<PAGE>
AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON NOVEMBER 18, 1997
REGISTRATION NOS. 333-39365/333-39365-01
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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
------------------------------
AMENDMENT NO. 1
TO FORM S-3
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
------------------------------
TANGER FACTORY OUTLET CENTERS, INC.
TANGER PROPERTIES LIMITED PARTNERSHIP
(Exact name of registrant as specified in its charter)
<TABLE>
<S> <C>
TANGER FACTORY OUTLET TANGER FACTORY OUTLET
CENTERS, INC.--NORTH CAROLINA CENTERS, INC.--56-1815473
TANGER PROPERTIES LIMITED TANGER PROPERTIES LIMITED
PARTNERSHIP--NORTH CAROLINA PARTNERSHIP--56-1822494
(STATE OR OTHER JURISDICTION OF (I.R.S. EMPLOYER
INCORPORATION OR ORGANIZATION) IDENTIFICATION NO.)
</TABLE>
------------------------------
1400 WEST NORTHWOOD STREET
GREENSBORO, NORTH CAROLINA 27408
(910) 274-1666
(ADDRESS, INCLUDING ZIP CODE, AND TELEPHONE NUMBER, INCLUDING
AREA CODE, OF REGISTRANT'S PRINCIPAL EXECUTIVE OFFICES)
------------------------------
STANLEY K. TANGER
CHAIRMAN OF THE BOARD OF DIRECTORS
TANGER FACTORY OUTLET CENTERS, INC.
1400 WEST NORTHWOOD STREET
GREENSBORO, NORTH CAROLINA 27408
(910) 274-1666
(NAME, ADDRESS, INCLUDING ZIP CODE, AND TELEPHONE NUMBER OF AGENT FOR SERVICE OF
PROCESS)
------------------------------
COPIES TO:
<TABLE>
<S> <C>
RAYMOND Y. LIN, ESQ. THOMAS R. SMITH JR., ESQ.
LATHAM & WATKINS EDWARD F. PETROSKY, ESQ.
885 THIRD AVENUE BROWN & WOOD
SUITE 1000 ONE WORLD TRADE CENTER
NEW YORK, NEW YORK 10022 58TH FLOOR
NEW YORK, NEW YORK 10048
</TABLE>
------------------------------
APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO THE PUBLIC: From time
to time after the effective date of this Registration Statement as determined by
market conditions.
------------------------------
If the only securities being registered on this Form are being offered
pursuant to dividend or interest reinvestment plans, please check the following
box. / /
If any of the securities being registered on this Form are to be offered on
a delayed or continuous basis pursuant to Rule 415 under the Securities Act of
1933 (the "Securities Act"), other than securities offered only in connection
with dividend or interest reinvestment plans, please check the following
box. /X/
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following box
and list the Securities Act registration statement number of the earlier
effective registration statement for the same offering. / /
- ---------
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. / /
- ---------
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box. /X/
------------------------------
CALCULATION OF REGISTRATION FEE
<TABLE>
<CAPTION>
PROPOSED MAXIMUM
PROPOSED MAXIMUM AGGREGATE AMOUNT OF
TITLE OF EACH CLASS OF AMOUNT TO BE OFFERING PRICE OFFERING REGISTRATION
SECURITIES TO BE REGISTERED(1)(2) REGISTERED (3) PER UNIT PRICE(3)(4) FEE(5)
<S> <C> <C> <C> <C>
Common Shares, par value $.01 per share (6)...
Preferred Shares, par value $.01 per share
(7) .......................................... $31,387,500 (11) $31,387,500
Depositary Shares representing Preferred
Shares (8) .
Common Share Warrants......................... $32,238.64
Guarantees of Debt Securities (9)............. $75,000,000 $75,000,000
Debt Securities (10).......................... $75,000,000 $75,000,000
</TABLE>
(FOOTNOTES ON NEXT PAGE)
------------------------------
PURSUANT TO RULE 429 UNDER THE SECURITIES ACT, THE PROSPECTUS INCLUDED IN
THIS REGISTRATION STATEMENT IS A COMBINED PROSPECTUS AND RELATES TO (I)
REGISTRATION STATEMENT NO. 33-99736/33-99736-01 PREVIOUSLY FILED BY THE
REGISTRANT ON FORM S-3 AND DECLARED EFFECTIVE ON JANUARY 31, 1996 AND (II)
REGISTRATION STATEMENT NO. 333-3526/333-3526-01 PREVIOUSLY FILED BY THE
REGISTRANT ON FORM S-3 AND DECLARED EFFECTIVE ON JUNE 6, 1996. THIS REGISTRATION
STATEMENT, WHICH IS A NEW REGISTRATION STATEMENT, ALSO CONSTITUTES
POST-EFFECTIVE AMENDMENT NO. 1 TO REGISTRATION STATEMENT NO.
333-3526/333-3526-01 AND CONSTITUTES POST-EFFECTIVE AMENDMENT NO. 2 TO
REGISTRATION STATEMENT NO. 33-99736/33-99736-01, AND SUCH POST-EFFECTIVE
AMENDMENT NO. 1 AND POST-EFFECTIVE AMENDMENT NO. 2 SHALL HEREAFTER BECOME
EFFECTIVE CONCURRENTLY WITH THE EFFECTIVENESS OF THIS REGISTRATION STATEMENT IN
ACCORDANCE WITH SECTION 8(C) OF THE SECURITIES ACT.
THE REGISTRANTS HEREBY AMEND THIS REGISTRATION STATEMENT ON SUCH DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANTS
SHALL FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(A) OF
THE SECURITIES ACT OR UNTIL THE REGISTRATION STATEMENT SHALL BECOME EFFECTIVE ON
SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(A), MAY
DETERMINE.
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<PAGE>
(FOOTNOTES CONTINUED FROM PREVIOUS PAGE)
(1) This Registration Statement also covers contracts which may be issued by the
Registrants under which the counterparty may be required to purchase Offered
Securities (as defined below). Such contracts would be issued with the
Offered Securities covered hereby. In addition, Offered Securities
registered hereunder may be sold separately, together or as units with other
Offered Securities registered under registration statement no.
33-99736/33-99736-01 and registration statement no. 333-3526/333-3526-01.
(2) The Offered Securities other than the Debt Securities will be issued by
Tanger Factory Outlet Centers, Inc., and the Debt Securities will be issued
by Tanger Properties Limited Partnership.
(3) In U.S. Dollars or the equivalent thereof denominated in one or more foreign
currencies or units of two or more foreign currencies or composite
currencies (such as European Currency Units).
(4) Estimated solely for the purposes of calculating the registration fee. The
aggregate maximum offering price of the Offered Securities pursuant to this
Registration Statement will not exceed $106,387,500. Pursuant to Rule 429
the Securities Act, the Prospectus included in this Registration Statement
also relates to an aggregate of $93,612,500 of Offered Securities previously
registered pursuant to registration statement no. 33-99736/33-99736-01 and
registration statement no. 333-3526/333-3526-01 for which the filing fee has
previously been paid at the time such registration statements were
originally filed.
(5) Previously paid.
(6) Such indeterminate number of Common Shares as may from time to time be
issued at indeterminate prices or issuable upon conversion of Preferred
Shares previously registered or upon exercise of the Common Share Warrants
previously registered, as the case may be.
(7) Such indeterminate number of Preferred Shares as may from time to time be
issued at indeterminate prices and which may be issued in one or more
classes or series.
(8) To be represented by Depositary Receipts representing an interest in all or
a specified portion of a share of Preferred Shares.
(9) Debt Securities issued by Tanger Properties Limited Partnership may be
accompanied by Guarantees to be issued by Tanger Factory Outlet Centers,
Inc.
(10) The Debt Securities are issuable in series as Senior Debt Securities or
Subordinated Debt Securities. In the event that the Debt Securities are
other than non-convertible investment grade securities, Tanger Factory
Outlet Centers, Inc. will issue Guarantees covering such Debt Securities.
(11) Omitted pursuant to General Instruction II.D. of Form S-3 under the
Securities Act.
<PAGE>
SUBJECT TO COMPLETION
PRELIMINARY PROSPECTUS DATED NOVEMBER 18, 1997
INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A
REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR MAY
OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT BECOMES
EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL OR THE
SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE SECURITIES
IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE UNLAWFUL PRIOR
TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS OF ANY SUCH STATE.
<PAGE>
PROSPECTUS
$200,000,000
TANGER FACTORY OUTLET CENTERS, INC.
PREFERRED SHARES, DEPOSITARY SHARES, COMMON SHARES AND COMMON SHARE WARRANTS
TANGER PROPERTIES LIMITED PARTNERSHIP
DEBT SECURITIES
Tanger Factory Outlet Centers, Inc. ("Tanger" or the "Company") may from
time to time offer in one or more series and/or classes (i) its preferred
shares, par value $.01 per share (the "Preferred Shares"), (ii) Preferred Shares
represented by depositary shares (the "Depositary Shares"), (iii) its common
shares, par value $.01 per share (the "Common Shares"), or (iv) warrants to
purchase Common Shares (the "Common Share Warrants"), with an aggregate public
offering price of up to $100,000,000 on terms determined at the time of
offering. Tanger Properties Limited Partnership (the "Operating Partnership")
may from time to time offer in one or more series its unsecured debt securities,
which may either be senior (the "Senior Debt Securities") or subordinated (the
"Subordinated Debt Securities", and the Senior Debt Securities and the
Subordinated Debt Securities are herein referred to collectively as the "Debt
Securities"), with an aggregate public offering price of up to $100,000,000 on
terms to be determined at the time of offering. The Debt Securities, Preferred
Shares, Depositary Shares, Common Shares and Common Shares Warrants
(collectively, the "Offered Securities") may be offered, separately or together,
in separate series, in amounts, at prices and on terms to be set forth in a
supplement to this Prospectus (a "Prospectus Supplement"). If any Debt
Securities issued by the Operating Partnership are rated below investment grade
at the time of issuance, then the payment of principal thereof and premium, if
any, and interest thereon will be unconditionally guaranteed (each, a
"Guarantee") by the Company (in such capacity as guarantor of the Debt
Securities, the "Guarantor") to the extent and on the terms described herein and
in the accompanying Prospectus Supplement. Debt securities rated investment
grade may also be accompanied by a Guarantee to the extent and on the terms
described herein and in the accompanying Prospectus Supplement.
The specific terms of the Offered Securities in respect of which this
Prospectus is being delivered will be set forth in the applicable Prospectus
Supplement and will include, where applicable: (i) in the case of Debt
Securities, the specific title, rank, aggregate principal amount, currency, form
(which may be registered or bearer, or certificated or book-entry), authorized
denominations, maturity, rate (or manner of calculation thereof) and time of
payment of interest, terms for redemption at the option of the Operating
Partnership or repayment at the option of the holder, terms for sinking fund
payments, applicability and terms of any Guarantee, and any initial public
offering price; (ii) in the case of Preferred Shares, the specific title and
stated value, any dividend, liquidation, redemption, conversion, exchange,
voting and other rights, and any initial public offering price; (iii) in the
case of Depositary Shares, the fractional share of Preferred Shares represented
by each such Depositary Share; (iv) in the case of Common Shares, any initial
public offering price; and (v) in the case of Common Share Warrants, the
duration, offering price, exercise price and detachability. In addition, such
specific terms may include limitations on direct or beneficial ownership and
restrictions on transfer, in each case as may be appropriate to preserve the
status of the Company as a real estate investment trust ("REIT") for federal
income tax purposes.
The applicable Prospectus Supplement will also contain information, where
applicable, about certain United States federal income tax considerations
relating to, and any listing on a securities exchange of, the Offered Securities
covered by such Prospectus Supplement.
SEE "RISK FACTORS" AT PAGE 4 OF THIS PROSPECTUS FOR A DESCRIPTION OF CERTAIN
FACTORS THAT SHOULD BE CONSIDERED BY PURCHASERS OF THE OFFERED SECURITIES.
The Offered Securities may be offered directly, through agents or to or
through underwriters or dealers. If any agents or underwriters are involved in
the sale of any of the Offered Securities, their names, and any applicable
purchase price, fee, commission or discount arrangement between or among them,
will be set forth, or will be calculable from the information set forth, in the
applicable Prospectus Supplement. See "Plan of Distribution." No Offered
Securities may be sold without delivery of the applicable Prospectus Supplement
describing the method and terms of the offering of such Offered Securities.
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION
PASSED UPON THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
THE DATE OF THIS PROSPECTUS IS NOVEMBER , 1997.
<PAGE>
AVAILABLE INFORMATION
The Company and the Operating Partnership are subject to the informational
requirements of the Securities Exchange Act of 1934, as amended (the "Exchange
Act"), and, in accordance therewith, files, or will file, as the case may be,
reports, proxy statements and other information with the Securities and Exchange
Commission (the "Commission"). The Registration Statement, the exhibits and
schedules forming a part thereof and the reports, proxy statements and other
information filed by the Company and the Operating Partnership with the
Commission in accordance with the Exchange Act can be inspected and copied at
the Commission's Public Reference Section, 450 Fifth Street, N.W., Washington,
D.C. 20549, and at the following regional offices of the Commission: Seven World
Trade Center, 13th Floor, New York, New York 10048 and 500 West Madison Street,
Suite 1400, Chicago, Illinois 60661. Copies of such material can be obtained
from the Public Reference Section of the Commission, 450 Fifth Street, N.W.,
Washington, D.C. 20549, at prescribed rates, or at the Commissions web site at
http://www.sec.gov. In addition, the Common Shares and Depositary Shares
representing the Company's Series A Cumulative Convertible Redeemable Preferred
Shares are listed on the New York Stock Exchange and similar information
concerning the Company can be inspected and copied at the offices of the New
York Stock Exchange, Inc., 20 Broad Street, New York, New York 10005.
The Company and the Operating Partnership have filed with the Commission a
registration statement (the "Registration Statement") (of which this Prospectus
is a part) under the Securities Act of 1933, as amended (the "Securities Act"),
with respect to the Offered Securities and the Guarantees. This Prospectus does
not contain all of the information set forth in the Registration Statement,
certain portions of which have been omitted as permitted by the rules and
regulations of the Commission. Statements contained in this Prospectus as to the
contents of any contract or other document are not necessarily complete, and in
each instance reference is made to the copy of such contract or other document
filed as an exhibit to the Registration Statement, each such statement being
qualified in all respects by such reference and the exhibits and schedules
thereto. For further information regarding the Company, the Operating
Partnership, the Offered Securities and the Guarantees, reference is hereby made
to the Registration Statement and such exhibits and schedules which may be
obtained from the Commission at its principal office in Washington, D.C. upon
payment of the fees prescribed by the Commission.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The documents listed below have been filed by the Company or the Operating
Partnership, as applicable, under the Exchange Act with the Commission and are
incorporated herein by reference:
a. Annual Report of the Company on Form 10-K for the fiscal year ended
December 31, 1996;
b. Annual Report of the Operating Partnership on Form 10-K for the
fiscal year ended December 31, 1996;
c. Current Reports of the Company on Form 8-K dated April 28, 1997,
September 12, 1997, September 23, 1997, September 30, 1997 and
October 24, 1997;
d. Current Reports of the Operating Partnership on Form 8-K dated
September 12, 1997, September 30, 1997 and October 24, 1997;
e. Quarterly Reports of the Company on Form 10-Q for the three months
ended March 31, 1997 and September 30, 1997 and the six months ended
June 30, 1997; and
f. Quarterly Reports of the Operating Partnership on Form 10-Q for the
three months ended March 31, 1997 and September 30, 1997 and the six
months ended June 30, 1997.
All documents filed by the Company or the Operating Partnership pursuant to
Sections 13(a), 13(c), 14 and 15(d) of the Exchange Act subsequent to the date
of this Prospectus and prior to the termination of the offering of the Offered
Securities shall be deemed to be incorporated by reference in this Prospectus
2
<PAGE>
and any applicable Prospectus Supplement and to be a part hereof and thereof
from the date of filing of such documents.
Any statement contained herein, in any applicable Prospectus Supplement or
in a document incorporated or deemed to be incorporated by reference herein and
therein shall be deemed to be modified or superseded for purposes of this
Prospectus and such Prospectus Supplement to the extent that a statement
contained in such Prospectus Supplement or any other subsequently filed document
which also is or is deemed to be incorporated by reference herein and therein
modifies or supersedes such statement. Any such statement so modified or
superseded shall not be deemed, except as so modified or superseded, to
constitute a part of this Prospectus or such Prospectus Supplement.
Copies of all documents which are incorporated by reference herein and in
any applicable Prospectus Supplement (not including the exhibits to such
information, unless such exhibits are specifically incorporated by reference in
such information) will be provided without charge to each person, including any
beneficial owner, to whom this Prospectus and such Prospectus Supplement are
delivered, upon written or oral request. Requests should be directed to the
Secretary of the Company, 1400 West Northwood Street, Greensboro, North Carolina
27408 (telephone number: (910) 274-1666).
3
<PAGE>
THE COMPANY AND THE OPERATING PARTNERSHIP
The Company is a fully-integrated, self-administered and self-managed real
estate investment trust ("REIT") that focuses exclusively on developing,
acquiring, owning and operating factory outlet centers (the "Centers"). The
Company provides all development, leasing and management services for its
Centers. According to Value Retail News, an industry publication, the Company is
one of the largest owners and operators of factory outlet centers in the United
States. As of October 31, 1997, the Company owned and operated 30 Centers with a
total gross leasable area ("GLA") of approximately 4.3 million square feet.
These Centers were 98% leased, contained more than 1,025 stores and represented
over 240 brand name companies as of such date.
The Centers and other assets of the Company's business are held by, and all
of the Company's operations are conducted by, the Company's majority owned
partnership, Tanger Properties Limited Partnership, a limited partnership (the
"Operating Partnership"). Accordingly, the description of the business and
properties of the Company are also a description of the business and properties
of the Operating Partnership. As a result, the Company is dependent upon the
receipt of distributions or other payments from the Operating Partnership in
order to meet its financial obligations, including its obligations under any
Guarantees. The Company is the sole managing general partner of the Operating
Partnership and the Tanger Family Limited Partnership ("TFLP") is the sole
limited partner. As of October 31, 1997, the ownership interests in the
Operating Partnership consisted of 7,844,886 general partnership units held by
the Company, 90,689 preferred partnership units (which are convertible into
approximately 817,107 general partnership units) held by the Company and
3,033,305 limited partnership units held by TFLP.
Each preferred partnership unit entitles the Company to receive
distributions from the Operating Partnership, in an amount equal to the
distribution payable with respect to one Series A Preferred Share, prior to the
payment by the Operating Partnership of distributions with respect to the
partnership units. Preferred partnership units will be automatically convertible
into general partnership units to the extent that the Series A Preferred Shares
are converted by holders into Common Shares and will be redeemed by the
Operating Partnership to the extent that the Series A Preferred Shares are
redeemed by the Company. See "Description of Preferred Shares" herein. The
limited partnership units held by TFLP are exchangeable, subject to certain
limitations to preserve the Company's status as a REIT, into Common Shares.
In order to maintain its qualification as a REIT for federal income tax
purposes, the Company is required to distribute at least 95% of its taxable
income each year. Dividends on preferred shares are included as distributions
for this purpose. Historically, the Company's distributions have exceeded, and
the Company expects that its distributions will continue to exceed, taxable
income in each year. As a result, and because a portion of the distributions may
constitute a return of capital, the consolidated net worth of the Company may
decline. However, the Company does not believe that consolidated net worth is a
meaningful reflection of net real estate values.
The Company and the Operating Partnership are organized under the laws of
the state of North Carolina and maintain their principal executive offices at
1400 West Northwood Street, Greensboro, North Carolina 27408.
RISK FACTORS
Prospective investors should carefully consider, among other factors, the
matters referred to below before purchasing Offered Securities:
RISKS RELATED TO THE MANUFACTURERS' OUTLET CENTER INDUSTRY
COMPETITION FROM OTHER MANUFACTURERS' OUTLET CENTERS. Numerous developers
and real estate companies are engaged in the development or ownership of
manufacturers' outlet centers and other commercial
4
<PAGE>
properties and compete with the Company in seeking tenants for outlet centers.
This results in competition for the acquisition of prime properties and for
tenants who will lease space in the Company's existing and subsequently acquired
outlet centers.
THE RELATIVELY SHORT HISTORY OF MANUFACTURERS' OUTLET CENTERS MAY NOT BE
INDICATIVE OF FUTURE PERIODS. Although the manufacturers' outlet center industry
has grown over the last several years, the industry represents a relatively new
segment of the retailing industry and, therefore, the long-term performance of
these centers may not be comparable to, and cash flows may not be as predictable
as, traditional retail malls.
GENERAL REAL ESTATE INVESTMENT RISKS
ECONOMIC PERFORMANCE AND VALUE OF CENTERS DEPENDENT ON MANY FACTORS. Real
property investments are subject to varying degrees of risk. The economic
performance and values of real estate may be affected by many factors, including
changes in the national, regional and local economic climate, local conditions
such as an oversupply of space or a reduction in demand for real estate in the
area, the attractiveness of the properties to tenants, competition from other
available space, the ability of the owner to provide adequate maintenance and
insurance and increased operating costs.
RISKS OF DEVELOPMENT ACTIVITIES. The Company intends to actively pursue
manufacturers' outlet center development projects, including the expansion of
existing Centers. Such projects generally require expenditure of capital on
projects that may not be completed as well as various forms of government and
other approvals, the receipt of which cannot be assured.
DEPENDENCE ON RENTAL INCOME FROM REAL PROPERTY. Since substantially all of
the Company's income is derived from rental income from real property, the
Company's income and funds for distribution would be adversely affected if a
significant number of the Company's tenants were unable to meet their
obligations to the Company or if the Company was unable to lease a significant
amount of space in its Centers on economically favorable lease terms. In
addition, the terms of manufacturers' outlet store tenant leases traditionally
have been significantly shorter than in traditional segments of retailing. There
can be no assurance that any tenant whose lease expires in the future will renew
such lease or that the Company will be able to re-lease space on economically
favorable terms.
RISK OF RETAILING OPERATIONS. The Company's operations are necessarily
subject to the changes in operations of its retail tenants. A portion of the
Company's rental revenues are derived from percentage rents that directly depend
on the sales of its tenants. In addition, in recent years, a number of retailers
have experienced financial difficulties. The bankruptcy of a major tenant or
number of tenants may have a material adverse effect on the Company's results of
operations.
ENVIRONMENTAL RISKS. Under various federal, state and local laws,
ordinances and regulations, each of the Company and the Operating Partnership
may be considered an owner or operator of real property or may have arranged for
the disposal or treatment of hazardous or toxic substances and, therefore, may
become liable for the costs of removal or remediation of certain hazardous
substances released on or in its property or disposed of by it, as well as
certain other potential costs which could relate to hazardous or toxic
substances (including governmental fines and injuries to persons and property).
Such liability may be imposed whether or not the Company or the Operating
Partnership knew of, or was responsible for, the presence of such hazardous or
toxic substances.
DISTRIBUTIONS TO SHAREHOLDERS
To obtain the favorable tax treatment associated with REITs, the Company
generally will be required each year to distribute to its common and preferred
shareholders at least 95% of its net taxable income. The ability of the Company
to make such distributions is dependent upon the receipt of distributions or
other payments from the Operating Partnership.
5
<PAGE>
FAILURE TO QUALIFY AS A REIT
The Company and the Operating Partnership believe that they have operated
and intend to operate in a manner so as to permit the Company to qualify as a
REIT under the Internal Revenue Code of 1986, as amended (the "Code"). However,
no assurance can be given that the Company has qualified or will remain
qualified as a REIT. If in any taxable year the Company were to fail to qualify
as a REIT, the Company would not be allowed a deduction for distributions to
shareholders in computing taxable income and would be subject to Federal income
tax (including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Such a failure to qualify for taxation as a REIT is
likely to have an adverse effect on the market value and marketability of the
Offered Securities. See "Certain Federal Income Tax Considerations-Failure to
Qualify."
ABILITY OF THE COMPANY TO PAY ON GUARANTEE
All operations of the Company are conducted by the Operating Partnership,
and the only asset of the Company is its interest in the Operating Partnership.
As a result, the Company is dependent upon the receipt of distributions or other
payments from the Operating Partnership in order to meet its financial
obligations, including its obligations under any Guarantees. Any Guarantee will
be effectively subordinated to existing and future liabilities of the Operating
Partnership. At September 30, 1997, the Operating Partnership had $218,398,000
of indebtedness outstanding, of which $109,348,000 was secured debt. The
Operating Partnership is a party to a loan agreement with various bank lenders
which requires the Operating Partnership to comply with various financial and
other covenants before it may make distributions to the Company. Although the
Operating Partnership presently is in compliance with such covenants, there is
no assurance that it will continue to be in compliance and that it will be able
to continue to make distributions to the Company.
USE OF PROCEEDS
Unless otherwise described in the applicable Prospectus Supplement, the
Operating Partnership intends to use the net proceeds from the Debt Securities
for general purposes, which may include the development or the acquisition of
additional portfolio properties as suitable opportunities arise, the expansion
and improvement of certain Centers in the Operating Partnership's portfolio, and
the repayment of certain secured indebtedness outstanding at such time. Unless
otherwise described in the applicable Prospectus Supplement, any proceeds from
the sale of Common Shares, Common Share Warrants, Preferred Shares or Depositary
Shares received by the Company will be invested in the Operating Partnership,
which will use the proceeds as described above.
6
<PAGE>
DESCRIPTION OF DEBT SECURITIES
The following description of the terms of the Debt Securities sets forth
certain general terms and provisions of the Debt Securities to which any
Prospectus Supplement may relate. The particular terms of the Debt Securities
being offered, the extent, if any, to which such general provisions may apply to
the Offered Securities and any modifications of or additions to the general
terms of the Debt Securities applicable in the case of the Debt Securities will
be described in the Prospectus Supplement relating to such Debt Securities.
The Senior Debt Securities will be issued under an Indenture, dated as of
March 1, 1996 (as amended or supplemented from time to time, the "Senior
Indenture"), between the Operating Partnership, the Company and State Street
Bank and Trust Company, as Trustee (the "Senior Debt Trustee") and the
Subordinated Debt Securities are to be issued under an Indenture to be dated as
of a date on or prior to the first issuance of Subordinated Debt Securities, as
supplemented from time to time (the "Subordinated Indenture," and the Senior
Indenture and the Subordinated Indenture are referred to herein collectively as
the "Indentures" and individually as an "Indenture"), between the Operating
Partnership, the Company and State Street Bank and Trust Company, as Trustee
(the "Subordinated Debt Trustee"). The term "Trustee" as used herein shall refer
to either the Senior Debt Trustee or the Subordinated Debt Trustee, as
appropriate, for Senior Debt Securities or Subordinated Debt Securities. The
form of the Senior Indenture and the form of the Subordinated Indenture are
filed as exhibits to the Registration Statement of which this Prospectus is a
part and are available for inspection at the corporate trust office of the
Trustees at 2 International Place, Fourth Floor, Boston, Massachusetts 02110 or
as described above under "Available Information." The Indentures are subject to,
and governed by, the Trust Indenture Act of 1939, as amended (the "TIA"). The
statements made hereunder relating to the Indentures and the Debt Securities to
be issued thereunder are summaries of certain provisions thereof and do not
purport to be complete and are subject to, and are qualified in their entirety
by reference to, all provisions of the Indentures and such Debt Securities.
Capitalized terms used but not defined herein shall have the meanings ascribed
to them in the applicable Indenture.
GENERAL
The Debt Securities will be direct, unsecured obligations of the Operating
Partnership. The indebtedness represented by the Senior Debt Securities will
rank equally with all other unsecured and unsubordinated indebtedness of the
Operating Partnership. The indebtedness represented by the Subordinated Debt
Securities will be subordinated in right of payment to the prior payment in full
of all Senior Indebtedness of the Operating Partnership (including the Senior
Debt Securities) as described under "Subordination" below. At September 30,
1997, the total outstanding debt of the Operating Partnership was $218,398,000
of which $109,348,000 was secured debt. The amount of Senior Indebtedness
outstanding under the Senior Indenture, after giving effect to the offering of
the Operating Partnership's 7 7/8% Notes due 2004, completed on October 24,
1997, was $150,000,000. The Indentures provide that the Debt Securities may be
issued without limit as to aggregate principal amount, in one or more series, in
each case as established from time to time in or pursuant to authority granted
by a resolution of the General Partner of the Operating Partnership or as
established in one or more indentures supplemental to the Indenture. All Debt
Securities of one series need not be issued at the same time and may vary as to
interest rate or formula, maturity and other provisions and, unless otherwise
provided, a series may be reopened, without the consent of the Holders of the
Debt Securities of such series, for issuances of additional Debt Securities of
such series.
If any Debt Securities are rated below investment grade by any nationally
recognized statistical rating organization at the time of issuance, such Debt
Securities will be unconditionally guaranteed by the Guarantor as to payment of
principal, premium, if any, and interest in respect thereof.
The Indentures provide that there may be more than one Trustee thereunder,
each with respect to one or more series of Debt Securities. Any Trustee under
the Indentures may resign or be removed with
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respect to one or more series of Debt Securities, and a successor Trustee may be
appointed to act with respect to such series. In the event that two or more
persons are acting as Trustee with respect to different series of Debt
Securities, each such Trustee shall be a Trustee of a trust under the Indenture
separate and apart from the trust administered by any other Trustee, and, except
as otherwise indicated herein, any action described herein to be taken by the
Trustee may be taken by each such Trustee with respect to, and only with respect
to, the one or more series of Debt Securities for which it is Trustee under the
applicable Indenture.
Reference is made to the Prospectus Supplement relating to the series of
Debt Securities being offered for the specific terms thereof and of the
Guarantees, if any, endorsed on such Debt Securities, including:
(1) the title of such Debt Securities, whether such Debt Securities
will be Senior Debt Securities or Subordinated Debt Securities;
(2) the aggregate principal amount of such Debt Securities and any
limit on such aggregate principal amount;
(3) the percentage of the principal amount at which such Debt
Securities will be issued and, if other than 100% of the principal amount
thereof, the portion of the principal amount thereof payable upon
acceleration of the maturity thereof;
(4) the date or dates, or the method for determining such date or
dates, on which the principal of (and premium, if any, on) such Debt
Securities will be payable;
(5) the rate or rates (which may be fixed or variable), or the method
by which such rate or rates shall be determined, at which such Debt
Securities will bear interest, if any;
(6) the date or dates, or the method for determining such date or
dates, from which any interest will accrue, the Interest Payment Dates on
which any such interest will be payable, the Regular Record Dates for such
Interest Payment Dates, or the method by which such Regular Record Dates
shall be determined, the Person to whom such interest shall be payable, and
the basis upon which interest shall be calculated if other than that of a
360-day year of twelve 30-day months;
(7) the place or places where the principal of (and premium, if any)
and interest, if any, on such Debt Securities will be payable, such Debt
Securities may be surrendered for registration of transfer or exchange and
notices or demands to or upon the Operating Partnership or the Company, as
applicable, in respect of such Debt Securities, any applicable Guarantees
and the applicable Indenture may be served;
(8) the date or dates on which, the period or periods within which, the
price or prices at which and the terms and conditions upon which such Debt
Securities may be redeemed, as a whole or in part, at the option of the
Operating Partnership, if the Operating Partnership is to have such an
option;
(9) the obligation, if any, of the Operating Partnership to redeem,
repay or purchase such Debt Securities pursuant to any sinking fund or
analogous provision or at the option of a Holder thereof or any obligation
of the Operating Partnership to offer to redeem, repay or purchase such Debt
Securities, and the date or dates on which, the period or periods within
which, the price or prices at which and the terms and conditions upon which
such Debt Securities will be redeemed, repaid or purchased, as a whole or in
part, pursuant to such obligation;
(10) if other than U.S. dollars, the currency or currencies in which
such Debt Securities are denominated and payable, which may be a foreign
currency or units of two or more foreign currencies or a composite currency
or currencies, and the terms and conditions relating thereto;
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(11) whether the amount of payments of principal of (and premium, if
any) or interest, if any, on such Debt Securities may be determined with
reference to an index, formula or other method (which index, formula or
method may, but need not be, based on one or more currencies, currency units
or composite currencies) and the manner in which such amounts shall be
determined;
(12) any additions to, modifications of or deletions from the terms of
such Debt Securities with respect to the Events of Default or covenants set
forth in the applicable Indenture;
(13) whether such Debt Securities will be issued in certificated and/or
book-entry form and, if in book-entry form, the identity of the depositary
and the terms of the depositary arrangement;
(14) whether such Debt Securities will be in registered or bearer form
and, if in registered form, the denominations thereof if other than $1,000
and any integral multiple thereof and, if in bearer form, the denominations
thereof if other than $5,000 and terms and conditions relating thereto;
(15) with respect to any series of Debt Securities rated below
investment grade at the time of issuance (the "Guaranteed Securities"), the
applicability and specific terms of the related Guarantees;
(16) if the defeasance and covenant defeasance provisions of the
applicable Indenture are to be inapplicable, or any modifications to such
provisions;
(17) whether and under what circumstances the Operating Partnership will
pay Additional Amounts as contemplated in the applicable Indenture on such
Debt Securities in respect of any tax, assessment or governmental charge
and, if so, whether the Operating Partnership will have the option to redeem
such Debt Securities in lieu of making such payment;
(18) if other than the Trustee, the identity of each security registrar
and/or paying agent; and
(19) any other terms of such Debt Securities not inconsistent with the
provisions of the applicable Indenture.
The Debt Securities may provide for less than the entire principal amount
thereof to be payable upon declaration of acceleration of the maturity thereof
("Original Issue Discount Securities"). Any material, special U.S. federal
income tax, accounting and other considerations applicable to Original Issue
Discount Securities will be described in the applicable Prospectus Supplement.
Except as described in "Merger, Consolidation or Sale" or as may be set
forth in the applicable Prospectus Supplement, the Indentures do not contain any
provisions that would limit the ability of the Operating Partnership or the
Company to incur indebtedness or that would afford holders of Debt Securities
protection in the event of (i) a highly leveraged or similar transaction
involving the Operating Partnership, the management of the Operating Partnership
or the Company, or any affiliate of any such party, (ii) a change of control, or
(iii) a reorganization, restructuring, merger or similar transaction involving
the Operating Partnership or the Company that may adversely affect the Holders
of the Debt Securities. However, the organizational documents of the Company
contain certain restrictions on ownership and transfers of the common shares and
preferred shares that are designed to preserve the Company's status as a REIT
and may act to prevent or hinder a change of control. See "Description of Common
Shares" and "Description of Preferred Shares." In addition, subject to the
limitations set forth under "Merger, Consolidation or Sale," the Operating
Partnership or the Company may, in the future, enter into certain transactions,
such as the sale of all or substantially all of its assets or the merger or
consolidation of the Operating Partnership or the Company, that would increase
the amount of the Operating Partnership's indebtedness or substantially reduce
or eliminate the Operating Partnership's assets, which may have an adverse
effect on the Operating Partnership's ability to service its indebtedness,
including the Debt Securities.
Reference is made to the applicable Prospectus Supplement for information
with respect to any deletions from, modifications of or additions to the Events
of Default or covenants of the Company and the Operating Partnership that are
described below, including any addition of a covenant or other
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provision providing event risk or similar protection. Reference is made to "--
Certain Covenants" below and to the description of any additional covenants with
respect to a series of Debt Securities in the applicable Prospectus Supplement.
Except as otherwise described in the applicable Prospectus Supplement,
compliance with such covenants generally may not be waived with respect to a
series of Debt Securities by the Board of Directors of the Company as sole
general partner of the Operating Partnership or by the Trustee unless the
Holders of at least a majority in principal amount of all outstanding Debt
Securities of such series consent to such waiver, except to the extent that the
defeasance and covenant defeasance provisions of the Indenture described under
"-- Discharge, Defeasance and Covenant Defeasance" below apply to such series of
Debt Securities. See "-- Modification of the Indenture."
DENOMINATIONS, INTEREST, REGISTRATION AND TRANSFER
Unless otherwise described in the applicable Prospectus Supplement, the Debt
Securities of any series which are registered securities, other than registered
securities issued in book-entry form (which may be in any denomination) will be
issuable in denominations of $1,000 and integral multiples thereof, and the Debt
Securities which are bearer securities, other than bearer securities issued in
global form (which may be of any denomination), shall be issuable in
denominations of $5,000.
Unless otherwise specified in the applicable Prospectus Supplement, the
principal of (and premium, if any) and interest on any series of Debt Securities
will be payable at the corporate trust office of the applicable Trustee provided
that, at the option of the Operating Partnership, payment of interest may be
made by check mailed to the address of the person entitled thereto as it appears
in the Security Register or by wire transfer of funds to such person at an
account maintained within the United States.
Any interest not punctually paid or duly provided for on any Interest
Payment Date with respect to a Debt Security ("Defaulted Interest") will
forthwith cease to be payable to the Holder on the applicable Regular Record
Date and may either be paid to the person in whose name such Debt Security is
registered at the close of business on a special record date (the "Special
Record Date") for the payment of such Defaulted Interest to be fixed by the
applicable Trustee, notice whereof shall be given to the Holder of such Debt
Security not less than 10 days prior to such Special Record Date, or may be paid
at any time in any other lawful manner, all as more completely described in the
Indenture.
Subject to certain limitations imposed upon Debt Securities issued in
book-entry form, the Debt Securities of any series will be exchangeable for
other Debt Securities of the same series and rank and of a like aggregate
principal amount and tenor of different authorized denominations upon surrender
of such Debt Securities at the corporate trust office of the applicable Trustee
referred to above. In addition, subject to certain limitations imposed upon Debt
Securities issued in book-entry form, the Debt Securities of any series may be
surrendered for registration of transfer thereof at the corporate trust office
of the applicable Trustee. Every Debt Security surrendered for registration of
transfer or exchange shall be duly endorsed or accompanied by a written
instrument of transfer. No service charge will be made for any registration of
transfer or exchange of any Debt Securities, but the Operating Partnership may
require payment of a sum sufficient to cover any tax or other governmental
charge payable in connection therewith. If the applicable Prospectus Supplement
refers to any transfer agent (in addition to the applicable Trustee) initially
designated by the Operating Partnership with respect to any series of Debt
Securities, the Operating Partnership may at any time rescind the designation of
any such transfer agent or approve a change in the location through which any
such transfer agent acts, except that the Operating Partnership will be required
to maintain a transfer agent in each Place of Payment for such series. The
Operating Partnership may at any time designate additional transfer agents with
respect to any series of Debt Securities.
Neither the Operating Partnership nor the applicable Trustee shall be
required to (i) issue, register the transfer of or exchange any Debt Securities
if such Debt Security may be among those selected for redemption during a period
beginning at the opening of business 15 days before selection of the Debt
Securities to be redeemed and ending at the close of business on the day of such
selection; (ii) register the
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transfer of or exchange any registered security, or portion thereof, called for
redemption, except the unredeemed portion of any registered security being
redeemed in part; or (iii) issue, register the transfer of or exchange any Debt
Security which has been surrendered for repayment at the option of the Holder,
except the portion, if any, of such Debt Security not to be so repaid.
MERGER, CONSOLIDATION OR SALE
Each Indenture provides that the Operating Partnership or the Company may
consolidate with, or sell, lease or convey all or substantially all of its
assets to, or merge with or into, any other entity provided that (a) either the
Operating Partnership or the Company, as the case may be, shall be the
continuing entity, or the successor entity (if other than the Operating
Partnership or the Company, as the case may be) formed by or resulting from any
such consolidation or merger or which shall have received the transfer of such
assets shall expressly assume payment of the principal of (and premium, if any)
and interest on all of the Debt Securities issued under such Indenture, in the
case of any successor to the Operating Partnership, or any applicable Guarantee,
in the case of any successor to the Company and the due and punctual performance
and observance of all of the covenants and conditions contained in such
Indenture and, as applicable, such Debt Securities or Guarantees; (b)
immediately after giving effect to such transaction no Event of Default, and no
event which, after notice or the lapse of time, or both, would become such an
Event of Default, under such Indenture shall have occurred and be continuing;
and (c) an officer's certificate and legal opinion covering such conditions
shall be delivered to the applicable Trustee.
CERTAIN COVENANTS
LIMITATIONS ON INCURRENCE OF INDEBTEDNESS. The Operating Partnership will
not, and will not permit any Subsidiary to, incur any Indebtedness (as defined
below), other than Permitted Indebtedness (as defined below), if, immediately
after giving effect to the incurrence of such additional Indebtedness, the
aggregate principal amount of all outstanding Indebtedness of the Operating
Partnership and its Subsidiaries on a consolidated basis determined in
accordance with U.S. generally accepted accounting principles ("GAAP") is
greater than 60% of the sum of (i) the Total Assets (as defined below) as of the
end of the calendar quarter covered in the Operating Partnership's Annual Report
on Form 10-K or Quarterly Report on Form 10-Q, as the case may be, most recently
filed with the Commission (or, if such filing is not permitted under the
Exchange Act, with the Trustee) prior to the incurrence of such additional
Indebtedness and (ii) any increase in the Total Assets since the end of such
quarter including, without limitation, any increase in Total Assets resulting
from the incurrence of such additional Indebtedness (such increase together with
the Total Assets being referred to as the "Adjusted Total Assets").
In addition to the other limitations on the incurrence of Indebtedness, the
Operating Partnership will not, and will not permit any Subsidiary to, incur any
Indebtedness if, for the period consisting of the four consecutive fiscal
quarters most recently ended prior to the date on which such additional
Indebtedness is to be incurred, the ratio of Consolidated Income Available for
Debt Service (as defined below) to the Annual Service Charge (as defined below)
shall have been less than 2.0 to 1, on a pro forma basis after giving effect to
the incurrence of such Indebtedness and to the application of the proceeds
therefrom, and calculated on the assumption that (i) such Indebtedness and any
other Indebtedness incurred by the Operating Partnership or its Subsidiaries
since the first day of such four-quarter period and the application of the
proceeds therefrom, including to refinance other Indebtedness, had occurred at
the beginning of such period, (ii) the repayment or retirement of any other
Indebtedness by the Operating Partnership or its Subsidiaries since the first
day of such four-quarter period had been incurred, repaid or retired at the
beginning of such period (except that, in making such computation, the amount of
Indebtedness under any revolving credit facility shall be computed based upon
the average daily balance of such Indebtedness during such period), (iii) any
income earned as a result of any increase in Adjusted Total Assets since the end
of such four-quarter period had been earned, on an annualized basis, during such
period, and (iv) in the case of an acquisition or disposition by the Operating
Partnership or any Subsidiary or any asset or
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group of assets since the first day of such four-quarter period, including,
without limitation, by merger, stock purchase or sale, or asset purchase or
sale, such acquisition or disposition or any related repayment of Indebtedness
had incurred as of the first day of such period with the appropriate adjustments
with respect to such acquisition or disposition being included in such pro forma
calculation.
In addition to the other limitations on the incurrence of Indebtedness, the
Operating Partnership will not, and will not permit any Subsidiary to, incur any
Secured Indebtedness (as defined below), whether owned at the date of the
Indenture or thereafter acquired, if, immediately after giving effect to the
incurrence of such additional Secured Indebtedness, the aggregate principal
amount of all outstanding Secured Indebtedness of the Operating Partnership and
its Subsidiaries on a consolidated basis is greater than 40% of the Adjusted
Total Assets.
For purposes of this covenant, Indebtedness is deemed to be "incurred" by
the Operating Partnership or its Subsidiaries on a consolidated basis whenever
the Operating Partnership and its Subsidiaries on a consolidated basis shall
create, assume, guarantee or otherwise become liable in respect thereof.
RESTRICTIONS ON DIVIDENDS AND OTHER DISTRIBUTIONS. The Operating
Partnership will not make any distribution, by reduction of capital or otherwise
(other than distributions payable in securities evidencing interests in the
Operating Partnership's capital for the purpose of acquiring interests in real
property or otherwise) unless, immediately after giving pro forma effect to such
distribution, (a) no default under the Indenture or event of default under any
mortgage, indenture or instrument under which there may be issued, or by which
there may be secured or evidenced, any Indebtedness of the Operating
Partnership, the Company or any Subsidiary shall have occurred or be continuing
and (b) the aggregate sum of all distributions made after the date of the
Indenture shall not exceed the sum of (i) 95% of the aggregate cumulative Funds
From Operations (as defined below) of the Operating Partnership accrued on a
cumulative basis from the date of the Indenture until the end of the last fiscal
quarter prior to the contemplated payment, and (ii) the aggregate Net Cash
Proceeds (as defined below) received by the Operating Partnership after the date
of the Indenture from the issuance and sale of Capital Stock (as defined below)
of the Operating Partnership or the Company to the extent such proceeds are
contributed to the Operating Partnership; provided, however, that the foregoing
limitation shall not apply to any distribution or other action which is
necessary to maintain the Company's status as a REIT under the Code, if the
aggregate principal amount of all outstanding Indebtedness of the Company and
the Operating Partnership on a consolidated basis at such time is less than 60%
of Adjusted Total Assets.
Notwithstanding the foregoing, the Operating Partnership will not be
prohibited from making the payment of any distribution within 30 days of the
declaration thereof if at such date of declaration such payment would have
complied with the provisions of the immediately preceding paragraph.
EXISTENCE. Except as permitted under "Merger, Consolidation or Sale," each
of the Company and the Operating Partnership will be required to do or cause to
be done all things necessary to preserve and keep in full force and effect its
existence, rights and franchises; PROVIDED, HOWEVER, that neither the Company
nor the Operating Partnership shall be required to preserve any right or
franchise if it determines that the preservation thereof is no longer desirable
in the conduct of its business and that the loss thereof is not disadvantageous
in any material respect to the Holders of the Debt Securities.
MAINTENANCE OF CENTERS. Each of the Company and the Operating Partnership
will be required to cause all of its properties used or useful in the conduct of
its business or the business of any Subsidiary to be maintained and kept in good
condition, repair and working order and supplied with all necessary equipment
and will cause to be made all necessary repairs, renewals, replacements,
betterments and improvements thereof, all as in the judgment of the Company and
the Operating Partnership may be necessary so that the business carried on in
connection therewith may be properly and advantageously conducted at all times;
PROVIDED, HOWEVER, that the Operating Partnership, the Company and its
Subsidiaries
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shall not be prevented from selling or otherwise disposing for value their
respective properties except as otherwise provided in "Merger, Consolidation or
Sale."
INSURANCE. The Company and the Operating Partnership will be required to,
and will be required to cause each of its respective Subsidiaries to, keep all
of its insurable properties insured against loss or damage at least equal to
their then full insurable value with insurers of recognized responsibility and
having a rating of at least A:VIII in Best's Key Rating Guide.
PAYMENT OF TAXES AND OTHER CLAIMS. Each of the Company and the Operating
Partnership will be required to pay or discharge or cause to be paid or
discharged, before the same shall become delinquent, (i) all taxes, assessments
and governmental charges levied or imposed upon it or any Subsidiary or upon the
income, profits or property of it or any Subsidiary, and (ii) all lawful claims
for labor, materials and supplies which, if unpaid, might by law become a lien
upon the property of it or any Subsidiary; provided, however, that neither the
Company nor the Operating Partnership shall be required to pay or discharge or
cause to be paid or discharged any such tax, assessment, charge or claim whose
amount, applicability or validity is being contested in good faith by
appropriate proceedings.
PROVISION OF FINANCIAL INFORMATION. The Holders of Debt Securities will be
provided with copies of the annual reports and quarterly reports of the
Operating Partnership and the Company. Whether or not the Operating Partnership
or the Company is subject to Section 13 or 15(d) of the Exchange Act and for so
long as any Debt Securities are outstanding, the Company and the Operating
Partnership will, to the extent permitted under the Exchange Act, be required to
file with the Commission the annual reports, quarterly reports and other
documents which the Company and the Operating Partnership would have been
required to file with the Commission pursuant to such Section 13 or 15(d) (the
"Financial Statements") if the Company and the Operating Partnership were so
subject, such documents to be filed with the Commission on or prior to the
respective dates (the "Required Filing Dates") by which the Company and the
Operating Partnership would have been required so to file such documents if the
Company and the Operating Partnership were so subject. The Company and the
Operating Partnership will also in any event (x) within 15 days of each Required
Filing Date (i) transmit by mail to all Holders of Debt Securities, as their
names and addresses appear in the Security Register, without cost to such
Holders copies of the annual reports and quarterly reports which the Company and
the Operating Partnership would have been required to file with the Commission
pursuant to Sections 13 or 15(d) of the Exchange Act if the Company and the
Operating Partnership were subject to such Sections and (ii) file with the
applicable Trustee, copies of the annual reports, quarterly reports and other
documents which the Company and the Operating Partnership would have been
required to file with the Commission pursuant to Section 13 or 15(d) of the
Exchange Act if the Company and the Operating Partnership were subject to such
Sections and (y) if filing such documents by the Company and the Operating
Partnership with the Commission is not permitted under the Exchange Act,
promptly upon written request and payment of the reasonable cost of duplication
and delivery, supply copies of such documents to any prospective Holder.
As used herein,
"ANNUAL SERVICE CHARGE" as of any date means the amount which is expensed or
capitalized in the immediately preceding four fiscal quarter period for interest
on Indebtedness, excluding amounts relating to the amortization of deferred
financing costs.
"CAPITAL STOCK" of any Person means any and all shares, interests, rights to
purchase warrants, options, participations, rights in or other equivalents
(however designated) of such Person's capital stock or other equity
participations, including partnership interests, whether general or limited, in
such Person, including any preferred stock, and any rights (other than debt
securities convertible into capital stock), warrants or options exchangeable for
or convertible into such capital stock, whether now outstanding or hereafter
issued.
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"CONSOLIDATED INCOME AVAILABLE FOR DEBT SERVICE" for any period means
Consolidated Net Income of the Operating Partnership and its Subsidiaries (i)
plus amounts which have been deducted for (a) interest on Indebtedness of the
Operating Partnership and its Subsidiaries, (b) provision for taxes of the
Operating Partnership and its Subsidiaries based on income, (c) amortization of
debt discount, (d) depreciation and amortization, (e) the effect of any noncash
charge resulting from a change in accounting principles in determining
Consolidated Net Income for such period, (f) amortization of deferred charges,
and (g) provisions for or realized losses on properties and (ii) less amounts
which have been included for gains on properties.
"CONSOLIDATED NET INCOME" for any period means the amount of consolidated
net income (or loss) of the Operating Partnership and its Subsidiaries for such
period determined on a consolidated basis in accordance with generally accepted
accounting principles.
"FUNDS FROM OPERATIONS" for any period means the Consolidated Net Income of
the Operating Partnership and its Subsidiaries for such period without giving
effect to depreciation and amortization uniquely significant to real estate,
gains or losses from extraordinary items, gains or losses on sales of real
estate, gains or losses with respect to the disposition of investments in
marketable securities and any provision/benefit for income taxes for such
period, plus the allocable portion, based on the Operating Partnership's
ownership interest, of funds from operations of unconsolidated joint ventures,
all determined on a consistent basis.
"INDEBTEDNESS" means any indebtedness, whether or not contingent, in respect
of (i) borrowed money evidenced by bonds, notes, debentures or similar
instruments, (ii) indebtedness secured by any mortgage, pledge, lien, charge,
encumbrance or any security interest existing on property, (iii) the
reimbursement obligations, contingent or otherwise, in connection with any
letters of credit actually issued or amounts representing the balance deferred
and unpaid of the purchase price of any property except any such balance that
constitutes an accrued expense or trade payable or (iv) any lease of property as
lessee which would be reflected on a consolidated balance sheet as a capitalized
lease in accordance with GAAP, in the case of items of indebtedness under (i)
through (iii) above to the extent that any such items (other than letters of
credit) would appear as a liability on a consolidated balance sheet in
accordance with GAAP, and also includes, to the extent not otherwise included,
any obligation to be liable for, or to pay, as obligor, guarantor or otherwise
(other than for purposes of collection in the ordinary course of business),
indebtedness of another person.
"NET CASH PROCEEDS" means the proceeds of any issuance or sale of Capital
Stock or options, warrants or rights to purchase Capital Stock, in the form of
cash or cash equivalents, including payments in respect of deferred payment
obligations when received in the form of, or stock or other assets when disposed
for, cash or cash equivalents (except to the extent that such obligations are
financed or sold with recourse to the Operating Partnership or any Subsidiary),
net of attorney's fees, accountant's fees and brokerage, consultation,
underwriting and other fees and expenses actually incurred in connection with
such issuance or sale and net of taxes paid or payable as a result thereof.
"PERMITTED INDEBTEDNESS" means Indebtedness of the Operating Partnership,
the Company or any Subsidiary owing to any Subsidiary, the Company or the
Operating Partnership pursuant to an intercompany note, provided that such
Indebtedness is expressly subordinated in right of payment to the Securities;
PROVIDED FURTHER that any disposition, pledge or transfer of such Indebtedness
to a Person (other than the Operating Partnership or another Subsidiary) shall
be deemed to be an incurrence of such Indebtedness by the Operating Partnership,
the Company or a Subsidiary, as the case may be, and not Permitted Indebtedness
as defined herein.
"SECURED INDEBTEDNESS" means any Indebtedness secured by any mortgage,
pledge, lien, charge, encumbrance or security interest of any kind upon any
property of the Operating Partnership or any Subsidiary.
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"SUBSIDIARY" means any entity of which at the time of determination the
Operating Partnership or one or more other Subsidiaries owns or controls,
directly or indirectly, more than 50% of the shares of Voting Stock.
"TOTAL ASSETS" as of any date means the sum of (i) Undepreciated Real Estate
Assets and (ii) all other assets of the Operating Partnership and its
Subsidiaries on a consolidated basis determined in accordance with generally
accepted accounting principles (but excluding intangibles and accounts
receivables).
"UNDEPRECIATED REAL ESTATE ASSETS" as of any date means the cost (original
cost plus capital improvements) of real estate assets of the Operating
Partnership and its Subsidiaries on such date, before depreciation and
amortization, determined on a consolidated basis in accordance with generally
accepted accounting principles.
"VOTING STOCK" means stock having general voting power under ordinary
circumstances to elect at least a majority of the board of directors, managers
or trustees (or persons performing similar functions), provided that stock that
carries only the right to vote conditionally on the happening of an event shall
not be considered Voting Stock.
ADDITIONAL COVENANTS
Any additional or different covenants of the Company and the Operating
Partnership with respect to any series of Debt Securities will be set forth in
the Prospectus Supplement relating thereto.
EVENTS OF DEFAULT, NOTICE AND WAIVER
Under each Indenture, "Event of Default" with respect to any series of Debt
Securities issuable thereunder means any one of the following events: (a)
default for 30 days in the payment of any installment of interest on any Debt
Security of such series; (b) default in the payment of the principal of (or
premium, if any, on) any Debt Security of such series at its Maturity; (c)
default in making any sinking fund payment as required for any Debt Security of
such series; (d) default in the performance of any other covenant or warranty
contained in the applicable Indenture (other than a covenant added to the
applicable Indenture solely for the benefit of a series of Debt Securities
issued thereunder other than such series), continued for 60 days after written
notice as provided in the applicable Indenture; (e) default in the payment of an
aggregate principal amount exceeding $5,000,000 of any evidence of recourse
indebtedness of the Operating Partnership or the Company or any mortgage,
indenture or other instrument under which such indebtedness is issued or by
which such indebtedness is secured, such default having occurred after the
expiration of any applicable grace period and having resulted in the
acceleration of the maturity of such indebtedness, but only if such indebtedness
is not discharged or such acceleration is not rescinded or annulled; (f) failure
of the Operating Partnership or the Company to pay, bond or otherwise discharge
any uninsured judgment or court order in excess of $5,000,000 which is not
stayed on appeal or contested in good faith, (g) certain events of bankruptcy,
insolvency or reorganization, or court appointment of a receiver, liquidator or
trustee of the Company, the Operating Partnership or any Significant Subsidiary
or either of its property; and (h) any other Event of Default provided with
respect to a particular series of Debt Securities. The term "Significant
Subsidiary" means each significant subsidiary (as defined in Regulation S-X
promulgated under the Securities Act) of the Operating Partnership.
If an Event of Default with respect to Debt Securities of any series at the
time Outstanding (other than one referred to under clause (g) above, which shall
result in an automatic acceleration) occurs and is continuing, then in every
such case the applicable Trustee or the Holders of not less than 25% in
principal amount of the Outstanding Debt Securities of such series may declare
the principal amount (or, if the Debt Securities of that series are Original
Issue Discount Securities or Indexed Securities, such portion of the principal
amount as may be specified in the terms thereof) of all of the Debt Securities
of that series to be due and payable immediately by written notice thereof to
the Operating Partnership and the Company (if the Debt Securities are guaranteed
by the Company) (and to the applicable Trustee if given by the
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Holders). However, at any time after such acceleration with respect to Debt
Securities of such series (or of all Debt Securities then Outstanding under the
applicable Indenture, as the case may be) has been made, but before a judgment
or decree for payment of the money due has been obtained by the applicable
Trustee, the Holders of not less than a majority in principal amount of
Outstanding Debt Securities of such series (or of all Debt Securities then
Outstanding under such Indenture, as the case may be) may rescind and annul such
acceleration and its consequences if (a) the Operating Partnership or the
Company (if the Debt Securities are guaranteed by the Company) shall have
deposited with the applicable Trustee all required payments of the principal of
(and premium, if any) and interest on the Debt Securities of such series (or of
all Debt Securities then outstanding under such Indenture, as the case may be),
plus certain fees, expenses, disbursements and advances of the applicable
Trustee and (b) all Events of Default, other than the non-payment of accelerated
principal of (and premium, if any) and interest on the Debt Securities of such
series (or of all Debt Securities then Outstanding under such Indenture, as the
case may be) have been cured or waived as provided in such Indenture. The
Indentures also provide that the Holders of not less than a majority in
principal amount of the Outstanding Debt Securities of any series (or of all
Debt Securities then Outstanding under the applicable Indenture, as the case may
be) may waive any past default with respect to such series and its consequences,
except a default (x) in the payment of the principal of (or premium, if any) or
interest on any Debt Security of such series or (y) in respect of a covenant or
provision contained in such Indenture that cannot be modified or amended without
the consent of the Holder of each Outstanding Debt Security affected thereby.
The applicable Trustee is required to give notice to the Holders of Debt
Securities within 90 days of a default under the applicable Indenture unless
such default has been cured or waived; provided, however, that the Trustee may
withhold notice to the Holders of any series of Debt Securities of any default
with respect to such series (except a default in the payment of the principal of
(or premium, if any) or interest on any Debt Security of such series or in the
payment of any sinking fund installment in respect of any Debt Security of such
series) if a Responsible Officer of the applicable Trustee consider such
withholding to be in the interest of such Holders.
The Indentures provide that no Holders of Debt Securities of any series may
institute any proceedings, judicial or otherwise, with respect to the applicable
Indenture or for any remedy thereunder, except in the case of failure of the
applicable Trustee, for 60 days, to act after it has received a written request
to institute proceedings in respect of an Event of Default from the Holders of
not less than 25% in principal amount of the Outstanding Debt Securities of such
series, as well as an offer of indemnity reasonably satisfactory to it. This
provision will not prevent, however, any Holder of Debt Securities from
instituting suit for the enforcement of payment of the principal of (and
premium, if any) and interest on such Debt Securities at the respective due
dates thereof or for the enforcement of any exchange right in respect of such
Securities.
Subject to provisions in each Indenture relating to the duties of the
applicable Trustee, in case an Event of Default with respect to Debt Securities
of a particular series shall occur and be continuing, the applicable Trustee is
under no obligation to exercise any of its rights or powers under such Indenture
at the request or direction of any Holders of that series, unless such Holders
shall have offered to the applicable Trustee reasonable security or indemnity
against the costs, expenses and liabilities which might be incurred by it in
complying with such request or direction. Subject to such provisions for the
indemnification of the applicable Trustee, the Holders of not less than a
majority in principal amount of the Outstanding Debt Securities of such series
shall have the right to direct the time, method and place of conducting any
proceeding for any remedy available to the applicable Trustee, or of exercising
any trust or power conferred upon such Trustee. However, the applicable Trustee
may refuse to follow any direction which is in conflict with any law or the
applicable Indenture, which may involve such Trustee in personal liability or
which may be unduly prejudicial to the Holders of Debt Securities of such series
not joining therein.
Within 120 days after the close of each fiscal year, the Operating
Partnership and, if applicable, the Guarantor must deliver to each Trustee a
certificate, signed by one of several specified officers, stating
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whether or not such officer has knowledge of any default under the applicable
Indenture and, if so, specifying each such default and the nature and status
thereof.
MODIFICATION OF THE INDENTURE
Modifications and amendments of the Indentures may be made only with the
consent of the Holders of not less than a majority in principal amount of all
Outstanding Debt Securities which are affected by such modification or
amendment; provided, however, that no such modification or amendment may,
without the consent of the Holder of each such Debt Security affected thereby,
(a) change the Stated Maturity of the principal of, or any installment of
interest (or premium, if any) on, any such Debt Security; (b) reduce the
principal amount of, or the rate (or manner of calculation of the rate) or
amount of interest on, or any premium payable on redemption of, any such Debt
Security, or reduce the amount of principal of an Original Issue Discount
Security that would be due and payable upon acceleration of the maturity thereof
or would be provable in bankruptcy; (c) change the Place of Payment, or the coin
or currency, for payment of principal of, or premium, if any, or interest on,
any such Debt Security; (d) impair the right to institute suit for the
enforcement of any payment right with respect to any such Debt Security; (e)
change any redemption or repayment provisions applicable to any such Debt
Security; (f) reduce the above-stated percentage of Outstanding Debt Securities
of any series necessary to modify or amend the applicable Indenture, to waive
compliance with certain provisions thereof or certain defaults and consequences
thereunder or to reduce the quorum or voting requirements set forth in such
Indenture; (g) modify or affect in any manner adverse to the Holders the terms
and conditions of the obligations of the Guarantor under the related Guarantees
in respect of the payment of principal (and premium, if any) and interest on any
Guaranteed Securities; (h) make any change that adversely affects any right to
exchange any such Debt Security; (i) in the case of Subordinated Debt
Securities, modify any of the subordination provisions in a manner adverse to
the Holders thereof; or (j) modify any of the foregoing provisions or any of the
provisions relating to the waiver of certain past defaults or certain covenants,
except to increase the required percentage to effect such action or to provide
that certain other provisions may not be modified or waived without the consent
of the Holder of such Debt Security.
The Holders of not less than a majority in principal amount of a series of
Outstanding Debt Securities have the right to waive compliance by the Operating
Partnership and, if applicable, the Guarantor with certain covenants relating to
such series of Debt Securities in the applicable Indenture.
Modifications and amendments of the Indentures may be made by the Operating
Partnership, the Company and the applicable Trustee without the consent of any
Holder of Debt Securities for any of the following purposes: (i) to evidence the
succession of another Person to the Operating Partnership as obligor under the
Debt Securities issuable under the applicable Indenture or the Company as
guarantor under the applicable Guarantees; (ii) to add to the covenants of the
Operating Partnership or the Company for the benefit of the Holders of all or
any series of Debt Securities or to surrender any right or power conferred upon
the Operating Partnership or the Company; (iii) to add Events of Default for the
benefit of the Holders of all or any series of Debt Securities issuable under
such Indenture; (iv) to add or change certain provisions of the applicable
Indenture relating to certain Debt Securities in bearer form, or to permit or
facilitate the issuance of Debt Securities in uncertificated form, PROVIDED that
such action shall not adversely affect the interests of the Holders of the Debt
Securities of any series issuable under such Indenture in any material respect;
(v) to amend or supplement any provisions of the applicable Indenture, PROVIDED
that no such amendment or supplement shall materially adversely affect the
interests of the Holders of any Debt Securities then Outstanding under such
Indenture; (vi) to secure the Debt Securities; (vii) to establish the form or
terms of Debt Securities of any series; (viii) to provide for the acceptance of
appointment by a successor Trustee or facilitate the administration of the
trusts under the applicable Indenture by more than one Trustee; (ix) to cure any
ambiguity, defect or inconsistency in the applicable Indenture, PROVIDED that
such action shall not adversely affect the interests of Holders of Debt
Securities of any series issuable under such Indenture in any material respect;
(x) to supplement any of the provisions of
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the applicable Indenture to the extent necessary to permit or facilitate
defeasance and discharge of any series of such Debt Securities, PROVIDED that
such action shall not adversely affect the interests of the Holders of the Debt
Securities of any series issuable under such Indenture in any material respect;
or (xi) to effect the assumption by the Guarantor or a subsidiary thereof to the
Debt Securities then Outstanding under the applicable Indenture.
The Indentures provide that in determining whether the Holders of the
requisite principal amount of Outstanding Debt Securities of a series have given
any request, demand, authorization, direction, notice, consent or waiver
thereunder or whether a quorum is present at a meeting of Holders of Debt
Securities, (i) the principal amount of an Original Issue Discount Security that
shall be deemed to be outstanding shall be the amount of the principal thereof
that would be due and payable as of the date of such determination upon
declaration of acceleration of the maturity thereof, (ii) the principal amount
of a Debt Security denominated in a foreign currency that shall be deemed
outstanding shall be the U.S. dollar equivalent, determined on the issue date
for such Debt Security, of the principal amount (or, in the case of an Original
Issue Discount Security, the U.S. dollar equivalent on the issue date of such
Debt Security of the amount determined as provided in (i) above), (iii) the
principal amount of an Indexed Security that shall be deemed outstanding shall
be the face amount of such Indexed Security at original issuance, unless
otherwise provided with respect to such Indexed Security pursuant to the
applicable Indenture, and (iv) Debt Securities owned by the Operating
Partnership, the Company or any other obligor upon the Debt Securities or any
Affiliate of the Operating Partnership, the Company or of such other obligor
shall be disregarded.
The Indentures contain provisions for convening meetings of the Holders of
Debt Securities of a series. A meeting may be called at any time by the
applicable Trustee, and also, upon request, by the Operating Partnership, the
Company (in respect of a series of Guaranteed Securities) or the Holders of at
least 10% in principal amount of the Outstanding Debt Securities of such series,
in any such case upon notice given as provided in the applicable Indenture.
Except for any consent that must be given by the Holder of each Debt Security
affected by certain modifications and amendments of the Indenture, any
resolution presented at a meeting or adjourned meeting duly reconvened at which
a quorum is present may be adopted by the affirmative vote of the Holders of a
majority in principal amount of the Outstanding Debt Securities of that series;
PROVIDED, FURTHER, that, except as referred to above, any resolution with
respect to any request, demand, authorization, direction, notice, consent,
waiver or other action that may be made, given or taken by the Holders of a
specified percentage, other than a majority, in principal amount of the
Outstanding Debt Securities of a series may be adopted at a meeting or adjourned
meeting duly reconvened at which a quorum is present by the affirmative vote of
the Holders of such specified percentage in principal amount of the Outstanding
Debt Securities of that series. Any resolution passed or decision taken at any
meeting of Holders of Debt Securities of any series duly held in accordance with
the applicable Indenture will be binding on all Holders of Debt Securities of
that series. The quorum at any meeting called to adopt a resolution, and at any
reconvened meeting, will be Persons holding or representing a majority in
principal amount of the Outstanding Debt Securities of a series; PROVIDED,
HOWEVER, that if any action is to be taken at such meeting with respect to a
consent or waiver which may be given by the Holders of not less than a specified
percentage in principal amount of the Outstanding Debt Securities of a series,
the Persons holding or representing such specified percentage in principal
amount of the Outstanding Debt Securities of such series will constitute a
quorum.
SUBORDINATION
Upon any distribution of assets of the Operating Partnership upon any
dissolution, winding up, liquidation or reorganization, the payment of the
principal of (and premium, if any) and interest on Subordinated Debt Securities
is to be subordinated to the extent provided in the Subordinated Indenture in
right of payment to the prior payment in full of all Senior Indebtedness, but
the obligation of the Operating Partnership to make payment of the principal
(and premium, if any) and interest on the
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Subordinated Debt Securities will not otherwise be affected. In addition, no
payment on account of principal (or premium, if any), or interest, may be made
on the Subordinated Debt Securities at any time unless full payment of all
amounts due in respect of the Senior Indebtedness has been made or duly provided
for in money or money's worth. In the event that, notwithstanding the foregoing,
any such payment by the Operating Partnership is received by the Trustee or the
Holders of any of the Subordinated Debt Securities before all Senior
Indebtedness is paid in full, such payment or distribution shall be paid over to
the holders of such Senior Indebtedness or any representative on their behalf
for application to the payment of all such Senior Indebtedness remaining unpaid
until all such Senior Indebtedness has been paid in full, after giving effect to
any concurrent payment or distribution to the holders of such Senior
Indebtedness. Subject to the payment in full of all Senior Indebtedness upon
such payment or distribution of the Operating Partnership, the Holders of the
Subordinated Debt Securities will be subrogated to the rights of the holders of
the Senior Indebtedness to the extent of payments made to the holders of such
Senior Indebtedness out of the distributive share of the Subordinated Debt
Securities. By reason of such subordination, in the event of a distribution of
assets upon insolvency, certain general creditors of the Operating Partnership
may recover more, ratably, than Holders of the Subordinated Debt Securities.
Senior Indebtedness is defined in the Subordinated Indenture as the
principal of (and premium, if any) and unpaid interest on (i) indebtedness of
the Operating Partnership (including indebtedness of others guaranteed by the
Operating Partnership), whether outstanding on the date of the Subordinated
Indenture or thereafter created, incurred, assumed or guaranteed, for money
borrowed (other than the Subordinated Debt Securities issued under the
Subordinated Indenture), unless in the instrument creating or evidencing the
same or pursuant to which the same is outstanding it is provided that such
indebtedness is not senior or prior in right of payment to the Subordinated Debt
Securities and (ii) renewals, extensions, modifications and refundings of any
such indebtedness.
DISCHARGE, DEFEASANCE AND COVENANT DEFEASANCE
The Operating Partnership may discharge certain obligations to Holders of
any series of Debt Securities that have not already been delivered to the
applicable Trustee for cancellation and that either have become due and payable
or will become due and payable within one year (or scheduled for redemption
within one year) by irrevocably depositing with such Trustee, in trust, funds in
such currency or currencies, currency unit or units or composite currency or
currencies in which such Debt Securities are payable in an amount sufficient to
pay the entire indebtedness on such Debt Securities in respect of principal (and
premium, if any) and interest to the date of such deposit (if such Debt
Securities have become due and payable) or to the Stated Maturity or Redemption
Date, as the case may be.
The Indentures provide that, unless the provisions of Section 402 are made
inapplicable to the Debt Securities of or within any series pursuant to Section
301 of the Indenture, the Operating Partnership may elect either (a) to defease
and discharge itself and, if applicable, to discharge the Guarantor from any and
all obligations with respect to Debt Securities (except for the obligation to
pay Additional Amounts, if any, upon the occurrence of certain events of tax,
assessment or governmental charges with respect to payments on such Debt
Securities and the obligations to register the transfer or exchange of such Debt
Securities, to replace temporary or mutilated, destroyed, lost or stolen Debt
Securities, to maintain an office or agency in respect of such Debt Securities
and to hold moneys for payment in trust) ("defeasance") or (b) to release itself
and, if applicable, the Guarantor from certain obligations of the applicable
Indenture (including the restrictions described under "Certain Covenants") and
if provided pursuant to Section 301 or Section 901 of the Indenture, their
obligations with respect to any other covenant, and any omission to comply with
such obligations shall not constitute a default or an Event or Default with
respect to such Debt Securities of any series ("covenant defeasance"), in either
case upon the irrevocable deposit by the Operating Partnership or the Company
(if the Debt Securities are Guaranteed Securities) with the Trustee, in trust,
of an amount, in such currency or currencies, currency unit or units or
composite currency or currencies in which such Debt Securities are payable at
Stated Maturity, or Government Obligations (as defined below),
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or both, applicable to such Debt Securities which through the scheduled payment
of principal and interest in accordance with their terms will provide money in
an amount sufficient to pay the principal of (and premium, if any) and interest
on such Debt Securities, and any mandatory sinking fund or analogous payments
thereon, on the scheduled due dates therefor.
Such a trust may only be established if, among other things, the Operating
Partnership or, if applicable, the Guarantor has delivered to the applicable
Trustee an Opinion of Counsel (as specified in the applicable Indenture) to the
effect that the Holders of such Debt Securities will not recognize income, gain
or loss for U.S. federal income tax purposes as a result of such defeasance or
covenant defeasance and will be subject to U.S. federal income tax on the same
amounts, in the same manner and at the same times as would have been the case if
such defeasance or covenant defeasance had not occurred, and such Opinion of
Counsel, in the case of defeasance, must refer to and be based upon a ruling of
the Internal Revenue Service or a change in applicable United States federal
income tax law occurring after the date of the applicable Indenture.
"GOVERNMENT OBLIGATIONS" means securities which are (i) direct obligations
of the United States of America or the government which issued the foreign
currency in which the Debt Securities of a particular series are payable, for
the payment of which its full faith and credit is pledged or (ii) obligations of
a Person controlled or supervised by and acting as an agency or instrumentality
of the United States of America or such government which issued the foreign
currency in which the Debt Securities of such series are payable, the payment of
which is unconditionally guaranteed as a full faith and credit obligation by the
United States of America or such other government, which, in either case, are
not callable or redeemable at the option of the issuer thereof, and shall also
include a depository receipt issued by a bank or trust company as custodian with
respect to any such Government Obligation or a specific payment of interest on
or principal of any such Government Obligation held by such custodian for the
account of the holder of a depository receipt, PROVIDED that (except as required
by law) such custodian is not authorized to make any deduction from the amount
payable to the holder of such depository receipt from any amount received by the
custodian in respect of the Government Obligation or the specific payment of
interest on or principal of the Government Obligation evidenced by such
depository receipt.
Unless otherwise provided in the applicable Prospectus Supplement, if after
the Operating Partnership or, if applicable, the Guarantor has deposited funds
and/or Government Obligations to effect defeasance or covenant defeasance with
respect to Debt Securities of any series, (a) the Holder of a Debt Security of
such series is entitled to, and does, elect pursuant to the applicable Indenture
or the terms of such Debt Security to receive payment in a currency, currency
unit or composite currency other than that in which such deposit has been made
in respect of such Debt Security, or (b) a Conversion Event (as defined below)
occurs in respect of the currency, currency unit or composite currency in which
such deposit has been made, the indebtedness represented by such Debt Security
shall be deemed to have been, and will be, fully discharged and satisfied
through the payment of the principal of (and premium, if any) and interest on
such Debt Security as they become due out of the proceeds yielded by converting
the amount so deposited in respect of such Debt Security into the currency,
currency unit or composite currency in which such Debt Security becomes payable
as a result of such election or such Conversion Event based on the applicable
market exchange rate. "Conversion Event" means the cessation of use of (i) a
currency, currency unit or composite currency both by the government of the
country which issued such currency and for the settlement of transactions by a
central bank or other public institutions of or within the international banking
community, (ii) the ECU, both within the European Monetary System and for the
settlement of transactions by public institutions of or within the European
Community or (iii) any currency unit or composite currency other than the ECU
for the purposes for which it was established. Unless otherwise provided in the
applicable Prospectus Supplement, after the deposit of funds and/or Government
Obligations referred to above, all payments of principal of (and premium, if
any) and interest on any Debt Security that is payable in a foreign currency
that ceases to be used by its government of issuance shall be made in U.S.
dollars.
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In the event the Operating Partnership effects covenant defeasance with
respect to any Debt Securities and such Debt Securities are declared due and
payable because of the occurrence of certain Events of Default other than the
Event of Default described in clause (d) under "Events of Default, Notice and
Waiver" with respect to sections no longer applicable to such Debt Securities or
described in clause (h) under "Events of Default, Notice and Waiver" with
respect to any other covenant as to which there has been covenant defeasance,
the amount in such currency, currency unit or composite currency in which such
Debt Securities are payable, and Government Obligations on deposit with the
Trustee, will be sufficient to pay amounts due on such Debt Securities at the
time of their Stated Maturity but may not be sufficient to pay amounts due on
such Debt Securities at the time of the acceleration resulting from such Event
of Default. However, the Operating Partnership and, if applicable, the Guarantor
would remain liable to make payment of such amounts due at the time of
acceleration.
The applicable Prospectus Supplement may further describe the provisions, if
any, permitting such defeasance or covenant defeasance, including any
modifications to the provisions described above, with respect to the Debt
Securities of or within a particular series.
NO CONVERSION OR EXCHANGE RIGHTS
The Debt Securities will not be convertible into or exchangeable for any
capital stock of the Company
or equity interest in the Operating Partnership.
GLOBAL SECURITIES
The Debt Securities of a series may be issued in whole or in part in
book-entry form consisting of one or more global securities (the "Global
Securities") that will be deposited with, or on behalf of, a depositary (the
"Depositary") identified in the applicable Prospectus Supplement relating to
such series. Global Securities may be issued in either registered or bearer form
and in either temporary or permanent form. The specific terms of the depositary
arrangement with respect to a series of Debt Securities will be described in the
applicable Prospectus Supplement relating to such series.
GUARANTEES OF DEBT SECURITIES
If the Operating Partnership issues any Debt Securities that are rated below
investment grade by any nationally recognized statistical rating organization at
the time of issuance, the Company, as Guarantor, will unconditionally and
irrevocably guarantee, on a senior or subordinated basis, the due and punctual
payment of principal of, and premium, if any, and interest on, such Debt
Securities, and the due and punctual payment of any sinking fund payments
thereon, when and as the same shall become due and payable, whether at stated
maturity, upon redemption or otherwise. The applicability and any additional
terms of any Guarantee relating to a series of Debt Securities will be set forth
in the applicable Prospectus Supplement. Guarantees will be unsecured
obligations of the Guarantor. Any right of payment of the Holders of Senior Debt
Securities under the related Guarantee will be prior to the right of payment of
the Holders of Subordinated Debt Securities under the related Guarantee, upon
the terms set forth in the applicable Prospectus Supplement. The Guarantees may
be subordinated to other indebtedness and obligations of the Guarantor to the
extent set forth in the applicable Prospectus Supplement.
If a Guarantee is applicable to Debt Securities, reference is made to the
applicable Indenture and the applicable Prospectus Supplement for a description
of the specific terms of such Guarantee, including any additional covenants of
the Guarantor, the outstanding principal amount of indebtedness and other
obligations, if any that will rank senior to such Guarantee and, where
applicable, subordination provisions of such Guarantee.
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DESCRIPTION OF COMMON SHARES
GENERAL
The Company has authority to issue 100,000,000 capital shares as follows:
50,000,000 Common Shares, $0.01 par value per share; 25,000,000 Excess Shares,
$0.01 par value per share; 1,000,000 Preferred Shares with a par value of $0.01
per share (the "Class A Preferred Shares"); 8,000,000 Class B Preferred Shares
with a par value of $0.01 per share (the "Class B Preferred Shares"); 8,000,000
Class C Preferred Shares with a par value of $0.01 per share (the "Class C
Preferred Shares"); and 8,000,000 Class D Preferred Shares with a par value of
$0.01 per share (the "Class D Preferred Shares"). At October 31, 1997, the
Company had outstanding 7,844,886 Common Shares, 90,689 Class A Preferred Shares
and no Excess Shares.
The following description of the Common Shares sets forth certain general
terms and provisions of the Common Shares to which any Prospectus Supplement may
relate, including a Prospectus Supplement providing that Common Shares will be
issuable upon conversion of Preferred Shares of the Company or upon the exercise
of the Common Share Warrants issued by the Company. The statements below
describing the Common Shares are in all respects subject to and qualified in
their entirety by reference to the applicable provisions of the Company's
Amended and Restated Articles of Incorporation and Bylaws.
Each outstanding Common Share will entitle the holder to one vote on all
matters presented to shareholders for a vote. Holders of the Common Shares will
not have, or be subject to, any preemptive or similar rights.
Except for the election of a director to fill a vacancy on the Board of
Directors and the election of directors by holders of one or more class or
series of preferred shares, directors will be elected by the holders of Common
Shares at each annual meeting of shareholders by a plurality of the votes cast.
Holders of Common Shares will not have cumulative voting rights for the election
of directors. Consequently, at each annual meeting of shareholders, the holders
of a plurality of the Common Shares cast for the election of directors at that
meeting will be able to elect all of the directors, other than any directors to
be elected by the holders of one or more series of preferred shares. A director
may be removed by a majority of votes cast. If a director is elected by a voting
group of shareholders, only the shareholders of that voting group may
participate in a vote to remove him.
The Common Shares will, when issued, be fully paid and non-assessable.
Dividends and other distributions may be paid to the holders of Common Shares if
and when declared by the Board of Directors of the Company out of funds legally
available therefor.
Under North Carolina law, shareholders are generally not liable for the
Company's debts or obligations. Payment and declaration of dividends on the
Common Shares and purchases of the Company's own shares are subject to certain
limitations under North Carolina law and will be subject to certain restrictions
if the Company fails to pay dividends on one or more series of preferred shares.
See "Description of Preferred Shares." If the Company is liquidated, subject to
the rights of any holders of preferred shares to receive preferential
distributions, each outstanding Common Share will be entitled to participate
equally in the assets available for distribution to Shareholders after payment
of, or adequate provision for, all known debts and liabilities of the Company.
RESTRICTIONS ON OWNERSHIP AND TRANSFER
For the Company to qualify as a REIT under the Code, not more than 50% in
value of its outstanding capital stock may be owned, actually or constructively,
by five or fewer individuals (as defined in the Code) during the last half of a
taxable year and the capital stock must be beneficially owned by 100 or more
persons during at least 335 days of a taxable year of 12 months (or during a
proportionate part of a shorter taxable year). In addition, rent from Related
Party Tenants (defined in the Code to mean, generally, tenants in which the REIT
or an owner of 10% or more of the REIT owns, actually or constructively, 10%
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or more of such tenant) is not qualifying income for purposes of the gross
income tests under the Code. See "Certain Federal Income Tax
Considerations-Taxation of the Company as a REIT --- Requirements for
Qualification" and "--Income Tests."
Subject to certain exceptions specified in the Amended and Restated Articles
of Incorporation of the Company, no shareholder (other than Stanley K. Tanger,
Steven B. Tanger, members of their families, affiliated entities and their
transferees) may own, or be deemed to own by virtue of the constructive
ownership provisions of the Code, more than 4% of the outstanding Common Shares
(the "Ownership Limit"). The Amended and Restated Articles of Incorporation
provide that Stanley K. Tanger, Steven B. Tanger, members of their families,
affiliated entities and their transferees may acquire additional Common Shares,
but may not acquire additional shares, such that the five largest beneficial
owners of Common Shares, taking into account the Ownership Limit, could hold
more than 49% of the outstanding Common Shares (the "Existing Holder Limit").
Presently, that Existing Holder Limit is 33% of the outstanding Common Shares.
The constructive ownership rules are complex and may cause Common Shares owned
actually or constructively by a group of related individuals and/or entities to
be constructively owned by one individual or entity. As a result, the
acquisition of less than 4% of the outstanding Common Shares (or the acquisition
of an interest in an entity which owns Common Shares) by an individual or entity
could cause that individual or entity (or another individual or entity) to
constructively own in excess of 4% of the outstanding Common Shares, and thus
subject such Common Shares to the Ownership Limit.
If the Board of Directors shall at any time determine in good faith that a
person intends to acquire or own, has attempted to acquire or own or may acquire
or own Common Shares of the Company in violation of the Ownership Limit, the
Board of Directors shall take such action as it deems advisable to refuse to
give effect or to prevent such ownership or acquisition, including, but not
limited to, causing the Company to redeem Common Shares, refusing to give effect
to such ownership or acquisition on the books of the Company or instituting
proceedings to enjoin such ownership or acquisition.
The Board of Directors may waive the Ownership Limit with respect to a
particular shareholder if evidence satisfactory to the Board of Directors and
the Company's tax counsel is presented that such ownership will not then or in
the future jeopardize the Company's status as a REIT. As a condition of such
waiver, the Board of Directors may require opinions of counsel satisfactory to
it and/or an undertaking from the applicant with respect to preserving the REIT
status of the Company. If Common Shares in excess of the Ownership Limit or the
Existing Holder Limit, as applicable, or shares which would cause the REIT to be
beneficially owned by fewer than 100 persons, are issued or transferred to any
person, such issuance or transfer shall be null and void, and the intended
transferee will acquire no rights to the shares.
The Ownership Limit and the Existing Holder Limit will be automatically
removed if the Board of Directors of the Company determines that it is no longer
in the best interest of the Company to attempt to qualify, or to continue to
qualify, as a REIT. Except as otherwise described above, any change in the
Ownership Limit or the Existing Holder Limit would require an amendment to the
Amended and Restated Articles of Incorporation. Amendments to the Amended and
Restated Articles of Incorporation require the affirmative vote of holders
owning a majority of the outstanding Common Shares. In addition to preserving
the Company's status as a REIT, the Ownership Limit may have the effect of
precluding an acquisition of control of the REIT without the approval of the
Board of Directors.
All certificates representing Common Shares will bear a legend referring to
the restrictions described above.
All persons who own a specified percentage (or more) of the outstanding
Common Shares must file an affidavit with the Company containing information
regarding their ownership of Common Shares, as set forth in the applicable
income tax regulations promulgated under the Code (the "Treasury Regulations").
Under current Treasury Regulations, the percentage will be set between one-half
of 1% and 5%, depending on the number of record holders of Common Shares. In
addition, each shareholder shall upon demand be required to disclose to the
Company in writing such information with respect to the direct,
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indirect and constructive ownership of shares as the Board of Directors deems
necessary to comply with the provisions of the Code applicable to a REIT or to
comply with the requirements of any taxing authority or governmental agency.
The Registrar and Transfer Agent for the Common Shares is Boston EquiServe
Limited Partnership.
DESCRIPTION OF COMMON SHARE WARRANTS
The Company may issue Common Share Warrants for the purchase of Common
Shares. Common Share Warrants may be issued independently or together with any
other Offered Securities offered pursuant to any Prospectus Supplement and may
be attached to or separate from such Offered Securities. Each series of Common
Share Warrants will be issued under a separate warrant agreement (each, a
"Warrant Agreement") to be entered into between the Company and a warrant agent
specified in the applicable Prospectus Supplement (the "Warrant Agent"). The
Warrant Agent will act solely as an agent of the Company in connection with the
Common Share Warrants and will not assume any obligation or relationship of
agency or trust for or with any holders or beneficial owners of Common Share
Warrants.
The applicable Prospectus Supplement will describe the specific terms of the
Common Share Warrants offered thereby, including, where applicable, the
following: (1) the title of such Common Share Warrants; (2) the aggregate number
of such Common Share Warrants; (3) the price or prices at which such Common
Share Warrants will be issued; (4) the designation, number and terms of the
Common Shares purchasable upon exercise of such Common Share Warrants; (5) the
designation and terms of the other Offered Securities with which such Common
Share Warrants are issued and the number of such Common Share Warrants issued
with each such Offered Security; (6) the date, if any, on and after which such
Common Share Warrants and the related Common Shares will be separately
transferable; (7) the price at which each Common Share purchasable upon exercise
of such Common Share Warrants may be purchased; (8) the date on which the right
to exercise such Common Share Warrants shall commence and the date on which such
right shall expire; (9) the minimum or maximum number of such Common Share
Warrants which may be exercised at any one time; (10) information with respect
to book-entry procedures, if any; (11) a discussion of certain material federal
income tax considerations; and (12) any other material terms of such Common
Share Warrants, including terms, procedures and limitations relating to the
exchange and exercise of such Common Share Warrants.
DESCRIPTION OF PREFERRED SHARES
The Company is authorized to issue 1,000,000 Class A Preferred Shares,
8,000,000 Class B Preferred Shares, 8,000,000 Class C Preferred Shares and
8,000,000 Class D Preferred Shares. Three Hundred Thousand (300,000) Class A
Preferred Shares have been issued as Series A Cumulative Convertible Redeemable
Preferred Shares (the "Series A Preferred Shares") in the form of 3,000,000
depositary shares (the "Series A Depositary Shares"). As of October 31, 1997,
90,689 Series A Preferred Shares remain outstanding in the form of 906,890
Series A Depositary Shares.
The Series A Preferred Shares are convertible at the option of the holders
into common shares at a conversion price of $27.75 per common share, subject to
adjustment upon the occurrence of certain events. Dividends on the Series A
Preferred Shares are cumulative and payable quarterly in an amount per Series A
Depositary Share equal to the greater of (i) $1.575 per annum or (ii) the
quarterly dividends on the common shares, or portion thereof, into which a
Series A Depositary Share is convertible. On and after December 15, 1998, the
Series A Preferred Shares may be redeemed at the option of the Company, in whole
or in part, at a redemption price of $250.00 per share, plus accrued and unpaid
dividends, if any. Holders of Series A Preferred Shares do not have voting
rights except (i) whenever dividends on the Series A Preferred Shares are in
arrears for six or more consecutive quarterly periods, the holders of Series A
Preferred Shares are entitled to vote for the election of two additional
directors; (ii) so long as shares of Series A Preferred Shares remain
outstanding, the Company must obtain the consent of the
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holders of Series A Preferred Shares prior to (a) authorizing, creating or
issuing capital stock ranking senior to the Series A Preferred Shares with
respect to dividend or liquidation rights, or (b) amending, altering or
repealing provisions of the Company's Articles of Incorporation, so as to
materially and adversely affect the holders of the Series A Preferred Shares; or
(iii) as otherwise from time to time required by law. In the event of any
liquidation of the Company, the holders of Series A Preferred Shares are
entitled to a liquidation preference of $250.00 per share, plus accrued and
unpaid dividends, if any. The Series A Preferred Shares have no preemptive
rights and are not entitled to the benefit of any sinking fund. Ownership of
more that 9.8% of the Series A Preferred Shares (or a lesser amount in certain
cases) or more than 4% of the common shares is restricted in order to preserve
the Company's status as a REIT for federal income tax purposes. Conversion of
the Series A Preferred Shares into common shares is also restricted to the
extent that ownership of the common shares would exceed the REIT ownership
limitation as describe above. See "Description of Common Shares--Restrictions on
Ownership and Transfer."
The following description of the preferred shares sets forth certain general
terms and provisions of the Preferred Shares to which any Prospectus Supplement
may relate. The statements below describing the Preferred Shares are in all
respects subject to and qualified in their entirety by reference to the
applicable provisions of the Company's Amended and Restated Articles of
Incorporation (including the applicable Articles of Restatement and Bylaws).
GENERAL
Subject to limitations prescribed by North Carolina law and the Company's
Amended and Restated Articles of Incorporation, the Board of Directors shall
determine, in whole or in part, the preferences, limitations and relative rights
of any class or series of Preferred Shares, including such provisions as may be
desired concerning voting, redemption, dividends, dissolution or the
distribution of assets, conversion, and such other subjects or matters as may be
determined by the Board of Directors.
Reference is made to the Prospectus Supplement relating to the Preferred
Shares offered thereby for the specific terms thereof, including:
(1) The title and stated value of such Preferred Shares;
(2) The number of such Preferred Shares offered, the liquidation
preference per share and the offering price of such Preferred Shares;
(3) The dividend rate(s), period(s) and/or payment date(s) or method(s)
of calculation thereof applicable to such Preferred Shares;
(4) Whether dividends shall be cumulative or non-cumulative and, if
cumulative, the date from which dividends on such Preferred Shares shall
accumulate;
(5) The procedures for any auction and remarketing, if any, for such
Preferred Shares;
(6) The provisions for a sinking fund, if any, for such Preferred
Shares;
(7) The provisions for redemption, if applicable, of such Preferred
Shares;
(8) Any listing of such Preferred Shares on any securities exchange;
(9) The terms and conditions, if applicable, upon which such Preferred
Shares will be convertible into Common Shares of the Company, including the
conversion price (or manner of calculation thereof) and conversion period;
(10) Whether interests in such Preferred Shares will be represented by
Depositary Shares;
(11) In addition to those limitations described below, any other
limitations on direct or beneficial ownership and restrictions on transfer
of such Preferred Shares, in each case as may be appropriate to preserve the
status of the Company as a REIT;
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(12) A discussion of certain material federal income tax considerations
applicable to such Preferred Shares;
(13) The relative ranking and preferences of such Preferred Shares as to
dividend rights and rights upon liquidation, dissolution or winding up of
the affairs of the Company; and
(14) Any other specific terms, preferences, rights, limitations or
restrictions of such Preferred Shares.
RANK
Unless otherwise specified in the applicable Prospectus Supplement, the
Preferred Shares will, with respect to dividend rights and rights upon
liquidation, dissolution or winding up of the Company, as applicable, rank (i)
senior to all classes or series of common shares and excess shares of the
Company and to all equity securities of the Company the terms of which so
provide; (ii) on a parity with all equity securities of the Company other than
those referred to in clauses (i) and (iii); and (iii) junior to all equity
securities of the Company which the terms of such Preferred Shares so provide.
As used in the Amended and Restated Articles of Incorporation attached to the
Company's Articles of Restatement dated December 9, 1993, and further amended by
the Articles of Amendment dated May 29, 1996 (the "Amended and Restated Articles
of Incorporation") for these purposes, the term "equity securities" does not
include convertible debt securities.
DIVIDENDS
Holders of the Preferred Shares of each class or series shall be entitled to
receive cash dividends, when, as and if declared by the Board of Directors of
the Company, out of funds legally available for the payment of cash dividends at
such rates and on such dates as will be set forth in the applicable Prospectus
Supplement. Each such dividend shall be payable to holders of record as they
appear on the share transfer books of the Company on such record dates as shall
be fixed by the Board of Directors of the Company.
Dividends on any class or series of the Preferred Shares may be cumulative
or non-cumulative, as provided in the applicable Prospectus Supplement.
Dividends, if cumulative, will accumulate from and after the date set forth in
the applicable Prospectus Supplement. If the Board of Directors of the Company
fails to declare a dividend payable on a dividend payment date on any class or
series of the Preferred Shares for which dividends are noncumulative, then the
holders of such class or series of the Preferred Shares will have no right to
receive a dividend in respect of the dividend period ending on such dividend
payment date, and the Company will have no obligation to pay the dividend
accrued for such period, whether or not dividends on such class or series are
declared payable on any future dividend payment date.
If any Preferred Shares of any class or series are outstanding, no full
dividends shall be declared or paid or set apart for payment on the preferred
shares of the Company of any other class or series ranking, as to dividends, on
a parity with or junior to the Preferred Shares of such class or series for any
period unless (i) if such class or series of Preferred Shares has a cumulative
dividend, full cumulative dividends have been or contemporaneously are declared
and paid or declared and a sum sufficient for the payment thereof irrevocably
set apart for such payment on the Preferred Shares of such class or series for
all past dividend periods and the then current dividend period or (ii) if such
class or series of Preferred Shares does not have a cumulative dividend, full
dividends for the then current dividend period have been or contemporaneously
are declared and paid or declared and a sum sufficient for the payment thereof
irrevocably set apart for such payment on the Preferred Shares of such class or
series. When dividends are not paid in full (or a sum sufficient for such full
payment is not so irrevocably set apart) upon the Preferred Shares of any class
or series and the shares of any other class or series of preferred shares
ranking on a parity as to dividends with the Preferred Shares of such class or
series, all dividends declared upon Preferred Shares of such class or series and
any other class or series of preferred shares ranking on a parity as to
dividends with such Preferred Shares shall be declared pro rata so that the
amount of dividends
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declared per share on the Preferred Shares of such class or series and such
other class or series of preferred shares shall in all cases bear to each other
the same ratio that accrued and unpaid dividends per share on the Preferred
Shares of such class or series (which shall not include any accumulation in
respect of unpaid dividends for prior dividend periods if such Preferred Shares
do not have a cumulative dividend) and such other class or series of preferred
shares bear to each other. No interest, or sum of money in lieu of interest,
shall be payable in respect of any dividend payment or payments on Preferred
Shares of such class or series which may be in arrears.
Except as provided in the immediately preceding paragraph, unless (i) if
such class or series of Preferred Shares has a cumulative dividend, full
cumulative dividends on the Preferred Shares of any class or series have been or
contemporaneously are declared and paid or declared and a sum sufficient for the
payment thereof irrevocably set apart for payment for all past dividend periods
and the then current dividend period and (ii) if such class or series of
Preferred Shares does not have a cumulative dividend, full dividends on the
Preferred Shares of any class or series have been or contemporaneously are
declared and paid or declared and a sum sufficient for the payment thereof
irrevocably set apart for payment for the then current dividend period, no
dividends (other than in common shares or other equity securities of the Company
ranking junior to the Preferred Shares of such class or series as to dividends
and upon liquidation, dissolution or winding up of the Company) shall be
declared or paid or set aside for payment or other distribution or shall be
declared or made upon the common shares, excess shares or any other equity
securities of the Company ranking junior to or on a parity with the Preferred
Shares of such class or series as to dividends or upon liquidation, dissolution
or winding up of the Company, nor shall any common shares, excess shares or any
other equity securities of the Company ranking junior to or on a parity with the
Preferred Shares of such class or series as to dividends or upon liquidation,
dissolution or winding up of the Company be redeemed, purchased or otherwise
acquired for any consideration (or any moneys be paid to or made available for a
sinking fund for the redemption of any such shares) by the Company (except by
conversion into or exchange for other equity securities of the Company ranking
junior to the Preferred Shares of such class or series as to dividends and upon
liquidation, dissolution or winding up of the Company).
Any dividend payment made on a class or series of Preferred Shares shall
first be credited against the earliest accrued but unpaid dividend due with
respect to shares of such class or series which remains payable.
REDEMPTION
If so provided in the applicable Prospectus Supplement, the Preferred Shares
will be subject to mandatory redemption or redemption at the option of the
Company, as a whole or in part, in each case upon the terms, at the times and at
the redemption prices set forth in such Prospectus Supplement.
The Prospectus Supplement relating to a class or series of Preferred Shares
that is subject to mandatory redemption will specify the number of such
Preferred Shares that shall be redeemed by the Company in each year commencing
after a date to be specified, at a redemption price per share to be specified,
together with an amount equal to all accrued and unpaid dividends thereon (which
shall not, if such Preferred Shares do not have a cumulative dividend, include
any accumulation in respect of unpaid dividends for prior dividend periods) to
the date of redemption. The redemption price may be payable in cash or other
property, as specified in the applicable Prospectus Supplement. If the
redemption price for Preferred Shares of any class or series is payable only
from the net proceeds of the issuance of equity securities of the Company, the
terms of such Preferred Shares may provide that, if no such equity securities
shall have been issued or to the extent the net proceeds from any issuance are
insufficient to pay in full the aggregate redemption price then due, such
Preferred Shares shall automatically and mandatorily be converted into the
equity securities of the Company pursuant to conversion provisions specified in
the applicable Prospectus Supplement.
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Notwithstanding the foregoing, unless (i) if such class or series of
Preferred Shares has a cumulative dividend, full cumulative dividends on any
class or series of Preferred Shares shall have been or contemporaneously are
declared and paid or declared and a sum sufficient for the payment thereof
irrevocably set apart for payment for all past dividend periods and the then
current dividend period and (ii) if such class or series of Preferred Shares
does not have a cumulative dividend, full dividends on the Preferred Shares of
any class or series have been or contemporaneously are declared and paid or
declared and a sum sufficient for the payment thereof set apart for payment for
the then current dividend period, no shares of any class or series of Preferred
Shares shall be redeemed unless all outstanding Preferred Shares of such class
or series are simultaneously redeemed; PROVIDED, HOWEVER, that the foregoing
shall not prevent the purchase or acquisition of shares of Preferred Shares of
such class or series pursuant to a purchase or exchange offer made on the same
terms to holders of all outstanding Preferred Shares of such class or series,
and, unless (i) if such class or series of Preferred Shares has a cumulative
dividend, full cumulative dividends on all outstanding shares of any class or
series of Preferred Shares have been or contemporaneously are declared and paid
or declared and a sum sufficient for the payment thereof irrevocably set apart
for payment for all past dividend periods and the then current dividend period
and (ii) if such class or series of Preferred Shares does not have a cumulative
dividend, full dividends on the Preferred Shares of any class or series have
been or contemporaneously are declared and paid or declared and a sum sufficient
for the payment thereof irrevocably set apart for payment for the then current
dividend period, the Company shall not purchase or otherwise acquire directly or
indirectly any Preferred Shares of such class or series (except by conversion
into or exchange for equity securities of the Company ranking junior to the
Preferred Shares of such class or series as to dividends and upon liquidation,
dissolution or winding up of the Company).
If fewer than all of the outstanding Preferred Shares of any class or series
are to be redeemed, the number of shares to be redeemed will be determined by
the Company and such shares may be redeemed pro rata from the holders of record
of such shares in proportion to the number of such shares held by such holders
(with adjustments to avoid redemption of fractional shares) or by lot in a
manner determined by the Company that will not result in the automatic
redemption of Preferred Shares or the automatic conversion of Preferred Shares
into Excess Preferred Shares which are transferred to a trust for the benefit of
a charitable beneficiary (See "-- Restrictions on Ownership and Transfer"
below).
Notice of redemption will be mailed at least 30 days but not more than 60
days before the redemption date to each holder of record of a Preferred Share of
any class or series to be redeemed at the address shown on the share transfer
books of the Company. Each notice shall state: (i) the redemption date; (ii) the
number of shares and class or series of the Preferred Shares to be redeemed;
(iii) the redemption price; (iv) the place or places where certificates for such
Preferred Shares are to be surrendered for payment of the redemption price; (v)
that dividends on the shares to be redeemed will cease to accrue on such
redemption date; and (vi) the date upon which the holder's conversion or
exchange rights, if any, as to such shares shall terminate. If fewer than all
the Preferred Shares of any class or series are to be redeemed, the notice
mailed to each such holder thereof shall also specify the number of Preferred
Shares to be redeemed from each such holder. If notice of redemption of any
Preferred Shares has been given and if the funds necessary for such redemption
have been irrevocably set apart by the Company in trust for the benefit of the
holders of any Preferred Shares so called for redemption, then from and after
the redemption date dividends will cease to accrue on such Preferred Shares,
such Preferred Shares shall no longer be deemed outstanding and all rights of
the holders of such shares will terminate, except the right to receive the
redemption price.
LIQUIDATION PREFERENCE
Upon any voluntary or involuntary liquidation, dissolution or winding up of
the affairs of the Company, then, before any distribution or payment shall be
made to the holders of any common shares, excess shares or any other class or
series of equity securities of the Company ranking junior to the
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Preferred Shares in the distribution of assets upon any liquidation, dissolution
or winding up of the Company, the holders of each class or series of Preferred
Shares shall be entitled to receive out of assets of the Company legally
available for distribution to shareholders liquidating distributions in the
amount of the liquidation preference per share (set forth in the applicable
Prospectus Supplement), plus an amount equal to all dividends accrued and unpaid
thereon (which shall not include any accumulation in respect of unpaid dividends
for prior dividend periods if such Preferred Shares do not have a cumulative
dividend). After payment of the full amount of the liquidating distributions to
which they are entitled, the holders of Preferred Shares will have no right or
claim to any of the remaining assets of the Company. In the event that, upon any
such voluntary or involuntary liquidation, dissolution or winding up, the
available assets of the Company are insufficient to pay the amount of the
liquidating distributions on all outstanding Preferred Shares and the
corresponding amounts payable on all shares of other classes or series of equity
securities of the Company ranking on a parity with the Preferred Shares in the
distribution of assets upon liquidation, dissolution or winding up of the
Company, then the holders of the Preferred Shares and all other such classes or
series of equity securities shall share ratably in any such distribution of
assets in proportion to the full liquidating distributions to which they would
otherwise be respectively entitled.
For such purposes, the consolidation or merger of the Company with or into
any other corporation, or the sale, lease or conveyance of all or substantially
all of the property or business of the Company, shall not be deemed to
constitute a liquidation, dissolution or winding up of the Company.
VOTING RIGHTS
Holders of the Preferred Shares will not have any voting rights, except as
set forth below or as otherwise from time to time required by law or as
indicated in the applicable Prospectus Supplement.
Unless provided otherwise for any class or series of Preferred Shares, so
long as any Preferred Shares remain outstanding, whenever dividends on any
Preferred Shares shall be in arrears for six or more quarterly periods,
regardless of whether such quarterly periods are consecutive, the holders of
such Preferred Shares (voting separately as a class with all other class or
series of cumulative preferred shares upon which like voting rights have been
conferred and are exercisable) will be entitled to vote for the election of two
additional directors of the Company at a special meeting called by an officer of
the Company at the request of a holder of such class or series of Preferred
Shares or, if such special meeting is not called by an officer of the Company
within 30 days, at a special meeting called by a holder of such class or series
of Preferred Shares designated by the holders of record of at least 10% of any
class or series of Preferred Shares so in arrears (unless such request is
received less than 90 days before the date fixed for the next annual or special
meeting of the shareholders) or at the next annual meeting of shareholders, and
at each subsequent meeting until (i) if such class or series of Preferred Shares
has a cumulative dividend, all dividends accumulated on such Preferred Shares
for the past dividend periods and the then current dividend period shall have
been fully paid or declared and irrevocably set apart for payment or (ii) if
such class or series of Preferred Shares does not have a cumulative dividend,
four consecutive quarterly dividends are paid or declared and irrevocably set
apart for payment. In such case, the entire Board of Directors of the Company
will be increased by two directors.
Unless provided otherwise for any class or series of Preferred Shares, so
long as any Preferred Shares remain outstanding, the Company shall not, without
the affirmative vote or consent of the holders of at least 66 2/3% of the shares
of each class or series of Preferred Shares outstanding at the time, given in
person or by proxy, either in writing or at a meeting (such class or series
voting separately as a class), (i) authorize or create, or increase the
authorized or issued amount of, any class or series of equity securities ranking
senior to such class or series of Preferred Shares with respect to payment of
dividends or the distribution of assets upon liquidation, dissolution or winding
up of the Company or reclassify any authorized securities of the Company into
any such equity securities, or create, authorize or issue any obligation or
security convertible into or evidencing the right to purchase any such equity
securities; or
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(ii) amend, alter or repeal the provisions of the Company's Amended and Restated
Articles of Incorporation or the Articles of Restatement for such class or
series of Preferred Shares, whether by merger, consolidation or otherwise, so as
to materially and adversely affect any right, preference, privilege or voting
power of such class or series of Preferred Shares or the holders thereof;
PROVIDED, HOWEVER, that any increase in the amount of the authorized preferred
shares or the creation or issuance of any other class or series of preferred
shares, or any increase in the amount of authorized shares of such class or
series or any other class or series of Preferred Shares, in each case ranking on
a parity with or junior to the Preferred Shares of such class or series with
respect to payment of dividends and the distribution of assets upon liquidation,
dissolution or winding up of the Company, shall not be deemed to materially and
adversely affect such rights, preferences, privileges or voting powers.
The foregoing voting provisions will not apply if, at or prior to the time
when the act with respect to which such vote would otherwise be required shall
be effected, all outstanding shares of such class or series of Preferred Shares
shall have been redeemed or called for redemption and sufficient funds shall
have been irrevocably deposited in trust to effect such redemption.
Under the North Carolina Business Corporation Act (the "Act"), the holders
of outstanding Series A Preferred Shares are entitled to vote as a separate
voting group (if shareholder voting is otherwise required by the Act and even
though the Amended and Restated Articles of Incorporation provide that such
shares are nonvoting shares) on a proposed amendment to the Company's Amended
and Restated Articles of Incorporation if the amendment would affect the Series
A Preferred Shares in ways specified in the Act, including an increase or
decrease in the authorized Series A Preferred Shares, a change in the
designation, rights, preferences or limitations of all or part of the Series A
Preferred Shares or the creation of a new class of shares having rights or
preferences with respect to the payment of dividends or the distribution of
assets upon liquidation, dissolution or winding up of the Company that are
prior, superior or substantially equal to the Series A Preferred Shares.
CONVERSION RIGHTS
The terms and conditions, if any, upon which shares of any class or series
of Preferred Shares are convertible into Common Shares will be set forth in the
applicable Prospectus Supplement relating thereto. Such terms will include the
number of Common Shares into which the Preferred Shares are convertible, the
conversion price (or manner of calculation thereof), the conversion period,
provisions as to whether conversion will be at the option of the holders of the
Preferred Shares or the Company, the events requiring an adjustment of the
conversion price and provisions affecting conversion in the event of the
redemption of such Preferred Shares.
RESTRICTIONS ON OWNERSHIP AND TRANSFER
As discussed above under "Description of Common Shares-Restrictions on
Ownership and Transfer," for the Company to qualify as a REIT under the Code,
not more than 50% in value of its outstanding capital stock may be owned,
actually or constructively, by five or fewer individuals (as defined in the Code
to include certain entities) during the last half of a taxable year, and the
capital stock must be beneficially owned by 100 or more persons during at least
335 days of a taxable year of 12 months (or during a proportionate part of a
shorter taxable year). In addition, rent from Related Party Tenants (as defined
above) is not qualifying income for purposes of the gross income tests under the
Code. See "Certain Federal Income Tax Considerations--Taxation of the Company as
a REIT-Requirements for Qualification" and "--Income Tests." Therefore, with
regards to the Company's Articles of Restatement as heretofore or hereafter
amended each class or series of Preferred Shares will contain certain provisions
restricting the ownership and transfer of the Preferred Shares (collectively,
the "Preferred Share Ownership Limit"). Except as otherwise described in the
applicable Prospectus Supplement relating thereto, the provisions of the
Company's Articles as heretofore or hereafter amended relating to the Preferred
Share Ownership Limit for any class or series of Preferred Shares (other than
the Series A Preferred Shares, with
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respect to which the Preferred Share Ownership Limit differs slightly from that
described below) will provide as follows:
The Preferred Share Ownership Limit provision will provide that, subject to
certain exceptions contained in such Articles of Restatement, no holder of
Preferred Shares may own, or be deemed to own by virtue of the constructive
ownership provisions of the Code, Preferred Shares in excess of the lesser of
(i) 9.8% of the Preferred Shares issued in the offering, (ii) if such Preferred
Shares are convertible into Common Shares, an amount of Preferred Shares which,
if so converted at a time when all outstanding convertible shares were converted
into Common Shares, would cause any Person to own, actually or constructively,
Common Shares in violation of the Ownership Limit or the Existing Holder Limit,
(iii) an amount of Preferred Shares which would cause five or fewer individuals
to own, actually or constructively, more then 49% in value of the Company's
outstanding capital stock (in the aggregate), or (iv) an amount of Preferred
Shares which would cause any Person (other than Stanley K. Tanger, Steven B.
Tanger and certain members of their families and affiliates) to own, actually or
constructively, more than 9.8% in value of the Company's outstanding capital
stock (in the aggregate). The constructive ownership rules are complex and may
cause Preferred Shares owned actually or constructively by a group of related
individuals and/or entities to be deemed to be actually or constructively owned
by one individual or entity. As a result, the acquisition of Preferred Shares
(or the acquisition of an interest in any entity which owns Preferred Shares or
Common Shares) by an individual or entity could cause that individual or entity
(or another individual or entity) to own constructively Preferred Shares in
excess of the Preferred Share Ownership Limit.
To the extent that any person purports to convert Preferred Shares into
Common Shares in violation of either the Ownership Limit or the Preferred Share
Ownership Limit, and to the extent that any person would own or purport to
acquire Preferred Shares in excess of the Preferred Share Ownership Limit, then,
depending upon the circumstances, as set forth below, (i) such conversion of
Preferred Shares or the purported acquisition of such excess Preferred Shares
would be void, (ii) such Preferred Shares would be automatically converted to
Excess Preferred Shares which have limited economic rights, or (iii) such
Preferred Shares would be automatically redeemed by the Company.
Generally, an automatic redemption will occur to prevent a violation of the
Preferred Share Ownership Limit that would not have occurred but for a
conversion of Preferred Shares, or a redemption or open market purchase of
Preferred Shares by the Company (each, a "Company Induced Event"). In the case
of such an automatic redemption, the redemption price of each Preferred Shares
redeemed will be (x) if a purported acquisition of Preferred Shares in which
full value was paid for such Preferred Shares caused the redemption, the price
per share paid for the Preferred Shares or (y) if the transaction that resulted
in the redemption was not an acquisition of Preferred Shares in which the full
value was paid for such Preferred Shares (e.g. a Company Induced Event relating
to shares held by others), a price per share equal to the market price of the
shares on the date of the purported transfer that resulted in the redemption.
Any dividend or other distribution paid to a holder of redeemed Preferred Shares
(prior to the discovery by the Company that such shares have been automatically
redeemed by the Company as described above) will be required to be repaid to the
Company upon demand.
A transfer of Preferred Shares or other event that, if effective, would
result in a violation of the Preferred Share Ownership Limit (other than a
violation which would not have occurred but for a Company Induced Event) will be
null and void. In addition, the Company's Articles as heretofore or hereafter
amended will provide that Preferred Shares that would otherwise be actually or
constructively owned by a person (a "Prohibited Transferee") in excess of the
Preferred Share Ownership Limit as a result of such transfer or other event will
be automatically exchanged for Excess Preferred Shares, a separate class of
Preferred Shares that will automatically be transferred to a trust for the
benefit of a charitable beneficiary, effective as of the close of business on
the business day prior to the purported acquisition by the Prohibited
Transferee. While such shares are held in trust, the trustee will have all
voting rights with respect to the shares, and all dividends or distributions
paid on such shares will be paid to the
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trustee of the trust for the benefit of the charitable beneficiary (any dividend
or distribution paid on capital shares prior to the discovery by the Company
that such shares have been automatically transferred to the trust must, upon
demand, be paid over to the trustee for the benefit of the charitable
beneficiary). Within 20 days of receiving notice from the Company of the
transfer of shares to the trust, the trustee of the trust will be required to
sell the shares held in the trust to a person who may own such shares without
violating the ownership restrictions (a "Permitted Holder"). Upon such sale, the
Excess Preferred Shares will be automatically converted into Preferred Shares,
and the price paid for the shares by the Permitted Holder will be distributed to
the Prohibited Transferee to the extent of the lesser of (i) the price paid by
the Prohibited Transferee for the shares or, in the case of a transfer of shares
to a trust resulting from an event other than an actual acquisition of shares by
a Prohibited Transferee, the fair market value, on the date of transfer to the
trust, of the shares so transferred or (ii) the fair market value of the shares
on the date of transfer by the trustee. Any proceeds in excess of this amount
will be paid to the charitable beneficiary. In addition, the Company would have
the right, during the time period prior to the sale of the Excess Preferred
Shares by the trustee, to purchase all or any portion of such shares from the
trustee at a price equal to the lesser of (i) the price paid by the Prohibited
Transferee for the shares or, in the case of a transfer of shares to a trust
resulting from an event other than an actual acquisition of shares by a
Prohibited Transferee, the fair market value, on the date of transfer to the
trust, of the shares so transferred or (ii) the fair market value of the shares
on the date the Company exercise its option to purchase the shares.
In addition, if the Board of Directors shall at any time determine in good
faith that any person intends to own or acquire, has purported to own or acquire
or may own or acquire actual or constructive ownership of any Preferred Shares
in violation of the Preferred Share Ownership Limit, the Board of Directors is
authorized to take such action as it deems advisable to refuse to give effect to
or to prevent such ownership or acquisition, including, but not limited to, (i)
causing the Company to redeem such shares at the market price thereof determined
on the earlier of the date of such redemption and the date of such purported
ownership or acquisition, and upon such other terms and conditions (including
limited notice or no notice, except as otherwise required by law) as may be
specified by the Board of Directors in its sole discretion, (ii) refusing to
give effect to such ownership or acquisition on the books of the Company or
(iii) instituting proceedings to enjoin such ownership or acquisition.
The Board of Directors will be entitled to waive the Preferred Share
Ownership Limit with respect to a particular shareholder if evidence
satisfactory to the Board of Directors and the Company's tax counsel is
presented that such ownership will not then or in the future jeopardize the
Company's status as a REIT. As a condition of such waiver, the Board of
Directors may require opinions of counsel satisfactory to it and/or an
understanding from the applicant with respect to preserving the REIT status of
the Company.
All certificates representing Preferred Shares will bear a legend referring
to the restrictions described above.
All persons who own a specified percentage (or more) of the outstanding
capital shares of the Company must file an affidavit with the Company containing
information regarding their ownership of shares as set forth in the Treasury
Regulations. Under current Treasury Regulations, the percentage is set between
one-half of one percent and five percent, depending on the number of record
holders of capital shares. In addition, each shareholder shall upon demand be
required to disclose to the Company in writing such information with respect to
the direct, indirect, and constructive ownership of capital shares of the
Company as the Board of Directors deems necessary to comply with the provisions
of the Code applicable to a REIT or to comply with the requirements of any
taxing authority or governmental agency.
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DESCRIPTION OF DEPOSITARY SHARES
GENERAL
The Company may issue receipts ("Depositary Receipts") for Depositary
Shares, each of which will represent a fractional interest of a share of a
particular class or series of Preferred Shares, as specified in the applicable
Prospectus Supplement. Preferred Shares of each class or series represented by
Depositary Shares will be deposited under a separate Deposit Agreement (each, a
"Deposit Agreement") among the Company, the depositary named therein (the
"Preferred Share Depositary") and the holders from time to time of the
Depositary Receipts. Subject to the terms of the Deposit Agreement, each owner
of a Depositary Receipt will be entitled, in proportion to the fractional
interest of a share of a particular class or series of Preferred Shares
represented by the Depositary Shares evidenced by such Depositary Receipt, to
all the rights and preferences of the Preferred Shares represented by such
Depositary Shares (including dividend, voting, conversion, redemption and
liquidation rights).
The Depositary Shares will be evidenced by Depositary Receipts issued
pursuant to the applicable Deposit Agreement. Immediately following the issuance
and delivery of the Preferred Shares by the Company to the Preferred Share
Depositary, the Company will cause the Preferred Share Depositary to issue, on
behalf of the Company, the Depositary Receipts. Copies of the applicable form of
Deposit Agreement and Depositary Receipt may be obtained from the Company upon
request, and the following summary is qualified in its entirety by reference
thereto.
DIVIDENDS AND OTHER DISTRIBUTIONS
The Preferred Share Depositary will distribute all cash dividends or other
cash distributions received in respect of the Preferred Shares to the record
holders of Depositary Receipts evidencing the related Depositary Shares in
proportion to the number of such Depositary Receipts owned by such holders,
subject to certain obligations of holders to file proofs, certificates and other
information and to pay certain charges and expenses to the Preferred Share
Depositary.
In the event of a distribution other than in cash, the Preferred Share
Depositary will distribute property received by it to the record holders of
Depositary Receipts entitled thereto, subject to certain obligations of holders
to file proofs, certificates and other information and to pay certain charges
and expenses to the Preferred Share Depositary, unless the Preferred Share
Depositary determines that it is not feasible to make such distribution, in
which case the Preferred Share Depositary may, with the approval of the Company
sell such property and distribute the net proceeds from such sale to such
holders.
WITHDRAWAL
Upon surrender of the Depositary Receipts at the corporate trust office of
the Preferred Share Depositary (unless the related Depositary Shares have
previously been called for redemption or converted), the holders thereof will be
entitled to delivery at such office, to or upon such holder's order, of the
number of whole or fractional Preferred Shares and any money or other property
represented by the Depositary Shares evidenced by such Depositary Receipts.
Holders of Depositary Receipts will be entitled to receive whole or fractional
shares of the related Preferred Shares on the basis of the proportion of
Preferred Shares represented by each Depositary Share as specified in the
applicable Prospectus Supplement, but holders of such Preferred Shares will not
thereafter be entitled to receive Depositary Shares therefor. If the Depositary
Receipts delivered by the holder evidence a number of Depositary Shares in
excess of the number of Depositary Shares representing the number of Preferred
Shares to be withdrawn, the Preferred Share Depositary will deliver to such
holder at the same time a new Depositary Receipt evidencing such excess number
of Depositary Shares.
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REDEMPTION
Whenever the Company redeems Preferred Shares held by the Preferred Share
Depositary, the Preferred Share Depositary will redeem as of the same redemption
date the number of Depositary Shares representing the Preferred Shares so
redeemed, provided the Company shall have paid in full to the Preferred Share
Depositary the redemption price of the Preferred Shares to be redeemed plus an
amount equal to any accrued and unpaid dividends thereon to the date fixed for
redemption. The redemption price per Depositary Share will be equal to the
related fractional interest of the redemption price and any other amounts per
share payable with respect to the Preferred Shares. If fewer than all the
Depositary Shares are to be redeemed, the Depositary Shares to be redeemed will
be selected pro rata (as nearly as may be practicable without creating
fractional Depositary Shares) or by any other equitable method determined by the
Company that will not result in the automatic redemption of the Preferred Shares
or the automatic conversion of Preferred Shares into Excess Preferred Shares
which are transferred to a charitable trust (see "Description of Preferred
Shares -- Restrictions on Ownership and Transfer.")
After the date fixed for redemption, the Depositary Shares so called for
redemption will no longer be deemed to be outstanding and all rights of the
holders of the Depositary Receipts evidencing the Depositary Shares so called
for redemption will cease, except the right to receive any moneys payable upon
such redemption and any money or other property to which the holders of such
Depositary Receipts are entitled upon such redemption upon surrender thereof to
the Preferred Share Depositary.
VOTING
Upon receipt of notice of any meeting at which the holders of the Preferred
Shares are entitled to vote, the Preferred Share Depositary will mail the
information contained in such notice of meeting to the record holders of the
Depositary Receipts evidencing the Depositary Shares which represent such
Preferred Shares. Each record holder of Depositary Receipts evidencing
Depositary Shares on the record date (which will be the same date as the record
date for the Preferred Shares) will be entitled to instruct the Preferred Share
Depositary as to the exercise of the voting rights pertaining to the amount of
Preferred Shares represented by such holder's Depositary Shares. The Preferred
Share Depositary will vote the amount of Preferred Shares represented by such
Depositary Shares in accordance with such instructions, and the Company will
agree to take all reasonable action which may be deemed necessary by the
Preferred Share Depositary in order to enable the Preferred Share Depositary to
do so. The Preferred Share Depositary will abstain from voting the amount of
Preferred Shares represented by such Depositary Shares to the extent that it
does not receive specific instructions from the holders of Depositary Receipts
evidencing such Depositary Shares. The Preferred Share Depositary shall not be
responsible for any failure to carry out any instruction to vote, or for the
manner or effect of any such vote made, as long as any such action or non-action
is in good faith and does not result from negligence or willful misconduct of
the Preferred Share Depositary.
LIQUIDATION PREFERENCE
In the event of the liquidation, dissolution or winding up of the Company,
whether voluntary or involuntary, the holders of each Depositary Share will be
entitled to the fractional interest of the liquidation preference accorded each
Preferred Share represented by the Depositary Share evidenced by the Depositary
Receipt, as set forth in the applicable Prospectus Supplement.
CONVERSION
The Depositary Shares, as such, are not convertible or exchangeable into
Common Shares or any other securities or property of the Company, except in
connection with certain conversions in connection with the preservation of the
Company's status as a REIT. See "Description of Preferred Shares -- Restrictions
on Ownership." Nevertheless, if the Preferred Shares represented by such
Depositary Shares
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are specified in the applicable Prospectus Supplement to be convertible into
Common Shares or other Preferred Shares, the Depositary Receipts evidencing such
Depositary Shares may be surrendered by holders thereof to the Preferred Share
Depositary with written instructions to the Preferred Share Depositary to
instruct the Company to cause conversion of such Preferred Shares into whole
Common Shares or other Preferred Shares (including Excess Preferred Shares) of
the Company, and the Company has agreed that upon receipt of such instructions
and any amounts payable in respect thereof, it will cause the conversion thereof
utilizing the same procedures as those provided for delivery of Preferred Shares
to effect such conversion. If the Depositary Shares evidenced by a Depositary
Receipt are to be converted in part only, a new Depositary Receipt or Receipts
will be issued for any Depositary Shares not to be converted. No fractional
Common Shares will be issued upon conversion, and if such conversion will result
in a fractional share being issued, an amount will be paid in cash by the
Company equal to the value of the fractional interest based upon the closing
price of the Common Shares on the last business day prior to the conversion.
AMENDMENT AND TERMINATION OF THE DEPOSIT AGREEMENT
The Depositary Receipt evidencing the Depositary Shares which represent the
Preferred Shares and any provision of the Deposit Agreement may at any time be
amended by agreement between the Company and the Preferred Share Depositary.
However, any amendment that materially and adversely alters the rights of the
holders of Depositary Receipts or that would be materially and adversely
inconsistent with the rights granted to the holders of the related Preferred
Shares will not be effective unless such amendment has been approved by the
existing holders of at least two-thirds of the Depositary Shares evidenced by
the Depositary Receipts then outstanding. No amendment shall impair the right,
subject to certain exceptions in the Depositary Agreement, of any holder of
Depositary Receipts to surrender any Depositary Receipt with instructions to
deliver to the holder the related Preferred Shares and all money and other
property, if any, represented thereby, except in order to comply with law. Every
holder of an outstanding Depositary Receipt at the time any such amendment
becomes effective shall be deemed, by continuing to hold such Receipt, to
consent and agree to such amendment and to be bound by the Depositary Receipt or
Deposit Agreement, as the case may be, as amended thereby.
The Deposit Agreement may be terminated by the Company upon not less than 30
days' prior written notice to the Preferred Share Depositary if (i) such
termination is necessary to preserve the Company's status as a REIT or (ii) a
majority of each series of Preferred Shares affected by such termination
consents to such termination, whereupon the Preferred Share Depositary shall
deliver or make available to each holder of Depositary Receipts, upon surrender
of the Depositary Receipts held by such holder, such number of whole or
fractional Preferred Shares as are represented by the Depositary Shares
evidenced by such Depositary Receipts, together with any other property held by
the Preferred Share Depositary with respect to such Depositary Receipt. The
Company has agreed that if the Deposit Agreement is terminated to preserve the
Company's status as a REIT, then the Company will use its best efforts to list
the Preferred Shares issued upon surrender of the related Depositary Shares on a
national securities exchange. In addition, the Deposit Agreement will
automatically terminate if (i) all outstanding Depositary Shares shall have been
redeemed, (ii) there shall have been a final distribution in respect of the
related Preferred Shares in connection with any liquidation, dissolution or
winding up of the Company and such distribution shall have been distributed to
the holders of Depositary Receipts evidencing such Depositary Shares
representing the Preferred Shares or (iii) all outstanding Preferred Shares
shall have been converted into Common Shares or other Preferred Shares of the
Company.
CHARGES OF PREFERRED SHARE DEPOSITARY
The Company will pay all transfer and other taxes and governmental charges
arising solely from the existence of the Deposit Agreement. In addition, the
Company will pay the fees and expenses of the
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Preferred Share Depositary in connection with the performance of its duties
under the Deposit Agreement. However, holders of Depositary Receipts will pay
certain other transfer and other taxes and governmental charges, as well as the
fees and expenses of the Preferred Share Depositary for any duties requested by
such holder to be performed which are outside of those expressly provided for in
the Deposit Agreement.
RESIGNATION AND REMOVAL OF DEPOSITARY
The Preferred Share Depositary may resign at any time by delivering to the
Company notice of its election to do so, and the Company may at any time remove
the Preferred Share Depositary, any such resignation or removal to take effect
upon the appointment of a successor Preferred Share Depositary. A successor
Preferred Share Depositary must be appointed within 60 days after delivery of
the notice of resignation or removal and must be a bank or trust company having
its principal office in the United States and having a combined capital and
surplus of at least $50,000,000.
MISCELLANEOUS
The Preferred Share Depositary will forward to holders of Depositary
Receipts any reports and communications from the Company which are received by
the Preferred Share Depositary with respect to the related Preferred Shares.
Neither the Preferred Share Depositary nor the Company will be liable if it
is prevented from or delayed in, by law or any circumstances beyond its control,
performing its obligations under the Deposit Agreement. The obligations of the
Company and the Preferred Share Depositary under the Deposit Agreement will be
limited to performing their duties thereunder in good faith and without
negligence (in the case of any action or inaction in the voting of Preferred
Shares represented by the Depositary Shares), gross negligence or willful
misconduct, and the Company and the Preferred Share Depositary will not be
obligated to prosecute or defend any legal proceeding in respect of any
Depositary Receipts, Depositary Shares or any Preferred Shares represented
thereby unless satisfactory indemnity is furnished. The Company and the
Preferred Share Depositary may rely on written advice of counsel or accountants,
or information provided by persons presenting Preferred Shares represented
thereby for deposit, holders of Depositary Receipts or other persons believed in
good faith to be competent to give such information, and on documents believed
in good faith to be genuine and signed by a proper party.
In the event the Preferred Share Depositary shall receive conflicting
claims, requests or instructions from any holders of Depositary Receipts, on the
one hand, and the Company, on the other hand, the Preferred Share Depositary
shall be entitled to act on such claims, requests or instructions received from
the Company.
RATIOS OF EARNINGS TO FIXED CHARGES
The ratios of earnings to fixed charges plus preferred dividend requirements
for the Company and the Operating Partnership for the nine months ended
September 30, 1997 was 1.61 and for the years ended December 31, 1996, 1995,
1994, 1993 and 1992 was 1.71, 1.80, 2.08, 2.19 and 1.22, respectively. The
ratios of earnings to fixed charges excluding preferred dividend requirements
for the Company and the Operating Partnership for the nine months ended
September 30, 1997 was 1.77 and for the years ended December 31, 1996, 1995,
1994, 1993 and 1992 was 1.99, 2.23, 4.19, 2.27 and 1.22, respectively.
For purposes of these computations, earnings consist of income (loss) before
gain on sale of land, minority interest and extraordinary items plus fixed
charges (excluding capitalized interest and preferred dividends). Fixed charges
consist of interest costs (whether expensed or capitalized) and amortization of
debt issue costs (whether expensed or capitalized), while preferred dividend
requirements consist of distributions on outstanding preferred shares.
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CERTAIN FEDERAL INCOME TAX CONSIDERATIONS
The following summary of certain federal income tax considerations to the
Company is based on current law, is for general purposes only, and is not tax
advice. The summary addresses the material federal income tax considerations
relating to the Company's REIT status, as well as material federal income tax
considerations relating to the Operating Partnership. The tax treatment of a
holder of any of the Offered Securities will vary depending upon the terms of
the specific securities acquired by such holder, as well as his particular
situation, and this discussion does not attempt to address any aspects of
federal income taxation relating to holders of Offered Securities. Certain
federal income tax considerations relevant to holders of the Offered Securities
will be provided in the applicable Prospectus Supplement relating thereto.
EACH INVESTOR IS ADVISED TO CONSULT THE APPLICABLE PROSPECTUS SUPPLEMENT, AS
WELL AS HIS OWN TAX ADVISOR, REGARDING THE TAX CONSEQUENCES TO HIM OF THE
PURCHASE, OWNERSHIP AND SALE OF THE OFFERED SECURITIES, INCLUDING THE FEDERAL,
STATE, LOCAL, FOREIGN AND OTHER TAX CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP AND
SALE AND OF POTENTIAL CHANGES IN APPLICABLE TAX LAWS.
TAXATION OF THE COMPANY AS A REIT
GENERAL. Commencing with its taxable year ending December 31, 1993, the
Company has elected to be taxed as a real estate investment trust under Sections
856 through 860 of the Code. The Company believes that, commencing with its
taxable year ending December 31, 1993, it has been organized and is operating in
such a manner as to qualify for taxation as a REIT under the Code, and the
Company intends to continue to operate in such a manner, but no assurance can be
given that it has operated or will operate in a manner so as to qualify or
remain qualified.
These sections of the Code are highly technical and complex. The following
sets forth the material aspects of the sections that govern the federal income
tax treatment of a REIT and its shareholders. This summary is qualified in its
entirety by the applicable Code provisions, rules and regulations promulgated
thereunder, and administrative and judicial interpretations thereof.
As a condition to the closing of each offering of Offered Securities, except
as otherwise specified in the applicable Prospectus Supplement, tax counsel to
the Company will render an opinion to the underwriters of such offering to the
effect that, commencing with the Company's taxable year ending December 31,
1993, the Company has been organized in conformity with the requirements for
qualification and taxation as a REIT, and its proposed method of operation will
enable it to meet the requirements for qualification and taxation as a REIT
under the Code. In rendering its opinion, tax counsel to the Company will rely
upon qualified North Carolina counsel as to certain matters of North Carolina
law. It must be emphasized that this opinion will be based on various
assumptions and will be conditioned upon certain representations to be made by
the Company as to factual matters and that such tax counsel to the Company
undertakes no obligation hereby to update any such opinion subsequent to its
date. In addition, this opinion will be based upon certain factual
representations of the Company including those set forth in this Prospectus and
will assume that the actions described in this Prospectus are completed in a
timely fashion. Moreover, such qualification and taxation as a REIT depends upon
the Company's ability to meet, through actual annual operating results,
distribution levels and diversity of stock ownership, the various qualification
tests imposed under the Code discussed below, the results of which have not been
and will not be reviewed by such tax counsel to the Company. Accordingly, no
assurance can be given that the actual results of the Company's operation of any
particular taxable year have satisfied or will satisfy such requirements. See
"-Failure to Qualify."
If the Company qualifies for taxation as a REIT, it generally will not be
subject to federal corporate income taxes on its net income that is currently
distributed to shareholders. This treatment substantially
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eliminates the "double taxation" (at the corporate and shareholder levels) that
generally results from investment in a corporation. However, the Company will be
subject to federal income tax as follows: First, the Company will be taxed at
regular corporate rates on any undistributed REIT taxable income, including
undistributed net capital gains. Second, under certain circumstances, the
Company may be subject to the "alternative minimum tax" on its items of tax
preference. Third, if the Company has (i) net income from the sale or other
disposition of "foreclosure property" which is held primarily for sale to
customers in the ordinary course of business or (ii) other nonqualifying income
from foreclosure property, it will be subject to tax at the highest corporate
rate on such income. Fourth, if the Company has net income from prohibited
transactions (which are, in general, certain sales or other dispositions of
property held primarily for sale to customers in the ordinary course of business
other than foreclosure property), such income will be subject to a 100% tax.
Fifth, if the Company should fail to satisfy the 75% gross income test or the
95% gross income test (as discussed below), but has nonetheless maintained its
qualification as a REIT because certain other requirements have been met, it
will be subject to a 100% tax on an amount equal to (a) the gross income
attributable to the greater of the amount by which the Company fails the 75% or
95% test, multiplied by (b) a fraction intended to reflect the Company's
profitability. Sixth, if the Company should fail to distribute during each
calendar year at least the sum of (i) 85% of its REIT ordinary income for such
year, (ii) 95% of its REIT capital gain net income for such year, and (iii) any
undistributed taxable income from prior periods, the Company would be subject to
a 4% excise tax on the excess of such required distribution over the amounts
actually distributed. Seventh, with respect to an asset (a "Built-in Gain
Asset") acquired by the Company from a corporation which is or has been a C
corporation (i.e., generally a corporation subject to full corporate-level tax)
in a transaction in which the basis of the Built-in Gain Asset in the hands of
the Company is determined by reference to the basis of the asset in the hands of
the C corporation, if the Company recognizes gain on the disposition of such
asset during the 10 year period (the "Recognition Period") beginning on the date
on which such asset was acquired by the Company, then, to the extent of the
Built-in Gain (i.e., the excess of (a) the fair market value of such asset over
(b) the Company's adjusted basis in such asset, determined as of the beginning
of the Recognition Period), such gain will be subject to tax at the highest
regular corporate rate pursuant to IRS regulations that have not yet been
promulgated. The results described above with respect to the recognition of
Built-in Gain assume that the Company will make an election pursuant to IRS
Notice 88-19.
REQUIREMENTS FOR QUALIFICATION. The Code defines a REIT as a corporation,
trust or association (1) which is managed by one or more trustees or directors;
(2) the beneficial ownership of which is evidenced by transferable shares, or by
transferable certificates of beneficial interest; (3) which would be taxable as
a domestic corporation, but for Sections 856 through 859 of the Code; (4) which
is neither a financial institution nor an insurance company subject to certain
provisions of the Code; (5) the beneficial ownership of which is held by 100 or
more persons; (6) during the last half of each taxable year not more than 50% in
value of the outstanding stock of which are owned, directly or constructively,
by five or fewer individuals (as defined in the Code to include certain
entities); and (7) which meets certain other tests, described below, regarding
the nature of its income and assets. The Code provides that conditions (1) to
(4), inclusive, must be met during the entire taxable year and that condition
(5) must be met during at least 335 days of a taxable year of 12 months, or
during a proportionate part of a taxable year of less than 12 months. Conditions
(5) and (6) will not apply until after the first taxable year for which an
election is made to be taxed as a REIT.
The Company has satisfied conditions (5) and (6). In addition, the Company's
Amended and Restated Articles of Incorporation provide for restrictions
regarding the transfer of shares, which restrictions are intended to assist the
Company in continuing to satisfy the share ownership requirements described in
(5) and (6) above. Such transfer restrictions are described generally in
"Description of Common Shares-Restrictions on Ownership" and "Description of
Preferred Shares-Restrictions on Ownership." There can be no assurance, however,
that such transfer restrictions will in all cases prevent a violation of the
share ownership provisions described in (5) and (6) above.
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In the case of a REIT which is a partner in a partnership, Treasury
Regulations provide that the REIT will be deemed to own its proportionate share
of the assets of the partnership and will be deemed to be entitled to the income
of the partnership attributable to such share. In addition, the character of the
assets and gross income of the partnership shall retain the same character in
the hands of the REIT for purposes of Section 856 of the Code, including
satisfying the gross income tests and the asset tests. Thus, the Company's
proportionate share of the assets, liabilities and items of income of the
Operating Partnership will be treated as assets, liabilities and items of income
of the Company for purposes of applying the requirements described herein. A
summary of the rules governing the federal income taxation of partnerships and
their partners is provided below in "Tax Aspects of the Operating Partnership."
INCOME TESTS. In order to maintain qualification as a REIT, the Company
annually must satisfy three gross income requirements. First, at least 75% of
the Company's gross income (excluding gross income from prohibited transactions)
for each taxable year must be derived directly or indirectly from investments
relating to real property or mortgages on real property (including "rents from
real property" and, in certain circumstances, interest) or from certain types of
temporary investments. Second, at least 95% of the Company's gross income
(excluding gross income from prohibited transactions) for each taxable year must
be derived from such real property investments, dividends, interest and gain
from the sale or disposition of stock or securities (or from any combination of
the foregoing). Third, short-term gain from the sale or other disposition of
stock or securities, gain from prohibited transactions and gain on the sale or
other disposition of real property held for less than four years (apart from
involuntary conversions and sales of foreclosure property) must represent less
than 30% of the Company's gross income (including gross income from prohibited
transactions) for each taxable year. This 30% gross income test has been
repealed for tax years beginning on or after January 1, 1998. See "--Recently
Enacted Legislation."
Rents received by the Company will qualify as "rents from real property" in
satisfying the gross income requirements for a REIT described above only if
several conditions are met. First, the amount of rent must not be based in whole
or in part on the income or profits of any person. However, an amount received
or accrued generally will not be excluded from the term "rents from real
property" solely by reason of being based on a fixed percentage or percentages
of receipts or sales. Second, the Code provides that rents received from a
tenant will not qualify as "rents from real property" in satisfying the gross
income tests if the REIT, or an owner of 10% or more of the REIT, directly or
constructively owns 10% or more of such tenant (a "Related Party Tenant").
Third, if rent attributable to personal property, leased in connection with a
lease of real property, is greater than 15% of the total rent received under the
lease, then the portion of rent attributable to such personal property will not
qualify as "rents from real property." Finally, for rents received to qualify as
"rents from real property," the REIT generally must not operate or manage the
property or furnish or render services to the tenants of such property, other
than through an independent contractor from whom the REIT derives no revenue,
provided, however, the Company may directly perform certain services that are
"usually or customarily rendered" in connection with the rental of space for
occupancy only and are not otherwise considered "rendered to the occupant" of
the property. The Company has not and will not (i) charge rent for any property
that is based in whole or in part on the income or profits of any person (except
by reason of being based on a percentage of receipts or sales, as described
above), (ii) rent any property to a Related Party Tenant, (iii) derive rental
income attributable to personal property (other than personal property leased in
connection with the lease of real property, the amount of which is less that 15%
of the total rent received under the lease), or (iv) perform services considered
to be rendered to the occupant of the property, other than through an
independent contractor from whom the Company derives no revenue. See "--Recently
Enacted Legislation" for modifications to certain of the rules described in this
paragraph.
The term "interest" generally does not include any amount received or
accrued (directly or indirectly) if the determination of such amount depends in
whole or in part on the income or profits of any person. However, an amount
received or accrued generally will not be excluded from the term "interest"
solely by reason of being based on a fixed percentage or percentages of receipts
or sales.
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If the Company fails to satisfy one or both of the 75% or 95% gross income
tests for any taxable year, it may nevertheless qualify as a REIT for such year
if it is entitled to relief under certain provisions of the Code. These relief
provisions will be generally available if the Company's failure to meet such
tests was due to reasonable cause and not due to willful neglect, the Company
attaches a schedule of the sources of its income to its return, and any
incorrect information on the schedule was not due to fraud with intent to evade
tax. It is not possible, however, to state whether in all circumstances the
Company would be entitled to the benefit of these relief provisions. As
discussed above under "--General," even if these relief provisions apply, a tax
would be imposed with respect to the excess net income.
ASSET TESTS. The Company, at the close of each quarter of its taxable year,
must also satisfy three tests relating to the nature of its assets. First, at
least 75% of the value of the Company's total assets must be represented by real
estate assets (including (i) its allocable share of real estate assets held by
partnerships in which the Company owns an interest and (ii) stock or debt
instruments held for not more than one year purchased with the proceeds of a
stock offering or long-term (at least five years) debt offering of the Company),
cash, cash items and government securities. Second, not more than 25% of the
Company's total assets may be represented by securities other than those in the
75% asset class. Third, of the investments included in the 25% asset class, the
value of any one issuer's securities owned by the Company may not exceed 5% of
the value of the Company's total assets and the Company may not own more than
10% of any one issuer's outstanding voting securities.
ANNUAL DISTRIBUTION REQUIREMENTS. The Company, in order to qualify as a
REIT, is required to distribute dividends (other than capital gain dividends) to
its shareholders in an amount at least equal to (A) the sum of (i) 95% of the
Company's "REIT taxable income" (computed without regard to the dividends paid
deduction and the Company's net capital gain) and (ii) 95% of the net income
(after tax), if any, from foreclosure property, minus (B) the sum of certain
items of noncash income. In addition, if the Company disposes of any Built-In
Gain Asset during its Recognition Period, the Company will be required, pursuant
to IRS regulations which have not yet been promulgated, to distribute at least
95% of the Built-in Gain (after tax), if any, recognized on the disposition of
such asset. Such distributions must be paid in the taxable year to which they
relate, or in the following taxable year if declared before the Company timely
files its tax return for such year and if paid on or before the first regular
dividend payment after such declaration. To the extent that the Company does not
distribute all of its net capital gain or distributes at least 95%, but less
than 100%, of its "REIT taxable income," while satisfying the 95% distribution
test referenced above, it will be subject to tax thereon at regular ordinary and
capital gain corporate tax rates on the undistributed amount. The Company
intends to make timely distributions sufficient to satisfy these annual
distribution requirements.
It is possible that the Company, from time to time, may not have sufficient
cash or other liquid assets to meet the distribution requirements described
above due to timing differences between (i) the actual receipt of income and
actual payment of deductible expenses and (ii) the inclusion of such income and
deduction of such expenses in arriving at taxable income of the Company. In the
event that such timing differences occur, in order to meet the distribution
requirements, the Company may find it necessary to arrange for short-term, or
possibly long-term, borrowings or to pay dividends in the form of taxable stock
dividends.
Under certain circumstances, the Company may be able to rectify a failure to
meet the distribution requirement for a year by paying "deficiency dividends" to
shareholders in a later year, which may be included in the Company's deduction
for dividends paid for the earlier year. Thus, the Company may be able to avoid
being taxed on amounts distributed as deficiency dividends; however, the Company
will be required to pay interest based upon the amount of any deduction taken
for deficiency dividends.
Furthermore, if the Company should fail to distribute during each calendar
year at least the sum of (i) 85% of its REIT ordinary income for such year, (ii)
95% of its REIT capital gain income for such year,
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and (iii) any undistributed taxable income from prior periods, the Company would
be subject to a 4% excise tax on the excess of such required distribution over
the amounts actually distributed.
FAILURE TO QUALIFY
If the Company fails to qualify for taxation as a REIT in any taxable year,
and the relief provisions do not apply, the Company will be subject to tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Such a failure to qualify for taxation as a REIT is
likely to have an adverse effect on the market value and marketability of the
Offered Securities. Distributions to shareholders in any year in which the
Company fails to qualify will not be deductible by the Company nor will they be
required to be made. As a result, the Company's failure to qualify as a REIT
would reduce the cash available for distribution by the Company to its
shareholders. In addition, if the Company fails to qualify as a REIT, all
distributions to shareholders will be taxable as ordinary income to the extent
of current and accumulated earnings and profits, and, subject to certain
limitations of the Code, corporate distributees may be eligible for the
dividends received deduction. Unless entitled to relief under specific statutory
provisions, the Company will also be disqualified from taxation as a REIT for
the four taxable years following the year during which qualification was lost.
It is not possible to state whether in all circumstances the Company would be
entitled to such statutory relief.
RECENTLY ENACTED LEGISLATION
On August 5, 1997, President Clinton signed into law the Taxpayer Relief Act
of 1997 (H.R. 2014), which will have the effect of modifying certain
REIT-related Code provisions for tax years of the Company beginning on or after
January 1, 1998. The following list sets forth the significant changes contained
in this legislation: (i) the rule disqualifying a REIT for any year in which it
fails to comply with certain regulations requiring the REIT to monitor its stock
ownership is replaced with an intermediate financial penalty; (ii) the rule
disqualifying a REIT that it is "closely held" (I.E., during the last half of
each taxable year, 50% or more in value of a REIT's outstanding stock is owned
by five or fewer individuals) does not apply if during such year the REIT
complied with certain regulations which require the REIT to monitor its stock
ownership, and the REIT did not know or have reason to know that it was closely
held; (iii) a REIT is permitted to render a DE MINIMIS amount of impermissible
services to tenants in connection with the management of property and still
treat amounts received with respect to such property (other than certain amounts
relating to such services) as qualified rent; (iv) the rules regarding
attribution to partnerships for purposes of defining qualified rent and
independent contractors are modified so that attribution occurs only when a
partner owns a 25% or greater interest in the partnership; (v) the 30% gross
income test is repealed; (vi) any corporation wholly-owned by a REIT is
permitted to be treated as a qualified REIT subsidiary regardless of whether
such subsidiary has always been owned by the REIT; (vii) the class of excess
noncash items for purposes of the REIT distribution requirements is expanded;
(viii) property that is involuntarily converted is excluded from the prohibited
transaction rules; (ix) the rules relating to shared appreciation mortgages are
modified; (x) income from all hedges that reduce the interest rate risk of REIT
liabilities, including rate swap or cap agreements, options, futures and forward
rate contracts, is included in qualifying income for purposes of the 95% gross
income test; (xi) a REIT is able to elect to retain and pay income tax on its
net long-terms capital gain, and if such election is made, the REIT's
shareholders include in income their proportionate share of the undistributed
long-term capital gain and are deemed to have paid their proportionate share of
tax paid by the REIT; (xii) the rules relating to the grace period for
foreclosure property are modified; and (xiii) certain other Code provisions
relating to REITS are amended.
TAX ASPECTS OF THE OPERATING PARTNERSHIP
GENERAL. Substantially all of the Company's investments are held through
the Operating Partnership. In general, partnerships are "pass-through" entities
which are not subject to federal income tax. Rather,
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partners are allocated their proportionate shares of the items of income, gain,
loss, deduction and credit of a partnership, and are potentially subject to tax
thereon, without regard to whether the partners receive a distribution from the
partnership. The Company includes in its income its proportionate share of the
foregoing Operating Partnership items for purposes of the various REIT income
tests and in the computation of its REIT taxable income. Moreover, for purposes
of the REIT asset tests, the Company includes its proportionate share of assets
held by the Operating Partnership.
ENTITY CLASSIFICATION. The Company's interest in the Operating Partnership
involves special tax considerations, including the possibility of a challenge by
the IRS of the status of the Operating Partnership as a partnership (as opposed
to an association taxable as a corporation) for federal income tax purposes. If
the Operating Partnership was treated as an association, it would be taxable as
a corporation and therefore be subject to an entity level tax on its income. In
such a situation, the character of the Company's assets and items of gross
income would change and preclude the Company from qualifying as a REIT. See
"Federal Income Tax Consequences--Taxation of the Company--Failure to Qualify"
above for a discussion of the effect of the Company's failure to meet such tests
for a taxable year. The IRS recently finalized and published Treasury
Regulations (the "Final Regulations") which provide that a domestic business
entity not otherwise classified as a corporation and which has at least two
members (an "Eligible Entity") may elect to be taxed as a partnership for
federal income tax purposes. The Final Regulations apply for tax periods
beginning on or after January 1, 1997 (the "Effective Date"). Unless it elects
otherwise, an Eligible Entity in existence prior to the Effective Date will have
the same classification for federal income tax purposes that it claimed under
the entity classification Treasury Regulations in effect prior to the Effective
Date. Such an entity's claimed classification will be respected for all prior
periods so long as the entity had a reasonable basis for its claimed
classification and certain other requirements have been satisfied. The Operating
Partnership met the requirements for classification as a partnership under prior
law for all periods prior to the Effective Date and, therefore, under the Final
Regulations, will be taxed as a partnership for periods beginning on or after
the Effective Date.
TAX ALLOCATIONS WITH RESPECT TO THE CENTERS. Pursuant to Section 704(c) of
the Code, income, gain, loss and deduction attributable to appreciated or
depreciated property (such as the Centers) that is contributed to a partnership
in exchange for an interest in the Partnership, must be allocated in a manner
such that the contributing partner is charged with, or benefits from,
respectively, the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of such unrealized gain or
unrealized loss is generally equal to the difference between the fair market
value of contributed property at the time of contribution, and the adjusted tax
basis of such property at the time of contribution (a "Book-Tax Difference").
Such allocations are solely for federal income tax purposes and do not affect
the book capital accounts or other economic or legal arrangements among the
partners. The Operating Partnership was formed by way of contributions of
appreciated property. Consequently, the Partnership Agreement requires such
allocations to be made in a manner consistent with Section 704(c) of the Code.
In general, the Tanger Family Partnership will be allocated lower amounts of
depreciation deductions for tax purposes than such deductions would be if
determined on a pro rata basis. In addition, in the event of the disposition of
any of the contributed assets which have a Book-Tax Difference, all income
attributable to such Book-Tax Difference will generally be allocated to the
Tanger Family Partnership, and the Company will generally be allocated only its
share of capital gains attributable to appreciation, if any, occurring after the
contribution of such assets to the Operating Partnership. This will tend to
eliminate the Book-Tax Difference over the life of the Operating Partnership.
However, the special allocation rules of Section 704(c) do not always entirely
eliminate the Book-Tax Difference on an annual basis or with respect to a
specific taxable transaction such as a sale. Thus, the carryover basis of the
contributed assets in the hands of the Operating Partnership will cause the
Company to be allocated lower depreciation and other deductions, and possibly
amounts of taxable income in the event of a sale of such contributed assets in
excess of the economic or book income allocated to it as a result of such sale.
This may cause the Company
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to recognize taxable income in excess of cash proceeds, which might adversely
affect the Company's ability to comply with the REIT distribution requirements.
See "--Annual Distribution Requirements."
Treasury Regulations under Section 704(c) of the Code provide partnerships
with a choice of several methods of accounting for Book-Tax Differences,
including retention of the "traditional method" under current law, or the
election of certain methods which would permit any distortions caused by a
Book-Tax Difference to be entirely rectified on an annual basis or with respect
to a specific taxable transaction such as a sale. The Operating Partnership and
the Company have determined to use the "traditional method" for accounting for
Book-Tax Differences with respect to the Centers initially contributed to the
Partnership. As a result of such determination, distributions to shareholders
will be comprised of a greater portion of taxable income rather than a return of
capital. The Operating Partnership and the Company have not determined which of
the alternative methods of accounting for Book-Tax Differences will be elected
with respect to Centers contributed to the Partnership in the future.
With respect to the Centers initially contributed to the Operating
Partnership by the Company, as well as any property purchased by the Operating
Partnership subsequent to the admission of the Company to the Operating
Partnership, such property will initially have a tax basis equal to its fair
market value and Section 704(c) of the Code will not apply.
BASIS IN OPERATING PARTNERSHIP INTEREST. The Company's adjusted tax basis
in its interest in the Operating Partnership generally (i) will be equal to the
amount of cash and the basis of any other property contributed to the Operating
Partnership by the Company, (ii) will be increased by (a) its allocable share of
the Operating Partnership's income and (b) its allocable share of indebtedness
of the Operating Partnership and (iii) will be reduced, but not below zero, by
the Company's allocable share of (a) losses suffered by the Operating
Partnership, (b) the amount of cash distributed to the Company and (c) by
constructive distributions resulting from a reduction in the Company's share of
indebtedness of the Operating Partnership.
If the allocation of the Company's distributive share of the Operating
Partnership's loss exceeds the adjusted tax basis of the Company's partnership
interest in the Operating Partnership, the recognition of such excess loss will
be deferred until such time and to the extent that the Company has an adjusted
tax basis in its partnership interest. To the extent that the Operating
Partnership's distributions, or any decrease in the Company's share of the
indebtedness of the Operating Partnership (such decreases being considered a
cash distribution to the partners), exceed the Company's adjusted tax basis,
such excess distributions (including such constructive distributions) constitute
taxable income to the Company. Such taxable income will normally be
characterized as a capital gain, and if the Company's interest in the Operating
Partnership has been held for longer than the long-term capital gain holding
period (currently one year for corporations), the distributions and constructive
distributions will constitute long-term capital gains. Under current law,
capital gains and ordinary income of corporations are generally taxed at the
same marginal rates.
SALE OF THE CENTERS. The Company's share of any gain realized by the
Operating Partnership on the sale of any property held by the Operating
Partnership as inventory or other property held primarily for sale to customers
in the ordinary course of the Operating Partnership's trade or business will be
treated as income from a prohibited transaction that is subject to a 100%
penalty tax. See "--Income Tests." Such prohibited transaction income may also
have an adverse effect upon the Company's ability to satisfy the income tests
for qualification as a REIT. See "General." Under existing law, whether property
is held as inventory or primarily for sale to customers in the ordinary course
of the Operating Partnership's trade or business is a question of fact that
depends on all the facts and circumstances with respect to the particular
transaction. The Operating Partnership intends to hold the Centers for
investment with a view to long-term appreciation, to engage in the business of
acquiring, developing, owning, and operating the Centers (and other shopping
centers) and to make such occasional sales of the Centers, including peripheral
land, as are consistent with the Operating Partnership's investment objectives.
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OTHER TAX CONSEQUENCES
The Company may be subject to state or local taxation in various state or
local jurisdictions, including those in which it transacts business. The state
and local tax treatment of the Company may not conform to the federal income tax
consequences discussed above. Consequently, prospective shareholders should
consult their own tax advisors regarding the effect of state and local tax laws
on an investment in the Company.
PLAN OF DISTRIBUTION
The Company and the Operating Partnership may sell the Offered Securities to
one or more underwriters for public offering and sale by them or may sell the
Offered Securities to investors directly or through agents. Any such underwriter
or agent involved in the offer and sale of the Offered Securities will be named
in the applicable Prospectus Supplement.
Underwriters may offer and sell the Offered Securities at a fixed price or
prices, which may be changed, at prices related to the prevailing market prices
at the time of sale or at negotiated prices. The Company and the Operating
Partnership may, from time to time, authorize underwriters acting as the
Company's agents to offer and sell the Offered Securities upon the terms and
conditions as are set forth in the applicable Prospectus Supplement. In
connection with the sale of Offered Securities, underwriters may be deemed to
have received compensation from the Company or the Operating Partnership in the
form of underwriting discounts or commissions and may also receive commissions
from purchasers of Offered Securities for whom they may act as agent.
Underwriters may sell Offered Securities to or through dealers, and such dealers
may receive compensation in the form of discounts, concessions or commissions
from the underwriters and/or commissions from the purchasers for whom they may
act as agent.
Any underwriting compensation paid by the Company or the Operating
Partnership to underwriters or agents in connection with the offering of Offered
Securities, and any discounts, concessions or commissions allowed by
underwriters to participating dealers, are set forth in the applicable
Prospectus Supplement. Underwriters, dealers and agents participating in the
distribution of the Offered Securities may be deemed to be underwriters, and any
discounts and commissions received by them and any profit realized by them on
resale of the Offered Securities may be deemed to be underwriting discounts and
commissions, under the Securities Act of 1933, as amended (the "Securities
Act"). Underwriters, dealers and agents may be entitled, under agreements
entered into with the Company and the Operating Partnership, to indemnification
against and contribution toward certain civil liabilities, including liabilities
under the Securities Act.
If so indicated in the applicable Prospectus Supplement, the Company and the
Operating Partnership will authorize dealers acting as their agents to solicit
offers by certain institutions to purchase Offered Securities from them at the
public offering price set forth in such Prospectus Supplement pursuant to
Delayed Delivery Contracts (the "Contracts") providing for payment and delivery
on the date or dates stated in such Prospectus Supplement. Each Contract will be
for an amount not less than, and the aggregate principal amount of Offered
Securities sold pursuant to Contracts shall be not less nor more than, the
respective amounts stated in the applicable Prospectus Supplement. Institutions
with whom Contracts, when authorized, may be made include commercial and savings
banks, insurance companies, pension funds, investment companies, educational and
charitable institutions, and other institutions, but will in all cases be
subject to the approval of the Company or the Operating Partnership, as the case
may be. Contracts will not be subject to any conditions except (i) the purchase
by an institution of the Offered Securities covered by its Contracts shall not
at the time of delivery be prohibited under the laws of any jurisdiction in the
United States to which such institution is subject, and (ii) if the Offered
Securities are being sold to underwriters, the Company or the Operating
Partnership, shall have sold to such underwriters the total principal amount of
the Offered Securities less the principal amount thereof covered by Contracts.
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Certain of the underwriters and their affiliates may be customers of, engage
in transactions with and perform services for the Company and the Operating
Partnership in the ordinary course of business.
EXPERTS
The consolidated financial statements and related financial statement
schedules included in the Company's Annual Report on Form 10-K for the year
ended December 31, 1996 and incorporated by reference herein have been
incorporated herein in reliance on the report of Coopers & Lybrand, L.L.P.,
independent accountants, given on the authority of that firm as experts in
accounting and auditing. In addition, the financial statements and related
financial statement schedules included in the Operating Partnership's Annual
Report on Form 10-K for the year ended December 31, 1996 and incorporated by
reference herein have been incorporated herein in reliance on the report of
Coopers & Lybrand, L.L.P., independent accountants, given on the authority of
that firm as experts in accounting and auditing.
LEGAL MATTERS
The validity of the Offered Securities will be passed upon for the Company
and the Operating Partnership by Latham & Watkins, New York, New York and
Vernon, Vernon, Wooten, Brown, Andrews & Garrett, P.A., Burlington, NC. Certain
legal matters will be passed on for any underwriters, dealers or agents by Brown
& Wood LLP, New York, New York.
In addition, the description of federal income tax consequences contained in
this Prospectus entitled "Certain Federal Income Tax Considerations" is based
upon the opinion of Latham & Watkins.
Latham & Watkins and Brown & Wood LLP will rely as to matters of North
Carolina law on the opinions of Vernon, Vernon, Wooten, Brown, Andrews &
Garrett, P.A., Burlington, North Carolina.
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TABLE OF CONTENTS
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
PROSPECTUS
Available Information..................................................... 2
Incorporation of Certain Documents by Reference........................... 2
The Company and the Operating Partnership................................. 4
Risk Factors.............................................................. 4
Use of Proceeds........................................................... 6
Description of Debt Securities............................................ 7
Description of Common Shares.............................................. 22
Description of Common Share Warrants...................................... 24
Description of Preferred Shares........................................... 24
Description of Depositary Shares.......................................... 33
Ratios of Earnings to Fixed Charges....................................... 36
Certain Federal Income Tax Considerations................................. 37
Plan of Distribution...................................................... 44
Experts................................................................... 45
Legal Matters............................................................. 45
</TABLE>
TANGER FACTORY
OUTLET CENTERS, INC.
TANGER PROPERTIES
LIMITED PARTNERSHIP
, 1997
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<PAGE>
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 14. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION.
The estimated expenses, other than underwriting discounts and commissions,
in connection with the offerings of the Securities are as follows:
<TABLE>
<S> <C>
Securities and Exchange Commission Registration Fee............... $ 32,239
Printing and Engraving Expenses................................... 100,000
Legal Fees and Expenses........................................... 50,000
Accounting Fees and Expenses...................................... 30,000
Fees of Rating Agency............................................. 45,000
Fees of Trustee (Including counsel fees).......................... 10,000
Miscellaneous..................................................... 32,761
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$ 300,000
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---------
</TABLE>
ITEM 15. INDEMNIFICATION OF DIRECTORS AND OFFICERS.
The Company is a North Carolina Corporation. The Company's Amended and
Restated Articles of Incorporation contain a provision authorized by Section
55-2-02(b)(3) of the North Carolina Business Corporation Act (the "NC BCA")
eliminating the personal liability of a director arising out of an action
whether by or in the right of the corporation or otherwise for monetary damages
for breach of any duty of a director, except for liability with respect to (i)
acts or omissions that the director at the time of such breach knew or believed
were clearly in conflict with the best interests of the corporation, (ii) any
transaction from which the director derived an "improper personal benefit" as
that term is defined in the NC BCA, (iii) acts or omissions occurring prior to
the effective date of the Articles or (iv) acts or omissions with respect to
which the NC BCA does not permit the limitation of liability.
The Company has also adopted indemnification provisions authorized by NC BCA
Section 55-8-57 which obligate the corporation:
(1) to indemnify any person who serves or has served as a director or
officer against (i) any liability for or obligation to pay reasonable
expenses, including attorneys' fees, incurred by such officer or director in
connection with any proceeding arising out of such director's or officer's
status as such or any activities of such director or officer in such
capacity and (ii) any liability for or obligation to pay any judgment,
settlement, penalty or fine (including an excise tax assessed with respect
to an employee benefit plan) in any such proceeding; and
(2) to indemnify any person who serves or has served as a director or
officer and who, at the request of the corporation, serves or has served as
a director, officer, partner, trustee employee or agent of another
corporation, partnership, joint venture, trust or other enterprise or as a
trustee or administrator under an employee benefit plan against (i) any
liability for or obligation to pay reasonable expenses, including attorneys'
fees, incurred by such officer or director in connection with any proceeding
arising out of such person's status as a director or officer of the
corporation or as a director, officer, partner, trustee, employee or agent
of such other corporation, partnership, joint venture, trust or other
enterprise or as a trustee or administrator under an employee benefit plan
or any activities of such director or officer in any of such capacities and
(ii) any liability for or obligation to pay any judgment, settlement,
penalty or fine (including an excise tax assessed with respect to any
employee benefit plan) in any such proceeding.
II-1
<PAGE>
Provided however, such indemnification does not extend to any liability or
expense the director or officer may incur on account of his or her activities
which, at the time taken, were known or believed by such director or officer to
be clearly in conflict with the best interests of the corporation.
Pursuant to Section 55-8-51 of NC BCA, a North Carolina corporation may
indemnify a director against liability in any proceeding to which the director
is made a party because of his status as such if the director (i) conducted
himself in good faith, (ii) reasonably believed that his conduct in his official
capacity was in the corporation's best interests and, in all other cases, that
his conduct was at least not opposed to the corporation's best interests and
(iii) in the case of a criminal proceeding, had no reasonable cause to believe
his conduct was unlawful.
Pursuant to Section 55-8-52 of the NC BCA, a North Carolina corporation is
required to indemnify a director who was wholly successful, on the merits or
otherwise, in the defense of any proceeding to which he was a party because he
is or was a director against reasonable expenses incurred by him in connection
with the proceeding.
Pursuant to Section 55-8-54 of the NC BCA, the court may order
indemnification of a director of a North Carolina corporation in any proceeding
to which the director is a party if the director is fairly and reasonably
entitled to indemnification in view of all the relevant circumstances.
The term "proceeding" as used herein includes any threatened, pending or
completed civil, criminal, administrative or investigative action, suit or
proceeding (and any appeal therein), whether formal or informal and whether or
not brought by or on behalf of the corporation.
ITEM 16. EXHIBITS.
<TABLE>
<C> <S>
1(a) --Form of Underwriting Agreement for Debt Securities (filed as Exhibit 1(a) to
Amendment No. 1 to Registrant's Registration Statement on Form S-3, dated January
23, 1996, File No. 33-99736/33-99736-01)
1(b) --Form of Underwriting Agreement for Equity Securities (filed as Exhibit 1(b) to
Amendment No. 1 to Registrant's Registration Statement on Form S-3, dated January
23, 1996, File No. 33-99736/33-99736-01)
4(a) --Form of Senior Indenture (filed as Exhibit 4(a) to Registrant's Registration
Statement on Form S-3, dated April 12, 1996, File No. 333-3526/333-3526-01)
4(b) --Form of Subordinated Indenture (filed as Exhibit 4(b) to Amendment No. 1 to
Registrant's Registration Statement on Form S-3, dated January 23, 1996, File No.
33-99736/33-99736-01)
4(c) --Form of Debt Securities (filed as Exhibit 4(c) to Amendment No. 1 to Registrant's
Registration Statement on Form S-3, dated January 23, 1996, File No.
33-99736/33-99736-01)
4(d) --Form of Common Share Warrant Agreement(1)
4(e) --Form of Articles of Restatement for the Preferred Shares(1)
4(f) --Form of Preferred Share Certificate(1)
4(g) --Form of Deposit Agreement(1)
4(h) --Form of First Supplemental Indenture to Senior Indenture (filed as Exhibit 4(h) to
Registrant's Current Report on Form 8-K, dated March 11, 1996)
4(i) --Form of Second Supplemental Indenture to Senior Indenture (filed as Exhibit 4(i) to
Registrant's Current Report on Form 8-K, dated October 24, 1997).
4(j) --Form of Common Share Certificate (filed as Exhibit 4(h) to Registrant's Current
Report on Form 8-K, dated September 23, 1997)
5(a) --Opinion of Vernon, Vernon, Wooten, Brown, Andrews & Garrett(2)
</TABLE>
II-2
<PAGE>
<TABLE>
<C> <S>
5(b) --Opinion of Latham & Watkins(2)
8 --Opinion of Latham & Watkins re: tax matters(2)
12(a) --Calculation of Ratios of Earnings to Combined Fixed Charges and Preferred Stock
Dividends(2)
12(b) --Calculation of Ratios of Earnings to Fixed Charges(2)
23(a) --Consent of Coopers & Lybrand, L.L.P.(2)
23(b) --Consent of Latham & Watkins (included in Exhibit 5(b))
23(c) --Consent of Vernon, Vernon, Wooten, Brown, Andrews & Garrett (included in Exhibit
5(a))
24 --Power of Attorney(2)
25 --Statement of Eligibility of Trustee on Form T-1
</TABLE>
- ------------------------
(1) To be filed by amendment or incorporated by reference in connection with the
offering of Offered Securities.
(2) Previously filed.
ITEM 17. UNDERTAKINGS.
Each of the undersigned Registrants hereby undertakes:
(1) To file, during any period in which offers or sales are being made, a
post-effective amendment to this registration statement:
(i) To include any prospectus required by section 10(a)(3) of the
Securities Act;
(ii) To reflect in the prospectus any facts or events arising after the
effective date of the registration statement (or the most recent
post-effective amendment thereof) which, individually or in the aggregate,
represent a fundamental change in the information set forth in this
registration statement. Notwithstanding the foregoing, any increase or
decrease in volume of securities offered (if the total dollar value of
securities offered would not exceed that which was registered) and any
deviation from the low or high and of the estimated maximum offering range
may be reflected in the form of prospectus filed with the Commission
pursuant to Rule 424(b) if, in the aggregate, the changes in volume and
price represent no more than 20 percent change in the maximum aggregate
offering price set forth in the "Calculation of Registration Fee" table in
the effective registration statement;
(iii) To include any material information with respect to the plan of
distribution not previously disclosed in this registration statement or any
material change to such information in this registration statement;
PROVIDED, HOWEVER, that subparagraphs (i) and (ii) do not apply if the
information required to be included in a post-effective amendment by those
paragraphs is contained in registration statements on Form S-3 or Form S-8 and
the periodic reports filed by such Registrant pursuant to Section 13 or Section
15(d) of the Securities Exchange Act of 1934 that are incorporated by reference
in this registration statement.
(2) That, for the purpose of determining any liability under the Securities
Act, each such post-effective amendment shall be deemed to be a new registration
statement relating to the Securities offered herein, and the offering of such
Securities at that time shall be deemed to be the initial bona fide offering
thereof.
(3) To remove from registration by means of a post-effective amendment any
of the Securities being registered which remain unsold at the termination of the
offering.
II-3
<PAGE>
Each of the undersigned Registrants hereby further undertakes that, for the
purposes of determining any liability under the Securities Act, each filing of
any Registrant's annual report pursuant to section 13(a) or section 15(d) of the
Securities Exchange Act of 1934 that is incorporated by reference in this
registration statement shall be deemed to be a new registration statement
relating to the Securities offered herein, and the offering of such Securities
at that time shall be deemed to be the initial bona fide offering thereof.
Insofar as indemnification for liabilities arising under the Securities Act
may be permitted to directors, officers and controlling persons of any
Registrant pursuant to the provisions described under Item 15 of this
registration statement, or otherwise (other than insurance), each Registrant has
been advised that in the opinion of the Securities and Exchange Commission such
indemnification is against public policy as expressed in such Act and is,
therefore, unenforceable. In the event that a claim for indemnification against
such liabilities (other than the payment by such Registrant of expenses incurred
or paid by a director, officer or controlling person of such Registrant in the
successful defense of any action, suit or proceeding) is asserted by such
director, officer or controlling person in connection with the Securities being
registered, each Registrant will, unless in the opinion of its counsel the
matter has been settled by controlling precedent, submit to a court of
appropriate jurisdiction the question whether such indemnification by it is
against public policy as expressed in such Act and will be governed by the final
adjudication of such issue.
II-4
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, each Registrant
certifies that it has reasonable grounds to believe that it meets all the
requirements for filing on Form S-3 and has duly caused this Amendment No. 1 to
the Registration Statement to be signed on its behalf by the undersigned,
thereunto duly authorized, in Greensboro, North Carolina, on November 18, 1997.
TANGER FACTORY OUTLET CENTERS, INC.
BY /S/ STANLEY K. TANGER
-----------------------------------
Stanley K. Tanger
CHAIRMAN OF THE BOARD
AND CHIEF EXECUTIVE OFFICER
TANGER PROPERTIES LIMITED PARTNERSHIP
By Tanger Factory Outlet Centers, Inc.
By /s/ STANLEY K. TANGER
------------------------------------
Stanley K. Tanger
CHAIRMAN OF THE BOARD
AND CHIEF EXECUTIVE OFFICER
Pursuant to the requirements of the Securities Act of 1933, this Amendment
No. 1 to the Registration Statement has been signed below by the following
persons in the capacities indicated on the 18th day of November, 1997:
SIGNATURE TITLE
- ----------------------------------- -------------------------
Chairman of the Board of
/s/ STANLEY K. TANGER Directors and Chief
- ----------------------------------- Executive Officer
Stanley K. Tanger (principal executive
officer)
/s/ STEVEN B. TANGER*
- ----------------------------------- Director, President and
Steven B. Tanger Chief Operating Officer
/s/ JACK AFRICK*
- ----------------------------------- Director
Jack Africk
II-5
<PAGE>
SIGNATURE TITLE
- ----------------------------------- -------------------------
/s/ WILLIAM BENTON*
- ----------------------------------- Director
William Benton
/s/ THOMAS E. ROBINSON*
- ----------------------------------- Director
Thomas E. Robinson
Vice President-Chief
/s/ FRANK C. MARCHISELLO, JR.* Financial Officer
- ----------------------------------- (principal accounting
Frank C. Marchisello, Jr. and finance officer)
*By: /s/ STANLEY K. TANGER
-------------------------
Stanley K. Tanger
ATTORNEY IN FACT
II-6
<PAGE>
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM T-1
----------
STATEMENT OF ELIGIBILITY UNDER THE
TRUST INDENTURE ACT OF 1933 OF A
CORPORATION DESIGNATED TO ACT AS TRUSTEE
Check if an Application to Determine Eligibility
of a Trustee Pursuant to Section 305(b)(2) |_|
STATE STREET BANK AND TRUST COMPANY
(Exact name of trustee as specified in its charter)
Massachusetts 04-1867445
(Jurisdiction of incorporation or (I.R.S. Employer
organization if not a U.S. national bank) Identification No.)
225 Franklin Street, Boston, Massachusetts 02110
(Address of principal executive offices) (Zip Code)
John R. Towers, Esq. Executive Vice President and General Counsel
225 Franklin Street, Boston, Massachusetts 02110
(617) 654-3253
(Name, address and telephone number of agent for service)
Tanger Factory Outlet Centers, Inc.
Tanger Properties Limited Partnership
(Exact name of obligor as specified in its charter)
(State or other jurisdiction of (I.R.S. Employer Identification No.)
incorporation or organization)
Tanger Factory Outlet Centers, Inc. 56-1815473
North Carolina
Tanger Properties Limited Partnership 56-1822494
North Carolina
1400 West Northwood Street
Greensboro, North Carolina 27408
(810) 274-1666
(ADDRESS OF ISSUER)
(Address of principal executive offices) (Zip Code)
(TYPE OF SECURITIES)
Debt Securities
(Title of indenture securities)
<PAGE>
General
Item 1. General Information.
Furnish the following information as to the trustee:
(a) Name and address of each examining or supervisory authority to
which it is subject.
Department of Banking and Insurance of The Commonwealth
of Massachusetts, 100 Cambridge Street, Boston,
Massachusetts.
Board of Governors of the Federal Reserve System,
Washington, D.C., Federal Deposit Insurance Corporation,
Washington, D.C.
(b) Whether it is authorized to exercise corporate trust powers.
Trustee is authorized to exercise corporate trust
powers.
Item 2. Affiliations with Obligor.
If the Obligor is an affiliate of the trustee, describe each such
affiliation.
The obligor is not an affiliate of the trustee or of its
parent, State Street Corporation.
(See note on page 2.)
Item 3. through Item 15. Not applicable.
Item 16. List of Exhibits.
List below all exhibits filed as part of this statement of
eligibility.
1. A copy of the articles of association of the trustee now in
effect.
A copy of the Articles of Association of the trustee, as
now in effect, is on file with the Securities and
Exchange Commission as Exhibit 1 to Amendment No. 1 to
the Statement of Eligibility and Qualification of
Trustee (Form T-1) filed with the Registration Statement
of Morse Shoe, Inc. (File No. 22-17940) and is
incorporated herein by reference thereto.
2. A copy of the certificate of authority of the trustee to commence
business, if not contained in the articles of association.
A copy of a Statement from the Commissioner of Banks of
Massachusetts that no certificate of authority for the
trustee to commence business was necessary or issued is
on file with the Securities and Exchange Commission as
Exhibit 2 to Amendment No. 1 to the Statement of
Eligibility and Qualification of Trustee (Form T-1)
filed with the Registration Statement of Morse Shoe,
Inc. (File No. 22-17940) and is incorporated herewith by
reference thereto.
3. A copy of the authorization of the trustee to exercise corporate
trust powers, if such authorization is not contained in the
documents specified in paragraph (1) or (2), above.
A copy of the authorization of the trustee to exercise
corporate trust powers is on file with the Securities
and Exchange Commission as Exhibit 3 to Amendment No. 1
to the Statement of Eligibility and Qualification of
Trustee (Form T-1) filed with the Registration Statement
of Morse Shoe, Inc. (File No. 22-17940) and is
incorporated herein by reference thereto.
4. A copy of the existing by-laws of the trustee, or instruments
corresponding thereto.
A copy of the by-laws of the trustee, as now in effect,
is on file with the Securities and Exchange Commission
as Exhibit 4 to the Statement of Eligibility and
Qualification of Trustee (Form T-1) filed with the
Registration Statement of Eastern Edison Company (File
No. 33-37823) and is incorporated herein by reference
thereto.
1
<PAGE>
5. A copy of each indenture referred to in Item 4, if the obligor is in
default.
Not applicable.
6. The consents of United States Institutional trustees required by
Section 321(b) of the Act.
The consent of the trustee required by Section 321(b) of the Act is
annexed hereto as Exhibit 6 and made a part hereof.
7. A copy of the latest report of condition of the trustee published
pursuant to law or to the requirements of its supervising or examining
authority.
A copy of the latest report of condition of the trustee published
pursuant to law or the requirements of its supervising or examining
authority is annexed hereto as Exhibit 7 and made a part hereof.
NOTES
In answering any item of this Statement of Eligibility which relates to
matters peculiarly within the knowledge of the obligor or any underwriter for
the obligor, the trustee has relied upon information furnished to it by the
obligor and the underwriters, and the trustee disclaims responsibility for the
accuracy or completeness of such information.
The answer furnished to Item 2. of this statement will be amended, if
necessary, to reflect any facts which differ from those stated and which would
have been required to be stated if known at the date hereof.
SIGNATURE
Pursuant to the requirements of the Trust Indenture Act of 1939, as
amended, the trustee, State Street Bank and Trust Company, a corporation
organized and existing under the laws of The Commonwealth of Massachusetts, has
duly caused this statement of eligibility to be signed on its behalf by the
undersigned, thereunto duly authorized, all in the City of Boston and The
Commonwealth of Massachusetts, on the 3rd day of November 1997.
STATE STREET BANK AND TRUST COMPANY
By: Gary Dougherty
-------------------------------------
NAME Gary Dougherty
TITLE Assistant Vice President
2
<PAGE>
EXHIBIT 6
CONSENT OF THE TRUSTEE
Pursuant to the requirements of Section 321(b) of the Trust Indenture Act
of 1939, as amended, in connection with the proposed issuance by Tanger
Properties Limited Partnership of its Debt Securities and guaranteed by Tanger
Factory Outlet Centers, Inc., we hereby consent that reports of examination by
Federal, State, Territorial or District authorities may be furnished by such
authorities to the Securities and Exchange Commission upon request therefor.
STATE STREET BANK AND TRUST COMPANY
By: Gary Dougherty
-------------------------------------
NAME Gary Dougherty
TITLE Assistant Vice President
Dated: November 3, 1997
3
<PAGE>
EXHIBIT 7
Consolidated Report of Condition of State Street Bank and Trust Company,
Massachusetts and foreign and domestic subsidiaries, a state banking institution
organized and operating under the banking laws of this commonwealth and a member
of the Federal Reserve System, at the close of business June 30, 1997, published
in accordance with a call made by the Federal Reserve Bank of this District
pursuant to the provisions of the Federal Reserve Act and in accordance with a
call made by the Commissioner of Banks under General Laws, Chapter 172, Section
22(a).
Thousands of
ASSETS Dollars
Cash and balances due from depository
institutions:
Noninterest-bearing balances and
currency and coin ......................................... 1,842,337
Interest-bearing balances ................................. 8,771,397
Securities .................................................. 10,596,119
Federal funds sold and securities
purchased under agreements to resell
in domestic offices of the bank
and its Edge subsidiary ................................... 5,953,036
Loans and lease financing receivables:
Loans and leases, net of unearned
income ................................ 5,769,090
Allowance for loan and
lease losses .......................... 74,031
Allocated transfer risk reserve ......... 0
Loans and leases, net of unearned
income and allowances ................................... 5,695,059
Assets held in trading accounts ............................. 916,608
Premises and fixed assets ................................... 374,999
Other real estate owned ..................................... 755
Investments in unconsolidated
subsidiaries .............................................. 28,992
Customers' liability to this bank on
acceptances outstanding ................................... 99,209
Intangible assets ........................................... 229,412
Other assets ................................................ 1,589,526
-----------
Total assets ................................................ 36,097,449
===========
LIABILITIES
Deposits:
In domestic offices ....................................... 11,082,135
Noninterest-bearing ................... 8,932,019
Interest-bearing ...................... 2,150,116
In foreign offices and Edge subsidiary .................... 13,811,677
Noninterest-bearing ................... 112,281
Interest-bearing ...................... 13,699,396
Federal funds purchased and securities
sold under agreements to repurchase
in domestic offices of the bank and
of its Edge subsidiary .................................... 6,785,263
Demand notes issued to the U.S. .............................
Treasury and Trading Liabilities .......................... 755,676
Other borrowed money ........................................ 716,013
Subordinated notes and debentures ........................... 0
Bank's liability on acceptances
executed and outstanding .................................. 99,605
Other liabilities ........................................... 841,566
Total liabilities ........................................... 34,091,935
===========
EQUITY CAPITAL
Perpetual preferred stock and
related surplus ........................................... 0
Common stock ................................................ 29,931
Surplus ..................................................... 437,183
Undivided profits and capital
reserves/Net unrealized holding
gains (losses) ............................................ 1,542,695
Cumulative foreign currency translation
adjustments ............................................... (4,295)
Total equity capital ........................................ 2,005,514
-----------
Total liabilities and equity
capital ................................................... 36,097,449
4
<PAGE>
I, Rex S. Schuette, Senior Vice President and Comptroller of the above-named
bank do hereby declare that this Report of Condition has been prepared in
conformance with the instructions issued by the Board of Governors of the
Federal Reserve System and is true to the best of my knowledge and belief.
Rex S. Schuette
We, the undersigned directors, attest to the correctness of this Report of
Condition and declare that it has been examined by us and to the best of our
knowledge and belief has been prepared in conformance with the instructions
issued by the Board of Governors of the Federal Reserve System and is true and
correct.
David A. Spins
Marshall N. Carter
Truman S. Casner
5
