event of any arbitration or
other legal or equitable proceeding for enforcement of any of the terms or
conditions of this Agreement, or any alleged disputes, breaches, defaults or
misrepresentations in connection with any provision of this Agreement, the
prevailing party in such proceeding, or the nondismissing party where the
dismissal occurs other than by reason of a settlement, shall be entitled to
recover its reasonable costs and expenses, including, without limitation,
reasonable attorneys' fees and costs paid or incurred in good faith at the
arbitration, pre-trial, trial and appellate levels, and in enforcing any award
or judgment granted pursuant thereto. Any award, judgment or order entered in
any such proceeding shall contain a specific provision providing for the
recovery of attorneys' fees and costs incurred in enforcing such award or
judgment, including, without limitation, (a) post-award or post-judgment
motions, (b) contempt proceedings, (c) garnishment, levy, and debtor and third
party examinations, (d) discovery, and (e) bankruptcy litigation. The
"prevailing party," for purposes of this Agreement, shall be deemed to be that
party which obtains substantially the result sought, whether by dismissal, award
or judgment.
11.11 FURTHER ASSURANCES. Owner and Property Manager shall
execute such other documents and perform such other acts as may be reasonably
necessary or desirable to carry out the purposes of this Agreement.
11.12 NO WAIVER. The failure of either party to insist upon
strict performance of any of the terms and provisions of this Agreement or to
exercise any option, right or remedy herein contained shall not be construed as
a waiver or as a relinquishment for the future of such
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terms, provisions, options, rights or remedies and the same shall continue and
remain in full force and effect.
11.13 SIGNS. Owner shall have the right to approve all signs
and building directories at the Property. Any signs must meet all requirements
of local sign codes and ordinances.
11.14 REFERENCES. The headings used in this Agreement are
provided for convenience only and this Agreement shall be interpreted without
reference to any headings. The date of this Agreement is for reference purposes
only and is not necessarily the date on which it was entered into.
11.15 CONSENT. Unless otherwise expressly provided in this
Agreement, when a provision of this Agreement requires the consent of any party,
such consent shall not be unreasonably withheld, delayed or conditioned. If a
party is determined to have unreasonably withheld, delayed or conditioned its
consent in violation of this Agreement or any Applicable Law, the other party
shall be entitled, as its sole and exclusive remedy, to recover only the amount
of its actual direct damages, including reasonable attorneys' fees and costs,
and shall not be entitled to recover any punitive or consequential damages,
including, for example and not by way of limitation, any damages or losses
arising from or related to the effect of such unreasonably withheld, delayed or
conditioned consent on the overall operations of Owner or Property Manager.
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<PAGE>
IN WITNESS WHEREOF, the parties have executed this Agreement as of the
date first set forth above.
OWNER:
BPP/GOLDEN STATE ACQUISITIONS, L.L.C.,
a Delaware limited liability company
By: BURNHAM PACIFIC OPERATING PARTNERSHIP, L.P.,
a Delaware limited partnership, its Member-Manager
BY: BURNHAM PACIFIC PROPERTIES, INC.,
a Maryland corporation, its General Partner
By:
-----------------------------
Joseph W. Byrne
Its: Executive Vice President and Chief Operating Officer
PROPERTY MANAGER
/ /
- -----------------------------
A Delaware corporation
By:
-------------------------------
Name:
-----------------------
Title:
-----------------------
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EXHIBITS
Exhibit A - Description of Property
Exhibit B - Fair Employment Practices Addendum
Exhibit C - Contracting Procedures
Exhibit C-1 - Responsible Contractor Requirements
31
<PAGE>
EXHIBIT A
DESCRIPTION OF PROPERTY
32
<PAGE>
EXHIBIT B
NONDISCRIMINATION CLAUSE
(OCP - 2)
[For California Properties]
1. During the performance of this Agreement, Property Manager and its
contractors and subcontractors shall not deny the benefits of this Agreement to
any person on the basis of religion, color, ethnic group identification, sex,
age, or physical or mental disability, nor shall they discriminate unlawfully
against any employee or applicant for employment because of race, religion,
color, national origin, ancestry, physical handicap, mental disability, medical
condition, marital status, age or sex. Property Manager shall ensure that the
evaluation and treatment of employees and applicants for employment are free of
such discrimination.
2. Property Manager shall comply with the provisions of the Fair
Employment and Housing Act (California Government Code Section 12900 ET SEQ.)
and the regulations promulgated thereunder (California Administrative Code,
Title 2, Section 7285.0 ET SEQ.), the provisions of Article 9.5, Chapter 1, Part
1, Division 3, Title 2 of the Government Code (Government Code Sections
11135-11139.5) and the regulations or standards adopted by Owner, if any, to
implement such article.
3. Property Manager and its contractors and subcontractors shall give
written notice of their obligations under this clause to labor organizations
with which they have a collective bargaining or other agreement.
4. Property Manager shall include the nondiscrimination and compliance
provisions of this clause in all subcontracts to perform work under this
Agreement.
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EXHIBIT B
NONDISCRIMINATION CLAUSE
[For Non-California Properties]
1. During the performance of this Agreement, Property Manager, its
contractors and subcontractors shall not deny the benefits of this Agreement to
any person on the basis of religion, color, ethnic group identification, sex,
age, or physical or mental disability, nor shall they discriminate unlawfully
against any employee or applicant for employment because of race, religion,
color, national origin, ancestry, physical handicap, mental disability, medical
condition, marital status, age or sex. Property Manager shall ensure that the
evaluation and treatment of employees and applicants for employment are free of
such discrimination.
2. Property Manager shall not discriminate in any manner against any
tenant, prospective tenant or entity making inquiry as to the availability of
space in the Property on the basis of race, religion, color, national origin,
ancestry, physical handicap, mental disability, medical condition, marital
status, age or sex.
3. Property Manager, its contractors and subcontractors shall give
written notice of their obligations under this clause to labor organizations
with which they have a collective bargaining or other agreement.
4. Property Manager shall include the nondiscrimination and compliance
provisions of this clause in all subcontracts to perform work under this
Agreement.
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EXHIBIT C
RESPONSIBLE CONTRACTOR EXHIBIT
Property Manager shall at all times, in contracting for goods and
services on behalf of Owner, make good faith efforts to comply with Owner's
objectives and then current policies regarding disabled veterans enterprises,
and Property Manager shall at all times comply with the policies described on
EXHIBIT C-1 regarding the selection of responsible contractors, as such policies
may be amended from time to time by Owner. In each instance, such compliance
shall include, but not be limited to, complying with Owner's reporting
requirements regarding such efforts.
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<PAGE>
Exhibit 12.1
BURNHAM PACIFIC PROPERTIES, INC.
RATIO OF EARNINGS TO FIXED CHARGES AND PREFERRED STOCK DIVIDENDS
<TABLE>
<CAPTION>
THREE MONTHS FOR THE YEARS ENDED DECEMBER 31,
ENDED ------------------------------------------------------------
03/31/99 1998 1997 1996 1995 1994
------------ ---- ---- ---- ---- ----
<S> <C> <C> <C> <C> <C> <C>
EARNINGS:
Income from Continuing Operations
before adjustment for Minority
Interests or Income or Loss from -----------------------------------------------------------------------------
Equity Interests 4,710 25,220 12,676 9,892 (14,951) 13,164
-----------------------------------------------------------------------------
FIXED CHARGES:
Interest Expensed 9,888 35,630 18,472 10,744 11,960 11,582
Interest Capitalized 1,144 6,518 3,242 1,658 97 55
Amortization of Loan Fees 311 1,658 894 302 240 526
Preferred Dividends 1,400 5,600 - - - -
-----------------------------------------------------------------------------
TOTAL FIXED CHARGES 12,743 49,406 22,608 12,704 12,297 12,163
-----------------------------------------------------------------------------
LESS:
Interest Capitalized (1,144) (6,518) (3,242) (1,658) (97) (55)
Preferred Dividends (1,400) (5,600) - - - -
ADD:
Distributions from Unconsolidated Subs 79 347 127 - - -
-----------------------------------------------------------------------------
Total Earnings and Fixed Charges 14,988 62,855 32,169 20,938 (2,751) 25,272
-----------------------------------------------------------------------------
-----------------------------------------------------------------------------
Ratio 1.18 1.27 1.42 1.65 - 2.08
-----------------------------------------------------------------------------
-----------------------------------------------------------------------------
</TABLE>
<PAGE>
Exhibit 23.1
CONSENT OF INDEPENDENT AUDITORS
We consent to the incorporation by reference in this Amendment No. 4 to
Registration Statement No. 333-69957 of Burnham Pacific Properties, Inc. on
Form S-3 of our reports dated February 23, 1999 (March 9, 1999 as to
paragraph 4 of Note 18) appearing in the Annual Report on Form 10-K 405, as
amended on April 30, 1999 and June 11, 1999, of Burnham Pacific Properties,
Inc. for the year ended December 31, 1998, and to the reference to us under
the heading "Experts" in the Prospectus, which is part of such Registration
Statement.
/s/ Deloitte & Touche LLP
San Diego, California
June 28, 1999
