<PAGE>
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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
------------------------
SCHEDULE 14D-1/A
TENDER OFFER STATEMENT PURSUANT TO SECTION 14(d)(1)
of the Securities Exchange Act of 1934
(AMENDMENT NO. 8)
------------------
IDS/SHURGARD INCOME GROWTH PARTNERS L.P.
(Name of Subject Company)
------------------------
SHURGARD STORAGE CENTERS, INC.
(Bidder)
LIMITED PARTNERSHIP UNITS
(Title of Class of Securities)
------------------------
448933-309
(CUSIP Number of Class of Securities)
------------------------
KRISTIN H. STRED, ESQ.
SENIOR VICE PRESIDENT, SECRETARY AND GENERAL COUNSEL
SHURGARD STORAGE CENTERS, INC.
1201 THIRD AVENUE
SUITE 2200
SEATTLE, WASHINGTON 98101
(206) 624-8100
(Name, Address and Telephone Number of Person Authorized
to Receive Notices and Communications on Behalf of Bidder)
COPIES TO:
JEFFERY T. PERO, ESQ.
WILLIAM J. CERNIUS, ESQ.
LATHAM & WATKINS
650 TOWN CENTER DRIVE
TWENTIETH FLOOR
COSTA MESA, CALIFORNIA 92626
(714) 540-1235
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<PAGE>
14D-1
<TABLE>
<CAPTION>
CUSIP NO.
<S> <C> <C>
1 NAME OF REPORTING PERSON AND S.S. OR I.R.S. IDENTIFICATION NO. OF ABOVE PERSON
SHURGARD STORAGE CENTERS, INC. (91-1603837)
2 CHECK THE APPROPRIATE BOX IF A MEMBER OF A GROUP (a) / /
(b) / /
3 SEC USE ONLY
4 SOURCES OF FUNDS
BK
5 CHECK IF DISCLOSURE OF LEGAL PROCEEDINGS IS REQUIRED PURSUANT TO ITEMS 2(e) OR / /
2(f)
6 CITIZENSHIP OR PLACE OF ORGANIZATION
DELAWARE
7 AGGREGATE AMOUNT BENEFICIALLY OWNED BY EACH REPORTING PERSON
APPROXIMATELY 1,825 UNITS
8 CHECK IF THE AGGREGATE AMOUNT IN ROW (7) EXCLUDES CERTAIN SHARES / /
9 PERCENT OF CLASS REPRESENTED BY AMOUNT IN ROW (7) APPROXIMATELY 1.2%
10 TYPE OF REPORTING PERSON -- CO
</TABLE>
<PAGE>
This Amendment No. 8 to the Tender Offer Statement on Schedule 14D-1 (the
"Schedule 14D-1") relates to a tender offer by Shurgard Storage Centers, Inc., a
Delaware corporation (the "Purchaser"), to purchase up to 65,000 units of
limited partnership interest (the "Units") in IDS/ Shurgard Income Growth
Partners, L.P., a Washington limited partnership (the "Partnership"), at $257
per Unit, net to the seller in cash and without interest, upon the terms of and
subject to the conditions set forth in the Offer to Purchase dated July 2, 1996,
as supplemented by the Purchaser's letter to Unitholders dated July 16, 1996 and
the Supplement to Offer to Purchase dated August 26, 1996 (the "Supplement to
Offer to Purchase"), a copy of which is attached hereto as Exhibit 99.19, and in
the related Letter of Transmittal (which together constitute the "Offer"). This
Amendment No. 8 is being filed by the Purchaser.
3
<PAGE>
ITEM 1. ISSUER AND CLASS OF SECURITY SUBJECT TO THE TRANSACTION.
Item 1 is hereby amended to add the following additional information:
(c) The information set forth in "MARKET PRICES OF UNITS" of the Supplement
to the Offer to Purchase is incorporated herein by reference.
(d) The information set forth in SCHEDULE VIII of the Supplement to the
Offer to Purchase is incorporated herein by reference.
ITEM 2. IDENTITY AND BACKGROUND.
Item 2 is hereby amended to add the following additional information:
(d) The information set forth in SCHEDULE I of the Supplement to Offer to
Purchase is incorporated herein by reference.
ITEM 3. PAST CONTACTS, TRANSACTIONS OR NEGOTIATIONS WITH THE SUBJECT COMPANY.
Item 3 is hereby amended to add the following additional information.
(a)-(b) The information set forth on the Cover Page and in the SUMMARY,
"SPECIAL CONSIDERATIONS," "BACKGROUND AND PURPOSES OF THE TRANSACTION --
Background of the Transaction" and "INTERESTS OF CERTAIN PERSONS" of the
Supplement to Offer to Purchase is incorporated herein by reference.
ITEM 5. PURPOSE OF THE TENDER OFFER AND PLANS OR PROPOSALS OF THE BIDDER.
Item 5 is hereby amended to add the following additional information:
(a)-(g) The information set forth on the Cover Page and in "BACKGROUND AND
PURPOSES OF THE TRANSACTION" of the Supplement to Offer to Purchase is
incorporated herein by reference.
ITEM 7. CONTRACTS, ARRANGEMENTS, UNDERSTANDINGS OR RELATIONSHIPS WITH RESPECT
TO THE SUBJECT COMPANY'S SECURITIES.
Item 7 is hereby amended to add the following additional information:
The information set forth in "BACKGROUND AND PURPOSES OF THE TRANSACTION --
Background of the Transaction" is incorporated herein by reference.
ITEM 9. FINANCIAL STATEMENTS OF CERTAIN BIDDERS.
Item 9 is hereby amended to add the following additional information:
The information set forth in "BACKGROUND AND PURPOSES OF THE TRANSACTION --
The Purchaser" and SCHEDULE VII of the Supplement to the Offer to Purchase is
incorporated herein by reference.
ITEM 10. ADDITIONAL INFORMATION.
Item 10 is hereby amended to add the following additional information:
(a) The information set forth in the SUMMARY, "SPECIAL CONSIDERATIONS" and
"INTERESTS OF CERTAIN PERSONS" of the Supplement to Offer to Purchase is
incorporated herein by reference.
(e) The information set forth in "THE OFFER -- Section 11"
("Miscellaneous") is incorporated herein by reference.
(f) The information set forth in the Supplement to Offer to Purchase, a
copy of which is attached hereto as Exhibit 99.19, is incorporated herein by
reference.
4
<PAGE>
ITEM 11. MATERIAL TO BE FILED AS EXHIBITS.
Item 11 is hereby amended to add the following additional information:
<TABLE>
<S> <C>
99.19 Supplement to Offer to Purchase dated August 26, 1996.
99.20 Letter to Unitholders dated August 26, 1996.
99.21 Text of Press Release dated August 26, 1996.
</TABLE>
After due inquiry and to the best of my knowledge and belief, I certify that
the information set forth in this statement is true, complete and correct.
Dated: August 26, 1996
SHURGARD STORAGE CENTERS, INC.
By: /s/ HARRELL L. BECK
-----------------------------------
Name: Harrell L. Beck
Title: Senior Vice President,
Chief Financial Officer and
Treasurer
5
<PAGE>
SUPPLEMENT TO
OFFER TO PURCHASE FOR CASH
UP TO 65,000 UNITS OF LIMITED PARTNERSHIP INTEREST
OF
IDS/SHURGARD INCOME GROWTH PARTNERS L.P.
AT
$257 NET PER UNIT
BY
SHURGARD STORAGE CENTERS, INC.
THE OFFER, PRORATION PERIOD AND WITHDRAWAL RIGHTS WILL EXPIRE AT 6:00 P.M., NEW
YORK CITY TIME, ON MONDAY, SEPTEMBER 9, 1996, UNLESS EXTENDED.
------------------------
SHURGARD STORAGE CENTERS, INC. (THE "PURCHASER") IS OFFERING TO PURCHASE UP
TO 65,000 UNITS OF LIMITED PARTNERSHIP INTEREST (THE "UNITS") IN IDS/SHURGARD
INCOME GROWTH PARTNERS L.P. (THE "PARTNERSHIP") AT A NET CASH PRICE PER UNIT OF
$257 (THE "OFFER PRICE"). THIS OFFER IS NOT CONDITIONED UPON A MINIMUM NUMBER OF
UNITS BEING VALIDLY TENDERED, BUT IT IS SUBJECT TO CERTAIN TERMS AND CONDITIONS
DESCRIBED IN THE OFFER TO PURCHASE. SEE "THE OFFER" -- SECTION 7 ("CERTAIN
CONDITIONS OF THE OFFER"). IF MORE THAN 65,000 UNITS (APPROXIMATELY 44% OF THE
OUTSTANDING UNITS) ARE VALIDLY TENDERED, THE PURCHASER WILL ACCEPT ONLY 65,000
UNITS AND WILL PURCHASE UNITS FROM TENDERING UNITHOLDERS ON A PRO RATA BASIS AS
DESCRIBED IN THE OFFER TO PURCHASE.
Following the completion of the purchase of Units pursuant to this Offer,
the remaining Unitholders will be notified of a special meeting of Unitholders
(the "Special Meeting") to be held to consider and vote upon approval of the
merger of the Partnership with and into the Purchaser (the "Merger"). If the
Merger is approved by the requisite vote of the Unitholders and certain other
conditions to the Merger are satisfied or waived, (i) the Partnership will merge
into the Purchaser and cease to exist as a separate legal entity and (ii) each
Unit, other than Units held by the Purchaser (including Units purchased in this
Offer), which will be cancelled, and Units, if any, held by Unitholders who
perfect dissenters' rights, will be converted into the right to receive between
9.26 and 11.55 shares of Class A Common Stock of the Purchaser ("REIT Shares"),
depending upon the average closing price of the REIT Shares on the New York
Stock Exchange during a designated period prior to the Special Meeting. All REIT
Shares will be aggregated for each Unitholder and cash will be issued in lieu of
any fractional REIT Shares. If the average closing price used to determine the
number of REIT Shares issuable in the Merger is less than $21.50 per REIT Share,
the Purchaser may provide additional cash consideration. See "The Acquisition
Agreement."
In evaluating the matters described herein, Unitholders should consider the
following, among other factors:
-The general partner of the Partnership, the Purchaser and their affiliates
have significant conflicts of interest in connection with this Offer and
the Merger, and no unaffiliated representatives were appointed to negotiate
the terms of this Offer and the Merger on behalf of the Partnership. The
conflicts of interest arise, among other things, from the fact that certain
representatives of the general partner are also officers of the Purchaser.
See "Special Considerations."
-As a result of this Offer, the Purchaser may hold the largest, or one of
the largest, equity positions in the Partnership, and therefore may be in a
position to influence the policies and affairs of the Partnership and the
vote on approval of the Merger. See "Special Considerations."
-If the average price of REIT Shares for the designated period used to
determine the number of REIT Shares issuable in the Merger is less than
$22.25 per share or if the market price of REIT Shares decreases after
determination of the number of REIT Shares to be issued in the Merger and
prior to the issuance of the REIT Shares, the market value of the REIT
Shares received in the Merger may be lower than the Offer Price. See
"Special Considerations."
(CONTINUED ON NEXT PAGE)
------------------------
THIS TRANSACTION HAS NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION (THE "COMMISSION") NOR HAS THE COMMISSION PASSED UPON THE
FAIRNESS OR MERITS OF THIS TRANSACTION OR UPON THE ACCURACY OR ADEQUACY OF THE
INFORMATION CONTAINED IN THIS DOCUMENT. ANY REPRESENTATION TO THE CONTRARY IS
UNLAWFUL.
August 26, 1996
<PAGE>
(CONTINUED FROM PREVIOUS PAGE)
-The Merger, if consummated, may affect the level of distributions made to
Unitholders who become stockholders of the Purchaser, with the potential
that, depending upon the number of REIT Shares issued in the Merger, some
Unitholders may receive following the Merger smaller distributions than
they would have received if the Merger had not been consummated and they
had remained Unitholders. See "Fairness of the Transaction; Position of the
General Partner."
-Certain valuations of the Partnerships (as defined in the Offer to
Purchase) performed by Alex. Brown were above the aggregate consideration
to be issued in the Transaction and Additional Transactions (each as
defined in the Offer to Purchase) while other valuations of the
Partnerships that Alex. Brown performed were below the aggregate
consideration to be issued in the Transaction and Additional Transactions.
In particular, the valuation of the Partnerships Alex. Brown performed in
its analysis of publicly-traded REITs resulted in a higher valuation than
the consideration to be issued in the Transaction and Additional
Transactions, whereas the valuation of the Partnerships it performed in its
analysis of selected real estate acquisitions resulted in a lower valuation
than the consideration to be issued in the Transaction and Additional
Transactions. See "Appraisal; Opinions of Financial Advisors -- Opinion of
the Purchaser's Financial Advisor."
THE GENERAL PARTNER OF THE PARTNERSHIP IS SHURGARD ASSOCIATES L.P. (THE
"GENERAL PARTNER"). THE GENERAL PARTNER HAS APPROVED THIS OFFER AND THE MERGER
AND HAS DETERMINED THAT THE TERMS OF THIS OFFER AND THE MERGER ARE FAIR TO THE
UNITHOLDERS. THE GENERAL PARTNER RECOMMENDS THAT THOSE UNITHOLDERS WHO DESIRE
IMMEDIATE LIQUIDITY TENDER THEIR UNITS PURSUANT TO THIS OFFER AND THAT ALL OTHER
UNITHOLDERS RETAIN THEIR UNITS AND, INSTEAD, PARTICIPATE IN THE MERGER. THERE
CAN BE NO ASSURANCE, HOWEVER, THAT THE MERGER WILL BE CONSUMMATED.
------------------------
IMPORTANT
Any Unitholder desiring to tender all or any portion of his or her Units
should complete and sign the Letter of Transmittal in accordance with the
instructions in the Letter of Transmittal, and mail or deliver it with any other
required documents to the Depositary at the address set forth on the back cover
of the Offer to Purchase.
Questions and requests for assistance or additional copies of the Offer to
Purchase, the Letter of Transmittal and this Supplement may be directed to the
Information Agent at its address and telephone number set forth on the back
cover of the Offer to Purchase. Unitholders may also contact brokers, dealers,
commercial banks and trust companies for assistance concerning this Offer.
<PAGE>
TABLE OF CONTENTS
<TABLE>
<CAPTION>
PAGE
-----
<S> <C>
Introduction............................................................................................... 1
Incorporation of Certain Documents By Reference............................................................ 1
Cautionary Statement....................................................................................... 1
Summary.................................................................................................... 1
Special Considerations..................................................................................... 2
Background and Purposes of the Transaction................................................................. 4
Fairness of the Transaction; Position of the General Partner............................................... 10
Appraisal; Opinions of Financial Advisors.................................................................. 15
Market Prices of Units..................................................................................... 18
Interests of Certain Persons............................................................................... 18
The Offer.................................................................................................. 18
</TABLE>
<TABLE>
<S> <C> <C>
Schedule I -- Directors and Executive Officers of Shurgard Storage Centers, Inc.,
Shurgard General Partner, Inc. and the Individual General Partners of
Shurgard Associates L.P.
Schedule V -- Consolidated Financial Statements of IDS/Shurgard Income Growth Partners
L.P.
Schedule VI -- Management's Discussion and Analysis of Financial Condition and Results
of Operations of the Partnership
Schedule VII -- Pro Forma Consolidated Financial Statements
Schedule VIII -- Partnership Distributions
Schedule IX -- Property Information
</TABLE>
i
<PAGE>
INTRODUCTION
The Purchaser hereby amends and supplements the Offer to Purchase dated July
2, 1996, as supplemented by the Purchaser's letter to Unitholders dated July 16,
1996 (the "Offer to Purchase"). Except as set forth in this Supplement, the
Offer continues to be governed by the terms and conditions set forth in the
Offer to Purchase and the related Letter of Transmittal, and the information
contained therein continues to be important to each Unitholder's decision with
respect to the Offer. Accordingly, this Supplement should be carefully read in
conjunction with the Offer to Purchase and the related Letter of Transmittal,
which have been previously mailed to Unitholders. Capitalized terms not defined
herein have the meanings set forth in the Offer to Purchase.
Procedures for tendering Units are set forth in the Section entitled "The
Offer" of the Offer to Purchase. Tendering Unitholders should continue to use
the Letter of Transmittal circulated with the Offer to Purchase. By tendering
Units, Unitholders assign to the Purchaser all rights to cash distributions made
subsequent to July 2, 1996 with respect to those Units.
UNITHOLDERS WHO HAVE VALIDLY TENDERED UNITS AND NOT WITHDRAWN THEIR TENDERS
NEED TAKE NO FURTHER ACTION TO VALIDLY TENDER THOSE UNITS.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
THE FIRST PARAGRAPH OF THE SECTION ENTITLED "INCORPORATION OF CERTAIN
DOCUMENTS BY REFERENCE" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS
FOLLOWS:
The following documents filed with the Commission by the Purchaser (File No.
0-23466) are incorporated by reference in this Offer to Purchase:
(i) the Purchaser's Quarterly Reports on Form 10-Q for the quarters ended
March 31, 1996 and June 30, 1996;
(ii) the Purchaser's Annual Report on Form 10-K for the year ended December
31, 1995;
(iii) the Purchaser's Proxy Statement for 1996 Annual Meeting of
Stockholders;
(iv) the description of the Purchaser's Class A Common Stock, par value $.001
per share, contained in the Purchaser's Registration Statement on Form 8-A, as
amended, dated April 19, 1995; and
(v) the description of the Preferred Share Purchase Rights contained in the
Purchaser's Registration Statement on Form 8-A, as amended, dated April 19,
1995.
CAUTIONARY STATEMENT
THE SECTION ENTITLED "CAUTIONARY STATEMENT" IS HEREBY DELETED.
SUMMARY
THE SECTION ENTITLED "SUMMARY -- CONFLICTS OF INTEREST" IS HEREBY AMENDED
AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
CONFLICTS OF INTEREST
The General Partner of the Partnership has substantial conflicts of interest
in the Transaction because (i) Charles K. Barbo, the Chairman of the Board,
President and Chief Executive Officer and a stockholder of the Purchaser, is an
individual general partner of the General Partner and the sole shareholder and
director of the corporate general partner of the General Partner, (ii) Arthur W.
Buerk, a stockholder of the Purchaser, is an individual general partner of the
General Partner, (iii) certain executive officers of the Purchaser are executive
officers of the corporate general partner of the General Partner, (iv) pursuant
to the terms of the Partnership's Amended and Restated Agreement of Limited
Partnership (the "Partnership Agreement"), the General Partner will receive 5%
of the Merger Consideration in exchange for its general partner interest ("GP
Interest") in the Partnership
1
<PAGE>
and (v) the Purchaser is a limited partner of the General Partner and manages
the Partnership's properties pursuant to the Management Services Agreement
between the Purchaser and the Partnership (the "Management Services Agreement").
In addition, pursuant to the terms of the Contingent Share Agreement (as defined
in "Fairness of the Transaction; Position of the General Partner -- Factors
Considered by the General Partner -- Fairness in View of Conflicts of
Interest"), assuming the REIT Share Price is within the Share Price Range,
Charles K. Barbo, Arthur W. Buerk and certain executive officers of the
Purchaser will receive REIT Shares in connection with the Merger with a value of
$100,200, $61,000 and $23,400, respectively. See "Background and Purposes of the
Transaction -- Relationships" and "Interests of Certain Persons."
Under the Partnership Agreement and related Management Services Agreement,
the Partnership currently pays compensation, fees and distributions to the
General Partner and its affiliates. Specifically, the General Partner is
entitled to receive 5% of the Partnership's cash distributions, profits and
losses and the percentage increases to 20% once Unitholders have received a
specified return on their capital contributions to the Partnership. For the
years ended December 31, 1993, 1994 and 1995 and the six months ended June 30,
1996, the General Partner received distributions of $118,219, $132,846, $149,909
and $75,564, respectively. The General Partner will receive, in exchange for its
general partner interest in the Partnership, 5% of the Merger Consideration
which, assuming the REIT Share Price is within the Share Price Range, results in
the General Partner receiving REIT Shares with an aggregate value of $2,003,000,
of which Charles K. Barbo and Arthur W. Buerk will be entitled to REIT Shares
with a value of $202,300 and $198,300, respectively. As the property manager,
the Purchaser is entitled to receive 6% of gross revenues received from
operations of the Partnership's properties, plus a monthly advertising fee of
$75 per property, as well as reimbursement for certain out-of-pocket expenses
incurred in the management of the Partnership's assets. For the years ended
December 31, 1993, 1994 and 1995 and the six months ended June 30, 1996, the
Purchaser received property management and advertising fees totaling $310,106,
$337,816, $361,778 and $183,291, respectively. In addition, the Purchaser was
reimbursed by the Partnership for certain expenses it incurred as property
manager. An affiliate of IPSC received from the Purchaser a quarterly fee of
$12,000 for each quarter commencing July 1, 1994 and ending June 30, 1996 as
reimbursement for expenses in connection with the rendering of certain
administrative services. The IPSC affiliate will be reimbursed by the Purchaser
for expenses incurred in connection with the provision of certain administrative
services with respect to the Transaction, which the IPSC affiliate does not
expect to exceed $50,000. See "Interests of Certain Persons -- Payments for
Administrative Services."
If the Merger is consummated, all of the assets of the Partnership will be
acquired by the Purchaser and, because the Purchaser is self-administered, the
acquired assets will be managed by employees of the Purchaser and the General
Partner and its affiliates will receive no property management or advertising
fees. The General Partner and its affiliates will be entitled to receive
dividends on the REIT Shares they each receive as a result of the Merger on the
same basis as all other stockholders of the Purchaser.
SPECIAL CONSIDERATIONS
THE SECTION ENTITLED "SPECIAL CONSIDERATIONS -- CONFLICTS OF INTEREST" IS
HEREBY RESTATED IN ITS ENTIRETY AS FOLLOWS:
CONFLICTS OF INTEREST. The General Partner has substantial conflicts of
interest with respect to the Transaction because (i) Charles K. Barbo, the
Chairman of the Board, President and Chief Executive Officer and a stockholder
of the Purchaser, is an individual general partner of the General Partner and
the sole shareholder and director of the corporate general partner of the
General Partner, (ii) Arthur W. Buerk, a stockholder of the Purchaser, is an
individual general partner of the General Partner, (iii) certain executive
officers of the Purchaser are executive officers of the corporate general
partner of the General Partner, (iv) the General Partner will be entitled to 5%
of the Merger Consideration pursuant to the terms of the Partnership Agreement
and (v) the Purchaser is a limited partner of the General Partner and the
manager of the Partnership's properties pursuant to the Management
2
<PAGE>
Services Agreement. In addition, pursuant to the terms of the Contingent Share
Agreement, assuming the REIT Share Price is within the Share Price Range,
Charles K. Barbo, Arthur W. Buerk and certain executive officers of the
Purchaser will receive REIT Shares in connection with the Merger with a value of
$100,200, $61,000 and $23,400, respectively. As general partners of the General
Partner, Messrs. Barbo and Buerk control the day-to-day affairs of the
Partnership. See "Interests of Certain Persons." For certain limitations on the
authority of the general partners of the General Partner to enter into the
Acquisition Agreement, see "The Acquisition Agreement -- IPSC Consent."
Under the Partnership Agreement and related Management Services Agreement,
the Partnership currently pays compensation, fees and distributions to the
General Partner and its affiliates. Specifically, the General Partner is
entitled to receive 5% of the Partnership's cash distributions, profits and
losses and the percentage increases to 20% once Unitholders have received a
specified return on their capital contributions to the Partnership. For the
years ended December 31, 1993, 1994 and 1995 and the six months ended June 30,
1996, the General Partner received distributions of $118,219, $132,846, $149,909
and $75,564, respectively. The General Partner will receive, in exchange for its
general partner interest in the Partnership, 5% of the Merger Consideration
which, assuming the REIT Share Price is within the Share Price Range, results in
the General Partner receiving REIT Shares with an aggregate value of $2,003,000,
of which Charles K. Barbo and Arthur W. Buerk will be entitled to REIT Shares
with a value of $202,300 and $198,300, respectively. As the property manager,
the Purchaser is entitled to receive 6% of gross revenues received from
operations of the Partnership's properties, plus a monthly advertising fee of
$75 per property, as well as reimbursement for certain out-of-pocket expenses
incurred in the management of the Partnership's assets. For the years ended
December 31, 1993, 1994 and 1995 and the six months ended June 30, 1996, the
Purchaser received property management and advertising fees totaling $310,106,
$337,816, $361,778 and $183,291, respectively. In addition, the Purchaser was
reimbursed by the Partnership for certain expenses it incurred as property
manager. An affiliate of IPSC received from the Purchaser a quarterly fee of
$12,000 for each quarter commencing July 1, 1994 and ending June 30, 1996 as
reimbursement for expenses in connection with the rendering of certain
administrative services. The IPSC affiliate will be reimbursed by the Purchaser
for expenses incurred in connection with the provision of certain administrative
services, which the IPSC affiliate does not expect to exceed $50,000. See
"Interests of Certain Persons -- Payments for Administrative Services."
If the Merger is consummated, all of the assets of the Partnership will be
acquired by the Purchaser and, because the Purchaser is self-administered, the
acquired assets will be managed by employees of the Purchaser and the General
Partner and its affiliates will receive no property management or advertising
fees. The General Partner and its affiliates will be entitled to receive
dividends on the REIT Shares they each receive as a result of the Merger on the
same basis as all other stockholders of the Purchaser.
THE SECTION ENTITLED "SPECIAL CONSIDERATIONS -- INVESTMENT OBJECTIVES OF THE
PURCHASER" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
INVESTMENT OBJECTIVES OF THE PURCHASER. The Purchaser is making this Offer
with a view to further expanding its portfolio of self storage properties. There
is a conflict between the desire of the Purchaser to purchase Units at a low
price and the desire of the Unitholders to sell their Units at a high price. The
Offer Price was determined based upon the Net Asset Value of the Partnership,
which Net Asset Value was, in turn, based primarily upon the independently
appraised value of the Partnership's real estate portfolio.
3
<PAGE>
BACKGROUND AND PURPOSES OF THE TRANSACTION
THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF THE TRANSACTION -- THE
PARTNERSHIP" IS HEREBY AMENDED BY ADDING THE FOLLOWING PARAGRAPH IMMEDIATELY
AFTER THE THIRD PARAGRAPH OF THAT SECTION:
The General Partner of the Partnership is a limited partnership of which
Charles K. Barbo, Arthur W. Buerk and SGPI are the general partners. The
business address, current principal occupation or employment, five-year
employment history and citizenship of Mr. Barbo, Mr. Buerk and the executive
officers and directors of SGPI are set forth in Schedule I to this Offer to
Purchase.
THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF THE TRANSACTION -- THE
PARTNERSHIP" IS HEREBY AMENDED BY REPLACING THE FIFTH PARAGRAPH AND THE TABLE IN
THAT SECTION WITH THE FOLLOWING:
The following sets forth certain financial information for the Partnership
which is derived from the historical consolidated financial statements of the
Partnership. The unaudited financial data for the six months ended June 30, 1995
and 1996 include all adjustments (consisting only of normally recurring
accruals) that the Partnership considers necessary for a fair presentation of
consolidated operating results for those interim periods. Results for the
unaudited interim periods are not necessarily indicative of results for the full
year. This information should be read in conjunction with the Consolidated
Financial Statements of the Partnership and Management's Discussion and Analysis
of Financial Condition and Results of Operations of the Partnership included as
Schedules V and VI, respectively, to this Supplement.
<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31, JUNE 30,
------------------------------- --------------------
1993 1994 1995 1995 1996
--------- --------- --------- --------- ---------
(IN THOUSANDS, EXCEPT PER UNIT DATA)
<S> <C> <C> <C> <C> <C>
OPERATING DATA:
Rental revenue................................................ $ 5,463 $ 5,996 $ 6,465 $ 3,143 $ 3,278
Interest income............................................... 29 60 107 50 19
Earnings...................................................... 1,821 2,224 2,503 1,142 867
Earnings per Unit (1)......................................... 11.67 14.25 16.04 7.32 5.56
Distributions to Unitholders.................................. 2,246 2,524 2,848 1,413 1,436
Distributions per Unit (1).................................... 15.16 17.03 19.22 9.53 9.69
OTHER DATA:
Cash flows provided by (used by):
Operating activities........................................ $ 3,170 $ 3,509 $ 3,917 $ 1,948 $ 2,017
Investing activities........................................ (111) (137) (99) (10) (28)
Financing activities........................................ (2,631) (2,777) (5,027) (1,819) (1,793)
Funds from operations (2)..................................... 2,825 3,233 3,500 1,654 1,759
</TABLE>
<TABLE>
<CAPTION>
DECEMBER 31,
-------------------- JUNE 30,
1994 1995 1996
--------- --------- ---------
<S> <C> <C> <C>
BALANCE SHEET DATA:
Total assets................................................................... $ 31,948 $ 29,739 $ 29,407
Note payable................................................................... 1,451 -- --
Partners' equity............................................................... 27,388 26,892 26,248
</TABLE>
- ------------------------
(1) Earnings per Unit and Distributions per Unit are based on earnings and
distributions, respectively, allocated to Unitholders divided by the number
of Units outstanding during the period (approximately 148,202 Units for all
periods shown).
(2) Funds from operations ("FFO"), as promulgated by the National Association of
Real Estate Investment Trusts in its March 1995 White Paper on Funds from
Operations, is defined as net
4
<PAGE>
income (calculated in accordance with generally accepted accounting
principles ("GAAP")) excluding gains or losses from debt restructuring and
sales of real estate, plus depreciation of rental real estate and
amortization of intangible assets exclusive of deferred financing costs,
plus or minus certain nonrecurring revenue and expenses. Contributions to
FFO from unconsolidated entities in which the reporting entity holds an
active interest are to be reflected in FFO on the same basis. The
Partnership believes FFO is a meaningful disclosure as industry investors
use FFO as a supplemental measure to compare the operational performance of
equity REITs. FFO is not a substitute for net cash provided by operating
activities or net income computed in accordance with GAAP, nor should it be
considered an alternative indication of the Partnership's operating
performance or liquidity.
FFO for each of the periods presented is calculated as follows:
<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31, JUNE 30,
------------------------------- --------------------
1993 1994 1995 1995 1996
--------- --------- --------- --------- ---------
(IN THOUSANDS)
<S> <C> <C> <C> <C> <C>
Earnings.................................. $ 1,821 $ 2,224 $ 2,503 $ 1,142 $ 867
Depreciation and amortization............. 1,008 1,013 1,001 514 467
Deferred financing costs.................. (4) (4) (4) (2) --
Transaction costs......................... -- -- -- -- 425
--------- --------- --------- --------- ---------
Funds from operations................... $ 2,825 $ 3,233 $ 3,500 $ 1,654 $ 1,759
--------- --------- --------- --------- ---------
--------- --------- --------- --------- ---------
</TABLE>
THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF THE TRANSACTION -- THE
PURCHASER" IS HEREBY AMENDED BY REPLACING THE FIFTH PARAGRAPH AND TABLE IN THAT
SECTION WITH THE FOLLOWING:
The following sets forth selected financial information of the Purchaser
which is derived from the historical consolidated financial statements of the
Purchaser. Selected unaudited financial data for the six months ended June 30,
1995 and 1996 include all adjustments (consisting only of normally recurring
accruals) that the Purchaser considers necessary for a fair presentation of
consolidated operating results for those interim periods. Results for the
interim periods are not necessarily indicative of results for the full year.
This information should be read in conjunction with the Purchaser's consolidated
financial statements and other financial information incorporated by reference
in the
5
<PAGE>
Offer to Purchase. See "Incorporation by Reference." Certain pro forma financial
information with respect to the Offer, the Additional Offers, the Merger and the
Additional Mergers is set forth in Schedule VII to this Supplement.
<TABLE>
<CAPTION>
PURCHASER (2)
PREDECESSOR (1) -------------------------------------------------
---------------------- SIX MONTHS ENDED JUNE
YEAR ENDED JAN. 1 TO YEAR ENDED DEC. 31, 30,
DEC. 31, MARCH 1, ----------------------- -----------------------
1993 1994 1994 1995 1995 1996
---------- --------- ---------- ---------- ---------- ----------
(IN THOUSANDS, EXCEPT PER SHARE DATA)
<S> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Total revenue...................... $72,346 $ 12,368 $66,921 $96,771 $45,475 $51,142
Net income......................... 18,284 34,286 17,821 29,572 11,992 15,114
Net income per common share (3).... 34.11 63.97 1.05 1.43 .66 .65
Dividends declared per common share
(3)............................... 59.57 732.05 1.02 2.38(4) 1.36(5) .47(6)
OTHER DATA:
Cash flows provided by (used by):
Operating activities............. $35,049 $ 5,116 $29,309 $46,113 $20,602 $23,070
Investing activities............. (5,582) 62,962 (115) (86,311) (60,699) (31,802)
Financing activities............. (30,269) (589) 99,021 32,719 33,947 6,797
Funds from operations (7).......... 39,657 5,980 29,759 45,788 19,574 25,078
</TABLE>
<TABLE>
<CAPTION>
DECEMBER 31, JUNE 30,
---------------------- ----------------------
1994 1995 1995 1996
---------- ---------- ---------- ----------
<S> <C> <C> <C> <C>
BALANCE SHEET DATA:
Total assets...................................................... $ 494,590 $ 610,394 $ 585,901 $ 631,562
Total borrowings.................................................. 167,137 142,840 132,391 171,140
</TABLE>
- --------------------------
(1) The Predecessor information reflects the combination of the 17 partnerships
included in the Consolidation.
(2) The Purchaser was inactive from January 1 through March 1, 1994.
(3) Predecessor "per share" information is earnings and distributions per
original $1,000 investment. Distributions for the period from January 1,
1994 to March 1, 1994 include the liquidating distributions made in
connection with the Consolidation.
(4) Includes the special dividend of $0.10 declared in November 1995 and the
dividend of $0.46 per share declared in December 1995 based on financial
results for the quarter ended December 31, 1995.
(5) Includes the dividend of $0.44 per share declared in January 1995 based on
financial results for the quarter ended December 31, 1994, the dividend of
$0.46 per share declared in May 1995 for the quarter ended March 31, 1995
and the dividend of $0.46 per share declared in May 1995 based on financial
results for the quarter ended June 30, 1995.
(6) A dividend of $0.47 per share relating to the financial results for the
quarter ending March 31, 1996 was declared in April 1996.
(7) FFO, as promulgated by the National Association of Real Estate Investment
Trusts in its March 1995 White Paper on Funds from Operations, is defined as
net income (calculated in accordance with GAAP) excluding gains or losses
from debt restructuring and sales of real estate, plus depreciation of
rental real estate and amortization of intangible assets exclusive of
deferred financing costs. Contributions to FFO from unconsolidated
entitities in which the reporting entity holds an active interest are to be
reflected in FFO on the same basis. The Purchaser believes FFO is meaningful
disclosure as industry investors use FFO as a supplemental measure to
compare the operational performance of equity REITs. FFO is not a substitute
for net cash provided by operating activities or net income computed in
accordance with GAAP, nor should it be considered an alternative indication
of the Purchaser's operating performance or liquidity.
6
<PAGE>
FFO for each of the periods presented is calculated as follows:
<TABLE>
<CAPTION>
PURCHASER
----------------------------------
PREDECESSOR
---------------------- YEAR ENDED DEC. SIX MONTHS ENDED
YEAR ENDED JAN. 1 TO 31, JUNE 30,
DEC. 31, MARCH 1, ---------------- ----------------
1993 1994 1994 1995 1995 1996
---------- --------- ------- ------- ------- -------
(IN THOUSANDS)
<S> <C> <C> <C> <C> <C> <C>
Net income......................... $18,284 $34,286 $17,821 $29,572 $11,992 $15,114
Depreciation and amortization...... 14,017 2,406 11,452 17,559 8,142 10,524
Deferred financing costs........... (55) (9) (694) (1,120) (560) (560)
Nonrecurring items................. 7,411(1) (30,703)(2) 1,180(3) (223 (4) -- --
---------- --------- ------- ------- ------- -------
Funds from operations.......... $39,657 $ 5,980 $29,759 $45,788 $19,574 $25,078
---------- --------- ------- ------- ------- -------
---------- --------- ------- ------- ------- -------
</TABLE>
----------------------------------
(1) Litigation, hostile takeover and consolidation expenses.
(2) Litigation, hostile takeover and consolidation expenses of $12,180 less
$48,223 of gains in consolidation plus incentive management fees of
$5,340.
(3) Extraordinary loss on retirement of debt.
(4) Gain on condemnation.
THE THIRD PARAGRAPH OF THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF THE
TRANSACTION -- BACKGROUND OF THE TRANSACTION" IS HEREBY AMENDED AND RESTATED IN
ITS ENTIRETY AS FOLLOWS:
In the fall of 1994, the General Partner and the general partners of the
Other Partnerships (collectively, the "General Partners") began considering the
termination of the Partnership and the Other Partnerships (collectively, the
"Partnerships") through an acquisition of the Partnerships by the Purchaser. The
representatives of the General Partners who considered the Partnerships'
termination and the acquisition of the Partnerships' assets by the Purchaser
were also executive officers of the Purchaser. The representatives of the
General Partners and the Purchaser recognized that an acquisition might require
the consent of IPSC under the terms of the partnership agreements of the General
Partners. Consequently, on September 22, 1994, a representative of the Purchaser
sent IPSC a letter discussing potential advantages and disadvantages of an
acquisition of the Partnerships by the Purchaser for the appraised values of the
Partnerships, whereby the limited partners of the Partnerships would receive
either cash or REIT Shares in exchange for their limited partnership interests.
The letter presented preliminary analyses of the value of the Partnership's
properties of $31.8 million to $35.2 million, resulting in a net asset value of
$30.4 million to $33.5 million and a net asset value per Unit of $205 to $226.
For purposes of the letter, net asset value was comprised of the sum of the
Purchaser's internal valuation of the Partnership's properties and the book
value of the Partnership's non-real estate assets less the sum of the
Partnership's liabilities and estimated transaction costs. The analyses were
based upon the Partnership's 1994 budgeted net operating income adjusted based
upon the Partnership's actual performance when compared against budget through
July 1994, capitalization rates ranging from 10.5% to 9.5% and selling costs of
5% of property value. The letter invited IPSC to contact the Purchaser
concerning how or if IPSC and the Purchaser might wish to proceed. At the time
the initial letter was sent to IPSC in 1994, the Purchaser and Shurgard
Incorporated, the manager of the Purchaser at that time, were negotiating the
terms of the merger of Shurgard Incorporated into the Purchaser (the "Management
Company Merger") which was completed in March 1995. Although representatives of
the Purchaser and the Partnerships had occasional discussions with
representatives of IPSC concerning the business of the Partnerships during that
period, they did not pursue a potential transaction due to the Purchaser's
representatives' involvement in the Management Company Merger.
THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF THE TRANSACTION --
BACKGROUND OF THE TRANSACTION" IS HEREBY AMENDED BY ADDING THE FOLLOWING
PARAGRAPHS IMMEDIATELY AFTER THE FIFTH PARAGRAPH OF THAT SECTION:
The letter noted the following benefits of a merger: Unitholders
participating in the merger would acquire stock in an infinite life entity with
a larger asset base, greater diversification, larger
7
<PAGE>
market capitalization than all three Partnerships combined and the ability to
grow through increasing cash flows from its existing portfolio, as well as
through new investments; the merger would permit Unitholders to exchange their
illiquid Units for shares of a publicly traded entity which they could liquidate
at the time of their own choosing; the merger would permit Unitholders to take
advantage of the then-current market for REIT securities which more fully
reflected the underlying net asset value of REITs (such as the Purchaser) with
the ability to grow; the merger would permit Unitholders to benefit from the
increasing strength of the self-storage industry over the past several years;
while the merger would be a taxable event, the then-current tax liability would
be minimal, but would increase the longer the merger was delayed, assuming no
change in other factors; and the merger would avoid certain of the costs
associated with a liquidation of the Partnership's properties, such as real
estate broker fees and transfer taxes.
The letter outlined a merger which would contain the following elements: the
ability of Unitholders to exchange their Units for cash or stock of the
Purchaser, based on the net asset value of the Partnership; net asset value
would be determined based upon an appraisal of the Partnership's real estate
assets as adjusted for the Partnership's other assets and liabilities; upon
completion of the merger, the Partnership would make a liquidating cash
distribution to partners in order to reconcile to the Partnership's net asset
value; the number of shares to be received by Unitholders would be determined
based upon the average closing price of REIT Shares for the 20 trading days
preceding the week prior to the special meeting of the Unitholders; the merger
would require the approval of 75% of Unitholders; any Unitholder who did not
vote or did not specify either cash or stock would receive stock in the merger;
consummation of the merger with respect to the Partnership would not be
dependent upon consummation of the mergers with respect to the Other
Partnerships; and the solicitation period with respect to the merger would be 30
to 45 days.
The letter presented preliminary analyses of the value of the Partnership's
properties of $37.0 million to $38.8 million, resulting in a net asset value of
$36.3 million to $38.2 million and a net asset value per Unit of $230 to $245.
For purposes of the letter, net asset value was comprised of the sum of the
Purchaser's internal valuation of the Partnership's properties and the book
value of the Partnership's non-real estate assets less the sum of the
Partnership's liabilities and estimated transaction costs. The analyses were
based upon the Partnership's 1995 budgeted net operating income adjusted based
upon the Partnership's actual performance when compared against budget through
June 1995, capitalization rates of 10.5% to 10% and Partnership transaction
costs of 1.5% of net asset value. In addition, the letter compared the
distributions received by Unitholders for the first quarter of 1995 with the
estimated dividends that would be received by Unitholders exchanging their Units
for shares based upon the Purchaser's then-current Partnership distribution rate
of $.46 per share, assuming a share price of $23. Based upon these assumptions,
dividends would range from 5% below to 5% above then-current Partnership
distributions. The letter also contained an analysis of the taxable gain per
Unit as a result of the transaction based upon the Partnership's 1994 tax
return. The letter also noted that the anticipated total transaction costs would
be from 2% to 3% of net asset value and proposed that the costs be shared by the
Partnerships and the Purchaser.
The letter included consideration of the liquidation of the Partnerships'
assets, concluding that it was a less than optimal time to liquidate the
Partnerships' portfolios. This conclusion was based upon then-current general
market conditions and performance of the properties owned and managed by the
Purchaser. The letter noted the general deterioration of the real estate market
which had affected property values and decreased sales activities, the reduced
sources of traditional real estate financing and the oversupply in the real
estate market caused by overbuilding and sales of troubled properties acquired
by financial institutions. Although conditions had been improving more recently,
these developments had resulted in a reduced market for sale and financing of
commercial real estate. The letter noted that, during the same time period, the
financial performance of the properties owned and managed by the Purchaser had
improved and, assuming that development of new facilities did not
disproportionately impact the Partnerships, the Partnerships' financial
performance was anticipated to improve. The letter noted that the Unitholders'
net proceeds available for reinvestment after
8
<PAGE>
liquidation would be significantly reduced as a result of real estate
commissions and other sales expenses. Based upon these considerations, Mr. Barbo
concluded that it was not the appropriate time to liquidate the Partnerships'
portfolios; however, a merger of the Partnerships with the Purchaser would
provide Unitholders with an opportunity to participate in the benefits of
publicly traded REITs in general and the Purchaser in particular.
The letter also discussed the benefits and detriments of a continuation of
the operation of the Partnership and concluded that, while the Partnerships were
performing well and it was anticipated that distributions and cash flow from
operations would continue to improve, continuation would not provide Unitholders
with the benefits of the merger. In addition, the letter noted that it was
anticipated that the Purchaser's cash flow and funds from operations would
improve at a faster rate than the Partnerships' as a result of greater asset
diversification and acquisition and development activities.
THE FIRST SENTENCE OF THE TWELFTH PARAGRAPH IN THE SECTION ENTITLED
"BACKGROUND AND PURPOSES OF THE TRANSACTION -- BACKGROUND OF THE TRANSACTION" IS
HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
On March 25, 1996, in connection with preliminary discussions relating to a
potential business transaction which were subsequently terminated, the Purchaser
and Public Storage, Inc. ("PS") entered into a customary confidentiality and
standstill agreement whereby PS agreed that it would not acquire any interest in
the Purchaser or any of the Purchaser's affiliates (including the Partnerships)
for a period of two years without the Purchaser's consent (preventing PS from
making a competing tender offer for the units of limited partnership interest in
the Partnerships or proposing an alternative transaction with the Partnerships
without the permission of the Purchaser).
THE THIRTEENTH PARAGRAPH IN THE SECTION ENTITLED "BACKGROUND AND PURPOSES OF
THE TRANSACTION -- BACKGROUND OF THE TRANSACTION" IS HEREBY AMENDED AND RESTATED
IN ITS ENTIRETY AS FOLLOWS:
From late March 1996 through May 1996, representatives of the Purchaser and
the Partnerships discussed the possibility of the Purchaser's acquisition of the
Partnerships. During this time, the parties discussed the possibility of
structuring the acquisition as a cash tender offer followed by a merger of the
Partnerships into the Purchaser in which limited partners of the Partnerships
would receive REIT Shares in exchange for their limited partnership interests.
The parties viewed a two-step transaction (a partial cash tender offer followed
by a stock merger) as being more desirable than a one-step cash-election merger
transaction. Completion of a merger would be subject to a number of conditions
(including the approval of limited partners of each of the Partnerships and
registration of the REIT Shares) that would not be conditions to a cash tender
offer. Thus, the two-step transaction would provide limited partners of the
Partnerships with an opportunity to obtain liquidity for a portion of their
limited partnership interests more quickly than waiting for completion of the
merger. In addition, the Purchaser favored a two-step transaction because it
believed that such structure might enable it to acquire an ownership position in
the Partnerships more quickly than would be the case in a one-step merger and
would enable the Purchaser to acquire Units that it could then vote in favor of
a second-step merger. During the last week of May 1996, the Special Committee
proposed to the Partnerships that the Purchaser acquire the Partnerships for a
price equal to each of their respective net asset values pursuant to a cash
tender offer for up to a designated percentage of outstanding units of limited
partnership interest followed by a merger in which limited partners of the
Partnerships would receive REIT Shares with a value equal to the respective per
unit net asset value of the Partnership. The value attributable to a REIT Share
was proposed to be the average of the closing prices for a REIT Share on the
NYSE during a designated future period (the "Average Price"). The parties
discussed the provision in each Partnership's partnership agreement which
prohibits the transfer of any unit of limited partnership interest if the
proposed transfer would cause the Partnership to terminate for federal income
tax purposes due to a sale or exchange of 50% or more of the total interest in
the Partnership's capital and profits in a 12 month period. See "Certain Federal
Income Tax Consequences -- No Constructive Termination of the Partnership." The
parties concluded that
9
<PAGE>
they should set the percentage of limited partnership interests that would be
sought in the first step tender offer so that if the offer were fully
subscribed, the number of limited partnership interests sold to the Purchaser
would not result in a termination of any of the Partnerships and thus the
limited partnership interests could be transferred to the Purchaser in
accordance with the terms of the partnership agreements.
THE FIRST SENTENCE OF THE FIRST PARAGRAPH IN THE SECTION ENTITLED
"BACKGROUND AND PURPOSES OF THE TRANSACTION -- PURPOSES AND STRUCTURE OF THE
TRANSACTION" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
This Offer is being made and the Merger will be proposed for approval (i) to
enable the Purchaser to acquire the entire equity interest in the Partnership
and (ii) to give Unitholders an opportunity to (a) liquidate their Units for
cash subject to the proration provisions of this Offer if greater than 65,000
Units are tendered (see "The Offer" -- Section 1 ("Terms of the Offer") or (b)
continue to own an equity interest in a portfolio of properties, including the
Partnership's properties, through an acquisition of REIT Shares.
THE THIRD SENTENCE OF THE SECOND PARAGRAPH IN THE SECTION ENTITLED
"BACKGROUND AND PURPOSES OF THE TRANSACTION--PURPOSES AND STRUCTURE OF THE
TRANSACTION" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
Because the Partnership Agreement prohibits the transfer of any Unit if the
proposed transfer would cause the Partnership to terminate for federal tax
purposes due to a sale or exchange of 50% or more of the total interest in the
Partnership's capital and profits in a 12 month period, the maximum percentage
of Units sought by the Purchaser in the Offer was set to prevent a termination
of the Partnership under those circumstances.
FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL PARTNER
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- RECOMMENDATION OF THE GENERAL PARTNER" IS HEREBY AMENDED AND RESTATED
IN ITS ENTIRETY AS FOLLOWS:
RECOMMENDATION OF THE GENERAL PARTNER
Based upon its analysis of the Transaction, the General Partner has
concluded that the Offer Price and the Merger Consideration constitute fair
consideration to Unitholders and that the terms of this Offer and the Merger,
when considered as a whole, are fair to the Unitholders. The General Partner
formed this conclusion notwithstanding the fact that no independent
representative was engaged by the General Partner to negotiate the terms of the
Transaction on behalf of the Unitholders and that the Partnership Agreement does
not require a majority vote of unaffiliated Unitholders to approve the
Transaction. The factors considered by the General Partner in its analysis of
the fairness of the Offer and the Merger are set forth below. Charles K. Barbo
and SGPI, each an affiliate of the Partnership, have adopted the analysis of the
General Partner as set forth in this Offer to Purchase.
The General Partner recommends that those Unitholders who desire immediate
liquidity tender their Units pursuant to this Offer and that all other
Unitholders retain their Units and, instead, participate in the Merger. There
can be no assurance that the approval of the Merger by the holders of greater
than 75% of the Units will be received or that the other conditions to the
Merger will be satisfied or waived, and that the Merger will be consummated. If
the Merger is not consummated, those Unitholders who do not tender their Units
in this Offer will continue to have an economic interest in the Partnership. The
General Partner has significant conflicts of interest in this transaction, which
conflicts arise, among other things, from the fact that certain representatives
of the General Partner are also officers of the Purchaser. See "Special
Considerations."
10
<PAGE>
THE THIRD PARAGRAPH OF THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION;
POSITION OF THE GENERAL PARTNER -- FACTORS CONSIDERED BY THE GENERAL PARTNER --
DETERMINATION OF MERGER CONSIDERATION" IS HEREBY AMENDED BY ADDING THE FOLLOWING
SENTENCE IMMEDIATELY AFTER THE LAST SENTENCE OF THAT PARAGRAPH:
Unitholders should note that although the Stanger Fairness Opinions do not
address the fairness of the Merger Consideration if the actual REIT Share Price
is less than $22.25, the General Partner believes the method for determining the
Merger Consideration is fair if the REIT Share Price is between $22.25 and
$21.50 for the reasons stated in clause (iv) of the previous sentence and is
fair if the REIT Share Price is less than $21.50 because the General Partner may
withdraw its recommendation in favor of the Merger or terminate the Acquisition
Agreement if the Purchaser does not agree to pay the Additional Consideration.
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- FACTORS CONSIDERED BY THE GENERAL PARTNER -- FAIRNESS IN VIEW OF
CONFLICTS OF INTEREST" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS
FOLLOWS:
FAIRNESS IN VIEW OF CONFLICTS OF INTEREST. Charles K. Barbo, the Chairman
of the Board, President and Chief Executive Officer and a stockholder of the
Purchaser, is an individual general partner of the General Partner and the sole
shareholder and director of the corporate general partner of the General
Partner. Arthur W. Buerk, a stockholder of the Purchaser, is an individual
general partner of the General Partner, and the Purchaser is a limited partner
of the General Partner. The General Partner will receive 5% of the Merger
Consideration in exchange for its interest as the General Partner of the
Partnership. See "Interests of Certain Persons -- General Partner's Interest."
In connection with the merger of Shurgard Incorporated with the Purchaser in
1995, the Purchaser agreed to deliver REIT Shares as additional consideration
for that merger under certain circumstances upon the liquidation of the assets
of certain partnerships sponsored by Shurgard Incorporated, including the
Partnership and the Other Partnerships (the "Contingent Share Agreement"). The
Purchaser entered into the Contingent Share Agreement because the Purchaser had
concluded that it would be difficult at the time of the Management Company
Merger to value Shurgard Incorporated's interests in certain limited
partnerships (including the Partnerships). Accordingly, Shurgard Incorporated
shareholders did not receive any consideration with respect to such interests at
the time of the Management Company Merger, but instead are entitled to receive
additional consideration at a future valuation date or when the Purchaser
receives proceeds from the sale of such interests. If any of the Merger and the
Additional Mergers is consummated, certain executive officers and other members
of the Purchaser's management will receive REIT Shares pursuant to the
Contingent Share Agreement. See "Interests of Certain Persons -- Contingent
Share Agreement."
The General Partner did not engage independent representatives of the
Unitholders to negotiate, review and approve the terms of the Transaction and
the terms of the Transaction are not the results of arms' length negotiations.
The General Partner believes that its recommendation results from a
determination that the Transaction is more attractive to Unitholders than any
alternatives considered by the General Partner, and that this determination
results from the General Partner's discharge of its fiduciary duties to the
Unitholders and is not affected by the conflicts of interest described above.
The General Partner has based its conclusion regarding the fairness of the
Transaction to Unitholders on the factors discussed in this "Fairness of the
Transaction; Position of the General Partner" section. The General Partner
believes that the analysis was performed in a good faith exercise of its
fiduciary duty, unaffected by these conflicts of interest.
THE SECOND PARAGRAPH OF THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION;
POSITION OF THE GENERAL PARTNER -- FACTORS CONSIDERED BY THE GENERAL PARTNER --
COMPARISON OF CERTAIN BENEFITS AND DETRIMENTS OF ALTERNATIVES TO THE TRANSACTION
- -- LIQUIDATION OF THE PARTNERSHIP" IS HEREBY AMENDED BY ADDING THE FOLLOWING
SENTENCE IMMEDIATELY AFTER THE LAST SENTENCE OF THAT PARAGRAPH:
While Unitholders could purchase REIT Shares in the public market using the
proceeds of liquidation, the number of REIT Shares they would be able to
purchase would be less than the number
11
<PAGE>
of REIT Shares they would receive in the Merger because the Partnership would
incur more expenses in a liquidation than in the Merger and because Unitholders
would typically incur brokerage commissions in connection with their purchase of
the REIT Shares in the public market.
THE LAST TWO PARAGRAPHS OF THE SECTION ENTITLED "FAIRNESS OF THE
TRANSACTION; POSITION OF THE GENERAL PARTNER -- FACTORS CONSIDERED BY THE
GENERAL PARTNER -- COMPARISON OF CERTAIN BENEFITS AND DETRIMENTS OF ALTERNATIVES
TO THE TRANSACTION -- LIQUIDATION OF THE PARTNERSHIP" ARE HEREBY AMENDED AND
RESTATED IN THEIR ENTIRETY AS FOLLOWS:
The transaction costs associated with the Merger are expected to be
significantly less than those which would be incurred in a liquidation of the
Partnership's assets, primarily because the Partnership would incur brokerage
fees and real estate transfer taxes if the properties were liquidated and would
likely be responsible for 100% of those expenses rather than sharing the
transaction costs with the acquiror as provided in the Acquisition Agreement.
See "The Acquisition Agreement -- Fees and Expenses." The General Partner
estimates that the brokerage fees would be approximately 2% of the appraised
value of the Partnership's properties (or approximately $800,000) and that the
transfer taxes would total approximately $160,000. If the Merger is consummated,
the Partnership will effectively dispose of all of its assets and liabilities in
a single transaction, which will minimize the liquidation costs. If the assets
of the Partnership were liquidated over time, not only is it likely that higher
transaction costs would be incurred, but distributions to the Unitholders from
the Partnership's cash flow from operations may be reduced since the
Partnership's fixed costs, such as general and administrative expenses, would
not be proportionately reduced with the liquidation of assets.
The General Partner favors the Transaction over liquidation of the
Partnership's assets because this Offer permits those Unitholders desiring
immediate liquidity to obtain cash, while permitting the remaining Unitholders
to participate in the Merger which, if consummated, will enable them to
participate in acquisition and development opportunities existing in the real
estate market through equity ownership in the Purchaser. Unlike the Partnership,
which is not in a position to take advantage of external growth opportunities
since it has already committed its capital and is not authorized to raise
additional funds or reinvest net sale or refinancing proceeds for new
investments, the Purchaser not only may reinvest net sale or refinancing
proceeds but also may raise additional capital through the sale of debt or
equity securities, allowing the Purchaser to take advantage of investment
opportunities for acquisition or development that may be available. In addition,
the estimated transaction costs associated with the Transaction are
significantly less than those which would be incurred in a liquidation of the
Partnership's assets on a single transaction or multiple transaction basis.
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- FACTORS CONSIDERED BY THE GENERAL PARTNER -- COMPARISON OF CERTAIN
BENEFITS AND DETRIMENTS OF ALTERNATIVES TO THE TRANSACTION -- CONTINUATION OF
THE PARTNERSHIP" IS HEREBY AMENDED BY ADDING THE FOLLOWING PARAGRAPH IMMEDIATELY
AFTER THE THIRD PARAGRAPH OF THAT SECTION:
One of the significant differences between the Partnership and the Purchaser
is that the Partnership is a finite life entity and the Purchaser is an infinite
life entity. Continuing the Partnership would preserve Unitholders' investment
in a finite life entity, with the eventual liquidation of that investment
resulting from a sale of the assets of the Partnership. In contrast, the
Purchaser does not expect to dispose of its investments within any specific time
periods and, in any event, plans to retain the net sale proceeds for future
investments. Stockholders are expected to achieve liquidity for their
investments by trading REIT Shares in the public market and not through the
liquidation of the Purchaser's assets. The REIT Shares may trade at a discount
from, or premium to, the liquidation value of the Purchaser's properties.
12
<PAGE>
THE THIRD PARAGRAPH AND TABLE IN THE SECTION ENTITLED "FAIRNESS OF THE
TRANSACTION; POSITION OF THE GENERAL PARTNER -- COMPARISON OF TRANSACTION
CONSIDERATION TO ALTERNATIVES -- GENERAL" ARE HEREBY AMENDED AND RESTATED IN
THEIR ENTIRETY AS FOLLOWS:
The estimated values presented in the following table are based upon certain
assumptions that relate, among other things, to (i) the REIT Share Price as of
the date of the Merger being within the Share Price Range, (ii) projections as
to the Partnership's future revenues, expenses, cash flow and other significant
financial matters, (iii) the capitalization rates that will be used by
prospective buyers when the Partnership's assets are liquidated, (iv) selling
costs, (v) appropriate discount rates to apply to expected cash flows in
computing the present value of the cash flows and (vi) the manner of sale of the
Partnership's properties. Actual results may vary from those set forth below
based on numerous factors, including interest rate fluctuations, tax law
changes, supply and demand for self storage facilities, the manner in which the
properties are sold and changes in availability of capital to finance
acquisitions of self storage properties. Each Unit in the following table
represents an original investment of $250.
<TABLE>
<CAPTION>
ESTIMATED LIQUIDATION
MERGER VALUE PER UNIT
CONSIDERATION SECONDARY ESTIMATED GOING ASSUMING PARTNERSHIP
PER UNIT (1) MARKET PRICE CONCERN VALUE ASSETS SOLD AT:
------------- PER UNIT (2) PER UNIT (3) ----------------------
OFFER PRICE -------------------- -------------------- APPRAISED NET BOOK
PER UNIT HIGH LOW HIGH LOW VALUE (4) VALUE (5)
- ----------- --------- --------- --------- --------- ---------- ----------
<S> <C> <C> <C> <C> <C> <C> <C>
$ 257 $ 257 $ 198 $ 150 $ 251 $ 235 $ 253 $ 175
</TABLE>
- ------------------------------
(1) Assumes the REIT Share Price is within the Share Price Range. The Merger
Consideration is payable in REIT Shares, cash in lieu of any fractional REIT
Shares and, in certain circumstances, additional cash consideration. See
"The Acquisition Agreement -- The Merger."
(2) The secondary market prices are those reported to Stanger for the first
calendar quarter of 1996. See "Market Prices of Units."
(3) The going concern value estimates are based upon a number of assumptions
regarding the future net operating income and cash distributions of the
Partnership and assume a disposition of the Partnership's assets at the end
of 2000. See "-- Going Concern Value." The per Unit going concern value
estimates were calculated based upon the General Partner's aggregate high
and low going concern value estimates for Unitholders of $37,128,461 and
$34,777,892, respectively.
(4) Estimated Liquidation Value at Appraised Value is based primarily upon the
Appraisal and adjustments for non-real estate assets and liabilities and
estimated selling costs. See "-- Liquidation Value." The per Unit
liquidation value at Appraised Value estimate was calculated based upon the
General Partner's aggregate liquidation value at Appraised Value estimate
for Unitholders of $37,422,115.
(5) Estimated Liquidation Value at Net Book Value is computed as of March 31,
1996 less estimated selling costs. See "-- Liquidation Value." The aggregate
net book value of $25,930,707 represents the value of the Partnership's
equity as of March 31, 1996 allocable to Unitholders computed in accordance
with GAAP, less selling costs equal to 4% of the book value of the
Partnership's real estate assets.
THE SECOND PARAGRAPH OF THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION;
POSITION OF THE GENERAL PARTNER -- COMPARISON OF TRANSACTION CONSIDERATION TO
ALTERNATIVES -- GOING CONCERN VALUE" IS HEREBY AMENDED AND RESTATED IN ITS
ENTIRETY AS FOLLOWS:
The General Partner has presented two estimates of the going concern value
of the Partnership on a per Unit basis, which estimates are based on the
five-year property cash flows beginning in 1996 used by Stanger in preparing the
Appraisal, adjusted for general and administrative expenses (which are assumed
to increase at the rate of 3.5% per year) and to reflect the allocation of the
Partnership's value among Unitholders and the General Partner in accordance with
the Partnership Agreement. The 1996 beginning property cash flow used in
performing the going concern value analysis was $3,962,000, and that amount was
increased for purposes of the analysis by a compound annual rate of
approximately 3.0% over the projection period. The going concern value was
established by computing the present value of the projected distributions with
respect to the Units, discounted at the rate of 13% per annum under the
conservative scenario and at the rate of 12% per annum under the more favorable
scenario. In determining the going concern value of the Partnership, the General
Partner
13
<PAGE>
assumed that the Partnership's non real estate assets and liabilities on
December 31, 2000 are the same as those on December 31, 1995, resulting in an
excess of non real estate assets over non real estate liabilities of $444,317.
In determining the discount rates deemed appropriate for the going concern
analysis, the General Partner considered, among other factors, the rates of
return generally required by real estate investors, and the discount rates
utilized in the Appraisal. Under the conservative scenario, the Partnership's
assets are sold at the end of 2000 for an all-cash purchase price of
$43,333,333, which is sufficient to yield the buyer a 10.5% return based on
projected property cash flows for 2001 of approximately $4,550,000. Under the
more favorable scenario, it is assumed that the Partnership's assets are sold at
the end of 2000 for an all-cash purchase price of $45,500,000, which is
sufficient to yield the buyer a 10% return based upon projected property cash
flows in 2001 of approximately $4,550,000.
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- COMPARISON OF TRANSACTION TO ALTERNATIVES -- GOING CONCERN VALUE" IS
HEREBY AMENDED BY ADDING THE FOLLOWING AFTER THE THIRD PARAGRAPH OF THAT
SECTION:
Set forth below is a chart showing the calculation of the Partnership's cash
flows used to calculate the going concern value based upon the assumptions
described above.
<TABLE>
<CAPTION>
GENERAL AND
PROPERTY CASH ADMINISTRATIVE UNITHOLDERS' SHARE
YEAR FLOW(1) EXPENSES OF NET CASH FLOW
- -------------------------- -------------- -------------- -------------------
<S> <C> <C> <C>
1996...................... $ 3,962,000 $ (210,100) $ 3,564,305
1997...................... 4,036,000 (217,454) 3,627,619
1998...................... 4,159,000 (225,064) 3,737,239
1999...................... 4,285,000 (232,942) 3,849,455
2000...................... 4,416,000 (241,095) 3,966,160
-------------- -------------- -------------------
Total................... $ 20,858,000 $ (1,126,654) $ 18,744,779
-------------- -------------- -------------------
-------------- -------------- -------------------
</TABLE>
- ------------------------------
(1) Includes 70% of the cash flow from the properties owned by SJP II.
The Partnership does not as a matter of course make public forecasts or
projections as to future performance or earnings. However, in performing its
going concern analysis, the General Partner prepared the above projections
relating to the Partnership's future cash flows. THE PROJECTIONS WERE PREPARED
SOLELY FOR INTERNAL USE AND NOT WITH A VIEW TO PUBLIC DISCLOSURE OR COMPLIANCE
WITH PUBLISHED GUIDELINES OF THE COMMISSION REGARDING PROJECTIONS OR THE
GUIDELINES ESTABLISHED BY THE AMERICAN INSTITUTE OF CERTIFIED PUBLIC ACCOUNTANTS
REGARDING PROJECTIONS AND ARE INCLUDED IN THIS OFFER TO PURCHASE ONLY BECAUSE
SUCH INFORMATION WAS MADE AVAILABLE TO STANGER AND ALEX. BROWN. In addition,
because the estimates and assumptions underlying these projections are
inherently subject to significant economic and competitive uncertainties and
contingencies, which are beyond the Partnership's control, there can be no
assurance that the projections will be realized. Actual results may be higher or
lower than those set forth above. Deloitte & Touche LLP, the Partnership's
independent auditor, has not examined, compiled or otherwise applied procedures
to the financial projections presented above, and, accordingly, does not express
an opinion or any other form of assurance on the financial projections.
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- THE SPECIAL COMMITTEE -- RECOMMENDATION OF THE GENERAL PARTNER" IS
HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
RECOMMENDATION OF THE GENERAL PARTNER. The Special Committee considered the
conclusions as to fairness of the General Partner and adopted the analysis
underlying those conclusions for purposes of reaching its own conclusion that
the Transaction is fair to Unitholders. See "-- Recommendation of the General
Partner," "-- Factors Considered by the General Partner" and "-- Comparison of
14
<PAGE>
Transaction Consideration to Alternatives." The General Partner has significant
conflicts of interest in this transaction, which conflicts arise, among other
things, from the fact that certain representatives of the General Partner are
also officers of the Purchaser. See "Special Considerations."
THE SECTION ENTITLED "FAIRNESS OF THE TRANSACTION; POSITION OF THE GENERAL
PARTNER -- THE SPECIAL COMMITTEE -- PREMIUM OVER RECENT MARKET PRICES" IS HEREBY
AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
PREMIUM OVER RECENT MARKET PRICES. The Special Committee considered the
fact that the Offer Price and the Merger Consideration (assuming the REIT Share
Price remains within the Share Price Range) represents a premium of more than
28% over the highest sales price in the secondary market of the Unit known to
the General Partner between January 1, 1992 and the end of the first quarter of
1996. See "Market Prices of Units."
APPRAISAL; OPINIONS OF FINANCIAL ADVISORS
THE FOURTH PARAGRAPH OF THE SECTION ENTITLED "APPRAISAL; OPINIONS OF
FINANCIAL ADVISORS -- REAL ESTATE PORTFOLIO APPRAISAL BY STANGER -- INCOME
APPROACH" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
Stanger then capitalized, at terminal capitalization rates ranging from
10.0% to 10.50% the estimated net operating income of each property for the 12
months ending December 31, 2006, to determine the property's residual value. The
residual value was discounted after deducting appropriate sales expenses to a
present value using the same discount rate applied to the stream of annual cash
flows. The discount rates utilized, ranging from 12.0% to 12.5%, were based on
current acquisition criteria among self storage facility investors,
commercial/industrial property investors' target rates for return and the
historical spread in rates of return between real estate and other investments.
Stanger then correlated the values resulting from each method (direct
capitalization and discounted cash flow) to arrive at a final income approach
valuation. The indicated aggregate value of the portfolio of properties based on
the income approach valuation was $40,370,000, after adjustment for joint
venture interests and any deferred maintenance items.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- REAL
ESTATE PORTFOLIO APPRAISAL BY STANGER -- SALES COMPARISON APPROACH" IS HEREBY
AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
SALES COMPARISON APPROACH. Stanger compiled transaction data involving
properties similar in type to the Partnership's properties by interviewing
sources in local markets to identify recent sales of self storage or
office/storage properties, reviewing publicly available information on
acquisitions of self storage properties, reviewing information provided by
management, and contacting industry sources. Using this data, Stanger performed
a comparable sales analysis based upon price per square foot. A probable range
of value per square foot was estimated for each property based on the
relationship between observed sales prices per square foot and net operating
income per square foot. Price per square foot as estimated by this analysis was
multiplied by the rentable square footage of each property to derive an
estimated range of value. The indicated aggregate value of the portfolio of
properties based on the sales comparison approach was $40,050,000 after
adjustment for joint venture interests and any deferred maintenance items.
Stanger reconciled the estimated values resulting from the sales comparison
approach and the income approach for each property, and the resulting values
were summed to determine the estimated value of the Partnership's entire
portfolio. Stanger adjusted the value conclusion for joint venture interests and
to reflect any deferred maintenance items associated with the properties. In
determining a final value of the portfolio of properties, Stanger also
reconciled the indicated aggregate portfolio values based on the income approach
and the sales comparison approach. In determining a final
15
<PAGE>
conclusion as to value, the income approach was given primary consideration by
Stanger because properties such as those owned by the Partnership are typically
purchased and sold based upon their income characteristics. Stanger gave the
sales comparison approach secondary consideration.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- REAL
ESTATE PORTFOLIO APPRAISAL BY STANGER -- COMPENSATION AND MATERIAL
RELATIONSHIPS" IS HEREBY AMENDED BY ADDING THE FOLLOWING IMMEDIATELY AFTER THE
LAST SENTENCE IN THAT PARAGRAPH:
The General Partner has adopted the Appraisal in forming its conclusions
regarding the fairness of the Transaction to Unitholders.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- OPINIONS
OF THE PARTNERSHIP'S FINANCIAL ADVISOR -- APPRAISAL" IS HEREBY AMENDED AND
RESTATED IN ITS ENTIRETY AS FOLLOWS:
APPRAISAL. In preparing its opinions, Stanger performed an independent
appraisal of the Partnership's portfolio of properties. During the course of the
Appraisal, Stanger performed site inspections of each property owned by the
Partnership, conducted inquiries into local market conditions affecting each
property, reviewed historical and budgeted operating statements for each
property, conducted interviews with Partnership and property management
personnel, reviewed the acquisition criteria in use in the marketplace by major
self storage property investors and owners and other real estate investors,
reviewed information concerning transactions involving self storage properties,
and estimated the market value of the portfolio utilizing the income and sales
comparison approaches to value See "-- Real Estate Portfolio Appraisal by
Stanger." Stanger observed that the Offer Price equals the pro rata interest per
Unit in the Appraised Value as adjusted by the General Partner for non-real
estate assets and liabilities of the Partnership, estimated Transaction costs to
be borne by the Partnership and the Unitholders' share of the resulting Net
Asset Value according to the provisions of the Partnership Agreement. Stanger
believes that the Net Asset Value of the Partnership, which is based primarily
on the appraised value of the Partnership's portfolio of properties, is a
reasonable basis for determining the consideration offered in the transaction.
THE THIRD PARAGRAPH IN THE SECTION ENTITLED "APPRAISAL; OPINIONS OF
FINANCIAL ADVISORS -- OPINIONS OF THE PARTNERSHIP'S FINANCIAL ADVISOR -- REVIEW
OF LIQUIDATION ANALYSIS" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS
FOLLOWS:
Stanger observed that the Offer Price and the Merger Consideration exceeded
the estimated liquidation value per Unit by approximately $4. The fact that the
Offer Price and Merger Consideration exceed the estimated value which would be
received by Unitholders in a liquidation of the Partnership supports Stanger's
conclusion as to the fairness of the Offer Price and the Merger Consideration.
THE SECOND PARAGRAPH IN THE SECTION ENTITLED "APPRAISAL; OPINIONS OF
FINANCIAL ADVISORS -- OPINIONS OF THE PARTNERSHIP'S FINANCIAL ADVISOR -- REVIEW
OF GOING CONCERN ANALYSIS" IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS
FOLLOWS:
Stanger observed that the estimated going concern values resulting from the
above analyses ranged from $251 to $235 per Unit compared with the Offer Price
of $257 per Unit. The fact that the Offer Price and the Merger Consideration
exceed the estimated value per Unit of continuing to operate the Partnership as
a going concern supports Stanger's conclusion as to the fairness of the Offer
Price and the Merger Consideration.
THE THIRD PARAGRAPH IN THE SECTION ENTITLED "APPRAISAL; OPINIONS OF
FINANCIAL ADVISORS -- OPINIONS OF THE PARTNERSHIP'S FINANCIAL ADVISOR -- REVIEW
OF TENDER OFFER AND SECONDARY MARKET PRICES" IS HEREBY AMENDED AND RESTATED IN
ITS ENTIRETY AS FOLLOWS:
Stanger also observed that, based on prices reported to Stanger by various
firms active in the informal secondary market for partnership interests, the
highest selling price reported for Units in the informal secondary market
between January 1, 1995 and the end of the first quarter of 1996 was $200 per
Unit compared with the Offer Price of $257 per Unit. Although prices in the
informal
16
<PAGE>
secondary market for partnership interests generally do not reflect the full
value of a partnership's assets (due in part to the discount a buyer would
ascribe to a minority interest), the fact that the Offer, if not followed by the
Merger, could result in the acquisition by the Purchaser of a minority interest
in the Partnership and that the Offer Price exceeds the selling prices reported
for Units in the informal secondary market, in a prior tender offer and in a
prior bulk purchase of Units by the Purchaser supports Stanger's conclusion as
to the fairness of the Offer Price.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- OPINIONS
OF THE PARTNERSHIP'S FINANCIAL ADVISOR -- COMPENSATION AND MATERIAL
RELATIONSHIPS" IS HEREBY AMENDED BY ADDING THE FOLLOWING SENTENCE IMMEDIATELY
PRIOR TO THE LAST SENTENCE OF THAT SECTION:
The General Partner has adopted the Stanger Fairness Opinions in forming its
conclusions regarding the fairness of the Transaction to Unitholders.
THE SIXTH PARAGRAPH OF THE SECTION ENTITLED "APPRAISAL; OPINIONS OF
FINANCIAL ADVISORS -- OPINION OF THE PURCHASER'S FINANCIAL ADVISOR" IS HEREBY
AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
In connection with the delivery of the Alex. Brown Opinion, Alex. Brown
presented to the Special Committee a report summarizing the material analyses
performed and the material factors considered by Alex. Brown in connection with
rendering the Alex. Brown Opinion (the "Alex. Brown Report"). The following is a
summary of such material analyses and material factors as described in the Alex.
Brown Report and as presented to the Special Committee.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- OPINION
OF THE PURCHASER'S FINANCIAL ADVISOR -- HISTORICAL FINANCIAL POSITION" IS HEREBY
AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
HISTORICAL FINANCIAL POSITION. Alex. Brown reviewed and analyzed for
informational purposes the historical and current financial condition of the
Purchaser and the Partnerships which included: (i) an assessment of the
Partnerships' recent financial statements; (ii) an analysis of the Purchaser's
and the Partnerships' revenue, growth and operating performance trends; and
(iii) an assessment of the Partnerships' leverage, market share and access to
markets. Alex. Brown reviewed that information solely to provide a context for
its financial analyses and reached no conclusions based upon that information.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- OPINION
OF THE PURCHASER'S FINANCIAL ADVISOR -- HISTORICAL STOCK PRICE PERFORMANCE" IS
HEREBY AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
HISTORICAL STOCK PRICE PERFORMANCE. Alex. Brown reviewed and analyzed the
daily closing per share market prices, trading volume, and 20 day moving average
stock price for the REIT Shares, from June 25, 1995 to June 25, 1996. This
information was presented to give the Special Committee background trading
information over the period indicated. Alex. Brown also reviewed and analyzed
information regarding the market prices and trading volume of the Partnerships'
units, on a quarterly basis from September 1995 to April 1996. Alex. Brown
reviewed that information solely to provide a context for its financial analyses
and reached no conclusions based upon that information.
THE SECTION ENTITLED "APPRAISAL; OPINIONS OF FINANCIAL ADVISORS -- OPINION
OF THE PURCHASER'S FINANCIAL ADVISOR -- REAL ESTATE MARKET AND ECONOMIC FACTORS"
IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY TO READ AS FOLLOWS:
REAL ESTATE MARKET AND ECONOMIC FACTORS. In rendering its opinion, Alex.
Brown considered, among other factors, the condition of the U.S. stock markets,
particularly in the real estate sector, and the current level of economic
activity. However, Alex. Brown did not reach any independent conclusion from the
consideration of those factors.
17
<PAGE>
THE SECTION ENTITLED "APPRAISAL; OPINION OF FINANCIAL ADVISOR -- OPINION OF
THE PURCHASER'S FINANCIAL ADVISOR" IS HEREBY A MENDED TO ADD THE FOLLOWING
SENTENCE IMMEDIATELY PRIOR TO THE SECOND TO LAST PARAGRAPH OF THAT SECTION:
The foregoing description of the Alex. Brown Report is qualified by
reference to the full text of such report which has been filed with the
Commission as an exhibit to the Schedule 13E-3 and which is incorporated herein
by reference. Copies of the Alex. Brown Report will be made available for
inspection and copying at the principal executive offices of the Purchaser
during regular business hours by any interested Unitholder, or by his or her
representative who has been so designated in writing, and may be inspected and
copied, and obtained by mail, from the Commission as set forth in "Additional
Information."
MARKET PRICES OF UNITS
THE SECTION ENTITLED "MARKET PRICES OF UNITS -- VOLUME OF SALES" IS HEREBY
AMENDED BY REPLACING THE LAST LINE OF THE TABLE IN THAT SECTION WITH THE
FOLLOWING:
<TABLE>
<CAPTION>
NO. OF UNITS % OF TOTAL UNITS NO. OF
PERIOD TRANSFERRED OUTSTANDING TRANSACTIONS
- ----------------------------------------------------------- --------------- ----------------- -----------------
<S> <C> <C> <C>
Six months ended June 30, 1996............................. 993 0.670% 28
</TABLE>
THE SECTION ENTITLED "MARKET PRICES OF UNITS -- SECONDARY MARKET
INFORMATION" IS HEREBY SUPPLEMENTED BY ADDING THE FOLLOWING IMMEDIATELY AFTER
THE LAST LINE OF THE TABLE IN THAT SECTION:
<TABLE>
<CAPTION>
TRANSACTION PRICE
-------------------- NUMBER OF
REPORTING PERIOD LOW HIGH UNITS
- -------------------------------------------------------------------- --------- --------- -------------
<S> <C> <C> <C>
Quarter 2........................................................... $ 185.00 $ 214.00 380
</TABLE>
INTERESTS OF CERTAIN PERSONS
THE SECTION ENTITLED "INTERESTS OF CERTAIN PERSONS -- GENERAL PARTNER'S
INTEREST" IS HEREBY AMENDED BY REPLACING THE FIFTH SENTENCE OF THE FIRST
PARAGRAPH OF THAT SECTION WITH THE FOLLOWING SENTENCE:
Accordingly, the General Partner has been limited to receiving 5% of
Partnership cash distributions resulting in the receipt of such distributions by
the General Partner of $118,219, $132,846 and $149,909 for the years ended
December 31, 1993, 1994 and 1995, respectively, and $75,564 for the six months
ended June 30, 1996.
THE SECTION ENTITLED "INTERESTS OF CERTAIN PERSONS -- PROPERTY MANAGEMENT
SERVICES" IS HEREBY SUPPLEMENTED BY REPLACING THE SECOND SENTENCE OF THE FIRST
PARAGRAPH OF THAT SECTION WITH THE FOLLOWING SENTENCE:
The Purchaser (or the Predecessor under the Management Services Agreement)
received from the Partnership in payment of these property management and
advertising fees $310,106, $337,816 and $361,778 for the years ended December
31, 1993, 1994 and 1995, respectively, and $183,291 for the six months ended
June 30, 1996.
THE OFFER
THE FIRST PARAGRAPH OF THE SECTION ENTITLED "THE OFFER" -- SECTION 7
("CERTAIN CONDITIONS OF THE OFFER") IS HEREBY AMENDED AND RESTATED IN ITS
ENTIRETY AS FOLLOWS:
7. CERTAIN CONDITIONS OF THE OFFER. Notwithstanding any other provisions
of this Offer and subject to the applicable rules of the Securities and Exchange
Commission, the Purchaser will not be required to accept for purchase any Units,
may postpone the acceptance for purchase of Units tendered and may terminate or
amend this Offer if prior to the Expiration Date any of the following shall
occur or the Purchaser shall have learned of the occurrence of any such events:
18
<PAGE>
THE SECTION ENTITLED "THE OFFER"-- SECTION 11 ("MISCELLANEOUS") IS HEREBY
AMENDED TO ADD THE FOLLOWING PARAGRAPHS IMMEDIATELY FOLLOWING THE SECOND
PARAGRAPH OF THAT SECTION:
PENDING LITIGATION. On July 16, 1996, Irving and Roberta B. Schuman (the
"Plaintiffs"), unitholders of IDS2, filed a purported class and derivative
action complaint (the "Complaint") on behalf of themselves and all other
unitholders of the Partnerships and derivatively on behalf of the Partnerships
in the Superior Court of the State of Washington in and for the County of King
naming the Purchaser, Charles K. Barbo, Arthur W. Buerk, Shurgard Associates
L.P., Shurgard Associates L.P. II, Shurgard Associates L.P. III, Shurgard
General Partner, Inc. and certain other individuals (each of whom has since been
dismissed as a Defendant) as Defendants and the Partnerships as Nominal
Defendants.
In the Complaint, the Plaintiffs asserted claims for breach of fiduciary
duty, aiding and abetting a breach of fiduciary duty, breach of contract and
fraud against each of the Defendants for their actions taken in connection with
the Transaction. The Plaintiffs seek monetary damages and equitable relief,
including an order enjoining the consummation of the Offers, or alternatively,
an order requiring the Defendants to issue disclosures to correct allegedly
false and misleading statements and omissions of material facts in all documents
prepared, filed with the SEC, issued or disseminated to the unitholders of the
Partnerships by Defendants in connection with the Offers.
The Defendants intend to vigorously defend the lawsuit.
EXCEPT AS AMENDED OR SUPPLEMENTED HEREBY, ALL PROVISIONS OF THE OFFER REMAIN
UNAFFECTED.
SHURGARD STORAGE CENTERS, INC.
19
<PAGE>
SCHEDULE I OF THE OFFER TO PURCHASE IS HEREBY AMENDED AND RESTATED IN ITS
ENTIRETY AS FOLLOWS:
SCHEDULE I
DIRECTORS AND EXECUTIVE OFFICERS OF
SHURGARD STORAGE CENTERS, INC., SHURGARD GENERAL PARTNER, INC.
AND THE INDIVIDUAL GENERAL PARTNERS OF
SHURGARD ASSOCIATES L.P.
The following table sets forth the name, business address, principal
occupation or employment at the present time and during the last five years, and
the name, principal business and address of any corporation or other
organization in which such occupation or employment is or was conducted, of the
directors and executive officers of the Purchaser and SGPI and the individual
general partners of the General Partner, all of whom are citizens of the United
States. Except as otherwise noted, the address of each such corporation or
organization listed and the business address of each person listed is 1201 Third
Avenue, Suite 2200, Seattle, Washington 98101. Except as otherwise noted, the
principal business of each corporation or organization listed is real estate
investment and each person listed has had the principal occupation or employment
listed for more than the past five years.
<TABLE>
<CAPTION>
COMPANY/ADDRESS/
NAME DESCRIPTION OF BUSINESS OFFICE AND DATE OF ELECTION
- ---------------- ----------------------------------------------- -----------------------------------------------
<S> <C> <C>
Charles K. Barbo Shurgard Storage Centers, Inc. Director (1995-present); Chairman of the Board,
President and Chief Executive Officer
(1995-present)
Shurgard General Partner, Inc. Chairman of the Board; President (1992-present)
Shurgard Incorporated Chairman of the Board and Chief Executive
Officer (1972-1995)
Shurgard Associates L.P. General Partner
Shurgard Associates L.P. II General Partner
Shurgard Associates L.P. III General Partner
Arthur W. Buerk Shurgard General Partner, Inc. Director (1979-1996); President (1983-1992)
Shurgard Associates L.P. General Partner
Shurgard Associates L.P. II General Partner
Shurgard Associates L.P. III General Partner
Northwestern Trust Co-Chairman (1995-1996); President (1993-1995)
1201 Third Avenue, Suite 2000
Seattle, WA 98101
(banking)
Manus Services Corp. President (1992)
1130 Rainier
Seattle, WA 98140
(marketing)
Shurgard Incorporated President (1983-1991)
Harrell L. Beck Shurgard Storage Centers, Inc. Director (1993-present); President (1993-1995);
Chief Financial Officer, Treasurer
(1993-present); Senior Vice President
(1995-present)
Shurgard General Partner, Inc. Treasurer (1992-present)
Shurgard Incorporated Chief Financial Officer (1990-1995)
Michael Rowe Shurgard Storage Centers, Inc. Executive Vice President (1993-present); Chief
Operating Officer (March 19, 1996-present)
Shurgard General Partner, Inc. Vice President (1994-present); Treasurer
(1991-1992)
Shurgard Incorporated Director of Storage Operations (1987-1993)
Kristin H. Stred Shurgard Storage Centers, Inc. Secretary (1993-present); Senior Vice President
(1995-present)
Shurgard General Partner, Inc. Secretary (1993-present)
Shurgard Incorporated Secretary and General Counsel (1992-1995)
The Boeing Company Attorney (1991-1992)
(aerospace and defense)
</TABLE>
Schedule I - Page 1
<PAGE>
<TABLE>
<CAPTION>
COMPANY/ADDRESS/
NAME DESCRIPTION OF BUSINESS OFFICE AND DATE OF ELECTION
- ---------------- ----------------------------------------------- -----------------------------------------------
<S> <C> <C>
David K. Grant Shurgard Storage Centers, Inc. Executive Vice President (1993-present);
Director of European Operations (May 14,
1996-present)
Shurgard Incorporated Director of Real Estate Investments (1985-1995)
Donald W. Lusk Shurgard Storage Centers, Inc. Director (1994-present)
Lusk Consulting Group President
P.O. Box 3235
Redmond, WA 98087
(General management consulting)
Wendell J. Smith Shurgard Storage Centers, Inc. Director (1994-present)
W.J.S. & Associates Founder
1301 Gary Way
Carmichael, CA 95608
(advisory and consulting services)
Howard Johnson Shurgard Storage Centers, Inc. Director (1996-present)
Howard Johnson & Company Chairman, President and Chief Executive Officer
375 Park Avenue
New York, NY 10152
(independent consulting)
Greenlaw Grupe Shurgard Storage Centers, Inc. Director (1996-present)
The Grupe Company Chairman and Chief Executive Officer
3255 W. March Lane, 4th Floor
Stockton, CA 95219
Mark Hall Shurgard General Partner, Inc. Vice President (February, 1996-present)
Shurgard Storage Centers, Inc. Regional Vice President (1993-present)
Shurgard Incorporated Regional Vice President (1993-1995)
Northwest Regional Manager (1991-1993)
</TABLE>
Schedule I - Page 2
<PAGE>
SCHEDULE V IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
SCHEDULE V
CONSOLIDATED FINANCIAL STATEMENTS OF
IDS/SHURGARD INCOME GROWTH PARTNERS L.P.
CONSOLIDATED BALANCE SHEETS
<TABLE>
<CAPTION>
DECEMBER 31,
------------------------------
1994 1995
-------------- -------------- JUNE 30, 1996
--------------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS:
Cash and cash equivalents...................................... $ 1,877,311 $ 668,672 $ 865,281
Storage centers, net........................................... 29,770,641 28,760,097 28,270,167
Other assets................................................... 280,497 294,954 258,941
Amortizable assets, less accumulated amortization of
$1,150,148, $1,154,322 and $1,156,409......................... 19,131 14,957 12,870
-------------- -------------- --------------
Total Assets............................................... $ 31,947,580 $ 29,738,680 $ 29,407,259
-------------- -------------- --------------
-------------- -------------- --------------
LIABILITIES AND PARTNERS' EQUITY (DEFICIT):
Liabilities:
Accounts payable............................................. 59,496 105,669 41,370
Other accrued expenses....................................... 40,790 44,953 130,913
Accrued transaction costs.................................... 318,985
Due to affiliates............................................ 40,208 39,082 41,442
Unearned rent and tenant deposits............................ 172,231 174,935 177,828
Note payable................................................. 1,451,399 -- --
-------------- -------------- --------------
Total Liabilities.......................................... 1,764,124 364,639 710,538
Minority interest in joint partnership......................... 2,795,612 2,481,862 2,448,602
Partners' equity (deficit):
Limited partners............................................. 27,657,121 27,186,240 26,574,383
General partner.............................................. (269,277) (294,061) (326,264)
-------------- -------------- --------------
Total Partners' Equity..................................... 27,387,844 26,892,179 26,248,119
-------------- -------------- --------------
Total Liabilities and Partners' Equity..................... $ 31,947,580 $ 29,738,680 $ 29,407,259
-------------- -------------- --------------
-------------- -------------- --------------
</TABLE>
See notes to consolidated financial statements
Schedule V - Page 1
<PAGE>
CONSOLIDATED STATEMENTS OF EARNINGS
<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31, JUNE 30,
------------------------------------------- ----------------------------
1993 1994 1995 1995 1996
------------- ------------- ------------- ------------- -------------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
REVENUE:
Rental.............................. $ 5,462,738 $ 5,995,824 $ 6,465,170 $ 3,143,073 $ 3,278,117
Interest income..................... 28,570 60,204 107,234 49,929 19,210
------------- ------------- ------------- ------------- -------------
Total Revenue..................... 5,491,308 6,056,028 6,572,404 3,193,002 3,297,327
EXPENSES:
Operating........................... 1,325,571 1,383,594 1,493,285 753,276 756,936
Property management fees............ 327,766 359,655 387,904 188,698 197,126
Depreciation and amortization....... 1,119,109 1,126,049 1,113,748 570,865 519,579
Real estate taxes................... 502,219 490,913 465,662 223,883 252,485
Interest............................ 94,915 96,731 130,022 66,449 --
Transaction costs................... 425,373
Administrative...................... 172,236 179,596 215,529 128,355 136,376
------------- ------------- ------------- ------------- -------------
Total Expenses.................... 3,541,816 3,636,538 3,806,150 1,931,526 2,287,875
Minority interest in joint partnership
earnings............................. (128,767) (195,781) (263,750) (119,048) (142,240)
------------- ------------- ------------- ------------- -------------
EARNINGS.............................. $ 1,820,725 $ 2,223,709 $ 2,502,504 $ 1,142,248 $ 867,212
------------- ------------- ------------- ------------- -------------
------------- ------------- ------------- ------------- -------------
EARNINGS PER UNIT OF LIMITED
PARTNERSHIP INTEREST................. $ 11.67 $ 14.25 $ 16.04 $ 7.32 $ 5.56
------------- ------------- ------------- ------------- -------------
------------- ------------- ------------- ------------- -------------
DISTRIBUTIONS PER UNIT OF LIMITED
PARTNERSHIP INTEREST................. $ 15.16 $ 17.03 $ 19.22 $ 9.53 $ 9.69
------------- ------------- ------------- ------------- -------------
------------- ------------- ------------- ------------- -------------
</TABLE>
See notes to consolidated financial statements
Schedule V - Page 2
<PAGE>
CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY (DEFICIT)
<TABLE>
<CAPTION>
LIMITED
PARTNERS GENERAL PARTNER TOTAL
--------------- --------------- --------------
<S> <C> <C> <C>
Balance, January 1, 1993....................................... $ 28,585,167 $ (220,433) $ 28,364,734
Distributions.................................................. (2,246,190) (118,219) (2,364,409)
Earnings....................................................... 1,729,689 91,036 1,820,725
--------------- --------------- --------------
Balance, December 31, 1993..................................... 28,068,666 (247,616) 27,821,050
Distributions.................................................. (2,524,069) (132,846) (2,656,915)
Earnings....................................................... 2,112,524 111,185 2,223,709
--------------- --------------- --------------
Balance, December 31, 1994..................................... 27,657,121 (269,277) 27,387,844
Distributions.................................................. (2,848,260) (149,909) (2,998,169)
Earnings....................................................... 2,377,379 125,125 2,502,504
--------------- --------------- --------------
Balance, December 31, 1995..................................... 27,186,240 (294,061) 26,892,179
Distributions (unaudited)...................................... (1,435,708) (75,564) (1,511,272)
Earnings (unaudited)........................................... 823,851 43,361 867,212
--------------- --------------- --------------
Balance, June 30, 1996 (unaudited)............................. $ 26,574,383 $ (326,264) $ 26,248,119
--------------- --------------- --------------
--------------- --------------- --------------
</TABLE>
See notes to consolidated financial statements
Schedule V - Page 3
<PAGE>
CONSOLIDATED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, SIX MONTHS ENDED JUNE 30,
------------------------------------------- -----------------------------
1993 1994 1995 1995 1996
------------- ------------- ------------- ------------- --------------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
OPERATING ACTIVITIES:
Earnings.................................... $ 1,820,725 $ 2,223,709 $ 2,502,504 $ 1,142,428 $ 867,212
Adjustments to reconcile earnings to net
cash provided by operating activities:
Transaction costs......................... 425,373
Minority interest in joint partnership
earnings................................. 128,767 195,781 263,750 119,048 142,240
Depreciation and amortization............. 1,119,109 1,126,049 1,113,748 570,865 519,579
Changes in operating accounts:
Other assets............................ 85,209 (62,984) (14,457) 66,933 36,013
Accounts payable........................ (3,626) 14,142 46,173 (20,682) (64,299)
Other accrued expenses.................. 10,837 (5,805) 4,163 76,494 85,960
Due to affiliates....................... (4,786) 12,689 (1,126) (3,821) 2,360
Unearned rent and tenant deposits....... 13,947 5,395 2,704 (3,722) 2,893
------------- ------------- ------------- ------------- --------------
Net cash provided by operating activities..... 3,170,182 3,508,976 3,917,459 1,947,543 2,017,331
------------- ------------- ------------- ------------- --------------
INVESTING ACTIVITIES:
Proceeds from grant of easements............ 7,599
Improvements to storage centers............. (118,994) (136,846) (99,030) (9,997) (27,562)
------------- ------------- ------------- ------------- --------------
Net cash used in investing activities..... (111,395) (136,846) (99,030) (9,997) (27,562)
------------- ------------- ------------- ------------- --------------
FINANCING ACTIVITIES:
Payments on note payable.................... (41,096) (44,587) (1,451,399) (14,553)
Distributions to partners................... (2,364,409) (2,656,915) (2,998,169) (1,486,897) (1,511,272)
Distributions to minority partners in joint
partnership................................ (225,000) (75,000) (577,500) (318,000) (175,500)
Payment of transaction costs................ (106,388)
------------- ------------- ------------- ------------- --------------
Net cash used in financing activities..... (2,630,505) (2,776,502) (5,027,068) (1,819,450) (1,793,160)
------------- ------------- ------------- ------------- --------------
Increase (decrease) in cash and cash
equivalents.................................. 428,282 595,628 (1,208,639) 118,096 196,609
Cash and cash equivalents at beginning of
year......................................... 853,401 1,281,683 1,877,311 1,877,311 668,672
------------- ------------- ------------- ------------- --------------
Cash and cash equivalents at end of year...... $ 1,281,683 $ 1,877,311 $ 668,672 $ 1,995,407 $ 865,281
------------- ------------- ------------- ------------- --------------
------------- ------------- ------------- ------------- --------------
SUPPLEMENTAL DISCLOSURES OF CASH FLOW
INFORMATION:
Cash paid during year for interest.......... $ 94,915 $ 96,731 $ 130,022 $ 66,449 $ --
------------- ------------- ------------- ------------- --------------
------------- ------------- ------------- ------------- --------------
</TABLE>
See notes to consolidated financial statements
Schedule V - Page 4
<PAGE>
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
NOTE A -- SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
GENERAL: IDS/Shurgard Income Growth Partners L.P. (the Partnership) was
organized under the laws of the State of Washington on September 29, 1987, to
serve as a vehicle for investments in and ownership of a professionally managed
real estate portfolio consisting of self storage properties which provide
month-to-month leases for business and personal use. The Partnership will
terminate December 31, 2030, unless terminated at an earlier date. The general
partner is Shurgard Associates L.P., a Washington limited partnership.
As of June 30, 1996, there were approximately 5,520 limited partners in the
Partnership. There were approximately 148,202 units of limited partnership
interest outstanding at a contribution of $250 per unit.
CONSOLIDATED FINANCIAL STATEMENTS: In 1988, the Partnership and Shurgard
Income Properties -- Fund 18 ("Shurgard 18"), an affiliated partnership, formed
a joint venture, Shurgard Joint Partners II ("SJP II"), which purchased four
self storage facilities located in Detroit, Michigan. The Partnership
contributed 70% of the funds needed for the organization of SJP II, with
Shurgard 18 contributing the remaining 30%.
On March 1, 1994, Shurgard 18 was merged into Shurgard Storage Centers, Inc.
("SSCI") as part of the consolidation of 17 Shurgard-sponsored limited
partnerships. As a result of the merger, SSCI succeeded to all of Shurgard 18's
interest in SJP II, and assumed its obligations as a partner. The Partnership
consented to SSCI's admission as a successor partner in SJP II. SSCI granted to
the Partnership the right to sell its interest in SJP II at any time in the
future to either SSCI or, at SSCI's request, to any wholly owned subsidiary
thereof, at a price mutually agreeable to the parties or, if no mutual agreement
could be reached, at a price determined through an appraisal process.
The Partnership and SSCI receive cash distributions from SJP II and are
allocated all income, gain, loss and credit in proportion to their respective
capital contributions to SJP II.
The consolidated financial statements include the accounts of the
Partnership and SJP II. All material interpartnership transactions and balances
have been eliminated. The minority partner's interests in the joint partnership
are shown separately on the accompanying consolidated financial statements.
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of revenue and expenses during the
reporting period. Actual results can differ from those estimates.
The consolidated interim financial statements included in this report are
unaudited. In the opinion of the Partnership, all adjustments necessary for a
fair presentation of such financial statements have been included. Such
adjustments consisted only of normal recurring items. Interim results are not
necessarily indicative of results for a full year.
CASH EQUIVALENTS: Cash equivalents consist of money market instruments with
original maturities of 90 days or less.
STORAGE CENTERS: Storage centers, including land, buildings and equipment,
are recorded at cost. Depreciation on buildings and equipment is recorded on a
straight-line basis over their estimated useful lives which range from three to
thirty years.
AMORTIZABLE ASSETS: Amortizable assets, which consist primarily of
noncompete covenants and loan costs, are amortized over their expected useful
lives of two to five years.
RENTAL REVENUE: Rental revenue is recognized as earned under accrual
accounting principles.
Schedule V - Page 5
<PAGE>
TAXES ON INCOME: The consolidated financial statements do not reflect a
provision for federal income taxes because such taxes, including a proportionate
interest in any SJP II taxes, are the responsibility of the individual partners.
LITIGATION: The Partnership has a policy of accruing for probable losses,
which, if any, could be material to the future financial position or results of
operations. As of June 30, 1996, there are currently no known probable losses;
therefore, no such accruals have been made.
EARNINGS PER UNIT OF LIMITED PARTNERSHIP INTEREST: Earnings per unit of
limited partnership interest is based on earnings allocated to the limited
partners divided by the number of limited partnership units outstanding during
the year (148,202 units for each of the three years ended December 31, 1995 and
the six months ended June 30, 1996 and 1995).
DISTRIBUTIONS PER UNIT OF LIMITED PARTNERSHIP INTEREST: Distributions per
unit of limited partnership interest is based on the total amount distributed to
limited partners divided by the number of limited partnership units outstanding
during the year (148,202 units for each of the three years ended December 31,
1995 and the six months ended June 30, 1996 and 1995).
VALUATION OF LONG LIVED ASSETS: The Partnership, using its best estimates
based on reasonable and supportable assumptions and projections, reviews storage
centers and other assets for impairment whenever events or changes in
circumstances have indicated that the carrying amounts of its assets might not
be recoverable. Impaired assets are reported at the lower of cost or fair value.
At June 30, 1996, no assets had been written down.
RECLASSIFICATION: Certain items in the 1993 and 1994 consolidated financial
statements have been reclassified to conform with the current year presentation.
NOTE B -- STORAGE CENTERS
Storage centers consist of the following:
<TABLE>
<CAPTION>
DECEMBER 31,
------------------------------
1994 1995
-------------- -------------- JUNE 30, 1996
--------------
(UNAUDITED)
<S> <C> <C> <C>
Land......................................... $ 6,429,852 $ 6,429,852 $ 6,429,852
Buildings.................................... 28,390,139 28,463,189 28,490,751
Equipment.................................... 1,174,025 1,200,005 1,200,005
-------------- -------------- --------------
35,994,016 36,093,046 36,120,608
Less accumulated depreciation................ (6,223,375) (7,332,949) (7,850,441)
-------------- -------------- --------------
$ 29,770,641 $ 28,760,097 $ 28,270,167
-------------- -------------- --------------
-------------- -------------- --------------
</TABLE>
NOTE C -- NOTE PAYABLE
At December 31, 1994, the Partnership held a seven-year note payable to a
commercial bank bearing interest at 7.75% per annum. On December 6, 1995, the
Partnership repaid the balance of this note.
NOTE D -- TRANSACTIONS WITH AFFILIATES
In connection with the management of both the storage centers and the
Partnership, the Partnership has paid or accrued a monthly property management
fee equal to 6% of the properties' gross revenue to SSCI, an affiliate of the
general partner. On March 24, 1995, Shurgard Incorporated merged with SSCI.
Prior to the merger date such fees were paid to Shurgard Incorporated.
Schedule V - Page 6
<PAGE>
INDEPENDENT AUDITORS' REPORT
General Partner and Limited Partners
IDS/Shurgard Income Growth Partners L.P.
Seattle, Washington
We have audited the accompanying consolidated balance sheets of IDS/Shurgard
Income Growth Partners L.P. and subsidiary as of December 31, 1994 and 1995, and
the related consolidated statements of earnings, partners' equity (deficit), and
cash flows for each of the three years in the period ended December 31, 1995.
These financial statements are the responsibility of the Partnership's
management. Our responsibility is to express an opinion on these financial
statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in
all material respects, the financial position of IDS/Shurgard Income Growth
Partners L.P. and subsidiary as of December 31, 1994 and 1995, and the results
of their operations and their cash flows for each of the three years in the
period ended December 31, 1995 in conformity with generally accepted accounting
principles.
Deloitte & Touche LLP
Seattle, Washington
March 1, 1996
Schedule V - Page 7
<PAGE>
SCHEDULE VI IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
SCHEDULE VI
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS OF THE PARTNERSHIP
RESULTS OF OPERATIONS - SIX MONTHS ENDED JUNE 30, 1996 AND 1995
REVENUES: The Partnership's rental revenue for the six months ended June
30, 1996 increased $135,000 compared to the same period in 1995. Morgan Falls,
Midlothian Turnpike, and Warren storage centers contributed the largest revenue
gains for the Partnership through June 30, 1996. Earnings from operations for
the six months ended June 30, 1996 also increased $137,600 compared to the same
period in 1995. These increases are primarily due to a 5.3% increase in the
average rental rate per square foot and generally stable occupancies throughout
the Partnership at an average of 91% at June 30, 1996 compared to 92% at June
30, 1995.
EXPENSES: Real estate taxes increased $28,600 for the six months ended June
30, 1996 compared to the same period in 1995. The majority of this increase is
due to tax refunds received in the second quarter of 1995 as a result of
successful real estate tax appeals for the Fraser and Margate storage centers
which lowered the 1995 expense. Depreciation expense declined as certain assets
became fully depreciated; this decrease does not affect the Partnership's cash
flow. Additionally, there was an elimination of interest expense resulting from
the payoff of the Partnership's bank note in late 1995.
RESULTS OF OPERATIONS - YEARS ENDED DECEMBER 31, 1995, 1994 AND 1993
REVENUE: Partnership performance increased in 1995 and 1994 as a result of
significant increases in revenue and earnings. Earnings rose 13% from 1994 to
1995 and 22% from 1993 to 1994. Rental revenue also rose $469,000 in 1995 after
a $533,000 increase in 1994. The 1995 revenue increase was due to a slight
increase in average occupancies and a 7.5% increase in average rental rates.
Additionally, all the SJP II stores, in which the Partnership owns a 70%
interest, had significant revenue gains, with 1995 averaging 13.7% over 1994.
Revenue gains from 1993 to 1994 were primarily the result of stable occupancies
and a 9.5% increase in average rental rates. Average occupancy has increased
slightly, averaging 88% at December 31, 1993 and 1994 to 89% at December 31,
1995. The Partnership seeks to maximize revenue by adjusting rents to match
demand. Store managers evaluate their store's rental rates, based on unit
demand, unit availability and competitors' rental rates. The Partnership trains
its store managers in revenue optimization and empowers them to adjust marginal
rental rates based on their "on the ground" analysis of demand and availability
at their particular store. In addition, the use of month-to-month leases,
combined with customer turnover, allows rents to be quickly adjusted to match
current demand in a flexible manner.
EXPENSES: Operating expenses increased $110,000 in 1995 and $58,000 in
1994. The majority of the 1995 increase was due to the increased personnel costs
resulting from additional hours worked by managers, an increase in landscaping
expense during the spring and summer months at the Canton, Fraser and Warren
storage centers, and repairs made to the air conditioning units at the Margate
storage center. In 1994, operating expenses increased due to higher utility
usage from a colder than normal winter in the South, additional phone lines
installed for modem communications, and increased repair and maintenance at the
Livonia and Morgan Falls storage centers due to snow removal and landscaping.
Interest expense increased $33,000 in 1995 after remaining stable in 1994.
The majority of the change in 1995 reflects the rise in the interest rate from
7.75% at December 1994 to 9.25% at December 1995.
Schedule VI - Page 1
<PAGE>
Real estate taxes decreased $25,000 in 1995 after an $11,300 drop in 1994.
The 1995 decrease was due to tax refunds received as a result of successful real
estate tax appeals for the Fraser, Margate and Ontario storage centers. The 1994
decrease was largely due to levy decreases in the Michigan districts. The
Partnership does not expect to be able to continue to decrease real estate taxes
in the future.
Administrative expenses rose $36,000 in 1995 after a slight increase in
1994. The 1995 increase is primarily due to the increase in printing costs for
the Partnership's quarterly and annual reports.
LIQUIDITY AND CAPITAL RESOURCES - SIX MONTHS ENDED JUNE 30, 1996 AND 1995
TRANSACTION COSTS. On July 1, 1996, the Partnership entered into a merger
agreement with the Purchaser and two affiliated Partnerships whereby: (1) the
Purchaser would commence a cash tender offer for up to 65,000 Units of the
Partnership and (2) following completion of the tender offer, the Partnership
would seek the requisite approval by the limited partners to merge into the
Purchaser. Upon consummation of the merger all limited partners would receive
stock in the Purchaser.
In connection with this transaction, the Partnership is expected to incur
approximately $939,800 in costs. As of June 30, 1996, transaction costs totaling
approximately $425,400 have been posted as expenses on the Partnership's books
(of which approximately $106,400 has already been paid). In the event the merger
is not consummated, the Partnership will bear certain expenses as defined in the
merger agreement.
Due to this transaction, Partnership distributions have been temporarily
suspended. Upon completion of the merger, a final cash distribution will be made
from the Partnership in an amount, if any, by which the Partnership's Closing
Net Asset Value exceeds its Net Asset Value as defined in the merger agreement.
This distribution will be received only by those who were partners immediately
prior to the merger.
INVESTING ACTIVITIES: Capital improvements for the six months ended June
30, 1996 totaled $27,600 which was comprised largely of ground and building
improvements to the Morgan Falls storage center as well as security upgrades to
the Fraser storage center.
DISTRIBUTIONS TO PARTNERS: Annualized distribution rates were 7.75% for the
six months ended June 30, 1996 and 1995.
LIQUIDITY AND CAPITAL RESOURCES - YEARS ENDED DECEMBER 31, 1995, 1994 AND 1993
CASH FROM OPERATIONS: Cash from operations increased by $338,800 from 1993
to 1994 and $408,500 from 1994 to 1995, reflecting the increase in earnings.
Management believes that cash balances and cash flow from operations will be
adequate to support the future operating needs of the Partnership.
INVESTING ACTIVITIES: Investments in storage centers have been $99,000,
$137,000, and $119,000 during 1995, 1994 and 1993, respectively. The majority of
improvements in 1995 included building improvements at the Ontario and Canton
storage centers as well as pavement upgrades at the Warren and Canton storage
centers. Improvements completed during 1994 were security upgrades at the South
Military Highway, Walnut and Ontario storage centers and pavement work at the
Canton and Warren storage centers. In 1993, investments were for pavement work
at the Canton and Livonia storage centers and security equipment at the
Midlothian Turnpike storage center. Planned improvements for 1996 total
approximately $63,300 and are expected to be funded from operations and cash
reserves.
FINANCING ACTIVITIES: On December 6, 1995, the Partnership repaid its
seven-year note payable to a bank of $1,418,201 with cash accumulated from
operations. During 1995, 1994 and 1993, the Partnership had made principal
payments on this note of $33,000, $45,000, and $41,000, respectively. The
Partnership now has no outstanding long-term debt.
DISTRIBUTIONS TO PARTNERS: The average annual distribution rates were
7.69%, 6.81% and 6.06% for 1995, 1994 and 1993, respectively.
Schedule VI - Page 2
<PAGE>
SCHEDULE VII IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
SCHEDULE VII
PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
The following pro forma consolidated balance sheets as of June 30, 1996 set
forth the effect of the Transaction and Additional Transactions as if such had
occurred on June 30, 1996. The following pro forma consolidated statements of
income for the six months ended June 30, 1996 set forth the effect of the
Transaction and Additional Transactions as if such had occurred on January 1,
1995. The following pro forma consolidated statements of income for the year
ended December 31, 1995 set forth the effect of certain material transactions of
the Purchaser not related to the Transaction or Additional Transactions and the
effect of the Transaction and Additional Transactions as if such had occurred on
January 1, 1995. The Transaction and Additional Transactions will be accounted
for under the purchase method of accounting for business combinations. The
purchase price of the Transaction and Additional Transactions will be allocated
as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS) IDS1 IDS2 IDS3 TOTAL
--------- --------- ---------- -----------
<S> <C> <C> <C> <C>
Storage centers, at appraised value.............................. $ 40,370 $ 30,520 $ 50,890 $ 121,780
Cash, cash equivalents and other assets.......................... 1,004 576 889 2,469
Accounts payable and other liabilities........................... (1,307) (1,403) (1,797) (4,507)
Notes payable.................................................... -- (2,831) (10,333) (13,164)
--------- --------- ---------- -----------
Total purchase price........................................... $ 40,067 $ 26,862 $ 39,649 $ 106,578
--------- --------- ---------- -----------
--------- --------- ---------- -----------
</TABLE>
These pro forma consolidated financial statements are presented in two
scenarios: (a) the purchase by the Purchaser through the Offer and the
Additional Offers of 29,640, 23,022 and 23,843 of the outstanding units of IDS1,
IDS2 and IDS3, respectively (representing approximately 20% of the total
outstanding units) and (b) the purchase by the Purchaser of 65,000, 49,000 and
52,000 of the outstanding units of IDS1, IDS2 and IDS3, respectively
(representing the maximum number of units that may be acquired by the Purchaser
through the Offer and the Additional Offers). The pro forma consolidated
financial statements assume that all of the Partnerships participate in the
Mergers.
The pro forma consolidated financial statements are not necessarily
indicative of what the Purchaser's actual financial position or results of
operations would have been as of the date or for the periods indicated, nor do
they purport to represent the Purchaser's financial position or results of
operations as of or for any future period. The pro forma consolidated financial
statements should be read in conjunction with all financial statements included
elsewhere herein or incorporated by reference in this Offer to Purchase.
Schedule VII - Page 1
<PAGE>
PRO FORMA CONSOLIDATED BALANCE SHEET
20% TENDER ASSUMPTION
JUNE 30, 1996
<TABLE>
<CAPTION>
PURCHASER
PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
(IN THOUSANDS) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (5)
--------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Storage centers, net.......... $549,658 $-- $549,658 $28,270 $24,547 $33,979 $ 37,068
Other real estate
investments.................. 25,127 20,072(2) 45,199 -- -- -- (22,521)
Cash, cash equivalents and
other assets................. 56,777 1,358(3) 58,135 1,137 650 1,152 (790)
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total assets.............. $631,562 $21,430 $652,992 $29,407 $25,197 $35,131 $ 13,757
--------- ----------- ---------- ---------- ---------- ---------- -----------
--------- ----------- ---------- ---------- ---------- ---------- -----------
Accounts payable and other
liabilities.................. $ 57,881 -- $ 57,881 $ 710 $ 924 $ 917 $ 1,545
Notes payable................. 132,250 21,430(4) 153,680 -- 2,831 10,333 --
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total liabilities......... 190,131 21,430 211,561 710 3,755 11,250 1,545
--------- ----------- ---------- ---------- ---------- ---------- -----------
Minority interest............. 2,561 -- 2,561 2,449 -- -- (2,449)
Stockholders' equity.......... 438,870 -- 438,870 26,248 21,442 23,881 14,661
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total liabilities and
stockholders' equity..... $631,562 $21,430 $652,992 $29,407 $25,197 $35,131 $ 13,757
--------- ----------- ---------- ---------- ---------- ---------- -----------
--------- ----------- ---------- ---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
POST-MERGER
(IN THOUSANDS) PRO FORMA
-----------
<S> <C>
Storage centers, net.......... $673,522
Other real estate
investments.................. 22,678
Cash, cash equivalents and
other assets................. 60,284
-----------
Total assets.............. $756,484
-----------
-----------
Accounts payable and other
liabilities.................. $ 61,977
Notes payable................. 166,844
-----------
Total liabilities......... 228,821
-----------
Minority interest............. 2,561
Stockholders' equity.......... 525,102
-----------
Total liabilities and
stockholders' equity..... $756,484
-----------
-----------
</TABLE>
- ----------------------------------
(1) Purchaser Adjustments reflect the purchase of 29,640, 23,022 and 23,843
Units of IDS1, IDS2 and IDS3, for $257, $222 and $308 per unit, respectively
("Tendered Units"), as if such occurred on January 1, 1995.
(2) Amount reflects Purchaser's acquisition of the Tendered Units.
(3) Amount reflects funds borrowed to pay the unpaid amount of the Purchaser's
estimated costs of $2,300,000 related to the Mergers and the Offers.
(4) Amount reflects the additional debt incurred to finance the purchase of the
Tendered Units and the Purchaser's estimated transaction costs.
(5) Adjustments by Partnerships are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS) IDS1 IDS2 IDS3 ADJUSTMENTS
- ----------------------------------------------------------------- --------- --------- --------- -----------
<S> <C> <C> <C> <C>
Storage centers, net............................................. $ 14,184(a) $ 5,973 $ 16,911 $ 37,068(c)
Other real estate investments.................................... (10,066) (5,111) (7,344) (22,521)(d)
Cash, cash equivalents and other assets.......................... (126) (207) (457) (790)(e)
Accounts payable and other liabilities........................... 515 345 685(b) 1,545(f)
Minority interest................................................ (2,449) -- -- (2,449)(g)
Stockholders' equity............................................. 5,926 310 8,425 14,661(h)
</TABLE>
-----------------------------------------
(a) Adjustment includes only 70% of the step-up to market value of SJP
II's storage centers as the remaining 30% was owned by the Purchaser
prior to the Mergers and will continue to be carried at the Purchaser's
historical cost.
(b) Historical amount has been adjusted to include $176,000 of estimated
costs to complete the expansion of Dobson Ranch, the market value of
which was included in the Appraisal.
(c) Amount reflects market value of self storage centers based on the
Appraisals.
(d) Historical amounts have been adjusted to eliminate the Tendered Units
and the Purchaser's 30% interest in SJP II.
(e) Historical assets have been reduced to eliminate (i) amortizable
assets which were specifically excluded from the calculation of Net
Asset Value per the Acquisition Agreement, and (ii) cash that would be
payable to Unitholders at the time of the Mergers as liquidating
distributions of $113,000, $134,000 and $196,000 for IDS1, IDS2 and
IDS3, respectively. The actual amounts of such liquidating distributions
may be greater than or less than pro forma amounts depending upon the
actual amount of transaction costs incurred by each Partnership and the
Partnerships' results of operations prior to the consummation of the
Mergers.
(f) Historical amounts have been adjusted to include estimated
liabilities for unaccrued Partnership transaction costs. See "The Offer"
-- Section 10 ("Fees and Expenses").
(g) Amount reflects elimination of minority interest related to the
Purchaser's 30% interest in SJP II.
(h) Amount reflects step-up to Net Asset Value less the value of the
Tendered Units.
Schedule VII - Page 2
<PAGE>
PRO FORMA CONSOLIDATED STATEMENT OF NET INCOME
20% TENDER ASSUMPTION
SIX MONTHS ENDED JUNE 30, 1996
<TABLE>
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
DATA) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (5)
---------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenue................ $ 48,513 $-- $ 48,513 $ 3,278 $ 2,255 $ 3,673 $ --
Revenue from other real estate
investments.................. 895 591(2) 1,486 -- -- -- (733)
Property management revenue... 1,734 -- 1,734 -- -- -- (673)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total revenue............. 51,142 591 51,733 3,278 2,255 3,673 (1,406)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Operating expense............. 14,192 -- 14,192 757 506 919 4
Property management fees...... -- -- -- 197 135 219 (551)
Depreciation and
amortization................. 10,399 38(3) 10,437 520 464 667 81
Real estate taxes............. 4,190 -- 4,190 252 174 273 --
General and administrative.... 2,244 -- 2,244 136 94 113 (53)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total expenses............ 31,025 38 31,063 1,862 1,373 2,191 (519)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Income from operations........ 20,117 553 20,670 1,416 882 1,482 (887)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Transaction expenses.......... -- -- -- (425) (285) (421) 1,131
Minority interest in income... (57) -- (57 ) (142) -- -- 142
Interest and other income..... 302 -- 302 18 9 15 --
Interest expense.............. (5,248) (883)(4) (6,131 ) -- (139) (432) 8
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total other income
(expense)................ (5,003) (883) (5,886 ) (549) (415) (838) 1,281
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income (loss)............. $ 15,114 $(330) $ 14,784 $ 867 $ 467 $ 644 $ 394
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income per share.......... $ 0.65 $(0.01) $ 0.64
---------- ----------- ----------
---------- ----------- ----------
Weighted average number of
shares....................... 23,199,023 23,199,023 1,276,768 856,513 1,274,965 3,408,246
---------- ---------- ---------- ---------- ---------- -----------
---------- ---------- ---------- ---------- ---------- -----------
Weighted average number of
units........................ 148,202 115,110 119,215 382,527
---------- ---------- ---------- -----------
---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE POST-MERGER
DATA) PRO FORMA
-----------
<S> <C>
Rental revenue................ $ 57,719
Revenue from other real estate
investments.................. 753
Property management revenue... 1,061
-----------
Total revenue............. 59,533
-----------
Operating expense............. 16,378
Property management fees...... --
Depreciation and
amortization................. 12,169
Real estate taxes............. 4,889
General and administrative.... 2,534
-----------
Total expenses............ 35,970
-----------
Income from operations........ 23,563
-----------
Transaction expenses.......... --
Minority interest in income... (57)
Interest and other income..... 344
Interest expense.............. (6,694)
-----------
Total other income
(expense)................ (6,407)
-----------
Net income (loss)............. $ 17,156
-----------
-----------
Net income per share.......... $ 0.64
-----------
-----------
Weighted average number of
shares....................... 26,607,269
-----------
-----------
Weighted average number of
units........................ --
-----------
-----------
</TABLE>
- ----------------------------------
(1) Purchaser Adjustments recognize the acquisition of the Tendered Units as if
such had occurred on January 1, 1995.
(2) Amount reflects the Purchaser's 20% interest in the Partnerships' earnings
allocated to the Unitholders.
(3) Amounts reflects amortization of transaction costs of $2.3 million on a
straight-line basis over 30 years.
(4) Amount reflects interest at 8.25% per annum on additional debt incurred to
finance the acquisition of the Tendered Units and the transaction costs.
Schedule VII - Page 3
<PAGE>
(5) Adjustments by Partnership are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS, EXCEPT SHARE DATA) IDS1 IDS2 IDS3 TOTAL
- ------------------------------------------------------------- --------- --------- --------- ---------
<S> <C> <C> <C> <C>
Revenue from other real estate investments................... $ (388) $ (143) $ (202) $ (733)(a)
Property management revenue.................................. (244) (168) (261) (673)(b)
Operating expense............................................ 3 1 -- 4(c)
Property management fees..................................... (197) (135) (219) (551)(d)
Depreciation and amortization................................ 75 (37) 43 81(e)
General and administrative................................... (20) (14) (19) (53)(f)
Transaction expenses......................................... 425 285 421 1,131(g)
Minority interest in income.................................. 142 -- -- 142(h)
Interest expense............................................. -- 3 5 8(i)
Weighted average number of shares............................ 1,276,768 856,513 1,274,965 3,408,246(j)
Weighted average number of units............................. 148,203 115,110 119,215 382,527
- ----------------------------------
(a) Historical amounts have been adjusted to eliminate the Purchaser's 20% interest related to the
Tendered Units and the Purchaser's 30% interest in the earnings of SJP II.
(b) Amount reflects elimination of property management fees, advertising fees (at $900 per year per
storage center), the Purchaser's interest in the General Partners and administrative reimbursements
paid to the Purchaser by the Partnerships.
(c) Amount represents elimination of advertising fees paid by the Partnerships to the Purchaser.
(d) Amount reflects elimination of property management fees paid by the Partnerships to the Purchaser.
(e) Amount reflects the change in depreciation of storage centers. Depreciation on a new basis of
$97,424 will be recognized on a straight line basis over five to 30 years. Amortization of
amortizable assets has been eliminated as such assets are not included in Net Asset Value.
(f) Amount reflects elimination of administrative reimbursements paid by the Partnerships to the
Purchaser.
(g) Amount reflects elimination of transaction expenses as such costs have been included in the
calculation of Net Asset Value.
(h) Amount reflects the elimination of the Purchaser's 30% minority interest in the earnings of SJP II.
(i) Amount reflects the refinancing of the debt of the Partnerships at 8.25% per annum.
(j) Weighted average number of shares to be issued to each Partnership, assuming a $25.00 share price,
is calculated as follows:
</TABLE>
<TABLE>
<CAPTION>
IDS1 IDS2 IDS3
---------- ---------- ----------
<S> <C> <C> <C>
Net Asset Value.............................................. $40,066,700 $26,861,846 $39,649,643
Less value of Tendered Units................................. (7,617,480) (5,110,884) (7,343,644)
Purchaser's interest in General Partner...................... (530,000) (338,125) (431,875)
---------- ---------- ----------
Consideration allocable to Unitholders participating in the
Merger....................................................... $31,919,220 $21,412,837 $31,874,124
DIVIDED BY DIVIDED BY DIVIDED BY
Assumed share price.......................................... 25.00 25.00 25.00
---------- ---------- ----------
Weighted average number of shares allocable to Unitholders
participating in the Mergers................................. 1,276,768 856,513 1,274,965
---------- ---------- ----------
---------- ---------- ----------
</TABLE>
Schedule VII - Page 4
<PAGE>
PRO FORMA CONSOLIDATED STATEMENT OF NET INCOME
20% TENDER ASSUMPTION
YEAR ENDED DECEMBER 31, 1995
<TABLE>
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
DATA) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (10)
---------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenue................ $ 92,397 $ 1,984 $ 94,381 $ 6,465 $ 4,309 $ 7,225 $ --
Revenue from other real estate
investments.................. 1,396 1,111(2) 2,507 -- -- -- (1,375)
Property management revenue... 2,978 802(3) 3,780 -- -- -- (1,424)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total revenue............. 96,771 3,897 100,668 6,465 4,309 7,225 (2,799)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Operating expense............. 26,171 23(4) 26,194 1,493 944 1,800 24
Property management fees...... -- 388 258 433 (1,079)
Depreciation and
amortization................. 17,410 733(5) 18,143 1,114 919 1,505 (75)
Real estate taxes............. 7,596 131(6) 7,727 466 324 506 --
General and administrative.... 4,859 684(7) 5,543 216 159 170 (223)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total expenses............ 56,036 1,571 57,607 3,677 2,604 4,414 (1,353)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Income from operations........ 40,735 2,326 43,061 2,788 1,705 2,811 (1,446)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Minority interest in income... -- -- -- (264) -- -- 264
Interest and other income..... 885 (368)(8) 517 109 10 35
Interest expense.............. (12,038) 24(9) (12,014 ) (130) (254) (961) 220
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total other income
(expense)................ (11,153) (344) (11,497 ) (285) (244) (926) 484
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net (loss) income............. $ 29,582 $ 1,982 $ 31,564 $ 2,503 $ 1,461 $ 1,885 $ (962)
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income per share.......... $ 1.43 $ 0.79 $ 1.36
---------- ----------- ----------
---------- ----------- ----------
Weighted average number of
shares....................... 20,675,536 2,518,385 23,193,921 1,276,768 856,513 1,274,965 3,408,246
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Weighted average number of
units........................ 148,202 115,110 119,215 382,527
---------- ---------- ---------- -----------
---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE POST-MERGER
DATA) PRO FORMA
-----------
<S> <C>
Rental revenue................ $ 112,380
Revenue from other real estate
investments.................. 1,132
Property management revenue... 2,356
-----------
Total revenue............. 115,868
-----------
Operating expense............. 30,455
Property management fees...... --
Depreciation and
amortization................. 21,606
Real estate taxes............. 9,023
General and administrative.... 5,865
-----------
Total expenses............ 66,949
-----------
Income from operations........ 48,919
-----------
Minority interest in income... --
Interest and other income..... 671
Interest expense.............. (13,139 )
-----------
Total other income
(expense)................ (12,468 )
-----------
Net (loss) income............. $ 36,451
-----------
-----------
Net income per share.......... $ 1.37
-----------
-----------
Weighted average number of
shares....................... 26,602,167
-----------
-----------
Weighted average number of
units........................
</TABLE>
- ----------------------------------
(1) This column details adjustments related to the recognition of the
acquisition of the Tendered Units as if such had occurred on January 1, 1995
and the effect of the following transactions as if such had occurred on
January 1, 1995:
(i) the merger of Shurgard Incorporated which occurred in March 1995 and
was accounted for as a purchase;
(ii) the acquisition of Shurgard Evergreen Limited Partnership ("Evergreen")
which occurred in May 1995 and was accounted for as a purchase.
Evergreen owned 7 storage centers directly and an interest in 3
additional stores through a joint venture;
(iii) the sale of approximately 4.9 million shares of common stock of the
Purchaser which occurred in June and July 1995; and
(iv) the acquisition of four storage centers, one was purchased in March
1995; the others, in summer 1995.
Any additional net income resulting from the assumption of consummation of
these transactions on January 1, 1995 is assumed to have been distributed to
the Purchaser's stockholders during 1995.
(2) Amount reflects the Purchaser's 20% interest in the Partnerships' earnings
allocated to Unitholders.
(3) Amounts reflects increase in property management fees from the merger of
Shurgard Incorporated.
(4) Amount reflects increased operating expenses attributable to the acquisition
of storage centers.
(5) Amount reflects increased depreciation related to the acquisition of storage
centers which are being depreciated over an estimated useful life of 30
years and the amortization of $2.3 million of transaction costs over an
estimated useful life of 30 years.
(6) Amount reflects increased real estate taxes related to the acquisition of
storage centers.
(7) Amount reflects increased expenses related to the merger of Shurgard
Incorporated.
(8) Amount reflects decrease in investment income as a result of using cash to
finance the acquisitions described in (1) above.
Schedule VII - Page 5
<PAGE>
(9) Amount reflects reduction of interest expense as a result of cash provided
by the offering of common stock described in (1) above.
(10) Adjustments by Partnership are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS, EXCEPT SHARE DATA) IDS1 IDS2 IDS3 ADJUSTMENTS
- ----------------------------------------------------------- --------- --------- --------- -----------
<S> <C> <C> <C> <C>
Revenue from other real estate investments................. $ (740) $ (278) $ (357) $ (1,375)(a)
Property management revenue................................ (514) (359) (551) (1,424)(b)
Operating expense.......................................... 11 8 5 24(c)
Property management fees................................... 388 258 433 1,079(d)
Depreciation and amortization.............................. 75 (65) (85) (75)(e)
General and administrative................................. (77) (70) (76) (223)(f)
Minority interest in earnings.............................. 264 -- -- 264(g)
Interest expense........................................... 130 (18) 108 220(h)
Weighted average number of shares.......................... 1,276,768 856,513 1,274,965 3,408,246(i)
--------- --------- --------- -----------
--------- --------- --------- -----------
Weighted average number of units........................... 148,202 115,110 119,215 382,527
--------- --------- --------- -----------
--------- --------- --------- -----------
</TABLE>
-----------------------------------------
(a) Historical amounts have been adjusted to eliminate the Purchaser's
20% interest related to the Tendered Units and the Purchaser's 30%
interest in the earnings of SJP II.
(b) Amount reflects elimination of property management fees, advertising
fees (at $900 per year per storage center), the Purchaser's interest in
the General Partners and administrative reimbursements paid to the
Purchaser by the Partnerships.
(c) Amount represents elimination of advertising fees paid by the
Partnerships to the Purchaser.
(d) Amount reflects elimination of property management fees paid by the
Partnerships to the Purchaser.
(e) Amount reflects the change in depreciation of storage centers.
Depreciation on a new basis of $97,424 will be recognized on a straight
line basis over five to 30 years. Amortization of amortizable assets has
been eliminated as such assets are not included in Net Asset Value.
(f) Amount reflects elimination of administrative reimbursements paid by
the Partnerships to the Purchaser.
(g) Amount reflects the elimination of the Purchaser's 30% minority
interest in the earnings of SJP II.
(h) Amount reflects the refinancing of the debt of the Partnerships at
8.25% per annum.
(i) Weighted average number of shares to be issued to each Partnership,
assuming a $25.00 share price, is calculated as follows:
<TABLE>
<CAPTION>
IDS1 IDS2 IDS3
---------- ---------- ----------
<S> <C> <C> <C>
Net Asset Value.............................................. $40,066,700 $26,861,846 $39,649,643
Less value of Tendered Units................................. (7,617,480) (5,110,884) (7,343,644)
Purchaser's interest in General Partner...................... (530,000) (338,125) (431,875)
---------- ---------- ----------
Consideration allocable to Unitholders participating in the
Merger....................................................... $31,919,220 $21,412,837 $31,874,124
DIVIDED BY DIVIDED BY DIVIDED BY
Assumed share price.......................................... 25.00 25.00 25.00
---------- ---------- ----------
Weighted average number of shares allocable to Unitholders
participating in the Merger.................................. 1,276,768 856,513 1,274,965
---------- ---------- ----------
---------- ---------- ----------
</TABLE>
Schedule VII - Page 6
<PAGE>
PRO FORMA CONSOLIDATED BALANCE SHEET
MAXIMUM TENDER ASSUMPTION
JUNE 30, 1996
<TABLE>
<CAPTION>
PURCHASER
PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
(IN THOUSANDS) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (5)
--------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Storage centers, net.......... $549,658 $-- $549,658 $28,270 $24,547 $33,979 $ 37,068
Other real estate
investments.................. 25,127 43,599(2) 68,726 -- -- -- (46,048)
Cash, cash equivalents and
other assets................. 56,777 1,358(3) 58,135 1,137 650 1,152 (790)
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total assets.............. $631,562 $44,957 $676,519 $29,407 $25,197 $35,131 $ (9,770)
--------- ----------- ---------- ---------- ---------- ---------- -----------
--------- ----------- ---------- ---------- ---------- ---------- -----------
Accounts payable and other
liabilities.................. $ 57,881 -- $ 57,881 $ 710 $ 924 $ 917 $ 1,545
Notes payable................. 132,250 44,957(4) 177,207 -- 2,831 10,333 --
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total liabilities......... 190,131 44,957 235,088 710 3,755 11,250 1,545
--------- ----------- ---------- ---------- ---------- ---------- -----------
Minority interest............. 2,561 -- 2,561 2,449 -- -- (2,449)
Stockholders' equity.......... 438,870 -- 438,870 26,248 21,442 23,881 (8,866)
--------- ----------- ---------- ---------- ---------- ---------- -----------
Total liabilities and
stockholders' equity..... $631,562 $44,957 $676,519 $29,407 $25,197 $35,131 $ (9,770)
--------- ----------- ---------- ---------- ---------- ---------- -----------
--------- ----------- ---------- ---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
POST-MERGER
(IN THOUSANDS) PRO FORMA
-----------
<S> <C>
Storage centers, net.......... $673,522
Other real estate
investments.................. 22,678
Cash, cash equivalents and
other assets................. 60,284
-----------
Total assets.............. $756,484
-----------
-----------
Accounts payable and other
liabilities.................. $ 61,977
Notes payable................. 190,371
-----------
Total liabilities......... 252,348
-----------
Minority interest............. 2,561
Stockholders' equity.......... 501,575
-----------
Total liabilities and
stockholders' equity..... $756,484
-----------
-----------
</TABLE>
- ----------------------------------
(1) Purchaser adjustments reflect the purchase of 65,000, 49,000 and 52,000
Units of IDS1, IDS2 and IDS3, for $257, $222 and $308 per unit, respectively
("Maximum Tendered Units"), as if such occurred on January 1, 1995.
(2) Amount reflects Purchaser's acquisition of the Tendered Units.
(3) Amount reflects funds borrowed to pay the unpaid amount of the Purchaser's
estimated costs of $2,300,000 related to the Mergers and the Offers.
(4) Amount reflects the additional debt incurred to finance the purchase of the
Tendered Units and the Purchaser's estimated transaction costs.
(5) Adjustments by Partnership are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS) IDS1 IDS2 IDS3 ADJUSTMENTS
- ---------------------------------------------------------------- --------- --------- --------- -----------
<S> <C> <C> <C> <C>
Storage centers, net............................................ $ 14,184(a) $ 5,973 $ 16,911 $ 37,068(c)
Other real estate investments................................... (19,154) (10,878) (16,016) (46,048)(d)
Cash, cash equivalents and other assets......................... (126) (207) (457) (790)(e)
Accounts payable and other liabilities.......................... 515 345 685(b) 1,545(f)
Minority interest............................................... (2,449) -- -- (2,449)(g)
Stockholders' equity............................................ (3,162) (5,457) (247) (8,866)(h)
</TABLE>
-----------------------------------------
(a) Adjustment includes only 70% of the step-up to market value of SJP
II's storage centers as the remaining 30% was owned by the Purchaser
prior to the Mergers and will continue to be carried at the Purchaser's
historical cost.
(b) Historical amount has been adjusted to include $176,000 of estimated
costs to complete the expansion of Dobson Ranch, the market value of
which was included in the Appraisal.
(c) Amount reflects market value of self storage centers based on the
Appraisals.
(d) Historical amounts have been adjusted to eliminate the Maximum
Tendered Units and the Purchaser's 30% interest in SJP II.
(e) Historical assets have been reduced to eliminate (i) amortizable
assets which were specifically excluded from the calculation of Net
Asset Value per the Acquisition Agreement, and (ii) cash that would be
payable to Unitholders at the time of the Mergers as liquidating
distributions of $113,000, $134,000 and $196,000 for IDS1, IDS2 and
IDS3, respectively. The actual amounts of such liquidating distributions
may be greater than or less than pro forma amounts depending upon the
actual amount of transaction costs incurred by each Partnership and the
Partnerships' results of operations prior to the consummation of the
Mergers.
(f) Historical amounts have been adjusted to include estimated
liabilities for unaccrued Partnership transaction costs. See "The Offer"
-- Section 10 ("Fees and Expenses").
(g) Amount reflects elimination of minority interest related to the
Purchaser's 30% interest in SJP II.
(h) Amount reflects step-up to Net Asset Value less the value of the
Maximum Tendered Units.
Schedule VII - Page 7
<PAGE>
PRO FORMA CONSOLIDATED STATEMENT OF NET INCOME
MAXIMUM TENDER ASSUMPTION
SIX MONTHS ENDED JUNE 30, 1996
<TABLE>
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
DATA) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (5)
---------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenue................ $ 48,513 $-- $ 48,513 $ 3,278 $ 2,255 $ 3,673 $ --
Revenue from other real estate
investments.................. 895 1,285(2) 2,180 -- -- -- (1,427)
Property management revenue... 1,734 -- 1,734 -- -- -- (673)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total revenue............. 51,142 1,285 52,427 3,278 2,255 3,673 (2,100)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Operating expense............. 14,192 -- 14,192 757 506 919 4
Property management fees...... -- -- -- 197 135 219 (551)
Depreciation and
amortization................. 10,399 38(3) 10,437 520 464 667 81
Real estate taxes............. 4,190 -- 4,190 252 174 273 --
General and administrative.... 2,244 -- 2,244 136 94 113 (53)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total expenses............ 31,025 38 31,063 1,862 1,373 2,191 (519)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Income from operations........ 20,117 1,247 21,364 1,416 882 1,482 (1,581)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Transaction expenses.......... -- -- -- (425) (285) (421) 1,131
Minority interest in income... (57) -- (57 ) (142) -- -- 142
Interest and other income..... 302 -- 302 18 9 15 --
Interest expense.............. (5,248) (1,854)(4) (7,102 ) -- (139) (432) 8
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total other income
(expense)................ (5,003) (1,854) (6,857 ) (549) (415) (838) 1,281
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income (loss)............. $ 15,114 $ (607) $ 14,507 $ 867 $ 467 $ 644 $ (300)
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income per share.......... $ 0.65 $ (0.03) $ 0.63
---------- ----------- ----------
---------- ----------- ----------
Weighted average number of
shares....................... 23,199,023 23,199,028 23,199,023 913,268 625,828 928,070 2,467,166
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Weighted average number of
units........................ 148,202 115,110 119,215 382,527
---------- ---------- ---------- -----------
---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE POST-MERGER
DATA) PRO FORMA
-----------
<S> <C>
Rental revenue................ $ 57,719
Revenue from other real estate
investments.................. 753
Property management revenue... 1,061
-----------
Total revenue............. 59,533
-----------
Operating expense............. 16,378
Property management fees...... --
Depreciation and
amortization................. 12,169
Real estate taxes............. 4,889
General and administrative.... 2,534
-----------
Total expenses............ 35,970
-----------
Income from operations........ 23,563
-----------
Transaction expenses.......... --
Minority interest in income... (57)
Interest and other income..... 344
Interest expense.............. (7,665)
-----------
Total other income
(expense)................ (7,378)
-----------
Net income (loss)............. $ 16,185
-----------
-----------
Net income per share.......... $ 0.63
-----------
-----------
Weighted average number of
shares....................... 25,666,189
-----------
-----------
Weighted average number of
units........................
</TABLE>
- ----------------------------------
(1) Purchaser Adjustments recognize the acquisition of the Maximum Tendered
Units as if such had occurred on January 1, 1995.
(2) Amount reflects the Purchaser's 20% interest in the Partnership's earnings
allocated to the Unitholders.
(3) Amounts reflects amortization of transaction costs of $2.3 million on a
straight-line basis over 30 years.
(4) Amount reflects interest at 8.25% per annum on additional debt incurred to
finance the acquisition of the Maximum Tendered Units and the transaction
costs.
Schedule VII - Page 8
<PAGE>
(5) Adjustments by Partnership are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS, EXCEPT SHARE DATA) IDS1 IDS2 IDS3 TOTAL
- ------------------------------------------------------------- --------- --------- --------- ---------
<S> <C> <C> <C> <C>
Revenue from other real estate investments................... $ (681) $ (305) $ (441) $ (1,427)(a)
Property management revenue.................................. (244) (168) (261) (673)(b)
Operating expense............................................ 3 1 -- 4(c)
Property management fees..................................... (197) (135) (219) (551)(d)
Depreciation and amortization................................ 75 (37) 43 81(e)
General and administrative................................... (20) (14) (19) (53)(f)
Transaction expenses......................................... 425 285 421 1,131(g)
Minority interest in earnings................................ 142 -- -- 142(h)
Interest expense............................................. -- 3 5 8(i)
Weighted average number of shares............................ 913,268 625,828 928,070 2,467,166(j)
Weighted average number of units............................. 148,203 115,110 119,215 382,527
- ----------------------------------
(a) Historical amounts have been adjusted to eliminate the Purchaser's 20% interest related to the
Maximum Tendered Units and the Purchaser's 30% interest in the earnings of SJP II.
(b) Amount reflects elimination of property management fees, advertising fees (at $900 per year per
storage center), the Purchaser's interest in the General Partners and administrative reimbursements
paid to the Purchaser by the Partnerships.
(c) Amount represents elimination of advertising fees paid by the Partnerships to the Purchaser.
(d) Amount reflects elimination of property management fees paid by the Partnerships to the Purchaser.
(e) Amount reflects the change in depreciation of storage centers. Depreciation on a new basis of
$97,424 will be recognized on a straight line basis over five to 30 years. Amortization of
amortizable assets has been eliminated as such assets are not included in Net Asset Value.
(f) Amount reflects elimination of administrative reimbursements paid by the Partnerships to the
Purchaser.
(g) Amount reflects elimination of transaction expenses as such costs have been included in the
calculation of Net Asset Value.
(h) Amount reflects the elimination of the Purchaser's 30% minority interest in the earnings of SJP II.
(i) Amount reflects the refinancing of the debt of the Partnerships at 8.25% per annum.
(j) Weighted average number of shares to be issued to each Partnership, assuming a $25.00 share price,
is calculated as follows:
</TABLE>
<TABLE>
<CAPTION>
IDS1 IDS2 IDS3
---------- ---------- ----------
<S> <C> <C> <C>
Net Asset Value.............................................. $40,066,700 $26,861,846 $39,649,643
Less value of Maximum Tendered Units......................... (16,705,000) (10,878,000) (16,016,000)
Purchaser's interest in General Partner...................... (530,000) (338,125) (431,875)
---------- ---------- ----------
Consideration allocable to Unitholders participating in the
Merger....................................................... $22,831,700 $15,645,721 $23,201,768
DIVIDED BY DIVIDED BY DIVIDED BY
Assumed share price.......................................... 25.00 25.00 25.00
---------- ---------- ----------
Weighted average number of shares allocable to Unitholders
participating in the Mergers................................. 913,268 625,828 928,070
---------- ---------- ----------
---------- ---------- ----------
</TABLE>
Schedule VII - Page 9
<PAGE>
PRO FORMA CONSOLIDATED STATEMENT OF NET INCOME
MAXIMUM TENDER ASSUMPTION
YEAR ENDED DECEMBER 31, 1995
<TABLE>
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE PURCHASER PURCHASER PRE-MERGER IDS1 IDS2 IDS3
DATA) HISTORICAL ADJUSTMENTS (1) PRO FORMA HISTORICAL HISTORICAL HISTORICAL ADJUSTMENTS (10)
---------- ----------- ---------- ---------- ---------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenue................ $ 92,397 $ 1,984 $ 94,381 $ 6,465 $ 4,309 $ 7,225 $ --
Revenue from other real estate
investments.................. 1,396 2,416(2) 3,812 -- -- -- (2,680)
Property management revenue... 2,978 802(3) 3,780 -- -- -- (1,424)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total revenue............. 96,771 5,202 101,973 6,465 4,309 7,225 (4,104)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Operating expense............. 26,171 23(4) 26,194 1,493 944 1,800 24
Property management fees...... -- 388 258 433 (1,079)
Depreciation and
amortization................. 17,410 733(5) 18,143 1,114 919 1,505 (75)
Real estate taxes............. 7,596 131(6) 7,727 466 324 506 --
General and administrative.... 4,859 684(7) 5,543 216 159 170 (223)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total expenses............ 56,036 1,571 57,607 3,677 2,604 4,414 (1,353)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Income from operations........ 40,735 3,631 44,366 2,788 1,705 2,811 (2,751)
---------- ----------- ---------- ---------- ---------- ---------- -----------
Minority interest in income... -- -- -- (264) -- -- 264
Interest and other income..... 885 (368)(8) 517 109 10 35
Interest expense.............. (12,038) (1,918)(9) (13,956 ) (130) (254) (961) 220
---------- ----------- ---------- ---------- ---------- ---------- -----------
Total other income
(expense)................ (11,153) (2,286) (13,439 ) (285) (244) (926) 484
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net (loss) income............. $ 29,582 $ 1,345 $ 30,927 $ 2,503 $ 1,461 $ 1,885 $ (2,267)
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Net income per share.......... $ 1.43 $ 0.53 $ 1.33
---------- ----------- ----------
---------- ----------- ----------
Weighted average number of
shares....................... 20,675,536 2,518,385 23,193,921 913,268 625,828 928,070 2,467,166
---------- ----------- ---------- ---------- ---------- ---------- -----------
---------- ----------- ---------- ---------- ---------- ---------- -----------
Weighted average number of
units........................ 148,202 115,110 119,215 382,527
---------- ---------- ---------- -----------
---------- ---------- ---------- -----------
<CAPTION>
PURCHASER
(IN THOUSANDS, EXCEPT SHARE POST-MERGER
DATA) PRO FORMA
-----------
<S> <C>
Rental revenue................ $ 112,380
Revenue from other real estate
investments.................. 1,132
Property management revenue... 2,356
-----------
Total revenue............. 115,868
-----------
Operating expense............. 30,455
Property management fees...... --
Depreciation and
amortization................. 21,606
Real estate taxes............. 9,023
General and administrative.... 5,865
-----------
Total expenses............ 66,949
-----------
Income from operations........ 48,919
-----------
Minority interest in income... --
Interest and other income..... 671
Interest expense.............. (15,081 )
-----------
Total other income
(expense)................ (14,410 )
-----------
Net (loss) income............. $ 34,509
-----------
-----------
Net income per share.......... $ 1.34
-----------
-----------
Weighted average number of
shares....................... 25,661,087
-----------
-----------
Weighted average number of
units........................
</TABLE>
- ----------------------------------
(1) This column details adjustments related to the recognition of the
acquisition of the Maximum Tendered Units as if such had occurred on January
1, 1995 and the effect of the following transactions as if such had occurred
on January 1, 1995:
(i) the merger of Shurgard Incorporated which occurred in March 1995 and
was accounted for as a purchase;
(ii) the acquisition of Shurgard Evergreen Limited Partnership ("Evergreen")
which occurred in May 1995 and was accounted for as a purchase.
Evergreen owned 7 storage centers directly and an interest in 3
additional stores through a joint venture;
(iii) the sale of approximately 4.9 million shares of common stock of the
Purchaser which occurred in June and July 1995; and
(iv) the acquisition of four storage centers, one was purchased in March
1995; the others, in summer 1995.
Any additional net income resulting from the assumption of consummation of
these transactions on January 1, 1995 is assumed to have been distributed to
the Purchaser's stockholders during 1995.
(2) Amount reflects the Purchaser's 20% interest in the Partnerships' earnings
allocated to Unitholders.
(3) Amounts reflects increase in property management fees from the merger of
Shurgard Incorporated.
(4) Amount reflects increased operating expenses attributable to the acquisition
of storage centers.
(5) Amount reflects increased depreciation related to the acquisition of storage
centers which are being depreciated over an estimated useful life of 30
years and the amortization of $2.3 million of transaction costs over an
estimated useful life of 30 years.
(6) Amount reflects increased real estate taxes related to the acquisition of
storage centers.
(7) Amount reflects increased expenses related to the merger of Shurgard
Incorporated.
(8) Amount reflects decrease in investment income as a result of using cash to
finance the acquisitions described in (1) above.
Schedule VII - Page 10
<PAGE>
(9) Amount reflects reduction of interest expense as a result of cash provided
by the offering of common stock described in (1) above.
(10) Adjustments by Partnership are as follows:
<TABLE>
<CAPTION>
(IN THOUSANDS, EXCEPT SHARE DATA) IDS1 IDS2 IDS3 ADJUSTMENTS
- ----------------------------------------------------------- --------- --------- --------- -----------
<S> <C> <C> <C> <C>
Revenue from other real estate investments................. $ (1,308) $ (591) $ (781) $ (2,680)(a)
Property management revenue................................ (514) (359) (551) (1,424)(b)
Operating expense.......................................... 11 8 5 24(c)
Property management fees................................... 388 258 433 1,079(d)
Depreciation and amortization.............................. 75 (65) (85) (75)(e)
General and administrative................................. (77) (70) (76) (223)(f)
Minority interest in earnings.............................. 264 -- -- 264(g)
Interest expense........................................... 130 (18) 108 220(h)
Weighted average number of shares.......................... 913,268 625,828 928,070 2,467,166(i)
--------- --------- --------- -----------
--------- --------- --------- -----------
Weighted average number of units........................... 148,202 115,110 119,215 382,527
--------- --------- --------- -----------
--------- --------- --------- -----------
</TABLE>
-----------------------------------------
(a) Historical amounts have been adjusted to eliminate the Purchaser's
20% interest related to the Maximum Tendered Units and the Purchaser's
30% interest in the earnings of SJP II.
(b) Amount reflects elimination of property management fees, advertising
fees (at $900 per year per storage center), the Purchaser's interest in
the General Partners and administrative reimbursements paid to the
Purchaser by the Partnerships.
(c) Amount represents elimination of advertising fees paid by the
Partnerships to the Purchaser.
(d) Amount reflects elimination of property management fees paid by the
Partnerships to the Purchaser.
(e) Amount reflects the change in depreciation of storage centers.
Depreciation on a new basis of $97,424 will be recognized on a straight
line basis over five to 30 years. Amortization of amortizable assets has
been eliminated as such assets are not included in Net Asset Value.
(f) Amount reflects elimination of administrative reimbursements paid by
the Partnerships to the Purchaser.
(g) Amount reflects the elimination of the Purchaser's 30% minority
interest in the earnings of SJP II.
(h) Amount reflects the refinancing of the debt of the Partnerships at
8.25% per annum.
(i) Weighted average number of shares to be issued to each Partnership,
assuming a $25.00 share price, is calculated as follows:
<TABLE>
<CAPTION>
IDS1 IDS2 IDS3
---------- ---------- ----------
<S> <C> <C> <C>
Net Asset Value.............................................. $40,066,700 $26,861,846 $39,649,643
Less value of Maximum Tendered Units......................... (16,705,000) (10,878,000) (16,016,000)
Purchaser's interest in General Partner...................... (530,000) (338,125) (431,875)
---------- ---------- ----------
Consideration allocable to Unitholders participating in the
Merger....................................................... $22,831,700 $15,645,721 $23,201,768
DIVIDED BY DIVIDED BY DIVIDED BY
Assumed share price.......................................... 25.00 25.00 25.00
---------- ---------- ----------
Weighted average number of shares allocable to Unitholders
participating in the Merger.................................. 913,268 625,828 928,070
---------- ---------- ----------
---------- ---------- ----------
</TABLE>
Schedule VII - Page 11
<PAGE>
SCHEDULE VIII IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
SCHEDULE VIII
PARTNERSHIP DISTRIBUTIONS
The following table sets forth the distributions paid per Unit (original
purchase price $250 per Unit) in the periods indicated below:
<TABLE>
<CAPTION>
YEAR DISTRIBUTION
- -------------------------------------------------------------------------------- -------------
<S> <C>
1988
Third Quarter................................................................. $ 2.25
Fourth Quarter................................................................ 3.03
1989
First Quarter................................................................. 2.76
Second Quarter................................................................ 3.75
Third Quarter................................................................. 3.75
Fourth Quarter................................................................ 3.75
1990
First Quarter................................................................. 3.75
Second Quarter................................................................ 3.75
Third Quarter................................................................. 3.75
Fourth Quarter................................................................ 3.75
1991
First Quarter................................................................. 3.75
Second Quarter................................................................ 3.75
Third Quarter................................................................. 3.75
Fourth Quarter................................................................ 3.75
1992
First Quarter................................................................. 3.75
Second Quarter................................................................ 3.75
Third Quarter................................................................. 3.75
Fourth Quarter................................................................ 3.75
1993
First Quarter................................................................. 3.75
Second Quarter................................................................ 3.75
Third Quarter................................................................. 3.75
Fourth Quarter................................................................ 3.91
1994
First Quarter................................................................. 4.06
Second Quarter................................................................ 4.14
Third Quarter................................................................. 4.38
Fourth Quarter................................................................ 4.45
1995
First Quarter................................................................. 4.69
Second Quarter................................................................ 4.84
Third Quarter................................................................. 4.84
Fourth Quarter................................................................ 4.84
1996
First Quarter................................................................. 4.84
Second Quarter................................................................ 4.84
</TABLE>
Schedule VIII - Page 1
<PAGE>
SCHEDULE IX IS HEREBY AMENDED AND RESTATED IN ITS ENTIRETY AS FOLLOWS:
SCHEDULE IX
PROPERTY INFORMATION
The following table sets forth certain information regarding each of the
Partnership's self storage centers, including occupancy at December 31, 1991,
1992, 1993, 1994, 1995 and June 30, 1996.
<TABLE>
<CAPTION>
OCCUPANCY AT
NET -------------------------------------
YEAR RENTABLE DEC. 31, DEC. 31, DEC. 31,
PROPERTY NAME PROPERTY LOCATION OWNED SINCE BUILT SQUARE FEET ACREAGE 1991 1992 1993
- -------------------- ------------------ ----------- --------- ----------- ----------- ----------- ----------- -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
South Military Hwy. Virginia Beach, VA 1988 1984 48,000 2.7 * * *
Midlothian Turnpike Richmond, VA 1988 1984 44,000 2.9 * * *
Burke Fairfax, VA 1988 1984 32,000 1.7 * * *
Margate Margate, FL 1988 1984/86 75,000 4.0 89 96 92
Walnut Walnut, CA 1988 1986 96,000 3.6 76 86 83
Ontario Ontario, CA 1988 1984 57,000 2.1 * * *
Morgan Falls Dunwoody, GA 1988 1990 76,000 3.7 74 94 95
Factoria Square Bellevue, WA 1990 1989 70,000 1.9 70 93 95
Canton** Canton, MI 1988 1986 58,000 3.3 * * *
Fraser** Fraser, MI 1988 1985 73,000 5.2 * * *
Livonia** Livonia, MI 1988 1985 67,000 4.8 * * *
Warren** Warren, MI 1988 1985 68,000 4.6 * * *
----------- ---
Total 764,000 40.5
<CAPTION>
DEC. 31, DEC. 31, JUNE 30,
PROPERTY NAME 1994 1995 1996
- -------------------- ----------- ----------- -------------
<S> <C> <C> <C>
South Military Hwy. * * *
Midlothian Turnpike * * *
Burke * * *
Margate 92 89 89
Walnut 82 78 77
Ontario * * *
Morgan Falls 95 93 95
Factoria Square 96 97 98
Canton** * * *
Fraser** * * *
Livonia** * * *
Warren** * * *
Total
</TABLE>
- ------------------------------
* These properties are individually less than 10% of historical cost of total
storage centers for the Partnership and Shurgard Joint Partners II. The
average occupancy of these projects was 86%, 87% and 89% at December 31,
1993, 1994 and 1995, respectively, and 92% at June 30, 1996.
** Property owned by Shurgard Joint Partners II in which the Partnership has a
70% interest. Net rentable square feet is the total for the property.
The following table presents the average occupancy per net rentable square
foot and average annual rental rate per net rentable square foot for the
Partnership's properties for the years ended December 31, 1993, 1994 and 1995
and the six months ended June 30, 1996.
<TABLE>
<CAPTION>
FOR THE YEAR ENDED DECEMBER 31,
FOR THE SIX
------------------------------- MONTHS ENDED
1993 1994 1995 JUNE 30, 1996
--------- --------- --------- -------------
<S> <C> <C> <C> <C>
Average occupancy....................................................... 90% 90% 90% 89%
Average rate per square foot............................................ $ 7.33 $ 8.03 $ 8.63 $ 8.92
</TABLE>
Schedule IX - Page 1
<PAGE>
A Letter of Transmittal and any other required documents should be sent or
delivered by each Unitholder or his or her broker, dealer, commercial bank,
trust company or other nominee to the Depositary at one of its addresses set
forth below.
The Depositary for this Offer is:
GEMISYS CORPORATION
<TABLE>
<S> <C>
By Overnight/Hand Delivery: By Mail:
7103 S. Revere Parkway P.O. Box 3897
Englewood, CO 80112 Englewood, CO 80155-9756
</TABLE>
Any questions or requests for assistance or additional copies of this
Supplement, the Offer to Purchase and the Letter of Transmittal may be directed
to the Information Agent at its telephone number and location listed below. You
may also contact your broker, dealer, commercial bank or trust company for
assistance concerning this Offer.
The Information Agent for this Offer is:
D.F. KING & CO., INC.
77 Water Street
New York, NY 10005
(212) 269-5550 (Call Collect)
or
1-800-207-2872 (Toll Free)
<PAGE>
[LOGO]
1201 Third Avenue, Suite 2200, Seattle, Washington 98101
IF YOU HAVE ANY QUESTIONS ABOUT THIS OFFER OR IF YOU NEED HELP IN COMPLETING THE
LETTER OF TRANSMITTAL, PLEASE CALL THE INFORMATION AGENT, D.F. KING & CO., INC.
AT (800) 207-2872.
August 26, 1996
Re: Cash Tender Offer for up to 65,000 Units of
IDS/Shurgard Income Growth Partners L.P.
Dear Unitholder:
Shurgard Storage Centers, Inc., a Delaware corporation (the "Purchaser"),
has amended and supplemented its offer to purchase (the "Offer") up to 65,000
units of limited partnership interest (the "Units") in IDS/Shurgard Income
Growth Partners L.P., a Washington limited partnership (the "Partnership"), at a
net cash price per Unit of $257 (the "Offer Price"). The Offer is now made upon
the terms and subject to the conditions set forth in the Offer to Purchase dated
July 2, 1996, as amended by the Purchaser's letter to Unitholders dated July 16,
1996 (the "July 16 Letter") and the enclosed Supplement to Offer to Purchase
(the "Supplement"), and in the related Letter of Transmittal.
The Supplement amends and supplements the following sections of the Offer to
Purchase: the cover page, "Incorporation of Certain Documents By Reference,"
"Cautionary Statement," "Summary," "Special Considerations," "Background and
Purposes of the Transaction," "Fairness of the Transaction; Position of the
General Partner," "Appraisal; Opinions of Financial Advisors," "Market Prices of
Units," "Interests of Certain Persons," "The Offer" -- Section 7 ("Certain
Conditions of the Offer") and -- Section 11 ("Miscellaneous") and Schedules I,
V, VI, VII, VIII and IX. Except as set forth in the Supplement, the Offer
continues to be governed by the terms and conditions set forth in the Offer to
Purchase, as amended by the July 16 Letter, and in the related Letter of
Transmittal, and the information contained therein continues to be important to
each Unitholder's decision with respect to the Offer. Accordingly, the
Supplement should be carefully read in conjunction with the Offer to Purchase,
the July 16 Letter and the Letter of Transmittal previously mailed to you.
If you wish to sell your Units and receive a net cash price of $257 per
Unit, please complete the Letter of Transmittal and return it to the address set
forth on the back cover of the Offer to Purchase and the Supplement before the
expiration date.
PLEASE NOTE THAT THE EXPIRATION DATE OF THE OFFER HAS BEEN EXTENDED TO 6:00
P.M., NEW YORK CITY TIME, ON MONDAY, SEPTEMBER 9, 1996.
UNITHOLDERS WHO HAVE VALIDLY TENDERED UNITS AND NOT WITHDRAWN THEIR TENDERS
NEED TAKE NO FURTHER ACTION TO VALIDLY TENDER THOSE UNITS.
We thank you for your prompt attention to this matter.
Very truly yours,
[CHARLES K. BARBO]
Charles K. Barbo
CHAIRMAN AND CHIEF EXECUTIVE OFFICER
SHURGARD STORAGE CENTERS, INC.
<PAGE>
PRESS RELEASE
[Letterhead]
CONTACT:
Jennifer Wall DeLise Keim
David Frank Harrell Beck
D.F. King & Co., Inc. Shurgard Storage Centers, Inc.
212/269-5550 206/624-8100
FOR IMMEDIATE RELEASE
SHURGARD EXTENDS OFFERS TO PURCHASE LIMITED PARTNERSHIP
UNITS IN THREE AFFILIATED SELF STORAGE LIMITED PARTNERSHIPS
SEATTLE, WASHINGTON, AUGUST 26, 1996...Shurgard Storage Centers,
Inc. ("Shurgard") (NYSE:SHU) announced today that it has extended its offers to
purchase (the "Offers") up to 65,000 limited partnership units in IDS/Shurgard
Income Growth Partners L.P. ("IDS1") for a net cash price of $257 per unit, up
to 49,000 limited partnership units in IDS/Shurgard Income Growth Partners L.P.
II("IDS2") for a net cash price of $222 per unit and up to 52,000 limited
partnership units in IDS/Shurgard Income Growth Partners L.P. III ("IDS3") for a
net cash price of $308 per unit. The Offers have been extended to provide
unitholders an opportunity to review the Supplements to the Offers to Purchase,
dated August 26, 1996. The Offers and withdrawal rights now will expire at 6:00
p.m., New York City time, Monday, September 9, 1996, unless extended.
Shurgard also announced that as of 6:00 p.m., New York City time, August
23, 1996 IDS1 unitholders had validly tendered and not withdrawn approximately
60,206 IDS1 limited partnership units (approximately 41% of the total
outstanding units). IDS2 unitholders had validly tendered and not withdrawn
approximately 33,666 IDS2 limited partnership units (approximately 29% of the
total outstanding units) and IDS3 unitholders had validly tendered and not
withdrawn approximately 47,734 IDS3 limited partnership units (approximately 40%
of the total outstanding units).
(MORE)
<PAGE>
Shurgard Storage Centers, Inc.
August 26, 1996
Page 2
The Offers are being made pursuant to an Acquisition Agreement, dated as of
July 1, 1996, between Shurgard and IDS1, IDS2, and IDS3 (the "Partnerships").
The Acquisition Agreement provided that, after completion of the Offers and
subject to the approval of the requisite vote of unitholders of each
Partnership, the Partnerships will be merged with and into Shurgard. If the
Merger is consummated, unitholders of the Partnerships who participate in the
Merger will receive shares of Shurgard Class A Common Stock in exchange for
their limited partnership units. The General Partners of each of the
Partnerships have recommended that those unitholders who desire immediate
liquidity tender their units in the Offers and that all other unitholders retain
their units and, instead, participate in the Merger.
###
