<PAGE> 1
As filed with the Securities and Exchange Commission on June 27, 1996
Registration No. 333-004947
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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
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AMENDMENT NO. 1
TO
FORM S-3
REGISTRATION STATEMENT UNDER THE SECURITIES ACT OF 1933
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FELCOR SUITE HOTELS, INC.
(Exact name of registrant as specified in its charter)
<TABLE>
<S> <C> <C>
MARYLAND 545 E. JOHN CARPENTER FRWY. , SUITE 1300 75-2541756
(State or other IRVING, TEXAS 75062 (I.R.S. Employer
jurisdiction of (214) 444-4900 Identification No.)
incorporation or (Address, including ZIP Code,
organization) telephone number, including area code, of
</TABLE> registrant's principal executive offices)
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LAWRENCE D. ROBINSON
SENIOR VICE PRESIDENT AND GENERAL COUNSEL
FELCOR SUITE HOTELS, INC.
545 E. JOHN CARPENTER FRWY., SUITE 1300
IRVING, TEXAS 75062
(214) 444-4900
(Name, address, including ZIP code, and telephone number,
including area code, of agent for service)
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Copy to:
ROBERT W. DOCKERY
BRACEWELL & PATTERSON, L.L.P.
4000 LINCOLN PLAZA
500 N. AKARD
DALLAS, TEXAS 75201
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APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO THE PUBLIC: As soon as
practicable after this Registration Statement becomes effective.
If the only securities being registered on this Form are being offered
pursuant to dividend or interest reinvestment plans, please check the following
box: [ ]
If any of the securities being registered on this Form are to be offered on
a delayed or continuous basis pursuant to Rule 415 under the Securities Act of
1933, other than securities offered only in connection with dividend
reinvestment plans, check the following box: [X]
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following
box and list the Securities Act registration statement number of the earlier
effective registration statement for the same offering. [ ]
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. [ ]
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box: [ ]
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THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON SUCH DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT
SHALL FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(A) OF
THE SECURITIES ACT OF 1933, AS AMENDED, OR UNTIL THE REGISTRATION STATEMENT
SHALL BECOME EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID
SECTION 8(A), MAY DETERMINE.
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SUBJECT TO COMPLETION, DATED JUNE 27, 1996
PROSPECTUS
4,291,192 SHARES
[FELCOR SUITE HOTELS, INC. LOGO]
COMMON STOCK
(PAR VALUE $0.01 PER SHARE)
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TO BE OFFERED BY SEVERAL HOLDERS OF THE COMMON STOCK OF
FELCOR SUITE HOTELS, INC.
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This Prospectus relates to the offering ("Offering") by certain
selling stockholders ("Selling Stockholders") named herein under "Selling
Stockholders" of up to 4,291,192 shares ("Shares") of common stock, par value
$0.01 per share ("Common Stock"), of FelCor Suite Hotels, Inc. ("Company"),
which Shares have been issued to the Selling Stockholders in one or more prior
private placements, or may be issued to the Selling Stockholders upon
redemption by the Company of units of limited partner interest ("Units") in
FelCor Suites Limited Partnership, a Delaware limited partnership
("Partnership"), or pursuant to an existing subscription agreement. Under the
agreement of limited partnership of the Partnership, as amended ("Partnership
Agreement"), the Company, as the sole general partner of the Partnership, is
obligated (subject to certain conditions) to redeem the Units, at the option of
the holders thereof, for a like number of shares of Common Stock or, at the
option of the Company, for cash or a combination of cash and Common Stock. The
Units were originally issued by the Partnership in private placements for cash
or interests in hotel properties. The distribution of the Shares by the
Selling Stockholders is not subject to any underwriting agreement. The Company
will receive none of the proceeds from the sale of Shares hereunder. All
expenses of registration incurred in connection with this Offering are being
borne by the Company, but all selling and other expenses incurred by Selling
Stockholders will be borne by such Selling Stockholders. None of the Shares
offered pursuant to this Prospectus have been registered prior to the filing of
the Registration Statement of which this Prospectus is a part.
The Shares may be sold by the Selling Stockholders from time to time
on the New York Stock Exchange ("NYSE") or such other national securities
exchange or automated interdealer quotation system on which the Common Stock is
then listed, through negotiated transactions or otherwise at market prices
prevailing at the time of the sale or at negotiated prices. See "Plan of
Distribution."
The Common Stock of the Company is listed on the NYSE under the symbol
"FCH." The last reported sale price of Common Stock on June 24, 1996, on the
NYSE was $30.75 per share. To preserve its status as a real estate investment
trust ("REIT"), the Company's Charter limits the Common Stock that may be owned
by any single person or affiliated group to 9.9% of the outstanding shares and
restricts the transferability thereof under certain circumstances.
SEE "RISK FACTORS" BEGINNING ON PAGE 3 FOR A DISCUSSION OF CERTAIN
FACTORS THAT SHOULD BE CAREFULLY CONSIDERED BY PROSPECTIVE PURCHASERS OF THE
COMMON STOCK OFFERED HEREBY.
Each Selling Stockholder and any broker executing selling orders on
behalf of the Selling Stockholders may be deemed to be an "underwriter" within
the meaning of the Securities Act of 1933, as amended ("Securities Act").
Commissions received by any such broker may be deemed to be underwriting
commissions under the Securities Act.
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THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES
AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS
THE SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF THIS
PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY
IS A CRIMINAL OFFENSE.
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THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT PASSED ON OR ENDORSED
THE MERITS OF THIS OFFERING. ANY REPRESENTATION TO THE CONTRARY IS UNLAWFUL.
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THE DATE OF THIS PROSPECTUS IS JUNE __, 1996.
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THE COMPANY
FelCor Suite Hotels, Inc. is a self-administered equity REIT that, at
May 29, 1996, owned an approximate 88% general partner interest in the
Partnership. In addition, the Company owned 100% of the outstanding Series A
Cumulative Convertible Preferred Units ("Preferred Units") of the Partnership,
which, if all such Preferred Units were converted into Units, would result in
the ownership by the Company of an aggregate approximate 90% general partner
interest in the Partnership. The Partnership presently owns interests directly,
or through subsidiaries, in 36 hotels with an aggregate of 8,334 suites in 16
states (collectively, "Hotels"). Thirty-three of the Hotels are operated as,
or are in the process of being converted to, Embassy Suites(R) hotels.
Thirty-two of the Hotels are managed by a subsidiary of Promus Hotel
Corporation ("Promus"), which is the largest operator of full-service,
all-suite hotels in the United States. Unless the context otherwise requires,
all references herein to the business and assets of the Company refer to FelCor
Suite Hotels, Inc., the Partnership and their respective subsidiaries, on a
consolidated basis. At May 29, 1996, the Company was the largest hotel REIT,
in equity market capitalization, and was the largest owner of Embassy Suites
hotels in the United States.
To enable the Company to qualify as a REIT, the Partnership leases the
Hotels, and expects to lease any additional hotels acquired by it in the
future, to DJONT Operations, L.L.C., or a wholly-owned subsidiary thereof
("Lessee"), pursuant to leases providing for the payment of rent based
primarily upon the suite revenues of such hotels ("Percentage Leases"). The
Lessee pays rent to the Company under the Percentage Leases and, in addition,
pays all franchise fees, management fees and other operating expenses of the
hotels leased by it. The Lessee, which provides its audited financial
statements to the Company, is controlled by Hervey A. Feldman, the Chairman of
the Board of the Company, and Thomas J. Corcoran, Jr., the President and Chief
Executive Officer of the Company. Messrs. Feldman and Corcoran beneficially
own an aggregate 50% equity interest in the Lessee and have entered into an
agreement with the Company to utilize any amounts distributed to them from the
Lessee, in excess of their tax liability for the earnings of the Lessee, to
purchase on an annual basis additional shares of Common Stock or Units at then
current market prices. A corporation owned by the children of Charles N.
Mathewson, a director of the Company, owns the remaining 50% equity interest in
the Lessee. Messrs. Feldman and Corcoran, together with other executive
officers and directors of the Company, beneficially own an aggregate of
approximately 4.4% of the Common Stock and Units outstanding at May 29, 1996.
The Company's growth strategy is to utilize management's expertise and
knowledge of the hotel industry to acquire hotel assets and oversee the
management of such assets. Mr. Feldman has been engaged in the hotel business
for approximately 30 years, including serving as the founding President and
Chief Executive Officer of Embassy Suites, Inc. from January 1983 to May 1990
and as its Chairman of the Board from June 1990 until January 1992. Mr.
Corcoran has been engaged in the hotel and restaurant business since 1979, with
experience in the development, financing and acquisition of hotel and
restaurant properties.
The Company seeks to increase operating cash flow and enhance
stockholder value through both acquisitions and internal growth. The Company
believes that Embassy Suites hotels are particularly attractive investments
because of the following factors: the favorable recognition of the Embassy
Suites brand among consumers; the leadership position of Embassy Suites hotels
within the market niche of upscale full-service hotels and the relative
strength of that market within the hotel industry; the limited additions to
hotel supply within the upscale full-service hotel market; and the Company's
positive experience and expertise with Embassy Suites hotels. The Company
believes that a substantial number of hotels meeting its investment criteria
remain available at attractive prices.
The Company's internal growth strategy is to utilize its asset
management role to improve the quality of its hotels through upgrading and
repositioning, thereby improving their revenue performance. Pursuant to the
Percentage Leases, the Company participates in any increases in hotel revenues,
thereby improving its operating cash flow. In addition, the Company may expand
certain of its hotel properties by constructing additional suites and/or
meeting space, if market and other conditions warrant.
The Company was formed as a Delaware corporation on May 16, 1994 and
was reincorporated as a Maryland corporation on June 23, 1995. The
reincorporation did not result in any change in the business, properties or
management of the Company. The Company's executive offices are located at 545
E. John Carpenter Frwy., Suite 1300, Irving, Texas 75062 and its telephone
number is (214) 444-4900.
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RISK FACTORS
In addition to the other information contained in, or incorporated by
reference into, this Prospectus, prospective investors should carefully
consider the following factors in evaluating an investment in the Shares
offered hereby.
HISTORICAL OPERATING LOSSES
The 18 former Crown Sterling Suites(R) hotels ("CSS Hotels") recently
acquired by the Company, as a group, experienced significant net losses before
extraordinary items of approximately $38 million, $14 million and $5 million
for the years ended December 31, 1993 and 1994 and for the nine months ended
September 30, 1995, respectively. In addition, three of the CSS Hotel entities
(Los Angeles, Minneapolis Airport and Mandalay Beach) have operated under
Chapter 11 of the U.S. Bankruptcy Code for varying periods of time since 1992.
Each has since had a reorganization plan approved. No assurance can be given
that some or all of the Hotels will not experience net losses in the future.
OPERATIONAL RISKS OF RAPID GROWTH
The Company's acquisition of interests in 23 hotels within the past
six months has resulted in a substantial increase in the number and geographic
dispersion of the Embassy Suites hotels managed by Promus, resulting in Promus'
need for additional management, sales and accounting personnel. Promus has
offered employment to substantially all of the employees at the hotels so
acquired by the Company that are managed by Promus. Promus has hired, or
intends to hire, additional accounting and, if needed, marketing personnel.
However, there can be no assurance that Promus will be able to retain the
services of its existing employees or hire additional accounting or marketing
personnel, if needed. To the extent Promus is unable to retain or hire
experienced personnel to operate the Company's hotels, the operations of such
hotels could be adversely affected. The addition of the hotels recently
acquired by the Company to those previously leased to the Lessee pursuant to
the Percentage Leases, and the need for the Lessee to supervise the conversion
and/or renovation thereof, may result in increased demands upon, or additions
to, the Lessee's staff. The increased demand upon the time of such employees,
particularly if additional qualified staff cannot be obtained, could adversely
affect the operations and revenues of the Hotels and, in such event, the lease
payments due under the Percentage Leases and the amounts available for the
payment of indebtedness and distribution to stockholders. Further,
deteriorating operations could adversely affect the Lessee's operating results
and jeopardize the Lessee's ability to make lease payments.
HOTEL INDUSTRY RISKS
Operating Risks
The Hotels are subject to all operating risks common to the hotel
industry. These risks include, among other things, intense competition from
other hotels; over-building in the hotel industry, which has adversely affected
occupancy, average daily rate ("ADR") and revenue per available room or suite
("REVPAR") in the past; increases in operating costs due to inflation and other
factors, which increases have not always been, and may not necessarily in the
future be, offset by increased suite rates; dependence on business and
commercial travelers and tourism; increases in energy costs and other expenses
of travel; and adverse effects of general and local economic conditions. Such
factors could adversely affect the Lessee's ability to make lease payments and,
consequently, the Company's ability to make any required payments of principal
and interest on indebtedness and to make distributions to stockholders.
Further, annual adjustments to the base rent and the thresholds for computation
of percentage rent, based upon a formula taking into account changes in the
U.S. Consumer Price Index ("CPI"), would (in the absence of offsetting
increases in suite revenue and in the event of any decrease in suite revenue)
result in decreased revenues to the Partnership under the Percentage Leases and
decreased amounts available for required payments of principal and interest on
indebtedness and to make distributions to the Company's stockholders.
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Competition
Competition for Guests; Operations. The hotel industry is highly
competitive. Each of the Hotels experiences competition primarily from other
upscale hotels in its immediate vicinity, but also competes with other hotel
properties in its geographic market. Some of the competitors of the Hotels
have substantially greater marketing and financial resources than the Company
and the Lessee. A number of additional hotel rooms are in development, have
been announced or have recently been completed in a number of the Company's
markets, and additional hotel rooms may be developed in the future. Such
additional hotel rooms have had, and could continue to have, an adverse effect
on the revenues of the Hotels in such markets.
Competition for Acquisitions. The Company may be competing for
investment opportunities with entities that have substantially greater
financial resources than the Company. These entities may generally be able to
accept more risk than the Company prudently can manage. Competition may
generally reduce the number of suitable investment opportunities offered to the
Company and increase the bargaining power of property owners seeking to sell.
Seasonality of Hotel Business
The hotel industry is seasonal in nature. Similarly, the Hotels'
operations historically have been seasonal in nature, reflecting relatively
higher occupancy rates during the first three quarters of each year.
Accordingly, seasonality can be expected to cause significant quarterly
fluctuations in the Company's lease revenue, to the extent it receives
percentage rent.
Investment Concentration in Single Industry
The Company's current strategy is to acquire interests exclusively in
hotel properties. The Company will not seek to invest in assets selected to
reduce the risks associated with investments in the hotel industry and will be
subject to risks inherent in concentrating investments in a single industry.
Therefore, the adverse effect on the Company's lease revenue and amounts
available for required payments of principal and interest on indebtedness and
to make distributions to stockholders resulting from a downturn in the hotel
industry will be more pronounced than if the Company had diversified its
investments outside of the hotel industry.
Emphasis on Embassy Suites Hotels; Market Concentration
Thirty-three of the 36 Hotels are, or are in the process of being
converted to, Embassy Suites hotels. Accordingly, the Company is subject to
risks inherent in concentrating the Company's investments in the Embassy Suites
brand, such as a reduction in business following adverse publicity related to
the brand, which could have an adverse effect on the Company's lease revenues
and amounts available for required payments of principal and interest on
indebtedness and to make distributions to stockholders.
The Hotels are located in 16 states; however, approximately 44% of
such hotels are located in two states, with nine hotels (25%) being located in
Florida and seven hotels (19%) being located in California. Therefore, adverse
events or conditions that affect those areas particularly (such as natural
disasters or adverse changes in local economic conditions) could have a more
pronounced negative impact on the operations of the Company and amounts
available for required payments of principal and interest on indebtedness and
to make distributions to the Company's stockholders than events affecting other
areas.
CONSTRAINTS ON ACQUISITIONS AND IMPROVEMENTS
The Company intends to continue to pursue its current growth strategy,
which includes acquiring and improving hotel properties. There is a risk that
the Company will not have access to sufficient equity or debt capital to pursue
its acquisition strategies indefinitely. The Company generally cannot retain
cash generated by operating activities. To qualify as a REIT, the Company must
distribute at least 95% of its taxable income annually. The Company's $100
million secured line of credit ("Line of Credit") currently expires in 1997,
and its Charter limits the Company's indebtedness to
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40% of its investment in hotel properties, at cost. Since the Company
generally cannot retain earnings and the term of the Company's Line of Credit
is limited, the Company's ability to continue to make hotel acquisitions
following the expiration or utilization of such facilities will depend
primarily on its ability to obtain additional private or public equity or debt
financing. There can be no assurance that such financing will be available to
make future investments.
CONFLICTS OF INTEREST
General
Because of the direct and indirect ownership interests of Messrs.
Feldman, Corcoran and Mathewson in, and their positions with, the Company and
the Lessee, there were inherent conflicts of interest in connection with the
Company's purchase of hotels in which such persons held an interest and in the
ongoing lease and operation of the Hotels. Accordingly, the interests of the
Company's stockholders may not have been, and in the future may not be, solely
reflected in all decisions made or actions taken by officers and directors of
the Company. In an effort to address one of the primary continuing conflicts,
Messrs. Feldman and Corcoran have entered into an agreement with the Company to
utilize any amounts distributed to them from the Lessee, in excess of their tax
liability for the earnings of the Lessee, to purchase, annually, additional
shares of Common Stock or Units at the then current market price.
No Arms-Length Bargaining on Percentage Leases and Compensation
Arrangements for Officers and Directors
The terms of the Percentage Leases and the initial compensation
arrangements for officers and directors of the Company were not negotiated on
an arms-length basis and, accordingly, may not reflect fair market values or
terms. Management of the Company believes, however, that the terms of such
agreements are fair to the Company. The lease payments under the Percentage
Leases have been, and future Percentage Lease rents will be, calculated with
reference to historical financial data and the projected operating and
financial performance of the hotels to which they relate. The terms of the
Percentage Leases are believed by management of the Company to be typical of
provisions found in other leases entered into in similar transactions.
Management believes that the initial and current compensation arrangements for
officers and directors of the Company provide incentives for them to seek to
maximize stockholder value, by tying incentive compensation to increases in the
market value of the Common Stock. The Percentage Leases and the employee
compensation plans were approved by the Company's independent directors. The
Company does not own any interest in the Lessee. All of the voting Class A
membership interest in the Lessee (representing a 50% equity interest) is owned
by Messrs. Feldman and Corcoran and all of the non-voting Class B membership
interest in the Lessee (representing the remaining 50% equity interest) is held
by RGC Leasing, Inc., a Nevada corporation owned by the children of Charles N.
Mathewson, a director of the Company. As a result, such persons may have a
conflict of interest with the Company in the performance of their management
services to the Company in connection with the Percentage Leases.
Continuing Hotel Operation, Development and Investment by FelCor Affiliates
Messrs. Feldman and Corcoran, or entities controlled by them ("FelCor
Affiliates"), may (i) continue to own, develop and operate their respective
existing interests in the Holiday Inn - DFW (Dallas/Fort Worth) Airport South
hotel (including development of the property adjacent thereto) and in the St.
Louis (Airport), Missouri Embassy Suites hotel, (ii) modify, dispose of or add
to such existing interests or properties, and (iii) acquire new or additional
interests in any hotel development at or adjacent to the Holiday Inn - DFW
Airport South hotel property. Except as provided above, the FelCor Affiliates
have no present intent to develop, own or operate additional hotel properties,
and in any event will not do so without the approval of a majority of the Board
of Directors, including a majority of the independent directors. The
Partnership has a right of first refusal and option to acquire the St. Louis
(Airport), Missouri Embassy Suites hotel which is owned by a FelCor Affiliate.
This hotel was completed and commenced operations in December 1994. The
Company's decision as to the exercise of the right of first refusal or option
with respect to the St. Louis hotel will be made by a majority of the
independent directors. In the event that the Company elects to exercise the
right of first refusal or option with respect to such property, the interests
of Messrs. Feldman, Corcoran and Mathewson could differ from those of the
Company with respect to the Company's acquisition of the property.
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Adverse Tax Consequences to Certain Affiliates on a Sale of Certain Hotels
Certain affiliates of the Company may have unrealized gain in their
investments in the six hotels acquired by the Company at its inception on July
28, 1994 ("Initial Hotels"). A subsequent sale of such hotels by the Company
may cause adverse tax consequences to such persons. Therefore, the interests
of the Company and certain of its affiliates, including Messrs. Feldman,
Corcoran and Mathewson, could be different in connection with the disposition
of any of such hotels. However, decisions with respect to the disposition of
any of the Initial Hotels must be approved by a majority of the independent
directors.
Conflicting Demands for Management Time
Messrs. Feldman and Corcoran will be involved in the ownership and
management of the Lessee, as well as other activities, in addition to their
functions as officers and directors of the Company. Such activities will
include, without limitation, the ownership and management of their interests in
the Holiday Inn-DFW Airport South and the St. Louis (Airport), Missouri
Embassy Suites hotel, subject to certain restrictions set forth in their
employment agreements. Therefore, Messrs. Feldman and Corcoran, as well as
other officers and employees of the Company, some of whom are also officers of
or provide services to the Lessee, will be subject to competing demands on
their time.
RISKS OF LEVERAGE; SUBSTANTIAL AMOUNTS OF FLOATING RATE DEBT
At March 31, 1996, the Company's outstanding debt and capital lease
obligations consisted of approximately $178.5 million in principal amount
outstanding, including approximately $43.6 million under the Line of Credit, a
substantial portion of which indebtedness bears interest at floating rates. A
portion of the net proceeds from the Company's sale, on May 6, 1996, of
6,000,000 shares of its $1.95 Series A Cumulative Convertible
Preferred Stock ("Series A Preferred Stock") in an underwritten public offering
was used to pay down the Company's Line of Credit to less than $1,000 at May
29, 1996. Since the Company intends to continue to acquire additional
all-suite hotels and must distribute annually at least 95% of its taxable net
income to maintain its REIT status, it may borrow additional funds to make
investments or distributions. The Board of Directors has the discretion to
permit the Company to incur debt in an amount not to exceed 40% of the
Company's investment in hotel properties, at cost, on a consolidated basis,
after giving effect to the Company's use of proceeds from any indebtedness.
The Company has obtained the Line of Credit to provide, as necessary, funds for
investments in additional hotel properties, working capital and cash to make
distributions. The Company's use of the Line of Credit for working capital,
distributions and general corporate purposes is limited to 10% of the amount
available thereunder. The Line of Credit is secured by a first lien on the
Company's interest in 13 of the Hotels. The majority of Company's floating
rate debt bears interest at the 30-day London Interbank Offered Rate ("LIBOR")
(5.46875% at March 31, 1996) plus an amount between 0.62% and 2.0%.
There can be no assurance that the Company will be able to meet its
present or future debt service obligations and, to the extent that it cannot,
it risks the loss of some or all of its assets to foreclosure. Changes in
economic conditions could result in higher interest rates, which could increase
debt service requirements on the Company's floating rate debt and could reduce
the amounts available for distribution to its stockholders. Adverse economic
conditions could cause the terms on which borrowings become available to be
unfavorable. In such circumstances, if the Company is in need of capital to
repay indebtedness in accordance with its terms or otherwise, it could be
required to liquidate one or more investments in hotel properties at times that
may not permit realization of the maximum return on such investments.
TAX RISKS
Failure to Qualify as a REIT
The Company operates in a manner intended to qualify it as a REIT for
federal income tax purposes. Although the Company has not requested, and does
not expect to request, a ruling from the Internal Revenue Service ("Service")
that it qualifies as a REIT, it has received an opinion of its counsel that,
based on certain assumptions and representations, it so qualifies. Investors
should be aware, however, that opinions of counsel are not binding on the
Service or any court. The REIT qualification opinion only represents the view
of counsel to the Company based on counsel's review and
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analysis of existing law, which includes no controlling precedent.
Furthermore, both the validity of the opinion and the continued qualification
of the Company as a REIT will depend on the Company's continuing ability to
meet various requirements concerning, among other things, the ownership of its
outstanding stock, the nature of its assets, the sources of its income, and the
amount of its distributions to stockholders of the Company. See "Federal
Income Tax Considerations -- Taxation of the Company."
If the Company were to fail to qualify as a REIT in any taxable year,
the Company would not be allowed a deduction for distributions to stockholders
in computing its taxable income and would be subject to federal income tax
(including any applicable minimum tax) on its taxable income at regular
corporate rates. Unless entitled to relief under certain provisions of the
Internal Revenue Code of 1986, as amended ("Code"), the Company also would be
disqualified from treatment as a REIT for the four taxable years following the
year during which qualification was lost. As a result, the funds available for
required payments of principal and interest on indebtedness and to make
distributions to stockholders would be reduced for each of the years involved.
Although the Company operates in a manner designed to allow it to qualify as a
REIT, it is possible that future economic, market, legal, tax or other
considerations may cause the Board of Directors, with the consent of a majority
of the stockholders, to revoke the REIT election. See "Federal Income Tax
Considerations."
REIT Minimum Distribution Requirements
In order to qualify as a REIT, the Company generally is required each
year to distribute to its stockholders at least 95% of its net taxable income
(excluding any net capital gain). In addition, the Company is subject to a 4%
nondeductible excise tax on the amount, if any, by which certain distributions
paid by it with respect to any calendar year are less than the sum of 85% of
its ordinary income plus 95% of its capital gain net income for that year.
The Company intends to make distributions to its stockholders to
comply with the 95% distribution requirement and to avoid the nondeductible
excise tax. The Company's income consists primarily of its share of the income
of the Partnership, and the Company's cash available for distribution consists
primarily of its share of cash distributions from the Partnership. Differences
in timing between taxable income and cash available for distribution and
seasonality of the hospitality industry could require the Company, through the
Partnership, to borrow funds on a short-term basis to meet the 95% distribution
requirement and to avoid the nondeductible excise tax. For federal income tax
purposes, distributions paid to stockholders may consist of ordinary income,
capital gains, nontaxable return of capital, or a combination thereof. The
Company provides its stockholders with an annual statement as to its
designation of the taxability of distributions.
Distributions by the Partnership will be determined by the Company's
Board of Directors and will be dependent on a number of factors, including the
amount of the Partnership's cash available for distribution, the Partnership's
financial condition, any decision by the Board of Directors to reinvest funds
rather than to distribute such funds, the Partnership's capital expenditures,
the annual distribution requirements under the REIT provisions of the Code and
such other factors as the Board of Directors deems relevant. See "Federal
Income Tax Considerations -- Requirements for Qualification -- Distribution
Requirements."
Failure of the Partnership to be Classified as a Partnership for Federal
Income Tax Purposes; Impact on REIT Status
The Company has received an opinion of its counsel stating that the
Partnership will be classified as a partnership for federal income tax
purposes. If the Service were to challenge successfully the tax status of the
Partnership as a partnership for federal income tax purposes, the Partnership
would be taxable as a corporation. In such event, since the value of the
Company's ownership interest in the Partnership constitutes more than 10% of
the Partnership's voting securities and exceeds 5% of the Company's assets, the
Company likely would cease to qualify as a REIT. Furthermore, the imposition
of a corporate tax on the Partnership would substantially reduce the amount of
cash available for distribution to the Company and its stockholders.
7
<PAGE> 9
EFFECT OF MARKET INTEREST RATES ON PRICE OF COMMON STOCK
One of the factors that may influence the price of the Company's
Common Stock in public trading markets is the annual yield from distributions
by the Company on the Common Stock, as compared to yields on other financial
instruments. Thus, an increase in market interest rates will result in higher
yields on other financial instruments, which could adversely affect the market
price of the Common Stock.
SERIES A PREFERRED STOCK SENIOR TO COMMON STOCK IN THE PAYMENT OF DIVIDENDS AND
ON LIQUIDATION
The Series A Preferred Stock ranks senior to the Common Stock with
respect to the payment of dividends and amounts distributable upon liquidation,
dissolution or winding up of the Company. The holders of the Company's
outstanding Series A Preferred Stock are entitled to receive dividends,
cumulative from May 6, 1996, in an amount per share equal to the greater of
$0.4875 per quarter (equivalent to $1.95 per annum), or the cash distributions
declared or paid for the corresponding period on that number of shares of
Common Stock into which a share of Series A Preferred Stock is then
convertible. Unless all dividends then required to have been paid on the
Series A Preferred Stock have been paid or declared and set aside for payment,
no dividends may be declared or paid on the Common Stock. Similarly, in the
event of a liquidation, dissolution or winding up of the Company, holders of
Series A Preferred Stock are entitled to receive an amount per share equal to
any accrued but unpaid dividends thereon plus $25.00 before holders of Common
Stock will be entitled to any distribution on their shares.
RECENTLY ORGANIZED ENTITIES; LIMITED ASSETS AND OPERATING HISTORY
The Company, the Partnership and the Lessee were organized in 1994 and
have limited operating histories. Although the management of the Company and
of the Lessee have substantial experience in developing, financing and
operating hotel properties, they have limited experience in operating as a
REIT. The Company must rely on the Lessee, and the Lessee, in turn, will
depend upon the hotel managers, to generate sufficient cash flow from the
operation of the Hotels to enable the Lessee to meet its rent obligations under
the Percentage Leases. Thirty-two of the 36 Hotels are managed on behalf of
the Lessee by Promus. The four remaining Hotels are managed on behalf of the
Lessee by other independent professional hotel management companies. All
management contracts extend for a term of ten years from the date of
acquisition of the hotel to which such contract relates, but neither Promus nor
any such other manager has, or will have, any liability or obligation to the
Partnership for the payment of rent under the Percentage Leases. The
obligations of the Lessee under the Percentage Leases are unsecured. The
Lessee's only assets are cash, receivables, inventory, supplies and prepaid
expenses needed in the operation of the Hotels, the franchise licenses for the
Hotels, and its rights and benefits under the Percentage Leases. At March 31,
1996, the Lessee had a total stockholders' equity of approximately $82,000.
See "The Company" and "Partnership Agreement."
RELIANCE ON KEY PERSONNEL AND BOARD OF DIRECTORS
Stockholders have no right or power to take part in the management of
the Company except through the election of directors and the exercise of voting
rights on certain specified matters. The Board of Directors is responsible for
managing the Company. The Company's future success, including particularly the
implementation of the Company's acquisition growth strategy, is substantially
dependent on the active participation of Messrs. Feldman and Corcoran. The
loss of the services of either of these individuals could have a material
adverse effect on the Company.
REAL ESTATE INVESTMENT RISKS
The Company's investments are subject to varying degrees of risk
generally incident to the ownership of real property, including, in addition to
the risks discussed below, adverse changes in general or local economic
conditions, zoning laws, traffic patterns and neighborhood characteristics, tax
rates, governmental rules and fiscal policies, and by civil unrest, acts of
war, and other adverse factors which are beyond the control of the Company.
8
<PAGE> 10
Illiquidity of Real Estate
Real estate investments are relatively illiquid. The ability of the
Company to vary its portfolio in response to changes in economic and other
conditions will be limited. Also, no assurances can be given that the market
value of any of the Hotels will not decrease in the future. There can be no
assurance that the Company will be able to dispose of an investment when it
finds disposition advantageous or necessary or that the sale price realized in
any disposition will recoup or exceed the amount of the Company's investment
therein.
Uninsured and Underinsured Losses
Each of the Hotels is covered by comprehensive policies of insurance,
including liability, fire and extended coverage. Management believes such
specified coverage is of the type and amount customarily obtained by owners of
similar real property assets. However, there are certain types of losses,
generally of a catastrophic nature, such as earthquakes, hurricanes and floods,
that may be uninsurable or not economically insurable. Nine of the Hotels are
located in California, which is subject to relatively higher seismic risks.
Although each of such hotels was constructed under the more recent and
stringent post-1984 building codes that were intended to reduce the likelihood
or extent of damage from seismic activity, no assurance can be given that an
earthquake would not cause substantial damage and losses. Additionally, 13 of
the Hotels are located in the coastal areas of Florida, Georgia, Louisiana and
Texas and may, therefore, be particularly susceptible to potential damage from
hurricanes or high-wind activity. The Company presently maintains and intends
to continue to maintain earthquake insurance on each of the Hotels located in
California and hurricane insurance on such Florida, Georgia, Louisiana and
Texas hotels, to the extent practicable. The Company's Board of Directors may
exercise discretion in determining amounts, coverage limits and the
deductibility provisions of insurance, with a view to maintaining appropriate
insurance coverage on the Company's investments at a reasonable cost and on
suitable terms. This may result in insurance coverage that, in the event of a
substantial loss, would not be sufficient to pay the full current market value
or current replacement cost of the Company's lost investment. Inflation,
changes in building codes and ordinances, environmental considerations and
other factors also might make it impractical to use insurance proceeds to
replace the property after such property has been damaged or destroyed. Under
such circumstances, the insurance proceeds received by the Company might not be
adequate to restore its economic position with respect to such property.
Environmental Matters
Under various federal, state, and local environmental laws, ordinances
and regulations, a current or previous owner or operator of real property may
be liable for the costs of removal or remediation of hazardous or toxic
substances on, under or in such property. Such laws often impose liability
whether or not the owner or operator knew of, or was responsible for, the
presence of such hazardous or toxic substances. Liability also may extend to
persons holding a security interest in the property, under certain limited
circumstances. In addition, the presence of contamination from hazardous or
toxic substances, or the failure to properly remediate such contaminated
property, may adversely affect the owner's ability to dispose of such property,
to fully utilize such property without restriction or to borrow using such
property as collateral. Persons who arrange for the disposal or treatment of
hazardous or toxic substances may also be liable for the costs of removal or
remediation of such substances at the disposal or treatment facility, whether
or not such facility is or ever was owned or operated by such person. Certain
environmental laws and common law principles could be used to impose liability
for release of hazardous or toxic substances, including the release of
asbestos-containing materials ("ACMs") into the air, and third parties may seek
recovery from owners or operators of real properties for personal injury or
property damage associated with such releases, including exposure to released
ACMs. Environmental laws also may impose restrictions on the manner in which
property may be used or businesses may be operated, and these restrictions may
require expenditures. Environmental laws provide for sanctions in the event of
noncompliance and may be enforced by governmental agencies or, in certain
circumstances, by private parties. In connection with the ownership of the
Hotels and any subsequently acquired hotels, the Company may be potentially
liable for such costs. The cost of defending against claims of liability, of
compliance with environmental regulatory requirements or of remediating a
contaminated property could materially adversely affect the business, assets or
results of operations of the Company and the Partnership and, consequently,
amounts available for required payments of principal and interest on
indebtedness and to make distributions to the Company's stockholders.
9
<PAGE> 11
Phase I environmental audits from independent environmental engineers
were obtained with respect to each of the Hotels prior to the acquisition
thereof by the Company. The principal purpose of Phase I audits is to identify
indications of potential environmental contamination for which the Hotels may
be responsible and, secondarily, to assess, to a limited extent, the potential
for environmental regulatory compliance liabilities. The Phase I audits of the
Hotels were designed to meet the requirements of the then current industry
standards governing Phase I audits, and consistent with those requirements,
none of the audits involved testing of groundwater, soil or air. Accordingly,
they do not represent evaluations of conditions at the studied sites that would
be revealed only through such testing. In addition, their assessment of
environmental regulatory compliance issues was general in scope and was not a
detailed determination of the Hotels' complete compliance status. Similarly,
the audits did not involve comprehensive analysis of potential off-site
liability. The Phase I audit reports have not revealed any environmental
liability that management believes would have a material adverse effect on the
Company's business, assets or results of operations, nor is the Company aware
of any such liability. Nevertheless, it is possible that these reports do not
reveal all environmental liabilities or that there are material environmental
liabilities of which the Company is unaware.
Compliance with Americans with Disabilities Act
Under the Americans with Disabilities Act of 1990 ("ADA"), all public
accommodations are required to meet certain federal requirements related to
access and use by disabled persons. While management of the Company believes
that, based upon an examination thereof and consultation with professionals,
the Hotels are substantially in compliance with these requirements, a
determination that the Company is not in compliance with the ADA could result
in the imposition of fines or an award of damages to private litigants. If the
Company were required to make substantial modifications at the Hotels to comply
with the ADA, the Company's ability to make required payments of principal and
interest on indebtedness and to make distributions to its stockholders could be
adversely affected.
Increases in Property Taxes
Each Hotel is subject to real and personal property taxes. The real
and personal property taxes on hotel properties in which the Company invests
may increase as property tax rates change, as the properties are improved and
as the properties are assessed or reassessed by taxing authorities. If
property taxes increase, the Company's ability to make required payments of
principal and interest on indebtedness and to make distributions to its
stockholders could be adversely affected.
OWNERSHIP LIMITATION
In order for the Company to maintain its qualification as a REIT, not
more than 50% in value of its outstanding stock may be owned, actually and
constructively under the applicable attribution provisions of the Code, by five
or fewer individuals (as defined in the Code to include certain entities). For
the purpose of preserving the Company's REIT qualification, the Company's
Charter prohibits ownership (taking into account applicable constructive
ownership provisions of the Code) of more than 9.9% of any class of the
Company's outstanding capital stock by any person ("Ownership Limit"), and,
subject to certain exceptions, prohibits any transfer that would result in (i)
any person owning shares in excess of the Ownership Limit, (ii) the Company's
shares being beneficially owned by fewer than 100 persons (determined without
reference to any constructive ownership rules), (iii) the Company being
"closely held" within the meaning of the Code or otherwise failing to qualify
as a REIT under the Code, or (iv) the Company owning, actually and
constructively under the applicable constructive ownership provisions of the
Code, 10% or more of the ownership interests in the Lessee or any sublessee.
Any attempted transfer of shares that would violate any one or more of such
prohibitions will be void and of no force or effect whatsoever with respect to
any shares in excess of such limits (and, in the case of the prohibition
against the Company having fewer than 100 stockholders, will be entirely void)
and the attempted transferee will not acquire any right or interest in such
excess shares. The Company may take any lawful action deemed necessary or
advisable to ensure compliance with the Ownership Limit provisions and to
preserve its status as a REIT, including without limitation refusing to
recognize or record any prohibited transfer.
10
<PAGE> 12
Should any person at any time hold any shares in violation of the
Ownership Limit (other than a violation of the requirement that a REIT have at
least 100 stockholders), then that number of shares in excess of the number
such person could hold without violating the Ownership Limit will be
immediately designated as "Shares-in-Trust" and transferred automatically and
by operation of law to, and be held in, a trust for the benefit of such
beneficiaries as may be designated by the trustee of such trust (which trustee
shall be designated by the Company and be a person that is unaffiliated with
the Company or any prohibited owner). The trustee will be entitled to receive
all distributions on, and to exercise all voting rights of, any
Shares-in-Trust. The record holder of any shares so designated as Shares-in-
Trust and transferred to a trustee shall have no right or interest in such
shares or trust, except the right (upon satisfaction of certain conditions) to
receive from the proceeds of sale of such shares to a qualified person or
entity an amount equal to the lesser of (i) the amount paid therefor by such
record holder (if acquired by him for value), or the market price of such
shares determined as provided in the Charter (if acquired by him otherwise than
for value), and (ii) the amount received by the trustee from the sale of such
Shares-in-Trust.
The Company or its designee may elect, within specified time limits,
to purchase from the trustee any Shares- in-Trust at the lesser of (a) the
amount to which the record holder would be entitled pursuant to clause (i) of
the immediately preceding paragraph or (b) the market price of such shares,
determined as provided in the Charter, on the date of its election to purchase
such shares. Accordingly, the record holder of any shares that are designated
as Shares-in-Trust may experience a financial loss if the price at which such
shares are sold to a qualified person or entity, or the Company, is less than
that paid by such record holder therefor. See "Certain Charter, Bylaw and
Statutory Provisions -- Charter and Bylaw Provisions -- Restrictions on
Ownership and Transfer" and "Federal Income Tax Considerations -- Requirements
for Qualification."
LIMITATION ON ACQUISITION AND CHANGE IN CONTROL
Ownership Limit
The Ownership Limit, which provides that no person may own more than
9.9% in value of any class of the outstanding stock of the Company, may have
the effect of precluding an acquisition of control of the Company by a third
party without the approval of the Board of Directors, even if such change of
control were to be in the stockholders' interests.
Staggered Board
The Board of Directors of the Company has three classes of directors.
The terms of the Company's current directors expire in 1997, 1998 and 1999,
respectively. Directors for each class are elected for a three-year term upon
the expiration of the term of that class. The staggered terms of directors may
affect the stockholders' ability to change control of the Company even if such
a change in control were to be in the stockholders' interests. See "Certain
Charter, Bylaw and Statutory Provisions -- Charter and Bylaw Provisions --
Restrictions on Ownership and Transfer."
Additional Preferred Stock
In addition to the Series A Preferred Stock, the Company's Charter
authorizes the Board of Directors to issue up to 3,950,000 shares of Preferred
Stock, in one or more series, and to establish the relative preferences and
rights of any additional series of Preferred Stock so issued. Although the
Series A Preferred Stock has limited voting rights, the issuance of one or more
additional series of Preferred Stock could have the effect of delaying or
preventing a change in control of the Company, even if such a change in control
were to be in the stockholders' interests.
Maryland Anti-Takeover Statutes
As a Maryland corporation, the Company is subject to various
legislative acts set forth under the Maryland General Corporation Law ("MGCL"),
including (i) the Maryland Business Combination Statute, which imposes certain
restrictions upon, and mandates that certain procedures be followed in
connection with, certain takeovers and business combinations, and (ii) the
Maryland Control Share Statute, which denies voting rights with respect to
shares acquired in
11
<PAGE> 13
certain transactions involving the acquisition of one-fifth or more of the
voting control of the subject company. Although the Company's Charter contains
a provision exempting any and all acquisitions from the provisions of the
Maryland Control Share Statute, if such provision is subsequently amended or
eliminated, it may deter any stockholder from acquiring any substantial amount
of the outstanding stock of the Company. In addition, to the extent that the
foregoing statutes discourage or make more difficult a proxy contest or the
assumption of control by a holder of a substantial block of the Company's
stock, they could increase the likelihood that incumbent directors of the
Company retain their positions, and may also have the effect of discouraging a
tender offer or other attempts to obtain control of the Company even though
such attempts might be beneficial to the Company and its stockholders. See
"Certain Charter, Bylaw and Statutory Provisions -- Maryland Anti-Takeover
Statutes."
RISKS OF OPERATING HOTELS UNDER FRANCHISE AGREEMENTS
Thirty-three of the Hotels are, or are in the process of being
converted to, the Embassy Suites brand. Of the three remaining Hotels, two are
operated as Doubletree Guest Suites(R) hotels, under management contracts with
a subsidiary of Doubletree Hotels Corporation, and one is, and may continue to
be, operated under a franchise license as a Hilton Suites(R) hotel. The
Company will be obligated to complete improvements at the CSS Hotels, at an
estimated cost of approximately $50 million over 12 to 18 months, as a
condition to obtaining and maintaining the franchise licenses with respect to
such hotels. Promus has guaranteed a loan of up to $25 million to be used to
fund a portion of the cost of such improvements at the CSS Hotels being
converted to the Embassy Suites brand. No assurance can be provided that the
Company will not be required to make and fund significant additional
improvements to the Hotels in the future to obtain or maintain its franchise
licenses. Failure to complete improvements, when required, in a manner
satisfactory to the franchisor could result in the failure to issue, or the
cancellation, of one or more franchise licenses. In addition, the Company may
desire to operate additional hotels acquired by it under franchise licenses
from Promus or another franchisor, and such franchisors may require that
significant capital expenditures be made to such additional hotels as a
condition of granting such franchise licenses.
The continuation of franchise licenses for the Hotels is subject to
the maintenance of specified operating standards and other terms and
conditions. Promus periodically inspects its licensed properties to confirm
adherence to its maintenance and operating standards. Under each Percentage
Lease, the Company is obligated, among other things, to pay the costs of
maintaining the structural elements of each hotel and to set aside as a reserve
4% of hotel suite revenues per month, on a cumulative basis, and to fund from
the reserve or from other sources capital expenditures (subject to approval by
the Company's Board of Directors) for the periodic replacement or refurbishment
of furniture, fixtures and equipment required for the retention of such
franchise licenses. During the period from the closing of the Company's
initial public offering to March 31, 1996, the Company made, and in the future
may be obligated or deem it advisable to make, capital investments in the
Hotels of more than 4% of the suite revenues thereof. Should the Company be
required or elect to do so in the future, such investments may necessitate the
use of borrowed funds or the reduction of distributions. The Lessee is
responsible for routine maintenance and repair expenditures with respect to the
Hotels. The failure to maintain the standards or adhere to the other terms and
conditions of the Embassy Suites or other franchise licenses could result in
the loss or cancellation of such franchise licenses. It is possible that a
franchisor could condition the continuation of a franchise license upon the
completion of substantial capital improvements, which the Board of Directors
may determine to be too expensive or otherwise unwarranted in light of general
economic conditions or the operating results or prospects of the affected
hotel. In that event, the Board of Directors may elect to allow the franchise
license to lapse, in which event the Company will be obligated to indemnify the
Lessee against any loss or liability incurred by it as a consequence of such
decision. In any case, if a franchise is terminated, the Company and the
Lessee may seek to obtain a suitable replacement franchise, or to operate the
affected hotel independent of a franchise license. The loss of any franchise
license could have a material adverse effect upon the operations or the
underlying value of the hotel covered by such license because of the loss of
associated name recognition, marketing support and centralized reservation
systems provided by the franchisor. The loss of a number of the franchise
licenses for the Hotels could have a material adverse effect on the Company's
revenues under the Percentage Leases and the Company's cash available to make
required payments of principal and interest on indebtedness and to make
distributions to its stockholders.
12
<PAGE> 14
CAPITALIZATION
The following table sets forth the short-term debt and the
capitalization of the Company at March 31, 1996 and as adjusted to reflect (i)
the sale by the Company on May 6, 1996 and June 4, 1996 of an aggregate of
6,050,000 shares of Series A Preferred Stock at the public offering price of
$25.00 per share, (ii) the application of the net proceeds therefrom, (iii) the
acquisition of two hotels on May 8, 1996, (iv) the redemption by the Company of
Units in exchange for certain of the Shares of Common Stock offered hereby, and
(v) the granting of 9,000 shares of Common Stock to each of Messrs. Feldman and
Corcoran pursuant to the Company's 1995 Restricted Stock and Stock Option Plan
("1995 Plan"), which was approved by stockholders on May 15, 1996.
<TABLE>
<CAPTION>
INTERIM
CAPITAL PRO FORMA
HISTORICAL TRANSACTIONS(2) ADJUSTMENTS(3) AS ADJUSTED
---------- ------------ ----------- -----------
(IN THOUSANDS)
<S> <C> <C> <C>
Short-term debt . . . . . . . . . . . . . . . . . . . . . . . $ 16,543 $ (13,553) 2,990
========= ========== ==========
Long-term debt . . . . . . . . . . . . . . . . . . . . . . . $ 162,000 $ (77,086) 84,914
Minority interest . . . . . . . . . . . . . . . . . . . . . . 69,202 $ (40,119) 29,083
Stockholders' equity:
Preferred stock, $0.01 par value, 10,000,000 shares authorized,
no shares issued or outstanding, 6,050,000 shares issued and
outstanding, as adjusted . . . . . . . . . . . . . . -0- 151,250 151,250
Common stock, $0.01 par value, 50,000,000 shares authorized,
22,784,492 shares issued and outstanding, 25,138,942 shares
issued and outstanding, as adjusted(1) . . . . . . . 228 3 21 252
Additional paid-in capital . . . . . . . . . . . . . . . . . 508,208 868 40,098 549,174
Unearned officers' and directors' compensation . . . . . . . (571) (477) (1,048)
Earnings in excess of distributions . . . . . . . . . . . . . (383) (383)
--------- ---------- ---------- ----------
Total stockholders' equity . . . . . . . . . 507,482 151,644 40,119 699,245
--------- ---------- ---------- ----------
Total capitalization . . . . . . . . . . . . $ 738,684 $ 74,558 $ $ 813,242
========= ========== ========== ==========
</TABLE>
__________________
(1) Includes an aggregate of 43,500 shares issued pursuant to the Company's
1994 Restricted Stock and Stock Option Plan, of which 19,000 shares are
fully vested and 24,500 shares vest ratably over five years (unvested
shares being subject to forfeiture under certain conditions). Also
includes 18,000 shares issued pursuant to the 1995 Plan, all of which vest
ratably over five years. Excludes all of the 294,915 shares issuable to
Messrs. Feldman and Corcoran upon redemption of Units issued to them as
former owners of interests in the Initial Hotels acquired in connection
with the Company's initial public offering. There can be no assurance
that all or any portion of the Units will be redeemed for Common Stock.
(2) Includes (i) capital leases assumed, cash paid, fixed assets purchased and
other transactions related to the second quarter 1996 acquisition of two of
the Hotels, (ii) the sale by the Company on May 6, 1996 and June 4, 1996 of
an aggregate of 6,050,000 shares of Series A Preferred Stock at the public
offering price of $25.00 per share, (iii) the application of the net
proceeds therefrom, and (iv) the granting of 9,000 shares of Common Stock
to each of Messrs. Feldman and Corcoran pursuant to the 1995 Plan on
February 21, 1996, which was approved by stockholders on May 15, 1996.
(3) Represents the redemption by the Company of Units in exchange for certain
of the Shares of Common Stock offered hereby. There can be no assurance
that all or any portion of the Units will be redeemed for Common Stock.
USE OF PROCEEDS
The Selling Stockholders will receive all of the proceeds from the
sale of Shares offered hereby. The Company will not receive any proceeds from
the sale of such Shares.
13
<PAGE> 15
SELLING STOCKHOLDERS
The following table sets forth the name, address and relationship with
the Company of each Selling Stockholder and (i) the number of shares of Common
Stock beneficially owned by each Selling Stockholder as of May 29, 1996, (ii)
the maximum number of shares of Common Stock which may be offered for the
account of each Selling Stockholder under this Prospectus and (iii) the amount
and percentage of Common Stock that would be owned by each Selling Stockholder
after completion of the offering, assuming the sale of all of the Common Stock
which may be offered hereunder. Except as otherwise noted below, none of the
Selling Stockholders has, within the past three years, had any position, office
or other material relationship with the Company.
<TABLE>
<CAPTION>
AMOUNT AND PERCENTAGE
OF COMMON STOCK
OWNED AFTER
MAXIMUM NUMBER OF THE OFFERING(2)
NAME OF SHARES OWNED SHARES WHICH MAY BE --------------------------
SELLING STOCKHOLDER PRIOR TO OFFERING(1) SOLD HEREUNDER AMOUNT PERCENTAGE
------------------- ----------------- ---------------- ------ ----------
<S> <C> <C> <C> <C>
Promus Hotels, Inc.(3) 2,886,793 2,886,793 0 *
RGC, Inc. and Affiliates 1,330,574(4) 586,678(5) 743,896 3.2%
MarRay-LexGreen, Inc. 297,309 297,309 0 *
Cleveland Finance Associates
Limited Partnership 121,720 121,720 0 *
Robert E. Woolley 172,662 172,662 0 *
Charles M. Sweeney 43,165 43,165 0 *
Augusto A. and Deborah K. Ariza 34,829 34,829 0 *
The Stephen B. and Dixie R. Oveson
Charitable Remainder Unitrust
dated April 2, 1996 34,828 34,828 0 *
David and Sara Brudnoy 1,245 1,245 0 *
Joseph M. Costello 1,245 1,245 0 *
Samuel B. Freedman 2,491 2,491 0 *
Norman St. Landau 1,245 1,245 0 *
Robert Matt 645 645 0 *
Mark Matt 600 600 0 *
William B. Pomeroy 1,245 1,245 0 *
J.A.C. Partners 2,491 2,491 0 *
Lee Frankel 623 623 0 *
C.W. Obel, Inc. 4,981 4,981 0 *
Michael Feidelson 1,245 1,245 0 *
Henry A. Gallin 2,491 2,491 0 *
Mike Incantalupo 2,491 2,491 0 *
Lewis A. Micallef 2,491 2,491 0 *
Greg W. Oswald 1,245 1,245 0 *
Joel W. Salon 623 623 0 *
Adam Frankel 623 623 0 *
Richard J. Connally 1,245 1,245 0 *
Linda Feinstein 1,245 1,245 0 *
Robert M. Gray 2,491 2,491 0 *
Mr. and Mrs. E. Jennings 1,245 1,245 0 *
John T. Lanka 1,245 1,245 0 *
Old Blue & Green Assoc. 2,491 2,491 0 *
Kenneth R. Ratzan, M.D. 623 623 0 *
Stephen B. Siegel 2,491 2,491 0 *
Howard Sydney 623 623 0 *
Thomas S. Velz 1,245 1,245 0 *
Mr. and Mrs. M. Yazmir 1,245 1,245 0 *
</TABLE>
14
<PAGE> 16
<TABLE>
<CAPTION>
AMOUNT AND PERCENTAGE
OF COMMON STOCK
OWNED AFTER
MAXIMUM NUMBER OF THE OFFERING(2)
NAME OF SHARES OWNED SHARES WHICH MAY BE --------------------------
SELLING STOCKHOLDER PRIOR TO OFFERING(1) SOLD HEREUNDER AMOUNT PERCENTAGE
------------------- ----------------- ---------------- ------ ----------
<S> <C> <C> <C> <C>
Robert A. Bernhard 249 249 0 *
Eliot Nisenbaum 187 187 0 *
Trust U/W/O, William L. Sydney 623 623 0 *
Barbara Hexter 623 623 0 *
Delano D. Wilson 1,245 1,245 0 *
John F. Ritchie 1,245 1,245 0 *
Dr. Sidney Harman 249 249 0 *
Loeb Investors, Co. IX 996 996 0 *
Raymond U. Strolin 1,245 1,245 0 *
C. Leonard Gordon 2,491 2,491 0 *
George E. Thomassy, III 2,491 2,491 0 *
Mr. and Mrs. Arnold and Jill Weiss 1,245 1,245 0 *
Gerald Kaminsky 1,245 1,245 0 *
Excelsior Fund 6,102 6,102 0 *
Jokyle Holdings Ltd. 996 996 0 *
Edward H. Meyer 125 125 0 *
Robert B. Friedman 996 996 0 *
Elizabeth Schiff 2,491 2,491 0 *
Robert F. Murray 1,245 1,245 0 *
Ralph F. Laughlin 685 685 0 *
Alan E. Steiner 1,245 1,245 0 *
Middex Development Corp. 623 623 0 *
Raphael D. Silver 8,717 8,717 0 *
Trustco Bank 2,491 2,491 0 *
Richard J. Murray, Jr. 1,245 1,245 0 *
James Oestreich 1,245 1,245 0 *
Joan M. Silver 8,717 8,717 0 *
Seymour Bag 2,491 2,491 0 *
Charles J. Bertuch, Jr. 2,491 2,491 0 *
Dr. Judith Ratzan 623 623 0 *
Middex Hospitality, Inc. 1,129 1,129 0 *
Piscataway-Centennial Associates
Limited Partnership 11,208 11,208 0 *
</TABLE>
___________________________________________________
* Less than 1%.
(1) Beneficial ownership as of May 29, 1996, based upon information provided
by the respective Selling Stockholders.
(2) Assumes sale of all shares of Common Stock registered hereunder, although
Selling Stockholders are under no obligation known to the Company to sell any
shares of Common Stock at this time.
(3) Includes 1,721,223 shares of Common Stock held by Promus, 165,570 shares
of Common Stock to be purchased by Promus pursuant to an existing subscription
agreement (all of the conditions to such purchase by Promus have been satisfied
by the Company,) and 1,000,000 shares of Common Stock issuable upon redemption
of a like number of Units held by Promus. Promus is the franchisor of the 33
Hotels which operate as, or are in the process of being converted to, Embassy
Suites hotels. In addition, Promus is the manager of 32 of the Hotels under
separate management agreements and has the option to manage any future Embassy
Suites hotels acquired by the Company.
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(4) Includes shares issuable upon redemption of an aggregate of 1,330,574
Units owned by the following entities: RGC, Inc. (46,936), RGC II, Inc.
(213,723), RGC Management Limited Partnership (238,234) and RGC Management II
Limited Partnership (831,681). All of such entities are controlled by the
adult children of Charles N. Mathewson, a director of the Company. By virtue
of his direct and indirect interest in the limited partnership entities, Mr.
Mathewson may be deemed to be the beneficial owner of approximately 516,000
shares of Common Stock issuable upon the redemption of a like number of Units.
(5) The Shares offered hereby include the shares issuable upon redemption of
all Units held by RGC, Inc. and RGC II, Inc. and 326,019 Units held by RGC
Management II Limited Partnership. Of the Shares offered hereby, Mr. Mathewson
may be deemed to be the beneficial owner, by virtue of his direct and indirect
limited partner interest in RGC Management II Limited Partnership, of
approximately 160,000 Shares.
PLAN OF DISTRIBUTION
The Shares may be sold pursuant to the offer made hereby from time to time
by the Selling Stockholders. The Selling Stockholders may sell the Shares
being offered hereby: (i) in ordinary brokerage transactions and in
transactions in which brokers solicit purchasers; (ii) in privately negotiated
direct sales or sales effected through agents not involving established trading
markets; or (iii) through transactions in put or call options or other rights
(whether exchange-listed or otherwise) established after the effectiveness of
the Registration Statement of which this Prospectus is a part. The Shares may
be sold at prices and at terms then prevailing or at prices related to the then
current market price of the Common Stock on the NYSE or at other negotiated
prices. In addition, any of the Shares that qualify for sale pursuant to Rule
144 may be sold in transactions complying with such rule, rather than pursuant
to this Prospectus.
The Shares consist of (i) Common Stock previously issued to Selling
Stockholders in private transactions exempt from the registration requirements
of the Securities Act, (ii) Common Stock issued or to be issued to Selling
Stockholders upon redemption by the Company of Units previously issued to such
persons in private transactions exempt from the registration requirements of
the Securities Act and (iii) 165,570 shares of Common Stock to be purchased by
Promus pursuant to a subscription agreement entered into in October 1995. The
Company has satisfied all conditions to the obligation of Promus to purchase
such shares. The Company will acquire each Unit redeemed by it in exchange for
a share of Common Stock and, consequently, its interest in the Partnership will
increase.
In the case of sales of the Shares effected to or through broker-dealers,
such broker-dealers may receive compensation in the form of discounts,
concessions or commissions from the Selling Stockholders or the purchasers of
the Shares sold by or through such broker-dealers, or both. The Company has
advised the Selling Stockholders that the anti-manipulative Rules 10b-6 and
10b-7 under the Securities Exchange Act of 1934, as amended ("Exchange Act")
may apply to their sales in the market and has informed them of the need for
delivery of copies of this Prospectus. The Company is not aware as of the date
of this Prospectus of any agreements between any of the Selling Stockholders
and any broker- dealers with respect to the sale of the shares offered by this
Prospectus. The Selling Stockholders and any broker- dealer or other agent
executing sell orders on behalf of the Selling Stockholders may be deemed to be
"underwriters" within the meaning of the Securities Act, in which case the
commissions received by any such broker-dealer or agent and profit on any
resale of the shares of Common Stock may be deemed to be underwriting
commissions under the Securities Act. The commissions received by a
broker-dealer or agent may be in excess of customary compensation. The Company
will receive no part of the proceeds from the sale of any Shares hereunder.
Pursuant to the terms of the Partnership Agreement and/or a Registration
Rights Agreement entered into by and among the Company and the Selling
Stockholders, the Selling Stockholders will pay their costs and expenses of
selling the Shares hereunder, including commissions and discounts of
underwriters, brokers, dealers or agents, and the Company has agreed to pay the
costs and expenses incident to its registration and qualification of the Shares
offered hereby, including applicable filing fees, legal and accounting fees and
expenses. In addition the Company has agreed to indemnify the Selling
Stockholders against certain liabilities, including certain liabilities arising
under the Securities Act.
The Selling Stockholders may elect to sell all, a portion or none of the
Shares offered by them hereunder.
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DESCRIPTION OF CAPITAL STOCK
The authorized capital stock of the Company consists of 50,000,000 shares
of Common Stock, par value $0.01 per share, and 10,000,000 shares of Preferred
Stock, par value $0.01 per share. The following summary description does not
purport to be complete and is qualified in its entirety by reference to the
Company's Charter and Bylaws, copies of which have been filed as exhibits to
the Company's Annual Report on Form 10-K for the fiscal year ended December
31, 1995, which report is incorporated herein by reference. See "Certain
Charter, Bylaw and Statutory Provisions -- Charter and Bylaw Provisions."
COMMON STOCK
Under the Charter, the Company has authority to issue up to 50,000,000
shares of Common Stock. Under Maryland law, stockholders generally are not
responsible for the corporation's debts or obligations. At May 29, 1996, the
Company had outstanding 22,778,492 shares of Common Stock. In addition,
3,105,663 shares of Common Stock were issuable upon redemption of outstanding
Units by the Company.
Subject to the preferential rights of the outstanding Series A
Preferred Stock and of any other series of Preferred Stock that may be issued,
the holders of Common Stock are entitled to one vote per share on all matters
voted on by stockholders, including in the election of directors. The
Company's Charter does not provide for cumulative voting in the election of
directors. Except as otherwise required by law or provided in Articles
Supplementary relating to Preferred Stock of any series, the holders of Common
Stock exclusively possess all voting power. See "-- Preferred Stock" and
"Certain Charter, Bylaw and Statutory Provisions -- Charter and Bylaw
Provisions."
In order to maintain its qualification as a REIT, the Company must
make annual distributions to its stockholders of at least 95% of its taxable
income (which does not include net capital gains). During the period from July
28, 1994 to December 31, 1994, the Company had distributions totaling $0.657
per share, of which only $0.574 per share was required to satisfy the 95%
distribution test for maintaining its qualification as a REIT. For the year
ended December 31, 1995, the Company had distributions totaling $1.84 per
share, of which only $1.60 per share was required to satisfy the 95% REIT
distribution test. Under certain circumstances the Company may be required to
make distributions in excess of cash available for distribution in order to
meet such REIT distribution requirements. In such event, the Company presently
would expect to borrow funds, or to sell assets for cash, to the extent
necessary to obtain cash sufficient to make the distributions required to
retain its qualification as a REIT for federal income tax purposes.
The Company paid a cash distribution for the first quarter of 1996 in
the amount of $0.46 per share on April 30, 1996 to holders of record on April
1, 1996. The Company currently anticipates that it will maintain at least the
current dividend rate for the immediate future, unless actual results of
operations, economic conditions or other factors differ from its current
expectations. Future distributions, if any, paid by the Company will be at the
discretion of the Board of Directors of the Company and will depend on the
actual cash flow of the Company, its financial condition, capital requirements,
the annual distribution requirements under the REIT provisions of the internal
revenue code and such other factors as the Board of Directors of the Company
deem relevant.
The holders of the Company's outstanding Series A Preferred Stock are
entitled to receive dividends, cumulative from May 6, 1996, in an amount per
share equal to the greater of $0.4875 per quarter (equivalent to $1.95 per
annum), or the cash distributions declared or paid for the corresponding period
on that number of shares of Common Stock into which a share of Series A
Preferred Stock is then convertible. Unless all dividends then required to
have been paid on the Series A Preferred Stock have been paid or declared and
set aside for payment, no dividends may be declared or paid on the Common
Stock. See "-- Series A Preferred Stock -- Dividends."
To the extent that cash flow from operations were to be insufficient
during any quarter, due to temporary or seasonal fluctuations in Percentage
Lease revenue, the Company expects to utilize other cash on hand or borrowings
under the Line of Credit to make such distributions. The Company's use of the
Line of Credit for working capital, distributions and general corporate
purposes is limited to 10% of the amount available under the Line of Credit.
No assurance can be given, however, that the Company will make distributions in
the future at the current rate, or at all.
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The timing and amount of distributions made by the Company will be
determined by the Board of Directors and will depend on a number of factors,
including the amount of cash available for distribution, Funds From Operations,
the Partnership's financial condition, capital expenditure requirements for the
Partnership's properties, the annual distribution requirements under the REIT
provisions of the Code and such other factors as the Board of Directors may
deem relevant.
Subject to the preferential rights of the outstanding Series A
Preferred Stock and any other series of Preferred Stock that may be issued, the
holders of Common Stock are entitled to such dividends, if any, as may be
declared from time to time by the Board of Directors from funds legally
available therefor and, upon liquidation, are entitled to receive, pro rata,
all assets of the Company available for distribution to such holders. All
shares of Common Stock are or, when issued upon redemption of Units, will be
fully paid and nonassessable and will have no preemptive rights.
Restrictions on Ownership and Transfer
The Common Stock is subject to certain restrictions upon the ownership
and transfer thereof that were adopted for the purpose of enabling the Company
to preserve its status as a REIT. For a description of such restrictions and
the Maryland Anti-Takeover Statutes, see "Certain Charter, Bylaw and Statutory
Provisions -- Charter and Bylaw Provisions -- Restrictions on Ownership and
Transfer" and "--Maryland Anti-Takeover Statutes."
Exchange Listing
The Company's Common Stock is listed on the NYSE under the symbol
"FCH."
Transfer Agent
The transfer agent and registrar for the Common Stock is SunTrust
Bank, Atlanta, Georgia.
PREFERRED STOCK
The Charter authorizes the issuance of 10,000,000 shares of Preferred
Stock, par value $0.01 per share. No series of Preferred Stock (other than the
Series A Preferred Stock) have been authorized or issued. The Preferred Stock
may be issued from time to time in one or more series, without stockholder
approval, with such voting powers (full or limited), designations, preferences
and relative, participating, optional or other special rights, and
qualifications, limitations, or restrictions thereof as shall be established by
the Board of Directors. Thus, without stockholder approval, the Company could
authorize the issuance of Preferred Stock with voting, conversion and other
rights that could dilute the voting power and other rights of the holders of
Common Stock and Series A Preferred Stock.
SERIES A PREFERRED STOCK
On April 11, 1996, the Board of Directors adopted Articles
Supplementary to the Company's Charter, which were filed on May 2, 1996,
authorizing the Company to classify and issue up to 6,900,000 shares of Series
A Preferred Stock as part of the 10,000,000 shares of the Company's authorized
Preferred Stock. This summary does not purport to be complete and is subject
to, and qualified in its entirety by reference to, all of the provisions of the
Articles Supplementary, including the definition of certain terms, a copy of
which has been filed as an exhibit to the Company's Current Report on Form 8-K
dated May 1, 1996, which report is incorporated herein by reference.
On May 6, 1996 and June 4, 1996, the Company issued 6,000,000 shares
and 50,000 shares, respectively, of the Series A Preferred Stock, all of
which shares are validly issued, fully paid and nonassessable. The holders of
the Series A Preferred Stock have no preemptive rights with respect to any
shares of capital stock of the Company or any other securities of the Company
convertible into or carrying rights or options to purchase any such shares.
The Series A Preferred Stock is not subject to any sinking fund or other
obligation of the Company to redeem or retire the Series A Preferred Stock.
Unless converted or redeemed by the Company into shares of Common Stock, the
Series A Preferred Stock has a perpetual term, with no maturity. The shares of
Series A Preferred Stock are listed on the NYSE under the symbol "FCHPrA."
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Ranking
The Series A Preferred Stock rank senior to the Common Stock with
respect to the payment of dividends and amounts upon liquidation, dissolution
or winding up.
While any shares of Series A Preferred Stock are outstanding, the
Company may not authorize, create or increase the authorized amount of any
class or series of stock that ranks senior to the Series A Preferred Stock with
respect to the payment of dividends or amounts upon liquidation, dissolution or
winding up without the consent of the holders of two-thirds of the outstanding
shares of Series A Preferred Stock and all other shares of Voting Preferred
Stock (defined below), voting as a single class. However, the Company may
create additional classes of stock, increase the authorized number of shares of
Preferred Stock or issue series of Preferred Stock ranking on a parity with the
Series A Preferred Stock with respect, in each case, to the payment of
dividends and amounts upon liquidation, dissolution and winding up (a "Parity
Stock") without the consent of any holder of Series A Preferred Stock. See
"--Voting Rights" below.
Dividends
Holders of shares of Series A Preferred Stock are entitled to receive,
when, as and if declared by the Board of Directors of the Company, out of funds
of the Company legally available for payment, cash dividends payable in an
amount per share equal to the greater of $0.4875 per quarter (equivalent to
$1.95 per annum) or the cash dividends (determined as of the record date for
each of the respective quarterly dividend payment dates referred to below) on
the number of shares of Common Stock, or portion thereof, into which a share of
Series A Preferred Stock is then convertible. Dividends on the Series A
Preferred Stock are payable quarterly in arrears on the last calendar day of
January, April, July and October of each year, commencing July 31, 1996 (and,
in the case of any accrued but unpaid dividends, at such additional times and
for such interim periods, if any, as determined by the Board of Directors).
Each such dividend will be payable to holders of record as they appear on the
stock records of the Company at the close of business on such record dates, not
exceeding 60 days preceding the payment dates thereof, as shall be fixed by the
Board of Directors of the Company. Dividends accrue from May 6, 1996, the date
of original issuance of the Series A Preferred Stock. Dividends are cumulative
from such date, whether or not in any dividend period or periods there shall be
funds of the Company legally available for the payment of such dividends.
Accumulations of dividends on shares of Series A Preferred Stock do not bear
interest. Dividends payable on the Series A Preferred Stock for any period
greater or less than a full dividend period will be computed on the basis of a
360-day year consisting of twelve 30-day months.
Except as provided in the next sentence, no dividend will be declared
or paid on any Parity Stock unless full cumulative dividends have been or
contemporaneously are declared and paid, or declared and a sum sufficient for
the payment thereof is set apart for such payment, on the Series A Preferred
Stock for all prior dividend periods and the then current dividend period. If
accrued dividends on the Series A Preferred Stock and any Parity Stock for all
prior dividend periods have not been paid in full, then any dividend declared
on the Series A Preferred Stock and any Parity Stock for any dividend period
will be declared ratably in proportion to accrued and unpaid dividends on the
Series A Preferred Stock and such Parity Stock.
Unless all dividends then required to be paid on the Series A
Preferred Stock and any Parity Stock have been or contemporaneously are
declared and paid, or declared and a sum sufficient for the payment thereof is
set apart for payment, the Company will not (i) declare, pay or set apart funds
for the payment of any dividend or other distribution with respect to any
Junior Stock (as defined below) or (ii) except as set forth in the following
sentence, redeem, purchase or otherwise acquire for consideration any Junior
Stock, through a sinking fund or otherwise. Notwithstanding the foregoing
limitations, the Company's may, at any time, acquire shares of its capital
stock, without regard to rank, for the purpose of preserving its status as a
REIT.
As used herein, (i) the term "dividend" does not include dividends
payable solely in shares of Junior Stock on Junior Stock, or in options,
warrants or rights to holders of Junior Stock to subscribe for or purchase any
Junior
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Stock, (ii) the term "Junior Stock" means the Common Stock, and any other class
of capital stock of the Company now or hereafter issued and outstanding that
ranks junior to the Series A Preferred Stock as to the payment of dividends or
amounts upon liquidation, dissolution or winding up of the Company and (iii)
the term "Parity Stock" means any other class or series of capital stock of the
Company now or hereafter issued and outstanding that ranks equally with the
Series A Preferred Stock as to the payment of dividends and amounts upon
liquidation, dissolution or winding up of the Company.
Liquidation Preference
The holders of shares of Series A Preferred Stock are entitled to
receive in the event of any liquidation, dissolution or winding up of the
Company, whether voluntary or involuntary, $25.00 per share of Series A
Preferred Stock plus an amount per share of Series A Preferred Stock equal to
all dividends (whether or not earned or declared) accrued and unpaid thereon to
the date of final distribution to such holders ("Liquidation Preference"), and
no more.
Until the holders of the Series A Preferred Stock have been paid the
Liquidation Preference in full, no payment will be made to any holder of Junior
Stock upon the liquidation, dissolution or winding up of the Company. If, upon
any liquidation, dissolution or winding up of the Company, the assets of the
Company, or proceeds thereof, distributable among the holders of the shares of
Series A Preferred Stock and any Parity Stock are insufficient to pay in full
the Liquidation Preference and the liquidation preference applicable with
respect to any such Parity Stock, then such assets, or the proceeds thereof,
will be distributed among the holders of shares of Series A Preferred Stock and
any such Parity Stock, ratably, in accordance with the respective amounts which
would be payable on such shares of Series A Preferred Stock and any such Parity
Stock if all amounts payable thereon were to be paid in full. Neither a
consolidation or merger of the Company with another corporation, a statutory
share exchange by the Company nor a sale, lease or transfer of all of
substantially all of the Company's assets will be considered a liquidation,
dissolution or winding up, voluntary or involuntary, of the Company.
Voting Rights
Except as indicated below, or except as otherwise from time to time
required by applicable law, the holders of shares of Series A Preferred Stock
have no voting rights.
If six quarterly dividends (whether or not consecutive) payable on the
Series A Preferred Stock, or any Parity Stock, are in arrears, whether or not
earned or declared, the number of directors then constituting the Board of
Directors of the Company will be increased by two, and the holders of shares of
Series A Preferred Stock and any such other Parity Stock, voting together as a
single class ("Voting Preferred Shares"), will have the right to elect two
additional directors to serve on the Company's Board of Directors at an annual
meeting of stockholders or a properly called special meeting of the holders of
the Voting Preferred Shares and at each subsequent annual meeting of
stockholders until all such dividends, together with the dividends for the
current quarterly period, on the Voting Preferred Shares have been paid or
declared and set aside for payment.
The approval of two-thirds of the outstanding shares of Series A
Preferred Stock and any Parity Stock similarly affected, voting together as a
single class, will be required in order to amend the Charter to affect
materially and adversely the rights, preferences or voting power of the holders
of the Series A Preferred Stock and such Parity Stock, or to authorize, create,
or increase the authorized amount of, any class of stock having rights senior
to the Series A Preferred Stock and such Parity Stock with respect to the
payment of dividends or amounts upon the liquidation, dissolution or winding up
of the Company. However, the Company may create additional classes of Parity
Stock and Junior Stock, increase the authorized number of shares of Parity
Stock and Junior Stock and issue additional series of Parity Stock and Junior
Stock, all without the consent of any holder of Series A Preferred Stock.
Except as required by law, the holders of Series A Preferred Stock
will not be entitled to vote on any merger or consolidation involving the
Company or a sale, lease or transfer of all or substantially all of the assets
of the Company.
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Redemption
Shares of Series A Preferred Stock are not redeemable by the Company
prior to April 30, 2001. On and after April 30, 2001, the shares of Series A
Preferred Stock will be redeemable, in whole or in part, at the option of the
Company, for (i) such number of shares of Common Stock as are issuable at a
conversion rate of 0.7752 shares of Common Stock for each share of Series A
Preferred Stock, subject to adjustment in certain circumstances, or (ii) cash
in an amount equal to the aggregate market value (determined as of the date of
the notice of redemption) of such number of shares of Common Stock. The
Company may exercise this redemption option only if for 20 trading days within
any period of 30 consecutive trading days, including the last trading day of
such period, the closing price of the Common Stock on the NYSE equals or
exceeds the Conversion Price per share, subject to adjustment in certain
circumstances. In order to exercise its redemption option, the Company must
issue a press release announcing the redemption prior to the opening of
business on the second trading day after the conditions in the preceding
sentences have been met. On the redemption date, the Company must pay on each
share of Series A Preferred Stock to be redeemed any accrued and unpaid
dividends, in arrears, for any dividend period ending on or prior to the
redemption date.
Conversion Rights
Shares of Series A Preferred Stock are convertible, in whole or in
part, at any time, at the option of the holders thereof, into shares of Common
Stock at a conversion price of $32.25 per share of Common Stock (equivalent to
a conversion rate of 0.7752 shares of Common Stock for each share of Series A
Preferred Stock), subject to adjustment as described below ("--Conversion Price
Adjustments"). The right to convert shares of Series A Preferred Stock called
for redemption will terminate at the close of business on such redemption date.
Conversion of shares of Series A Preferred Stock, or a specified
portion thereof, may be effected by delivering a certificate or certificates
evidencing such shares, together with written notice of conversion and a proper
assignment of such certificate or certificates to the Company or in blank, to
the office or agency to be maintained by the Company for that purpose.
Initially such office will be the principal corporate trust office of SunTrust
Bank, Atlanta located in Atlanta, Georgia.
Conversion Price Adjustments
The Conversion Price is subject to adjustment upon certain events,
including (i) dividends (and other distributions) payable in Common Stock of
the Company, (ii) the issuance to all holders of Common Stock of certain rights
or warrants entitling them to subscribe for or purchase Common Stock at a price
per share less than the fair market value per share of Common Stock, (iii)
subdivisions, combinations and reclassifications of Common Stock, and (iv)
distributions to all holders of Common Stock of evidences of indebtedness of
the Company or assets (including securities, but excluding those dividends,
rights, warrants and distributions referred to above and excluding Permitted
Common Stock Cash Distributions, as herein defined and cash dividends which
result in a payment of an equal cash dividend to the holders of the Series A
Preferred Stock). "Permitted Common Stock Cash Distributions" means cash
dividends and distributions paid with respect to the Common Stock after
December 31, 1995, not in excess of the sum of the Company's cumulative
undistributed net earnings at December 31, 1995, plus the cumulative amount of
funds from operations, as determined by the Board of Directors on a basis
consistent with the financial reporting practices of the Company, after
December 31, 1995, minus the cumulative amount of dividends accrued or paid on
the Series A Preferred Stock or any other class of Preferred Stock after
January 1, 1996. In addition to the foregoing adjustments, the Company will be
permitted to make such reductions in the Conversion Price as it considers to be
advisable in order that any event treated for federal income tax purposes as a
dividend of stock or stock rights will not be taxable to the holders of the
Common Stock, or, if that is not possible, to diminish any income taxes that
are otherwise payable because of such event.
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CERTAIN CHARTER, BYLAW AND STATUTORY PROVISIONS
CHARTER AND BYLAW PROVISIONS
Restrictions on Ownership and Transfer
For the Company to qualify as a REIT under the Code, it must meet
certain requirements concerning the ownership of its outstanding stock.
Specifically, not more than 50% in value of the Company's outstanding stock may
be owned, actually and constructively under the applicable attribution
provisions of the Code, by five or fewer individuals (as defined in the Code to
include certain entities) during the last half of a taxable year (other than
the first year) or during a proportionate part of a shorter taxable year, and
the Company must be beneficially owned by 100 or more persons during at least
335 days of a taxable year (other than the first year) or during a
proportionate part of a shorter taxable year. See "Federal Income Tax
Considerations -- Requirements for Qualification." For the purpose of
preserving the Company's REIT qualification, the Company's Charter contains the
"Ownership Limitation Provisions," which restrict the ownership and transfer of
the Company's capital stock under certain circumstances.
The Ownership Limitation Provisions provide that, subject to certain
exceptions specified in the Charter, no person may own, or be deemed to own by
virtue of the applicable attribution provisions of the Code, more than the
Ownership Limit of 9.9% of any class of the Company's outstanding capital
stock. The Board of Directors may, but in no event will be required to, waive
the Ownership Limit if it determines that such ownership will not 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
undertakings or representations from the applicant with respect to preserving
the REIT status of the Company. The Ownership Limitation Provisions will not
apply if the Board of Directors and the holders of 66 2/3% of the outstanding
shares of capital stock entitled to vote on such matter determine that it is no
longer in the best interests of the Company to attempt to qualify, or to
continue to qualify, as a REIT.
Any purported transfer of capital stock of the Company and any other
event that would otherwise result in any person or entity violating the
Ownership Limit will be void and of no force or effect as to that number of
shares in excess of the Ownership Limit, and the purported transferee
("Prohibited Transferee") shall acquire no right or interest (or, in the case
of any event other than a purported transfer, the person or entity holding
record title to any such shares in excess of the Ownership Limit ("Prohibited
Owner") shall cease to own any right or interest) in such excess shares. In
addition, if any purported transfer of capital stock of the Company or any
other event otherwise would cause the Company to become "closely held" under
the Code or otherwise fail to qualify as a REIT under the Code (other than as a
result of a violation of the requirement that a REIT have at least 100
stockholders), then any such purported transfer will be void and of no force or
effect as to that number of shares in excess of the number that could have been
transferred without such result, and the Prohibited Transferee shall acquire no
right or interest (or, in the case of any event other than a transfer, the
Prohibited Owner shall cease to own any right or interest) in such excess
shares. Also, if any purported transfer of capital stock of the Company or any
other event would otherwise cause the Company to own, or be deemed to own by
virtue of the applicable attribution provisions of the Code, 10% or more of the
ownership interests in the Lessee or in any sublessee, then any such purported
transfer will be void and of no force or effect as to that number of shares in
excess of the number that could have been transferred without such result, and
the Prohibited Transferee shall acquire no right or interest (or, in the case
of any event other than a transfer, the Prohibited Owner shall cease to own any
right or interest) in such excess shares.
Any such excess shares described above will be transferred
automatically, by operation of law, to a trust, the beneficiary of which will
be a qualified charitable organization selected by the Company (the
"Beneficiary"). The trustee of the trust who shall be designated by the
Company and be unaffiliated with the Company and any Prohibited Owner, will be
empowered to sell such excess shares to a qualified person or entity and
distribute to a Prohibited Transferee an amount equal to the lesser of the
price paid by the Prohibited Transferee for such excess shares or the sales
proceeds received by the trust for such excess shares. In the case of any
excess shares resulting from any event other than a transfer, or from a
transfer for no consideration, the trustee will be empowered to sell such
excess shares to a qualified person or entity and distribute to the Prohibited
Owner an amount equal to the lesser of the fair market
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value of such excess shares on the date of such event or the sales proceeds
received by the trust for such excess shares. Prior to a sale of any such
excess shares by the trust, the trustee will be entitled to receive, in trust
for the benefit of the Beneficiary, all dividends and other distributions paid
by the Company with respect to such excess shares, and also will be entitled to
exercise all voting rights with respect to such excess shares.
Any purported transfer of capital stock of the Company that would
otherwise cause the Company to be beneficially owned by fewer than 100 persons
will be null and void in its entirety, and the intended transferee will acquire
no rights in such stock.
All certificates representing shares of capital stock will bear a
legend referring to the restrictions described above.
Every owner of more than 5% (or such lower percentage as may be
required by the Code or Treasury Regulations) of the outstanding shares of
capital stock of the Company must file a written notice with the Company
containing the information specified in the Charter no later than January 30 of
each year. In addition, each stockholder shall upon demand be required to
disclose to the Company in writing such information as the Company may request
in order to determine the effect, if any, of such stockholder's actual and
constructive ownership on the Company's status as a REIT and to ensure
compliance with the Ownership Limit.
The Ownership Limitation Provisions may have the effect of precluding
an acquisition of control of the Company without approval of the Board of
Directors.
Staggered Board of Directors
The Charter provides that the Board of Directors will be divided into
three classes of directors, each class constituting approximately one-third of
the total number of directors and with the classes serving staggered three-year
terms. The classification of directors will have the effect of making it more
difficult for stockholders to change the composition of the Board of Directors.
The Company believes, however, that the longer time required to elect a
majority of a classified Board of Directors will help to ensure continuity and
stability of the Company's management and policies.
The classification provisions could also have the effect of
discouraging a third party from accumulating large blocks of the Company's
stock or attempting to obtain control of the Company, even though such an
attempt might be beneficial to the Company and its stockholders. Accordingly,
stockholders could be deprived of certain opportunities to sell their shares of
Common Stock at a higher price than might otherwise be the case.
Number of Directors; Removal; Filling Vacancies
The Charter and Bylaws provide that, subject to any rights of holders
of Preferred Stock to elect additional directors under specified circumstances,
the number of directors will consist of not less than three nor more than nine
persons, subject to increase or decrease by the affirmative vote of 80% of the
members of the entire Board of Directors. At all times a majority of the
directors shall be independent directors, except that upon the death, removal
or resignation of an Independent Director, such requirement shall not be
applicable for 60 days. Currently, there are seven directors, four of whom are
independent directors. The stockholders shall be entitled to vote on the
election or removal of directors, with each share entitled to one vote. The
Charter provides that, subject to any rights of holders of Preferred Stock, and
unless the Board of Directors otherwise determines, any vacancies will be
filled by the affirmative vote of a majority of the remaining directors, though
less than a quorum. Any director so elected may qualify as an Independent
Director only if he has received the affirmative vote of at least a majority of
the remaining independent directors, if any. Accordingly, the Board of
Directors could temporarily prevent any stockholder from enlarging the Board of
Directors and filling the new directorships with such stockholder's own
nominees. Any director so elected shall hold office until the next annual
meeting of stockholders.
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A director may be removed with or without cause by the vote of the
holders of a majority of the outstanding shares at a special meeting of the
stockholders called for the purpose of removing him.
Limitation of Liability
The Charter provides that to the maximum extent that Maryland law in
effect from time to time permits limitation of liability of directors and
officers, no director or officer of the Company shall be liable to the Company
or its stockholders for money damages.
Indemnification of Directors and Officers
The Charter and Bylaws require the Company to indemnify its directors,
officers, employees and agents to the fullest extent permitted from time to
time by Maryland law. Maryland law permits a corporation to indemnify its
directors, officers, employees and agents against judgments, penalties, fines,
settlements and reasonable expenses (including attorneys fees) actually
incurred by them in connection with any proceeding to which they may be made a
party by reason of their service to or at the request of the corporation,
unless it is established that (i) the act or omission of the indemnified party
was material to the matter giving rise to the proceeding and the act or
omission was committed in bad faith or was the result of active and deliberate
dishonesty, (ii) the indemnified party actually received an improper personal
benefit in money, property or services, or (iii) in the case of any criminal
proceeding, the indemnified party had reasonable cause to believe that the act
or omission was unlawful. Indemnification is mandatory if the indemnified
party has been successful on the merits or otherwise in the defense of any
proceeding unless such indemnification is not otherwise permitted as provided
in the preceding sentence. In addition to the foregoing, a court of competent
jurisdiction, under certain circumstances, may order indemnification if it
determines that the person is fairly and reasonably entitled thereto in view of
all the relevant circumstances, unless the proceeding was an action by or in
the right of the corporation or involved a determination that the person
received an improper personal benefit.
Amendment
The Charter may be amended by the affirmative vote of the holders of a
majority of the outstanding shares of the Common Stock, with the stockholders
voting as a class with one vote per share; provided, that the Charter provision
providing for the classification of the Company's Board of Directors into three
classes may not be amended, altered, changed or repealed without the
affirmative vote of at least 80% of the members of the Board of Directors and
the affirmative vote of holders of 75% of the outstanding shares of capital
stock entitled to vote generally in the election of directors voting as a
class. The provisions relating to restrictions on transfer, designation of
shares-in-trust, shares-in-trust and ownership of the Lessee may not be
amended, altered, changed or repealed without the affirmative vote of a
majority of the members of the Board of Directors and adopted by an affirmative
vote of the holders of not less than 66 2/3% of the outstanding shares of
capital stock of the Company entitled to vote generally in the election of
directors, voting together as a class.
Operations
The Company generally is prohibited from engaging in certain
activities, including incurring indebtedness, in the aggregate, in excess of
40% of the Company's investment in hotel properties, at its cost, on a
consolidated basis, after giving effect to the Company's use of proceeds from
any indebtedness, and acquiring or holding property or engaging in any activity
that would cause the Company to fail to qualify as a REIT.
MARYLAND ANTI-TAKEOVER STATUTES
Under Sections 3-601 et seq. of the Maryland General Corporation Law,
certain "business combinations" (including a merger, consolidation, share
exchange, or, in certain circumstances, an asset transfer of issuance or
reclassification of equity securities) between a Maryland corporation and any
person who beneficially owns 10% or
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more of the voting power of the corporation's shares or an affiliate of the
corporation who, at any time within the two- year period prior to the date in
question, was the beneficial owner of 10% or more of the voting power of the
then outstanding voting stock of the corporation (an "Interested Stockholder")
or an affiliate thereof are prohibited for five years after the most recent
date on which the Interested Stockholder became an Interested Stockholder.
Thereafter, any "business combination" must be recommended by the board of
directors of the corporation and approved by the affirmative vote of at least
(a) 80% of the votes entitled to cast by holders of outstanding voting shares
of the corporation and (b) 66 2/3% of the votes entitled to be cast by holders
of outstanding voting shares of the corporation other than shares held by the
Interested Stockholder with whom the business combination is to be effected,
unless, among other conditions, the corporation's stockholders receive a
minimum price (as defined under Maryland law) for their shares and the
consideration is received in cash or in the same form as previously paid by the
Interested Stockholder for its shares. These provision of Maryland law do not
apply, however, to business combinations that are (i) with respect to
specifically identified or unidentified existing or future Interested
Stockholders, approved or exempted by the board of directors of the corporation
prior to the time that the Interested Stockholder becomes an Interested
Stockholder, or (ii) if the original articles of incorporation of the
corporation contain a provision expressly electing not to be governed by
Section 602 of the Maryland Business Combination Statute or the stockholders of
the corporation adopt a charter amendment by a vote of at least 80% of the
votes entitled to be cast by outstanding shares of voting stock of the
corporation, voting together in a single group, and 66 2/3% of the votes
entitled to be cast by persons (if any) who are not Interested Stockholders.
The Board of Directors has exempted from these provisions of Maryland law, any
business combination involving Mr. Feldman or Mr. Corcoran or any present or
future affiliates, associates or other persons acting in concert or as a group
with Mr. Feldman or Mr. Corcoran.
Sections 3-701 et seq. of the Maryland General Corporation Law (the
"Control Share Statute") provides that "control shares" of a Maryland
corporation acquired in a "control share acquisition" have no voting rights
except to the extent approved by a vote of 66 2/3% of the votes entitled to be
case on the matter, excluding shares of stock as to which the acquiring person,
officers of the corporation and directors of the corporation who are employees
of the corporation are entitled to direct or exercise the voting power in the
election of directors. "Control shares" are voting shares of stock that, if
aggregated with all other shares of stock previously acquired by that person,
would entitle the acquiror to exercise voting power in electing directors
within one of the following ranges of voting power: (i) one-fifth or more but
less than one-third, (ii) one-third or more but less than a majority, or (iii)
a majority or more of all voting power. Control shares do not include shares
the acquiring person is then entitled to vote as a result of having previously
obtained stockholder approval. A "control share acquisition" means the
acquisition of control shares, subject to certain exceptions. Voting rights
will not be denied to "control shares" if the acquisition of such shares, as to
specifically identified or unidentified future or existing stockholders or
their affiliates, has been approved by the charter or bylaws of the corporation
prior to the acquisition of such shares.
A person who has made or proposes to make a control share acquisition,
upon satisfaction of certain conditions (including an undertaking to pay
expenses), may compel the board of directors to call a special meeting of
stockholders to be held within 50 days of demand to consider the voting rights
of the shares. If no request for a meeting is made, the corporation may itself
present the question at any stockholders' meeting.
If voting rights are not approved at the meeting or if the acquiring
person does not deliver an acquiring person statement as required by the
statute, then, subject to certain conditions and limitations, the corporation
may redeem any or all of the control shares (except those for which voting
rights have previously been approved) for fair value determined, without regard
to voting rights, as of the date of the last control share acquisition or of
any meeting of stockholders at which the voting rights of such shares are
considered and not approved. If voting rights for control shares are approved
at a stockholders meeting and the acquiror becomes entitled to vote a majority
of the shares entitled to vote, all other stockholders may exercise appraisal
rights. The fair value of the shares as determined for purposes of the
appraisal rights may not be less than the highest price per share paid in the
control share acquisition, and certain limitations and restrictions otherwise
applicable to the exercise of dissenters' rights do not apply in the context of
a control share acquisition.
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The Maryland Control Share Statute does not apply to shares acquired
in a merger, consolidation or share exchange if the corporation is a party to
the transaction, or to acquisitions approved or exempted by a corporation's
articles of incorporation or bylaws.
The Maryland Charter and Bylaws contain a provision exempting any and
all acquisitions of the Company's shares of capital stock from the control
shares provision of Maryland law. There can be no assurance that this
provision will not be amended or eliminated in the future.
PARTNERSHIP AGREEMENT
The following summary of the Partnership Agreement, and the
descriptions of certain provisions thereof set forth herein, are qualified in
their entirety by reference to the Partnership Agreement, a copy of which has
been filed as an exhibit to the Company's Annual Report on Form 10-K for the
fiscal year ended December 31, 1995, which report is incorporated herein by
reference.
MANAGEMENT
The Partnership is a Delaware limited partnership and was formed
pursuant to the terms of the Partnership Agreement. Pursuant to the
Partnership Agreement, the Company, as the sole general partner of the
Partnership ("General Partner"), has full, exclusive and complete
responsibility and discretion in the management and control of the Partnership,
and the limited partners of the Partnership ("Limited Partners") have no
authority to transact business for, or participate in the management activities
or decisions of, the Partnership. However, any amendment to the Partnership
Agreement that would (i) affect the redemption rights described under "--
Redemption Rights" below, (ii) adversely affect the Limited Partners' rights to
receive cash distributions, (iii) alter the Partnership's allocations of
income, or (iv) impose on the Limited Partners any obligations to make
additional contributions to the capital of the Partnership, requires the
consent of Limited Partners holding at least a majority of the Units.
TRANSFERABILITY OF INTERESTS
The Company may not voluntarily withdraw from the Partnership or
transfer or assign its interest in the Partnership unless the transaction in
which such withdrawal or transfer occurs results in the Limited Partners
receiving property in an amount equal to the amount they would have received
had they exercised their redemption rights immediately prior to such
transaction, or unless the successor to the Company contributes substantially
all of its assets to the Partnership in return for an interest in the
Partnership. The Limited Partners may not transfer their interests in the
Partnership without the consent of the Company, which the Company may withhold
in its sole discretion. The Company may not consent to any transfer that would
cause the Partnership to be treated as a separate corporation for federal
income tax purposes.
CAPITAL CONTRIBUTION
The Company and the Limited Partners contributed cash or interests in
certain of the Company's Hotels to the Partnership in exchange for Units. As
required by the Partnership Agreement, immediately prior to a capital
contribution by the Company, the Partners' capital accounts and the Carrying
Value (as that term is defined in the Partnership Agreement) of the Partnership
property shall be adjusted to reflect the unrealized gain or unrealized loss
attributable to the Partnership property as if such items had actually been
recognized immediately prior to such issuance and had been allocated to the
Partners at such time.
The Partnership Agreement provides that if the Partnership requires
additional funds at any time or from time to time in excess of funds available
to the Partnership from borrowing or capital contributions, the Company may
borrow such funds from a financial institution or other lender and lend such
funds to the Partnership on the same terms and conditions as are applicable to
the Company's borrowing of such funds. As an alternative to borrowing funds
required by the Partnership, the Company may contribute the amount of such
required funds as an additional capital contribution to the Partnership. If
the Company so contributes additional capital to the Partnership, the
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Company will receive additional Units and the Company's percentage interest in
the Partnership will be increased on a proportionate basis based upon the
amount of such additional capital contributions and the value of the
Partnership at the time of such contributions. Conversely, the percentage
interests of the Limited Partners will be decreased on a proportionate basis in
the event of additional capital contributions by the Company.
REDEMPTION RIGHTS
Pursuant to the Partnership Agreement, the Limited Partners are
entitled to redemption rights, which enable them to cause the Partnership to
redeem their interests in the Partnership (subject to certain restrictions) in
exchange for shares of Common Stock, cash or a combination thereof, at the
election of the Company. The redemption rights may not be exercised if the
issuance of shares of Common Stock by the Company, as General Partner, for any
part of the interest in the Partnership sought to be redeemed would (i) result
in any person violating the Ownership Limit contained in the Company's Charter
(ii) cause the Company to be "closely held" within the meaning of the Code,
(iii) cause the Company to be treated as owning 10% or more of the Lessee or
any sublessee within the meaning of the Code, or (iv) otherwise cause the
Company to fail to qualify as a REIT; unless, in any case, the Partnership or
the Company (as the case may be) elects, in its sole and absolute discretion,
to pay the Redemption Amount in cash. The redemption rights may be exercised by
the Limited Partners, in whole or in part (in either case, subject to the above
restrictions), at any time or from time to time, following the satisfaction of
any applicable holding period requirements. At May 29, 1996, the aggregate
number of shares of Common Stock issuable upon exercise of the redemption
rights by the Limited Partners was 3,105,663. The number of shares issuable
upon the exercise of the redemption rights will be adjusted upon the occurrence
of stock splits, mergers, consolidations or similar pro rata share
transactions, which otherwise would have the effect of diluting the ownership
interests of the Limited Partners or the stockholders of the Company.
REGISTRATION RIGHTS
The Limited Partners have, or will have, certain rights to the
registration for resale of the shares of Common Stock held by them or received
by them upon redemption of their Units. Such rights include piggyback rights
and the right to include such shares in the registration statement of which
this Prospectus is a part. The Company is required to bear the costs of such
registration statements, exclusive of underwriting discounts, commissions and
certain other costs attributable to, and to be borne by, the selling
stockholders. See "Selling Stockholders."
TAX MATTERS
Pursuant to the Partnership Agreement, the Company is the tax matters
partner of the Partnership and, as such, has authority to make tax elections
under the Code on behalf of the Partnership.
Profit and loss of the Partnership generally are allocated among the
partners in accordance with their respective interests in the Partnership based
on the number of Units held by the partners.
OPERATIONS
The Partnership Agreement requires that the Partnership be operated in
a manner that enables the Company to satisfy the requirements for being
classified as a REIT and to avoid any federal income tax liability.
DISTRIBUTIONS
The Partnership Agreement provides that the Partnership will
distribute cash from operations (including net sale or refinancing proceeds,
but excluding net proceeds from the sale of the Partnership's property in
connection with the liquidation of the Partnership) quarterly, in amounts
determined by the Company in its sole discretion, to the partners in accordance
with their respective percentage interests in the Partnership. Upon liquidation
of the Partnership, after payment of, or adequate provision for, debts and
obligations of the Partnership, including any
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partner loans, any remaining assets of the Partnership will be distributed to
all partners with positive capital accounts in accordance with their respective
positive capital account balances. If any partner, including the Company, has
a negative balance in its capital account following a liquidation of the
Partnership, it will be obligated to contribute cash to the Partnership equal
to the negative balance in its capital account.
TERM
The Partnership will continue until December 31, 2044, or until sooner
dissolved upon (i) the bankruptcy, dissolution or withdrawal of the Company as
General Partner (unless the Limited Partners elect to continue the
Partnership), (ii) the sale or other disposition of all or substantially all
the assets of the Partnership, (iii) the redemption of all limited partnership
interests in the Partnership (other than those held by the Company, if any), or
(iv) the election by the General Partner.
FEDERAL INCOME TAX CONSIDERATIONS
The following is a summary of the material federal tax income tax
considerations relevant to a prospective holder of Common Stock. The
discussion does not purport to deal with all aspects of taxation that may be
relevant to a holder of Common Stock in light of their personal investment or
tax circumstances, or to certain types of stockholders (including insurance
companies, tax-exempt organizations, financial institutions or broker-dealers,
foreign corporations, and persons who are not citizens or residents of the
United States) subject to special treatment under the federal income tax laws.
EACH PROSPECTIVE PURCHASER IS ADVISED TO CONSULT HIS OWN TAX ADVISOR
REGARDING THE SPECIFIC TAX CONSEQUENCES TO HIM OF THE PURCHASE, OWNERSHIP, AND
SALE OF THE COMMON STOCK AND OF THE COMPANY'S ELECTION TO BE TAXED AS A REIT,
INCLUDING THE FEDERAL, STATE, LOCAL, FOREIGN, AND OTHER TAX CONSEQUENCES OF
SUCH PURCHASE, OWNERSHIP, SALE, AND ELECTION, AND OF POTENTIAL CHANGES IN
APPLICABLE TAX LAWS.
TAXATION OF THE COMPANY
The Company has made an election to be taxed as a REIT under Sections
856 through 860 of the Code, commencing with its initial taxable year ended
December 31, 1994. The Company currently is qualified as a REIT and intends to
continue to operate in such manner, but no assurance can be given that the
Company will operate in a manner so as to remain qualified as a REIT.
The sections of the Code relating to qualification and operation as a
REIT are highly technical and complex. The following discussion sets forth the
material aspects of the Code sections that govern the federal income tax
treatment of a REIT and its stockholders. The discussion is qualified in its
entirety by the applicable Code provisions, rules and regulations promulgated
thereunder ("Treasury Regulations"), and administrative and judicial
interpretations thereof, all of which are subject to change prospectively or
retrospectively. Bracewell & Patterson, L.L.P. has acted as counsel to the
Company in connection with the Offering and the Company's election to be taxed
as a REIT.
The Company believes that it qualified to be taxed as a REIT for its
initial taxable year ended December 31, 1994, and that its organization and
current and proposed method of operation will enable it to continue to qualify
as a REIT for its taxable year ended December 31, 1996 and in the future. The
Company has obtained an opinion of Bracewell & Patterson, L.L.P. as to its REIT
qualifications. Investors should be aware, however, that opinions of counsel
are not binding upon the Service or any court. It must be emphasized that the
opinion of Bracewell & Patterson, L.L.P. is based on various assumptions and is
conditioned upon certain representations made by the Company as to factual
matters, including representations regarding the nature of the Company's
properties and the future conduct of its business. Such factual assumptions and
representations are described below in this discussion of "Federal Income Tax
Considerations." Moreover, such continued qualification and taxation as a REIT
depends
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upon the Company's ability to meet on a continuing basis, through actual annual
operating results, distribution levels, and stock ownership, the various
qualification tests imposed under the Code discussed below. Bracewell &
Patterson, L.L.P. will not review the Company's compliance with those tests on
a continuing basis. Accordingly, no assurance can be given that the actual
results of the Company's operation for any particular taxable year will satisfy
such requirements. For a discussion of the tax consequences of failure to
qualify as a REIT, see "-- Failure to Qualify."
If the Company continues to qualify for taxation as a REIT, it
generally will not be subject to federal corporate income taxes on its net
income that is distributed currently to the stockholders. That treatment
substantially eliminates the "double taxation" (i.e. , taxation at both the
corporate and stockholder levels) that generally results from investment in a
corporation. However, the Company will be subject to federal income tax in the
following circumstances. First, the Company will be taxed at regular corporate
rates on any undistributed REIT taxable income, including undistributed net
capital gains. Second, under certain circumstances, the Company may be subject
to the "alternative minimum tax" on its items of tax preference. Third, if the
Company has (i) net income from the sale or other disposition of "foreclosure
property" that is held primarily for sale to customers in the ordinary course
of business or (ii) other nonqualifying income from foreclosure property, it
will be subject to tax at the highest corporate rate on such income. Fourth, if
the Company has net income from prohibited transactions (which are, in general,
certain sales or other dispositions of property (other than foreclosure
property) held primarily for sale to customers in the ordinary course of
business), such income will be subject to a 100% tax. Fifth, if the Company
should fail to satisfy the 75% gross income test or the 95% gross income test
(as discussed below), and has nonetheless maintained its qualification as a
REIT because certain other requirements have been met, it will be subject to a
100% tax on the net income attributable to the greater of the amount by which
the Company fails the 75% or 95% gross income test. 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, if the
Company acquires any asset from a C corporation (i.e. , a corporation generally
subject to full corporate-level tax) in a transaction in which the basis of the
asset in the Company's hands is determined by reference to the basis of the
asset (or any other asset) in the hands of the C corporation and the Company
recognizes gain on the disposition of such asset during the ten-year period
beginning on the date on which such asset was acquired by the Company, then to
the extent of such asset's "built-in gain" (i.e. , the excess of the fair
market value of such asset at the time of acquisition by the Company over the
adjusted basis in such asset at such time), such gain will be subject to tax at
the highest regular corporate rate applicable (as provided in Treasury
Regulations that have not yet been promulgated). The results described above
with respect to the recognition of "built-in gain" assume that the Company
would make an election pursuant to IRS Notice 88-19 if it were to make any such
acquisition.
REQUIREMENTS FOR QUALIFICATION
The Code defines a REIT as a corporation, trust or association (i)
that is managed by one or more trustees or directors; (ii) the beneficial
ownership of which is evidenced by transferable shares or by transferable
certificates of beneficial interest; (iii) that would be taxable as a domestic
corporation, but for Sections 856 through 860 of the Code; (iv) that is neither
a financial institution nor an insurance company subject to certain provisions
of the Code; (v) the beneficial ownership of which is held by 100 or more
persons; (vi) not more than 50% in value of the outstanding stock of which is
owned, directly or indirectly, by five or fewer individuals (as defined in the
Code to include certain entities) during the last half of each taxable year
("5/50 Rule"); (vii) that makes an election to be a REIT (or has made such
election for a previous taxable year) and satisfies all relevant filing and
other administrative requirements established by the Service that must be met
in order to elect and to maintain REIT status; (viii) that uses a calendar year
for federal income tax purposes and complies with the recordkeeping
requirements of the Code and Treasury Regulations promulgated thereunder; and
(ix) that meets certain other tests, described below, regarding the nature of
its income and assets. The Code provides that conditions (i) to (iv),
inclusive, must be met during the entire taxable year and that condition (v)
must be met during at least 335 days of a taxable year of 12 months, or during
a proportionate part of a taxable year of less than 12 months. Conditions (v)
and (vi) will not apply until after the first taxable year for which an
election is made by the Company to be taxed as a REIT. The Company has issued
and will
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issue sufficient common stock in sufficient diversity of ownership to allow it
to satisfy requirements (v) and (vi). In addition, the Company's Charter
provides for restrictions regarding transfer of the Common Stock that are
intended to assist the Company in continuing to satisfy the share ownership
requirements described in (v) and (vi) above.
For purposes of determining stock ownership under the 5/50 Rule, a (i)
supplement unemployment compensation benefits plan, a private foundation, or a
portion of a trust permanently set aside or used exclusively for charitable
purposes generally is considered an individual, and (ii) stock held by a trust
that is a qualified trust under Code section 401(a) is treated as held by the
trust's beneficiaries in proportion to their actuarial interests in the pension
trust for purposes of the 5/50 Rule.
In the case of a REIT that 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 gross
income of the partnership attributable to such share. In addition, the
character of the assets and gross income of the partnership will retain the
same character in the hands of the REIT for purposes of Section 856 of the
Code, including satisfying the gross income and asset tests, described below.
Thus, the Company's proportionate share of the assets, liabilities and items of
income of the Partnership (and any lower tier partnership) will be treated as
assets and gross income of the Company for purposes of applying the
requirements described herein.
Income Tests
In order for the Company to maintain its qualification as a REIT,
there are three requirements relating to the Company's gross income that must
be satisfied annually. First, at least 75% of the Company's gross income
(excluding gross income from prohibited transactions) for each taxable year
must consist of defined types of income derived directly or indirectly from
investments relating to real property or mortgages on real property (including
"rents from real property" and, in certain circumstances, interest) or
temporary investment income. 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 or temporary investments, and from
dividends, other types of interest, and gain from the sale or disposition of
Common Stock, or from any combination of the foregoing. Third, not more than
30% of the Company's gross income (including gross income from prohibited
transactions) for each taxable year may be gain from the sale or other
disposition of (i) Common Stock held for less than one year, (ii) dealer
property that is not foreclosure property, and (iii) certain real property held
for less than four years (apart from involuntary conversions and sales of
foreclosure property). The specific application of these tests to the Company
is discussed below.
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 of 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 Company, or an owner of 10% or more of the Company,
directly or constructively owns 10% or more of such tenant (a "Related Party
Tenant"). 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 Company 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 Company derives no revenue. The "independent contractor" requirement,
however, does not apply to the extent the services provided by the Company are
"usually or customarily rendered" in connection with the rental of space for
occupancy only and are not otherwise considered "rendered to the occupant."
Pursuant to the Percentage Leases, the Lessee leases from the
Partnership and the Subsidiary Partnerships (as defined below) the land,
buildings, improvements, furnishings, and equipment comprising the Hotels for a
ten-year period. The Percentage Leases provide that the Lessee is obligated to
pay to the Partnership (i) the greater of a fixed rent ("Base Rent") or a
percentage rent ("Percentage Rent") (collectively, "Rents") and (ii) certain
other amounts,
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including interest accrued on any late payments or charges ("Additional
Charges"). The Percentage Rent is calculated by multiplying fixed percentages
by the gross suite revenues and food and beverage rent revenues for each of the
Hotels in excess of certain levels. The Base Rent accrues and is required to be
paid monthly. Although Percentage Rent is due quarterly, the Lessee will not be
in default for non-payment of Percentage Rent due in any calendar year if the
Lessee pays, within 90 days of the end of the calendar year, the excess of
Percentage Rent due and unpaid over the Base Rent with respect to such year.
For purposes of this section, the term "Partnership" includes the Subsidiary
Partnerships when the context requires.
In order for the Base Rent, the Percentage Rent, and the Additional
Charges to constitute "rents from real property," the Percentage Leases must be
respected as true leases for federal income tax purposes and not treated as
service contracts, joint ventures or some other type of arrangement. The
determination of whether the Percentage Leases are true leases depends on an
analysis of all the surrounding facts and circumstances. In making such a
determination, courts have considered a variety of factors, including the
following: (i) the intent of the parties, (ii) the form of the agreement, (iii)
the degree of control over the property that is retained by the property owner
(e.g., whether the lessee has substantial control over the operation of the
property or whether the lessee was required simply to use its best efforts to
perform its obligations under the agreement), and (iv) the extent to which the
property owner retains the risk of loss with respect to the property (e.g.,
whether the lessee bears the risk of increases in operating expenses or the
risk of damage to the property).
In addition, Code Section 7701(e) provides that a contract that
purports to be a service contract (or a partnership agreement) is treated
instead as a lease of property if the contract is properly treated as such,
taking into account all relevant factors, including whether or not: (i) the
service recipient is in physical possession of the property, (ii) the service
recipient controls the property, (iii) the service recipient has a significant
economic or possessory interest in the property (e.g., the property's use is
likely to be dedicated to the service recipient for a substantial portion of
the useful life of the property, the recipient shares the risk that the
property will decline in value, the recipient shares in any appreciation in the
value of the property, the recipient shares in savings in the property's
operating costs, or the recipient bears the risk of damage to or loss of the
property), (iv) the service provider does not bear any risk of substantially
diminished receipts or substantially increased expenditures if there is
nonperformance under the contract, (v) the service provider does not use the
property concurrently to provide significant services to entities unrelated to
the service recipient, and (vi) the total contract price does not substantially
exceed the rental value of the property for the contract period. Since the
determination whether a service contract should be treated as a lease is
inherently factual, the presence or absence of any single factor may not be
dispositive in every case.
The Company believes that the Percentage Leases will be treated as
true leases for federal income tax purposes. The Company has obtained an
opinion of Bracewell & Patterson, L.L.P. as to the "true lease" status of the
Percentage Leases for federal income tax purposes. Such opinion is based, in
part, on the following facts: (i) the Partnership and the Lessee intend for
their relationship to be that of a lessor and lessee and such relationship will
be documented by lease agreements, (ii) the Lessee has the right to exclusive
possession and use and quiet enjoyment of the Hotels during the term of the
Percentage Leases, (iii) the Lessee bears the cost of, and will be responsible
for, day-to-day maintenance and repair of the Hotels, other than the cost of
maintaining underground utilities and structural elements, and will dictate how
the Hotels are operated, maintained, and improved, (iv) the Lessee bears all of
the costs and expenses of operating the Hotels (including the cost of any
inventory and supplies used in their operation) during the term of the
Percentage Leases (other than real and personal property taxes, and the cost of
replacement or refurbishment of furniture, fixtures and equipment, to the
extent such costs do not exceed the allowance for such costs provided by the
Partnership under each Percentage Lease), (v) the Lessee benefits from any
savings in the costs of operating the Hotels during the term of the Percentage
Leases, (vi) in the event of damage or destruction to a Hotel, the Lessee will
be at economic risk because it will be obligated either (A) to restore the
property to its prior condition, in which event it will bear all costs of such
restoration or (B) purchase the Hotel for an amount generally equal to the
Partnership's investment in the Property, (vii) the Lessee will indemnify the
Partnership against all liabilities imposed on the Partnership during the term
of the Percentage Leases by reason of (A) injury to persons
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or damage to property occurring at the Hotels or (B) the Lessee's use,
management, maintenance or repair of the Hotels, (viii) the Lessee is obligated
to pay substantial fixed rent for the period of use of the Hotels, and (ix) the
Lessee stands to incur substantial losses (or reap substantial gains) depending
on how successfully it operates the Hotels.
Investors should be aware that there are no controlling Treasury
Regulations, published rulings, or judicial decisions involving leases with
terms substantially the same as the Percentage Leases that discuss whether such
leases constitute true leases for federal income tax purposes. Therefore, the
opinion of Bracewell & Patterson, L.L.P. with respect to the relationship
between the Partnership and the Lessee is based upon all of the facts and
circumstances and upon rulings and judicial decisions involving situations that
are considered to be analogous. Opinions of counsel are not binding upon the
Service or any court, and there can be no complete assurance that the Service
will not assert successfully a contrary position. If the Percentage Leases are
recharacterized as service contracts or partnership agreements, rather than
true leases, part or all of the payments that the Partnership receives from the
Lessee may not be considered rent or may not otherwise satisfy the various
requirements for qualification as "rents from real property." In that case, the
Company likely would not be able to satisfy either the 75% or 95% gross income
tests and, as a result, would lose its REIT status.
In order for the Rents to constitute "rents from real property,"
several other requirements also must be satisfied. One requirement is that the
Rents attributable to personal property leased in connection with the lease of
the real property comprising a Hotel must not be greater than 15% of the Rents
received under the Percentage Lease. The Rents attributable to the personal
property in an Hotel is the amount that bears the same ratio to total rent for
the taxable year as the average of the adjusted bases of the personal property
in the Hotel at the beginning and at the end of the taxable bears to the
average of the aggregate adjusted bases of both the real and personal property
comprising the Hotel at the beginning and at the end of the such taxable year
("Adjusted Basis Ratio"). The initial adjusted basis of the personal property
in each Hotel was less than 15% of the initial adjusted bases of both the real
and personal property comprising such hotel. The basis of such personal
property, to the extent it was included in the Hotels at the time of their
purchase, was based on appraisals of the date of purchase. There can be no
assurance, however, that the Service would not assert that the personal
property originally acquired by the Partnership had a value in excess of the
appraised value, or that a court would not uphold such assertion. If such a
challenge were successfully asserted, the Company could fail the 15% Adjusted
Basis Ratio as to one or more of the Percentage Leases, which in turn
potentially could cause it to fail to satisfy the 95% or 75% gross income test
and thus lose its REIT status.
Another requirement for qualification of the Rents as "rents from real
property" is that the Percentage Rent must not be based in whole or in part on
the income or profits of any person. The Percentage Rent, however, will qualify
as "rents from real property" if it is based on percentages of receipts or
sales and the percentages (i) are fixed at the time the Percentage Leases are
entered into, (ii) are not renegotiated during the term of the Percentage
Leases in a manner that has the effect of basing Percentage Rent on income or
profits, and (iii) conform with normal business practice. More generally, the
Percentage Rent will not qualify as "rents from real property" if, considering
the Percentage Leases and all the surrounding circumstances, the arrangement
does not conform with normal business practice but is in reality used as a
means of basing the Percentage Rent on income or profits. Since the Percentage
Rent is based on fixed percentages of the gross revenues from the Hotels that
are established in the Percentage Leases and the Company represented that the
percentages (i) will not be renegotiated during the terms of the Percentage
Leases in a manner that has the effect of basing the Percentage Rent on income
or profits and (ii) conform with normal business practice, the Percentage Rent
should not be considered based in whole or in part on the income or profits of
any person. Furthermore, the Company represented that, with respect to other
hotel properties that it acquires in the future, it will not 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 fixed percentage of gross
revenues, as described above).
A third requirement for qualification of the Rents as "rents from real
property" is that the Company must not own, directly or constructively, 10% or
more of the Lessee. The constructive ownership rules generally provide that, if
10% or more in value of the stock of the Company is owned, directly or
indirectly, by or for any person, the Company is considered as owning the
ownership interests in any lessee that are owned, directly or indirectly, by or
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for such person. The Company does not currently own, directly or
constructively, any ownership interest in the Lessee. In addition, the
Partnership Agreement provides that a redeeming Limited Partner will not be
permitted to redeem Units (unless the Company elects, in its sole discretion,
to pay cash in lieu of Common Stock) to the extent that the acquisition of
Common Stock by such partner would result in the Company being treated as
owning, directly or constructively, 10% or more of the ownership interests of
the Lessee or of the ownership interests in any sublessee. Thus, the Company
should never own, directly or constructively, 10% or more of the Lessee or any
sublessee. Furthermore, the Company represents that, with respect to other
hotel properties that it acquires in the future, it will not rent any property
to a Related Party Tenant. However, because the Code's constructive ownership
rules for purposes of the Related Party Tenant rules are broad and it is not
possible to monitor continually direct and indirect transfers of shares of
Common Stock, no absolute assurance can be given that such transfers or other
events of which the Company has no knowledge will not cause the Company to own
constructively 10% or more of the Lessee at some future date.
A fourth requirement for qualification of the Rents as "rents from
real property" is that the Company cannot furnish or render noncustomary
services to the tenants of the Hotels, or manage or operate the Hotels, other
than through an independent contractor from whom the Company itself does not
derive or receive any income. Provided that the Percentage Leases are respected
as true leases, the Company should satisfy that requirement because the
Partnership is not performing any services other than customary ones for the
Lessee. Furthermore, the Company represents that, with respect to other hotel
properties that it acquires in the future, it will not perform noncustomary
services with respect to the tenant of the property. As described above,
however, if the Percentage Leases are recharacterized as service contracts or
partnership agreements, the Rents likely would be disqualified as "rents from
real property" because the Company would be considered to furnish or render
services to the occupants of the Hotels and to manage or operate the Hotels
other than through an independent contractor who is adequately compensated and
from whom the Company derives or receives no income.
If the Rents do not qualify as "rents from real property" because the
rents attributable to personal property exceed 15% of the total Rents for a
taxable year, the portion of the Rents that is attributable to personal
property will not be qualifying income for purposes of either the 75% or 95%
gross income tests. Thus, if the Rents attributable to personal property, plus
any other nonqualifying income, during a taxable year exceeds 5% of the
Company's gross income during the year, the Company would lose its REIT status.
If, however, the Rents do not qualify as "rents from real property" because
either (i) the Percentage Rent is considered based on income or profits of the
Lessee, (ii) the Company owns, directly or constructively, 10% or more of the
Lessee, or (iii) the Company furnishes noncustomary services to the Lessee
(other than through a qualified independent contractor) or manages or operates
the Hotels, none of the Rents would qualify as "rents from real property." In
that case, the Company likely would lose its REIT status because it would be
unable to satisfy either the 75% or 95% gross income tests.
In addition to the Rents, the Lessee is required to pay to the
Partnership the Additional Charges. To the extent that the Additional Charges
represent either (i) reimbursements of amounts that the Lessee is obligated to
pay to third parties or (ii) penalties for nonpayment or late payment of such
amounts, the Additional Charges should qualify as "rents from real property."
To the extent, however, that the Additional Charges represent interest that is
accrued on the late payment of the Rents or the Additional Charges, the
Additional Charges should not qualify as "rents from real property," but
instead should be treated as interest that qualifies for the 95% gross income
test.
The Company believes that the Rents and the Additional Charges will
qualify as "rents from real property" for purposes of the 75% and 95% gross
income tests, except to the extent that the Additional Charges represent
interest that is accrued on the late payment of the Rents or the Additional
Charges (which will be qualifying gross income for the 95% test but not the 75%
test). Moreover, the Company has obtained an opinion from Bracewell &
Patterson, L.L.P., based on the foregoing discussion, that the Rents and the
Additional Charges will qualify as "rents from real property" for purposes of
the 75% and 95% gross income tests except to the extent the Additional Charges
represent interest that is accrued on the late payment of the Rents or the
Additional Charges. As described above, the opinion of Bracewell & Patterson,
L.L.P. is based upon an analysis of all the facts and circumstances and upon
rulings and judicial decisions involving situations that are considered to be
analogous, as well as representations by the
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Company and assumptions that are described above and which are set out in the
federal income tax opinion of Bracewell & Patterson, L.L.P. Opinions of
counsel are not binding upon the Service or a court. Accordingly, there can be
no complete assurance that the Service will not assert successfully a contrary
position and, therefore, prevent the Company from qualifying as a REIT.
The term "interest," as defined for purposes of the 75% gross income
test, 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.
Furthermore, to the extent that interest from a loan that is based on the
residual cash proceeds from sale of the property securing the loan constitutes
a "shared appreciation provision" (as defined in the Code), income attributable
to such participation feature will be treated as gain from the sale of the
secured property.
Any gross income derived from a prohibited transaction is taken into
account in applying the 30% income test necessary to qualify as a REIT (and the
net income from that transaction is subject to a 100% tax). The term
"prohibited transaction" generally includes a sale or other disposition of
property (other than foreclosure property) that is held primarily for sale to
customers in the ordinary course of a trade or business. All inventory required
in the operation of the Hotels will be purchased by the Lessee or its designee
as required by the terms of the Percentage Leases. Accordingly, the Company
and the Partnership believe that no asset owned by the Company or the
Partnership is held for sale to customers and that a sale of any such asset
will not be in the ordinary course of business of the Company or the
Partnership. Whether property is held "primarily for sale to customers in the
ordinary course of a trade or business" depends, however, on the facts and
circumstances in effect from time to time, including those related to the
particular property. Nevertheless, the Company and the Partnership will attempt
to comply with the terms of safe-harbor provisions in the Code prescribing when
asset sales will not be characterized as prohibited transactions. Complete
assurance cannot be given, however, that the Company or the Partnership can
comply with the safe-harbor provisions of the Code or avoid owning property
that may be characterized as property held "primarily for sale to customers in
the ordinary course of a trade or business."
The Company will be subject to tax at the maximum corporate rate on
any income from foreclosure property (other than income that would be qualified
income under the 75% gross income test), less expenses directly connected with
the production of such income. However, gross income from such foreclosure
property will qualify under the 75% and 95% gross income tests. "Foreclosure
property" is defined as any real property (including interests in real
property) and any personal property incident to such real property (i) that is
acquired by a REIT as the result of such REIT having bid in such property at
foreclosure, or having otherwise reduced such property to ownership or
possession by agreement or process of law, after there was a default (or
default was imminent) on a lease of such property or on an indebtedness that
such property secured and (ii) for which such REIT makes a proper election to
treat such property as foreclosure property. However, a REIT will not be
considered to have foreclosed on a property where such REIT takes control of
the property as a mortgagee-in-possession and cannot receive any profit or
sustain any loss except as a creditor of the mortgagor. Under the Code,
property generally ceases to be foreclosure property with respect to a REIT on
the date that is two years after the date such REIT acquired such property (or
longer if an extension is granted by the Secretary of the Treasury). The
foregoing grace period is terminated and foreclosure property ceases to be
foreclosure property on the first day (i) on which a lease is entered into with
respect to such property that, by its terms, will give rise to income that does
not qualify under the 75% gross income test or any amount is received or
accrued, directly or indirectly, pursuant to a lease entered into on or after
such day that will give rise to income that does not qualify under the 75%
gross income test, (ii) on which any construction takes place on such property
(other than completion of a building, or any other improvement, where more than
10% of the construction of such building or other improvement was completed
before default became imminent) or (iii) which is more than 90 days after the
day on which such property was acquired by the REIT and the property is used in
a trade or business that is conducted by the REIT (other than through an
independent contractor from whom the REIT itself does not derive or receive any
income). As a result of the rules with respect to foreclosure property, if the
Lessee defaults on its obligations under a Percentage Lease for a Hotel, the
Company terminates the Lessee's leasehold
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interest, and the Company is unable to find a replacement Lessee for such Hotel
within 90 days of such foreclosure, gross income from hotel operations
conducted by the Company from such Hotel would cease to qualify for the 75% and
95% gross income tests. In such event, the Company likely would be unable to
satisfy the 75% and 95% gross income tests and, thus, would fail to qualify as
a REIT.
It is possible that, from time to time, the Company or the Partnership
will enter into hedging transactions with respect to one or more of its assets
or liabilities. Any such hedging transactions could take a variety of forms,
including interest rate swap contracts, interest rate cap or floor contracts,
futures or forward contracts and options. To the extent that the Company or
the Partnership enters into an interest rate swap or cap contract to hedge any
variable rate indebtedness incurred to acquire or carry real estate assets, any
periodic income or gain from the disposition of such contract should be
qualifying income for purposes of the 95% gross income test. Furthermore, any
such contract would be considered a "security" for purposes of applying the 30%
gross income test. To the extent that the Company or the Partnership hedges
with other types of financial instruments or in other situations, it may not be
entirely clear how the income from those transactions will be treated for
purposes of the various income tests that apply to REITs under the Code. The
Company intends to structure any hedging transactions in a manner that does not
jeopardize its status as REIT.
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.
Those relief provisions will be generally available if the Company's failure to
meet such tests is 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 those relief provisions. As
discussed above in "-- Taxation of the Company," even if those relief
provisions apply, a tax would be imposed with respect to the net income
attributable to the excess of 75% or 95% of the Company's gross income over its
qualifying income in the relevant category, whichever is greater. No such
relief is available for violations of the 30% income test.
Asset Tests
The Company, at the close of each quarter of its taxable year, also
must satisfy two 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 cash or
cash items (including certain receivables), government securities, "real estate
assets" and, in cases where the Company raises new capital through stock or
long-term (at least five-year) debt offerings, temporary investments in stock
or debt instruments during the one-year period following the Company's receipt
of such capital. The term "real estate assets" includes interests in real
property, interests in mortgages on real property to the extent the mortgage
balance does not exceed the value of the associated real property, and shares
of other REITs. For purposes of the 75% asset requirement, the term "interest
in real property" includes an interest in land and improvements thereon, such
as buildings or other inherently permanent structures (including items that are
structural components of such buildings or structures), a leasehold in real
property and an option to acquire real property (or a leasehold in real
property). Second, of the investments not included in the 75% 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 (except for its ownership
interest in the Partnership and Subsidiary Partnership or the stock of a
subsidiary with respect to which it has held 100% of the stock at all times
during the subsidiary's existence).
For purposes of the asset requirements, the Company will be deemed to
own its proportionate share of the assets of the Partnership (and any
Subsidiary Partnership), rather than its general partnership interest in the
Partnership. The Company represents that, at all relevant times, (i) at least
75% of the value of its total assets will be represented by real estate assets,
cash and cash items (including receivables), and government securities and (ii)
it will not own any securities that do not satisfy the 75% asset requirement
(except for the stock of subsidiaries with respect to which it has held 100% of
the stock at all times during the subsidiary's existence). In addition, the
Company
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represents that it will not acquire or dispose, or cause the Partnership to
acquire or dispose, of assets in the future in a way that would cause it to
violate either asset requirement. The Company believes that it satisfies both
asset requirements for REIT status and has obtained an opinion of Bracewell &
Patterson, L.L.P. that, based on the foregoing, the Company will satisfy both
asset requirements for REIT status.
If the Company should fail inadvertently to satisfy the asset
requirements at the end of a calendar quarter, such a failure would not cause
it to lose its REIT status if (i) it satisfied all of the asset tests at the
close of the preceding calendar quarter and (ii) the discrepancy between the
value of the Company's assets and the standards imposed by the asset
requirements either did not exist immediately after the acquisition of any
particular asset or was not wholly or partly caused by such an acquisition
(i.e., the discrepancy arose from changes in the market values of its assets).
If the condition described in clause (ii) of the preceding sentence were not
satisfied, the Company still could avoid disqualification by eliminating any
discrepancy within 30 days after the close of the calendar quarter in which it
arose.
Distribution Requirements
The Company, in order to qualify as a REIT, is required to distribute
dividends (other than capital gain dividends) to its stockholders in an amount
at least equal to (i) the sum of (A) 95% of its "REIT taxable income" (computed
without regard to the dividends paid deduction and its net capital gain) and
(B) 95% of the net income (after tax), if any from foreclosure property, minus
(ii) the sum of certain items of noncash income. Such dividends 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,"
as adjusted, it will be subject to tax thereon at regular ordinary and capital
gains corporate tax rates. 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, and (iii) any undistributed taxable income from prior periods, the
Company would be subject to a 4% nondeductible excise tax on the excess of such
required distribution over the amounts actually distributed. The Company has
made, and intends to continue to make, timely distributions sufficient to
satisfy all annual distribution requirements.
It is possible that, from time to time, the Company may experience
timing differences between (i) the actual receipt of income and actual payment
of deductible expenses and (ii) the inclusion of that income and deduction of
such expenses in arriving at its REIT taxable income. For example, under the
Percentage Leases, the Lessee may defer payment of the excess of the Percentage
Rent over the Base Rent for a period of up to 90 days after the end of the
calendar year in which such payment was due. In that case, the Partnership
still would be required to recognize as income the excess of the Percentage
Rent over the Base Rent in the calendar quarter to which it relates. Further,
it is possible that, from time to time, the Company may be allocated a share of
net capital gain attributable to the sale of depreciated property which exceeds
its allocable share of cash attributable to that sale. Therefore, the Company
may have less cash available for distribution than is necessary to meet its
annual distribution requirements to avoid corporate income tax or the excise
tax imposed on certain undistributed income. In such a situation, the Company
may find it necessary to arrange for short-term (or possibly long-term)
borrowings or to raise funds through the issuance of additional shares of
common or preferred stock.
Under certain circumstances, the Company may be able to rectify a
failure to meet the distribution requirements for a year by paying "deficiency
dividends" to its stockholders in a later year, which may be included in the
Company's deduction for dividends paid for the earlier year. Although the
Company may be able to avoid being taxed on amounts distributed as deficiency
dividends, it will be required to pay to the Service interest based upon the
amount of any deduction taken for deficiency dividends.
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Recordkeeping Requirement
Pursuant to applicable Treasury Regulations, in order to be able to
elect to be taxed as a REIT, the Company must maintain certain records and
request on an annual basis certain information from its stockholders designed
to disclose the actual ownership of its outstanding stock. The Company intends
to comply with such requirements.
Partnership Anti-Abuse Rule
The Treasury Department has issued a final regulation ("Anti-Abuse
Rule"), under the partnership provisions of the Code ("Partnership
Provisions"), that would authorize the Service, in certain abusive transactions
involving partnerships, to disregard the form of the transaction and recast it
for federal tax purposes as the Service deems appropriate. The Anti-Abuse Rule
would apply where a partnership is formed or availed of in connection with a
transaction (or series of related transactions), a principal purpose of which
is to reduce substantially the present value of the partners' aggregate federal
tax liability in a manner inconsistent with the intent of the Partnership
Provisions. The Anti-Abuse Rule states that the Partnership Provisions are
intended to permit taxpayers to conduct joint business (including investment)
activities through a flexible economic arrangement that accurately reflects the
partners' economic agreement and clearly reflects the partners' income without
incurring an entity-level tax. The purposes for structuring a transaction
involving a partnership are determined based on all of the facts and
circumstances, including a comparison of the purported business purpose for a
transaction and the claimed tax benefits resulting from the transaction. A
reduction in the present value of the partners' aggregate federal tax liability
through the use of a partnership does not, by itself, establish inconsistency
with the intent of the Partnership Provisions. The Anti-Abuse Rule is generally
effective for all transactions relating to a partnership occurring on and after
May 12, 1994.
The Anti-Abuse Rule contains an example in which a corporation that
elects to be treated as a REIT contributes substantially all of the proceeds
from a public offering to a partnership in exchange for a general partner
interest. The limited partners of the partnership contribute real property
assets to the partnership, subject to liabilities that exceed their respective
aggregate bases in such property. In addition, some of the limited partners
have the right, beginning two years after the formation of the partnership, to
require the redemption of their limited partnership interests in exchange for
cash or REIT stock (at the REIT's option) equal to the fair market value of
their respective interests in the partnership at the time of the redemption.
The example concludes that the use of the partnership is not inconsistent with
the intent of the Partnership Provisions and, thus, cannot be recast by the
Service. The Company believes that the Anti-Abuse Rule will not have any
adverse impact on its ability to qualify as a REIT, and the Company has
obtained an opinion of Bracewell & Patterson, L.L.P. that, based on the
foregoing, the Anti-Abuse Rule will not have any adverse impact on the
Company's ability to qualify as a REIT. However, because the Anti-Abuse Rule is
extraordinarily broad in scope and is applied based on an analysis of all of
the facts and circumstances, there can be no assurance that the Service will
not attempt to apply the Anti-Abuse Rule to the Company. If the conditions of
the Anti-Abuse Rule are met, the Service is authorized to take appropriate
enforcement action, including disregarding the Partnership for federal tax
purposes or treating one or more of its partners as nonpartners. Any such
action potentially could jeopardize the Company's status as a REIT.
FAILURE TO QUALIFY
If the Company fails to qualify for taxation as 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. Dividends to the stockholders 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. In such event, to the extent of current and accumulated
earnings and profits, all dividends to stockholders will be taxable as ordinary
income 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 also will be disqualified from
taxation as a REIT for the four taxable years following the year during which
the Company ceased to qualify as a REIT. It is not possible to state whether in
all circumstances the Company would be entitled to such statutory relief.
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OTHER TAX CONSEQUENCES
The Company and holders of Common Stock may be subject to state or
local taxation in various state or local jurisdictions, including those in
which it or they own property, transact business or reside. The state and local
tax treatment of the Company and holders of Common Stock may not conform to the
federal income tax consequences discussed above. CONSEQUENTLY, PROSPECTIVE
HOLDERS OF COMMON STOCK SHOULD CONSULT THEIR OWN TAX ADVISORS REGARDING THE
EFFECT OF STATE AND LOCAL TAX LAWS ON AN INVESTMENT IN THE COMPANY.
TAX ASPECTS OF THE PARTNERSHIP
The following discussion summarizes certain federal income tax
considerations applicable to the Company's investment in the Partnership and
the Partnership's current investment in the partnership which owns the
Chicago-Lombard hotel and the Los Angeles (LAX Airport) hotel. The partnerships
in which the Partnership has made an investment are collectively referred to
herein as the "Subsidiary Partnerships." The discussion does not cover state or
local tax laws or any federal tax laws other than income tax laws.
Classification as a Partnership
The Company is entitled to include in its income its distributive
share of the Partnership's income (including the Partnership's distributive
share of income of a Subsidiary Partnership) and to deduct its distributive
share of the Partnership's losses (including the Partnership's distributive
share of losses of a Subsidiary Partnership) only if the Partnership (and each
Subsidiary Partnership) is classified for federal income tax purposes as a
partnership rather than as an association taxable as a corporation. An
organization formed as a partnership will be treated as a partnership, rather
than as a corporation, for federal income tax purposes if it (i) has no more
than two of the four corporate characteristics that the Treasury Regulations
use to distinguish a partnership from a corporation for tax purposes and (ii)
is not a "publicly traded" partnership. Those four characteristics are
continuity of life, centralization of management, limited liability, and free
transferability of interests. A publicly traded partnership is a partnership
whose interests are traded on an established securities market or are readily
tradable on a secondary market (or the substantial equivalent thereof). A
publicly traded partnership will not, however, be treated as a corporation for
any taxable year if 90% or more of the partnership's gross income for such year
consists of certain passive-type income, including real property rents, gains
from the sale or other disposition of real property, interest, and dividends.
Whether, for any particular period, the Partnership or a Subsidiary Partnership
will satisfy this passive income exception will depend upon the fact and
circumstance applicable to the Partnership or the Subsidiary Partnership for
such period.
The Service has issued Notice 88-75, providing limited safe harbors
from the definition of a publicly traded partnership in advance of the issuance
of Treasury Regulations. Pursuant to one of those safe harbors (the "Private
Placement Exclusion"), interests in a partnership will not be treated as
readily tradable on a secondary market or the substantial equivalent thereof if
(i) all of the partnership interests are issued in a transaction that is not
registered under the Securities Act of 1933, as amended, and (ii) the
partnership does not have more than 500 partners (taking into account as a
partner each person who indirectly owns an interest in the partnership through
a partnership, grantor trust, or S corporation). The Partnership and each
Subsidiary Partnership satisfies the Private Placement Exclusion.
The U.S. Department of the Treasury recently issued regulations ("PTP
Regulations") that limit the Private Placement Exclusion to partnerships that
have no more than 100 partners at any time during the taxable year. The
Partnership and the Subsidiary Partnerships do not have more than 100 partners
(taking into account indirect ownership of such partnerships through
partnerships, grantor trusts, and S corporations). Thus, the Partnership and
each Subsidiary Partnership should satisfy the Private Placement Exclusion, as
modified by the PTP Regulations.
Furthermore, the PTP Regulations do not immediately apply to
partnerships that were actively engaged in activity before December 4, 1995
(unless such a partnership adds a substantial new line of business after such
date). Until January 1, 2006, such partnerships may continue to rely on Notice
88-75. Consequently, the PTP Regulations
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<PAGE> 40
are not currently applicable to the Partnership. If, however, the Partnership
or any Subsidiary Partnership were treated as publicly traded and the 90%
passive income exception did not apply, the Company would not be able to
satisfy the income and assets requirements for REIT status.
The Company believes that the Partnership and each Subsidiary
Partnership is properly treated as a partnership for federal income tax
purposes and is not an association taxable as a corporation. The Partnership
has not requested, and does not intend to request, a ruling from the Service
that it or any of the Subsidiary Partnership will be classified as a
partnership for federal income tax purposes. However, the Company has obtained
an opinion of Bracewell & Patterson, L.L.P. that, based on the provisions of
the Partnership Agreement, the partnership agreements of each Subsidiary
Partnership, certain factual assumptions, and certain representations, the
Partnership and each Subsidiary Partnership does not possess more than two
corporate characteristics, and thus the Partnership and each Subsidiary
Partnership is treated for federal income tax purposes as a partnership and not
as an association taxable as a corporation. Unlike a tax ruling, an opinion of
counsel is not binding upon the Service, and no assurance can be given that the
Service will not challenge the status of the Partnership or a Subsidiary
Partnership as a partnership for federal income tax purposes. If such challenge
were sustained by a court, the Partnership or Subsidiary Partnership would be
treated as a corporation for federal income tax purposes, as described below.
In addition, the opinion of Bracewell & Patterson, L.L.P. is based on existing
law, which is to a great extent the result of administrative and judicial
interpretation. No assurance can be given that administrative or judicial
changes would not modify the conclusions expressed in the opinion.
Effect of Failure to Qualify as a Partnership
If for any reason the Partnership or a Subsidiary Partnership were
taxable as a corporation, rather than as a partnership, for federal income tax
purposes, the Company would not be able to satisfy the income and asset
requirements for REIT status. See "-- Requirements for Qualification -- Income
Tests" and "-- Requirements for Qualification -- Asset Tests." In addition,
any change in the Partnership's or a Subsidiary Partnership's status for tax
purposes might be treated as a taxable event, in which case the Company might
incur a tax liability without any related cash distribution. See "--
Requirements for Qualification -- Distribution Requirements." Further, items of
income and deduction of the Partnership and the Subsidiary Partnership would
not pass through to its partners, and its partners would be treated as
stockholders for tax purposes. Consequently, the Partnership or a Subsidiary
Partnership would be required to pay income tax at corporate tax rates on its
net income, and distributions to its partners would constitute distributions
that would not be deductible in computing the Partnership's or a Subsidiary
Partnership's taxable income.
Income Taxation of the Partnership, the Subsidiary Partnerships and their
Partners
Partners, Not the Partnership, Subject to Tax. A partnership is not a
taxable entity for federal income tax purposes. Rather, the Company is required
to take into account its allocable share of the Partnership's income, gains,
losses, deductions, and credits for any taxable year of the Partnership ending
within or with the taxable year of the Company, without regard to whether the
Company has received or will receive any distribution of the Partnership. Such
items will include the Partnership's available share of income, gain, loss,
deductions and credits of the Subsidiary Partnerships.
Partnership Allocations. Although a partnership agreement generally
will determine the allocation of income and losses among partners, such
allocations will be disregarded for tax purposes under Section 704(b) of the
Code if they do not comply with the provisions of Section 704(b) of the Code
and the Treasury Regulations promulgated thereunder. If an allocation is not
recognized for federal income tax purposes, the item subject to the allocation
will be reallocated in accordance with the partners' interests in the
partnership, which will be determined by taking into account all of the facts
and circumstances relating to the economic arrangement of the partners with
respect to such item. The Partnership's allocations of taxable income and loss
of the Partnership and the Subsidiary Partnerships are intended to comply with
the requirements of Section 704(b) of the Code and the Treasury Regulations
promulgated thereunder.
39
<PAGE> 41
Tax Allocations With Respect to Contributed Properties. Pursuant to
Section 704(c) of the Code, income, gain, loss and deduction attributable to
appreciated or depreciated property that is contributed to a partnership in
exchange for an interest in the partnership must be allocated for federal
income tax purposes in a manner such that the contributor is charged with, or
benefits from the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of such unrealized gain or
unrealized loss is generally equal to the difference between the fair market
value of the contributed property at the time of contribution and the adjusted
tax basis of such property at the time of contribution. The Treasury Department
recently issued regulations requiring partnerships to use a "reasonable method"
for allocating items affected by Section 704(c) of the Code and outlining
certain two reasonable allocation methods.
Under the Partnership Agreement, depreciation or amortization
deductions of the Partnership generally will be allocated among the partners in
accordance with their respective interests in the Partnership, except to the
extent that Section 704(c) of the Code requires that the Company receive a
disproportionately large share of such deductions. In addition, gain on sale of
a Hotel will be specially allocated to the Limited Partners to the extent of
any "built-in" gain with respect to such Hotel for federal income tax purposes.
The application of Section 704(c) to the Partnership is not entirely clear,
however, and may be affected by Treasury Regulations promulgated in the future.
Similar provisions are included in the partnership agreements of the Subsidiary
Partnerships.
Basis in Partnership Interest. The Company's adjusted tax basis in its
partnership interest in the Partnership generally (i) equals the amount of cash
and the basis of any other property contributed to the Partnership by the
Company, (ii) is increased by (A) its allocable share of the Partnership's
income and (B) its allocable share of indebtedness of the Partnership and (iii)
is reduced, but not below zero, by the Company's allocable share of (A) the
Partnership's loss and (B) the amount of cash distributed to the Company and by
constructive distributions resulting from a reduction in the Company's share of
indebtedness of the Partnership. Similar rules apply to the Partnership's tax
basis in the Subsidiary Partnerships.
If the allocation of the Company's distributive share of the
Partnership's loss would reduce the adjusted tax basis of the Company's
partnership interest in the Partnership below zero, the recognition of such
loss will be deferred until such time as the recognition of such loss would not
reduce the Company's adjusted tax basis below zero. To the extent that the
Partnership's distributions, or any decrease in the Company's share of the
indebtedness of the Partnership (such decrease being considered a constructive
cash distribution to the partners), would reduce the Company's adjusted tax
basis below zero, such distributions (including such constructive
distributions) constitute taxable income to the Company. Such distributions and
constructive distributions normally will be characterized as capital gain, and,
if the Company's partnership interest in the Partnership has been held for
longer than the long-term capital gain holding period (currently one year), the
distributions and constructive distributions will constitute long- term capital
gain.
Depreciation Deductions Available to the Partnership. Immediately
after the IPO, the Company made a cash contribution to the Partnership in
exchange for a general partnership interest in the Partnership. The
Partnership's initial basis in the Initial Hotels for federal income tax
purposes generally is a carryover of the basis of the previous ownership
entities in the Initial Hotels on the date of such merger. Although the law is
not entirely clear, the Partnership has depreciated such depreciable hotel
property for federal income tax purposes under the same methods used by the
transferors. The Partnership's tax depreciation deductions will be allocated
among the partners in accordance with their respective interests in the
Partnership, except to the extent that Section 704(c) of the Code requires that
the Company receive a disproportionately large share of such deductions. The
Partnership plans to depreciate, for federal income tax purposes, any
depreciable hotel property which it may acquire for cash in the future under
either the modified accelerated cost recovery system of depreciation ("MACRS")
or the alternative depreciation system of depreciation ("ADS"). The Partnership
plans to use MACRS for subsequently acquired furnishings and equipment. Under
MACRS, the Partnership generally will depreciate such furnishings and equipment
over a seven-year recovery period using a 200% declining balance method and a
half-year convention. If, however, the Partnership places more than 40% of its
furnishings and equipment in service during the last three months of a taxable
year, a mid-quarter depreciation convention must be used for the furnishings
and equipment placed in service during that
40
<PAGE> 42
year. The Partnership plans to use ADS for the depreciation of subsequently
acquired buildings and improvements. Under ADS, the Partnership generally will
depreciate such buildings and improvements over a 40-year recovery period using
a straight line method and a mid-month convention.
To the extent that the Partnership acquires additional hotels in
exchange for Partnership Units, the Partnership's initial basis in each such
hotel, for federal income tax purposes, should be the same as the transferor's
basis in that hotel on the date of acquisition.
Sale of the Partnership's Property
Generally, any gain realized by the Partnership or the Subsidiary
Partnerships on the sale of property held for more than one year will be
long-term capital gain, except for any portion of such gain that is treated as
depreciation or cost recovery recapture. Any gain recognized by the Partnership
on the disposition of the Initial Hotels will be allocated first to the Limited
Partners under Section 704(c) of the Code to the extent of their "built-in
gain" on those Hotels. The Limited Partners' "built-in gain" on the Initial
Hotels sold will equal the excess of the Limited Partners' proportionate share
of the book value of those Initial Hotels over the Limited Partners' tax basis
allocable to those Initial Hotels at the time of sale. Any remaining gain
recognized by the Partnership on the disposition of the Initial Hotels will be
allocated among the partners in accordance with their respective percentage
interests in the Partnership. The Board of Directors has adopted a policy that
any decision to sell the Initial Hotels will be made by a majority of the
independent directors.
The Company's share of any gain realized by the Partnership or a
Subsidiary Partnership on the sale of any property held as inventory or other
property held primarily for sale to customers in the ordinary course of the
Partnership's or a Subsidiary Partnership's trade or business, however, will be
treated as income from a prohibited transaction that is subject to a 100%
penalty tax. See "-- Requirements for Qualification -- Income Tests." Such
prohibited transaction income also may have an adverse effect upon the
Company's ability to satisfy the income test for REIT status. See "--
Requirements for Qualification -- Income Tests" above.
AVAILABLE INFORMATION
The Company has filed with the Securities and Exchange Commission
("SEC") a Registration Statement on Form S-3 ("Registration Statement") under
the Securities Act with respect to the Shares. This Prospectus, which
constitutes part of the Registration Statement, omits certain of the
information contained in the Registration Statement and the exhibits thereto on
file with the SEC pursuant to the Securities Act and the rules and regulations
of the SEC thereunder. The Registration Statement, including exhibits thereto,
may be inspected and copied at the public reference facilities maintained by
the SEC at 450 Fifth Street, N.W., Room 1024, Washington, D.C. 20549, and at
the SEC's Regional Offices at 7 World Trade Center, 13th Floor, New York, New
York 10048, and Northwestern Atrium Center, 500 W. Madison Street, Suite 1400,
Chicago Illinois 60661, and copies may be obtained at the prescribed rates from
the public reference section of the SEC at its principal office in Washington,
D.C. Statements contained in this Prospectus as to the contents of any
contract or other document referred to 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.
The Company is subject to the informational requirements of the
Exchange Act and, in accordance therewith, files reports and proxy statements
and other information with the SEC. Such reports, proxy statements and other
information can be inspected and copied at the locations described above.
Copies of such materials can be obtained by mail from the Public Reference
Section of the SEC at 450 Fifth Street, N.W., Room 1024, Washington, D.C.
20549, at prescribed rates. In addition, certain of such materials can be
inspected at the New York Stock Exchange, Inc., 20 Broad Street, New York, New
York. Further, the SEC maintains a World Wide Web site that contains reports,
proxy and information statements and other information regarding registrants
that file electronically with the Commission, including the Company (as of May
1996). The address of such Web site is http://www.sec.gov.
41
<PAGE> 43
No person is authorized to give any information or to make any
representations, other than those contained or incorporated by reference in
this Prospectus, in connection with the offering of Shares described herein
and, if given or made, such information or representations must not be relied
upon as having been authorized by the Company or any Selling Stockholder. This
Prospectus does not constitute an offer to sell, or the solicitation of an
offer to buy, nor shall there be any sale of the Shares by any person in any
jurisdiction in which it is unlawful for such person to make such offer,
solicitation or sale. Neither the delivery of this Prospectus nor any sale
made hereunder shall under any circumstances create an implication that the
information contained herein is correct as of any time subsequent to the date
hereof.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The following documents, which have been previously filed by the
Company with the SEC, under the Exchange Act (File No. 0-24250) are
incorporated herein by reference:
1. Annual Report on Form 10-K for the year ended December 31,
1995, as amended by Form 10-K/A filed on April 2, 1996;
2. Current Report on Form 8-K dated December 29, 1995, as
amended by Form 8-K/A filed on February 12, 1996;
3. Quarterly Report on Form 10-Q for the quarter ended March
31, 1996;
4. Current Report on form 8-K dated May 1, 1996; and
5. Description of the Company's Common Stock contained in the
Company's registration statement on Form 8-A, including any amendments
or reports filed for the purpose of updating such description.
All documents filed by the Company pursuant to Sections 13(a), 13(c), 14 or
15(d) of the Exchange Act after the date of this Prospectus and prior to the
termination of the offering of the Shares made hereby shall be deemed to be
incorporated by reference in this Prospectus and to be a part hereof from the
date of filing such documents.
Any statement contained herein, or in any document incorporated or
deemed to be incorporated by reference herein shall be deemed to be modified or
superseded for purposes of this Prospectus to the extent that a statement
contained herein or in any subsequently filed document that also is or is
deemed to be incorporated by reference herein, modifies or supersedes such
statement. Any such statement so modified or superseded shall not be deemed,
except as so modified or superseded, to constitute a part of this Prospectus.
The Company will provide, without charge, to each person, including
any beneficial owner, to whom a copy of this Prospectus is delivered, on the
written request of any such person, a copy of any or all of the documents
incorporated herein by reference, except the exhibits to such documents (unless
such exhibits are specifically incorporated by reference in such documents).
Requests for such copies should be directed to the Company at 545 E. John
Carpenter Frwy., Suite 1300, Irving, Texas 75062, Attention: Investor
Relations.
LEGAL MATTERS
The validity of the Shares will be passed upon for the Company by
Bracewell & Patterson, L.L.P., Dallas, Texas. In addition, the description of
federal income tax consequences contained in the Prospectus under the caption
"Federal Income Tax Considerations" is based upon the opinion of Bracewell &
Patterson, L.L.P. Bracewell & Patterson, L.L.P. will rely upon the opinion of
Miles & Stockbridge, a Professional Corporation, Baltimore, Maryland, with
respect to all matters involving Maryland law.
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<PAGE> 44
EXPERTS
The Consolidated Financial Statements of FelCor Suite Hotels, Inc. as
of December 31, 1995 and 1994 and for the year ended December 31, 1995 and the
period from July 28, 1994 (inception of operations) through December 31, 1994;
the Financial Statements of DJONT Operations, L.L.C. as of December 31, 1995
and 1994 and for the year ended December 31, 1995 and the period from July 28,
1994 (inception of operations) through December 31, 1994; the Combined
Financial Statements of FelCor Hotels as of December 31, 1993 and July 27, 1994
and for the year ended December 31, 1993 and the period from January 1, 1994
through July 27, 1994; the Combined Financial Statements of the E-5 Hotels as
of July 15, 1993 and for the period from January 1, 1993 through July 15, 1993;
the Combined Financial Statements of the CSS Hotels as of September 30, 1995
and the nine months ended September 30, 1995, which includes an explanatory
paragraph related to substantial doubt about certain partnerships' abilities to
continue as a going concern; and the Financial Statements of the Cleveland
Finance Associates, L.P. and the Hilton Suites of Lexington Green included in
the Combined Financial Statements of the Additional Hotels as of December 31,
1994 and for the year then ended incorporated by reference in this Registration
Statement, have been incorporated by reference herein in reliance on the
reports of Coopers & Lybrand L.L.P., independent accountants, given on the
authority of that firm as experts in accounting and auditing.
The financial statements of the Piscataway-Centennial Associates
Limited Partnership included in the Combined Financial Statements of the
Additional Hotels as of December 31, 1994 and for the year then ended
incorporated by reference in this Registration Statement have been incorporated
by reference herein in reliance on the report of Richard A. Eisner & Company,
L.L.P., independent accountants, given on their authority as experts in
accounting and auditing.
The Combined Financial Statements of the CSS Hotels as of December 31,
1994 and for the years ended December 31, 1993 and 1994 incorporated by
reference in this Prospectus and Registration Statement have been audited by
Ernst & Young LLP, independent auditors, as set forth in their reports thereon
(which contain explanatory paragraphs with respect to: (1) the inability to
obtain sufficient evidential matter to conclude as to a related party
transaction described in Notes 4 and 5 to the Combined Financial Statements,
and (2) the ability of certain of the combined partnerships to continue as
going concerns as described in Note 2 to the Combined Financial Statements)
incorporated by reference in this Prospectus and Registration Statement and are
incorporated by reference in reliance upon such reports given on their
authority as experts in accountancy and auditing. The Company accepts full
responsibility for the financial statements of the CSS Hotels incorporated by
reference herein as of and for the year ended December 31, 1994 being in
accordance with generally accepted accounting principles.
Any financial statements and schedules hereafter filed by the Company
pursuant to Sections 13(a), 13(c), 14 or 15(d) of the Exchange Act and
incorporated by reference in the registration statement, of which this
Prospectus is a part, that have been examined and are the subject of a report by
independent accountants will be so incorporated by reference in reliance upon
such reports given and upon the authority of such firms as experts in
accounting and auditing to the extent covered by consents filed with the SEC.
43
<PAGE> 45
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NO DEALER, SALESPERSON OR OTHER INDIVIDUAL HAS BEEN AUTHORIZED TO GIVE ANY
INFORMATION OR TO MAKE ANY REPRESENTATIONS OTHER THAN THOSE CONTAINED OR
INCORPORATED BY REFERENCE IN THIS PROSPECTUS IN CONNECTION WITH THE OFFER MADE
HEREBY AND, IF GIVEN OR MADE, SUCH INFORMATION OR REPRESENTATIONS MUST NOT BE
RELIED UPON AS HAVING BEEN AUTHORIZED BY THE COMPANY OR ANY OF THE SELLING
STOCKHOLDERS. NEITHER THE DELIVERY OF THIS PROSPECTUS NOR ANY SALE MADE
HEREUNDER SHALL, UNDER ANY CIRCUMSTANCE, CREATE ANY IMPLICATION THAT THERE HAS
BEEN NO CHANGE IN THE FACTS SET FORTH IN THIS PROSPECTUS OR IN THE AFFAIRS OF
THE COMPANY SINCE THE DATE HEREOF. THIS PROSPECTUS DOES NOT CONSTITUTE AN OFFER
OR SOLICITATION BY ANYONE IN ANY STATE IN WHICH SUCH OFFER OR SOLICITATION IS
NOT AUTHORIZED OR IN WHICH THE PERSON MAKING SUCH OFFER OR SOLICITATION IS NOT
QUALIFIED TO DO SO OR TO ANYONE TO WHOM IT IS UNLAWFUL TO MAKE SUCH OFFER OR
SOLICITATION.
---------------------
TABLE OF CONTENTS
---------------------
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
The Company........................... 2
Risk Factors.......................... 3
Capitalization........................ 13
Use of Proceeds....................... 13
Selling Stockholders.................. 14
Plan of Distribution.................. 16
Description of Capital Stock.......... 17
Certain Charter, Bylaw and Statutory
Provisions.......................... 22
Partnership Agreement................. 26
Federal Income Tax Considerations..... 28
Available Information................. 41
Incorporation of Certain Documents
by Reference........................ 42
Legal Matters......................... 42
Experts............................... 43
</TABLE>
================================================================================
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4,291,192 SHARES
LOGO
F E L C O R S U I T E H O T E L S , I N C .
COMMON STOCK
----------------
PROSPECTUS
----------------
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<PAGE> 46
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 14. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION
Set forth below is an estimate of the approximate amount of the fees
and expenses (other than underwriting commissions and discounts) payable by the
Registrant in connection with the issuance and distribution of the Shares.
<TABLE>
<S> <C>
Securities and Exchange Commission, registration fee . . . . . . . . . . . $ 45,594
Printing and mailing . . . . . . . . . . . . . . . . . . . . . . . . . . . 20,000
Accountant's fees and expenses . . . . . . . . . . . . . . . . . . . . . . 10,000
Blue Sky fees and expenses . . . . . . . . . . . . . . . . . . . . . . . . 10,000
Counsel fees and expenses . . . . . . . . . . . . . . . . . . . . . . . . 50,000
Miscellaneous . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14,406
---------
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 150,000
---------
</TABLE>
ITEM 15. INDEMNIFICATION OF DIRECTORS AND OFFICERS
The Charter of the Company generally limits the liability of the
Company's directors and officers to the Company and the stockholders for money
damages to the fullest extent permitted from time to time by the laws of the
state of Maryland. The Charter also provides generally for the indemnification
of directors and officers, among others, against judgments, settlements,
penalties, fines, and reasonable expenses actually incurred by them in
connection with any proceeding to which they may be made a party by reason of
their service in those or other capacities except in connection with a
proceeding by or in the right of the Company in which the director was adjudged
liable to the Company or in connection with any other proceeding, whether or
not involving action in his official capacity, in which he was adjudged liable
on the basis that personal benefit was improperly received by him. Insofar as
indemnification for liabilities arising under the Securities Act may be
permitted to directors and officers of the Company pursuant to the foregoing
provisions or otherwise, the Company has been advised that, in the opinion of
the SEC, such indemnification is against public policy as expressed in the
Securities Act, and is, therefore, unenforceable.
The Company may purchase director and officer liability insurance for
the purpose of providing a source of funds to pay any indemnification described
above.
II-1
<PAGE> 47
ITEM 16. EXHIBITS
<TABLE>
<S> <C>
4.1 -- Form of Share Certificate (filed as Exhibit 4.1 to the Registrant's Registration
Statement on Form S-11 (File No. 33-79214) and incorporated herein by reference).
5.1 -- Opinion of Bracewell & Patterson, L.L.P.
5.2 -- Opinion of Miles & Stockbridge, a Professional Corporation
8.1 -- Opinion of Bracewell & Patterson, L.L.P. as to Tax Matters.
23.1 -- Consent of Bracewell & Patterson, L.L.P. (included in Exhibits 5.1 and 8.1).
23.2 -- Consent of Miles & Stockbridge, a Professional Corporation (included in
Exhibit 5.2)
23.3 -- Consent of Coopers & Lybrand L.L.P.
23.4 -- Consent of Richard A. Eisner & Company, L.L.P.
23.5 -- Consent of Ernst & Young LLP.
24.1 -- Power of Attorney (previously filed).
</TABLE>
________________________________________
ITEM 17. UNDERTAKINGS.
The undersigned Registrant hereby undertakes:
(1) To file, during any period in which offers or sales are being
made, a post-effective amendment to this registration statement;
(i) To include any prospectus required by Section
10(a)(3) of the Securities Act of 1933;
(ii) To reflect in the prospectus any facts or events
arising after the effective date of the registration statement (or the most
recent post-effective amendment thereof) which, individually or in the
aggregate, represent a fundamental change in the information set forth in the
registration statement. Notwithstanding the foregoing, any increase or
decrease in volume of securities offered (if the total dollar value of
securities offered would not exceed that which was registered) and any
deviation from the low or high and of the estimated maximum offering range may
be reflected in the form of prospectus filed with the Commission pursuant to
Rule 424(b) if, in the aggregate, the changes in volume and price represent no
more than 20 percent change in the maximum aggregate offering price set forth
in the "Calculation of Registration Fee" table in the effective registration
statement.
II-2
<PAGE> 48
(iii) To include any material information with respect to
the plan of distribution not previously disclosed in the registration statement
or any material change to such information in the registration statement;
provided, however, that paragraphs (1)(i) and (1)(ii) do not apply if the
registration statement is on Form S-3, Form S- 8 or Form F-3, and the
information required to be included in a post-effective amendment by those
paragraphs is contained in periodic reports filed with or furnished to the
Commission by the registrant pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934 that are incorporated by reference in the registration
statement.
(2) That, for the purpose of determining any liability under the
Securities Act of 1933, each such post- effective amendment shall be deemed to
be a new registration statement relating to the securities offering therein,
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.
The undersigned Registrant hereby undertakes that, for purposes of
determining any liability under the Securities Act, each filing of the
registrant's annual report pursuant to Section 13(a) or 15(d) of the Exchange
Act (and, where applicable, each filing of an employee benefit plan's annual
report pursuant to Section 15(d) of the Exchange Act) that is incorporated by
reference in the registration statement shall be deemed to be a new
registration statement relating to the securities offered therein, and the
offering of such securities at that time shall be deemed to be the initial bona
fide offering thereof.
Insofar as indemnification for liabilities arising under the
Securities Act of 1933 may be permitted to directors, officers and controlling
persons of the Registrant pursuant to the provisions referred to in Item 15 of
this Registration Statement, or otherwise, the Registrant has been advised that
in the opinion of the Securities and Exchange Commission such indemnification
is against public policy as expressed in the Act and is, therefore,
unenforceable. In the event that a claim for indemnification against such
liabilities (other than the payment by the Registrant of expenses incurred or
paid by a director, officer, or controlling person of the Registrant in the
successful defense of any action, suit, or proceeding) is asserted by such
director, officer, or controlling person in connection with the securities
being registered, the Registrant will, unless in the opinion of its counsel the
matter has been settled by controlling precedent, submit to a court of
appropriate jurisdiction the question as to whether such indemnification by it
is against public policy as expressed in the act, and will be governed by the
final adjudication of such issue.
II-3
<PAGE> 49
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, the
Registrant certifies that it has reasonable grounds to believe that it meets
all of the requirements for filing on Form S-3 and has duly caused this
Amendment No. 1 to Registration Statement to be signed on its behalf by the
undersigned, thereunto duly authorized in the City of Dallas, State of Texas,
on the 24th day of June, 1996.
FELCOR SUITE HOTELS, INC.,
a Maryland corporation (Registrant)
By: /s/ Thomas J. Corcoran, Jr.
---------------------------------------
Thomas J. Corcoran, Jr.
President and Chief Executive Officer
PURSUANT TO THE REQUIREMENTS OF THE SECURITIES ACT OF 1933, THIS
REGISTRATION STATEMENT HAS BEEN SIGNED BY THE FOLLOWING PERSONS IN THE
AMENDMENT NO. 1 TO CAPACITIES AND ON THE DATES INDICATED.
<TABLE>
<CAPTION>
SIGNATURE TITLE DATE
--------- ----- ----
<S> <C> <C>
Hervey A. Feldman Chairman of the Board and
- ------------------------------------------- Director
Hervey A. Feldman
/S/ Thomas J. Corcoran, Jr. President and Chief Executive June 24, 1996
- ------------------------------------------- Officer and Director (Principal
Thomas J. Corcoran, Jr. (Individually and Financial Officer)
as attorney-in-fact for the other persons
named herein)
Lester C. Johnson Vice President and Controller
- ------------------------------------------- (Principal Accounting Officer)
Lester C. Johnson
Charles N. Mathewson Director
- -------------------------------------------
Charles N. Mathewson
Donald J. McNamara Director
- -------------------------------------------
Donald J. McNamara
Richard S. Ellwood Director
- -------------------------------------------
Richard S. Ellwood
Richard O. Jacobson Director
- -------------------------------------------
Richard O. Jacobson
Thomas A. McChristy Director
- -------------------------------------------
Thomas A. McChristy
</TABLE>
II-4
<PAGE> 50
INDEX TO EXHIBITS
<TABLE>
<CAPTION>
EXHIBIT
NUMBER DESCRIPTION
- ------- -----------
<S> <C>
4.1 -- Form of Share Certificate (filed as Exhibit 4.1 to the Registrant's Registration
Statement on Form S-11 (File No. 33-79214) and incorporated herein by reference).
5.1 -- Opinion of Bracewell & Patterson, L.L.P.
5.2 -- Opinion of Miles & Stockbridge, a Professional Corporation
8.1 -- Opinion of Bracewell & Patterson, L.L.P. as to Tax Matters.
23.1 -- Consent of Bracewell & Patterson, L.L.P. (included in Exhibits 5.1 and 8.1).
23.2 -- Consent of Miles & Stockbridge, a Professional Corporation (included in
Exhibit 5.2)
23.3 -- Consent of Coopers & Lybrand L.L.P.
23.4 -- Consent of Richard A. Eisner & Company, L.L.P.
23.5 -- Consent of Ernst & Young LLP.
24.1 -- Power of Attorney (previously filed)
</TABLE>
________________________________________
<PAGE> 1
EXHIBIT 5.1
[BRACEWELL & PATTERSON, L.L.P. LETTERHEAD]
June 26, 1996
FelCor Suite Hotels, Inc.
545 E. John Carpenter Freeway
Suite 1300
Irving, Texas 75062-3393
Gentlemen:
We refer to the Form S-3 Registration Statement of FelCor Suite Hotels, Inc., a
Maryland corporation (the "Company"), filed with the Securities and Exchange
Commission under file number 333-04947, and the Prospectus contained therein
(the "Registration Statement"), for the purpose of registering under the
Securities Act of 1933, as amended, 4,291,192 shares of the Company's Common
Stock, $0.01 par value per share (the "Shares"), in connection with the public
offering and sale of such Shares by the selling stockholders named in the
Registration Statement. Of the Shares, 2,066,852 Shares may be issued by the
Company to the holders of units of limited partner interest ("Units") of FelCor
Suites Limited Partnership, a Delaware limited partnership, if and to the
extent that such holders redeem Units for Shares ("Redemption Shares"), 165,670
Shares may be issued pursuant to an existing subscription agreement
("Subscription Shares"), and 2,058,770 Shares are issued and outstanding
("Outstanding Shares").
We have examined copies, certified or otherwise identified to our satisfaction,
of the Company's Articles of Amendment and Restatement, Articles Supplementary,
Bylaws, including any and all amendments thereto, and minutes of applicable
meetings of the stockholders and the board of directors of the Company, or
written consents in lieu of such meetings, together with such other corporate
records, certificates of public officials and of officers of the Company as we
have deemed relevant for the purposes of this opinion. Based upon the
foregoing, and having regard to the legal considerations which we deem
relevant, it is our opinion that:
(1) All necessary corporate actions have been taken to authorize
the issuance of the Redemption Shares and the Subscription
Shares, and if and when such Shares are issued, sold and
delivered as described in the Registration Statement and as
contemplated by and for the consideration stated in the
authorizing resolutions, such Shares will be legally issued,
fully paid and nonassessable.
(2) All necessary corporate actions have been taken to authorize
the issuance of the Outstanding Shares and such Shares are
legally issued, fully paid and nonassessable.
We hereby consent to the reference to us under the caption "Legal Matters" in
the Prospectus which constitutes a part of the Registration Statement referred
to above. We also consent to the inclusion in the Registration Statement of
this opinion as Exhibit 5.1 thereto.
Very truly yours,
/s/ BRACEWELL & PATTERSON, L.L.P.
Bracewell & Patterson, L.L.P.
<PAGE> 1
EXHIBIT 5.2
[MILES & STOCKBRIDGE LETTERHEAD]
June 26, 1996
FelCor Suite Hotels, Inc.
5215 N. O'Connor Boulevard
Suite 330
Irving, Texas 75039
RE: Registration Statement on Form S-3
(Registration No.: 333-04947)
Ladies and Gentlemen:
We have acted as special Maryland counsel to FelCor Suite Hotels,
Inc., a Maryland corporation (the "Company"), in connection with the
preparation of the Registration Statement on Form S-3 (Reg. No. 333-04947)
filed by the Company with the Securities and Exchange Commission (the
"Commission") on May 31, 1996 (together with all amendments thereto, the
"Registration Statement"). The Registration Statement relates to the
registration under the Securities Act of 1933, as amended (the "Act"), of
4,291,192 shares of the Company's common stock, par value $.01 per share (the
"Common Stock"), in connection with the anticipated public offering (the
"Offering"), of Common Stock by certain selling stockholders as more fully
described in the Registration Statement. We have examined the Registration
Statement and such other certificates, documents and records and have made such
other investigation and received such other assurances as we deemed necessary
in connection with the delivery of the opinion hereinafter set forth. For
purposes of the opinion expressed herein, we have assumed that the issuance of
the Common Stock as referenced below will not violate the "Ownership Limit" as
defined in Article V of the Company's charter or otherwise conflict with or
violate any charter provisions relating to the Company's qualification as a
real estate investment trust. Capitalized terms used but not defined herein
have the meaning ascribed to them in the Registration Statement.
<PAGE> 2
FelCor Suite Hotels, Inc.
June 26, 1996
Page 2
Based upon and subject to the foregoing, we are of the opinion that:
1. The Common Stock to be issued upon redemption of the Units or
pursuant to the terms of the Subscription Agreement has been
duly and validly authorized and, when issued pursuant to the
terms of the Partnership Agreement or the Subscription
Agreement, as the case may be, will be legally issued, fully
paid and nonassessable; and
2. The remaining Common Stock which has been issued prior to the
date hereof has been duly and validly authorized and is
legally issued, fully paid and nonassessable.
We hereby consent to the filing of this opinion as an exhibit to the
Registration Statement and the reference to us under the heading "Legal
Matters" in the Prospectus. In giving our consent, we do not thereby admit
that we are in the category of persons whose consent is required under Section
7 of the Act or the rules and regulations of the Commission thereunder.
Very truly yours,
Miles & Stockbridge,
a Professional Corporation
By: /s/ [ILLEGIBLE]
-------------------------------------
Principal
<PAGE> 1
[BRACEWELL & PATTERSON, L.L.P. LETTERHEAD]
EXHIBIT 8.1
June 26, 1996
FelCor Suite Hotels, Inc.
545 East John Carpenter Freeway
Suite 1300
Irving, Texas 75062-3933
Re: FelCor Suite Hotels, Inc.
1996 Registration of Common Stock Shares
Gentlemen:
We have acted as counsel to FelCor Suite Hotels, Inc., a Maryland corporation
(the "Company"), in connection with the preparation of a registration statement
on Form S-3 filed with the Securities and Exchange Commission under file number
333-04947 (the "Registration Statement") with respect to the offering and sale
(the "Offering") by certain named shareholders (the "Selling Shareholders") of
up to 4,291,192 shares (the "Shares") of the Company's common stock, par value
$0.01 per share (the "Common Stock"), which Shares (i) have been issued in one
or more prior private placements, or (ii) may be issued upon redemption by the
Company of units of limited partner interest in FelCor Suites Limited
Partnership, a Delaware limited partnership (the "Partnership"), or (iii) may
be issued pursuant to an existing subscription agreement.
The Company was formed pursuant to a Certificate of Incorporation filed on May
16, 1994 with the Secretary of State of the State of Delaware. Effective as of
June 23, 1995, the Company merged with and into its wholly-owned subsidiary,
FelCor Suite Hotels, Inc., a Maryland corporation, the effect of which was to
change the Company's state of incorporation from Delaware to Maryland.
The Partnership was formed under the provisions of the Delaware Revised Uniform
Limited Partnership Act (the "Act") pursuant to a Certificate of Limited
Partnership filed on May 23, 1994 and an Agreement of Limited Partnership dated
as of May 20, 1994 (the "Original
<PAGE> 2
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 2
Partnership Agreement") between the Company, as general partner (the "General
Partner"), and Thomas J. Corcoran, Jr. as limited partner (the "Original
Limited Partner"). In its capacity as general partner of the Partnership, the
Company owns approximately 88% of the common Partnership units and 100% of the
preferred Partnership units.
In connection with the initial public offering of the Company's Common Stock on
July 28, 1994, the Partnership acquired six hotels (the "Initial Hotels")
pursuant to a statutory merger of Suites DJON Limited Partnership, Suites DJON
Nashville Limited Partnership, and Suites Oklahoma Limited Partnership, all
Texas limited partnerships (the "Predecessor Partnerships") with and into the
Partnership in accordance with the applicable provisions of Section 2.11 of the
Texas Revised Limited Partnership Act and Section 17-211 of the Act. In the
merger, all the general and limited partnership interests in each of these
partnerships were changed and converted into Units of Limited Partnership
Interest in the Partnership, and the Company remained the sole general partner
of the Partnership. Subsequent to July 28, 1994 and prior to May 23, 1995, the
Partnership purchased three more hotels for cash.
On May 30, 1995, the Company closed a secondary public offering of 3,450,000
shares of its Common Stock. The Company contributed the net proceeds of the
May 1995 secondary offering to the Partnership in exchange for an approximate
9.3% additional general partner interest, raising the Company's interest from
73.5% to 82.8%. The Partnership used the funds from the May 1995 secondary
offering to repay outstanding indebtedness, to provide working capital, to
acquire a further three hotels and to acquire a 50% interest in the
Embassy/GACL Lombard Venture, an Illinois general partnership which owns the
Chicago-Lombard, IL Hotel and which is governed by the Joint Venture Agreement
of the Embassy/Shaw Lombard Venture.
On December 20, 1995, the Company closed an additional secondary offering of
12,650,000 shares of its Common Stock. The Company contributed the net
proceeds of the December 1995 secondary offering to the Partnership in exchange
for an approximate 5.9% additional general partner interest, raising the
Company's interest from 82.8% to 88.7%. The Partnership used the funds from
the December 1995 secondary offering to provide working capital, to repay
outstanding debt, and to acquire (directly or indirectly) additional hotels as
described below.
On December 29, 1995, the Partnership used a portion of the funds from the
December 1995 secondary offering to indirectly acquire seven hotels by
acquiring the following interests in existing partnerships or limited liability
companies:
<PAGE> 3
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 3
o a 99% limited partner interest in FelCor/CSS Holdings, L.P., a
Delaware limited partnership governed by the Agreement of Limited
Partnership of FelCor/CSS Holdings, L.P. ("Holdings").
o a 99% limited partner interest in FelCor/St. Paul Holdings, L.P., a
Delaware limited Partnership ("FelCor/St. Paul Holdings") governed by
the Agreement of Limited Partnership of FelCor/St. Paul Holdings,
L.P.; and
o a 1% general partner interest in FelCor/St. Paul Holdings, L.P.
through a newly-formed Delaware limited liability corporation,
FelCor/CSS Hotels, L.L.C. governed by the Limited Liability Company
Agreement of FelCor/CSS Hotels, L.L.C. and owned 99% by the
Partnership and 1% by the Company.
During January 1996 the Partnership contributed additional funds to Holdings to
enable it to purchase nine additional hotels. During the same month the
Partnership directly acquired two additional hotels in exchange for Units of
Limited Partnership Interest in the Partnership.
In February 1996 the Partnership purchased two additional hotels. And in March
1996 the Partnership indirectly purchased (through FelCor/LAX Holdings, L.P., a
Delaware limited partnership) an approximate 70% interest in Los Angeles
International Airport Hotel Associates, a Texas limited partnership which owns
the Los Angeles (LAX), CA Hotel.
On May 6, 1996, the Company closed an offering of 6,050,000 shares of $1.95
Series A Cumulative Convertible Preferred Stock. The Company contributed the
net proceeds of the May 6, 1996 offering to the Partnership in exchange for
100% of the preferred Partnership units. The Partnership used the funds from
the May 6, 1996 offering to repay outstanding indebtedness, including its line
of credit, and to acquire (directly or indirectly) additional hotels.
In May 1996, the Company caused Holdings to directly purchase the Napa, CA
Hotel and the Mandalay Beach, CA Hotel.
At the present time the Company owns, directly or indirectly, interests in 36
hotels (the "Current Hotels").
The Partnership has caused the appropriate owner of each of the Current Hotels
to lease the Current Hotels to DJONT Operations, L.L.C., a Delaware limited
liability company (the "Lessee") pursuant to substantially similar operating
leases (collectively, the "Leases").
<PAGE> 4
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 4
Hervey A. Feldman and Thomas J. Corcoran, Jr. each own (through a corporation
equally owned by them) a 25% interest in the assets and net profits of the
Lessee, and RGC Leasing, Inc., an S corporation owned by three of the five
children of Charles N. Mathewson, owns the remaining 50% interest in the assets
and net profits of the Lessee.
The Company intends to cause the Partnership to acquire a 50% interest in the
MHV Joint Venture, which owns the Marin County, CA Hotel. On the acquisition
of an interest in the Marin County, CA Hotel (by acquiring an interest in the
MHV Joint Venture) and on the direct or indirect acquisition of any other hotel
(the "Other Hotels"), the Company will cause the appropriate owner of each
Other Hotel to enter into a lease with the Lessee on terms substantially
similar to the Leases.
The Company has requested our opinion as to:
(a) whether, commencing with its initial taxable year, the Company has
been organized in conformity with the requirements for qualification
as a real estate investment trust (a "REIT") pursuant to sections 856
through 860 of the Internal Revenue Code of 1986, as amended (the
"Code"), and whether the Company's proposed method of operation will
enable it to continue to meet the requirements for qualification and
taxation as a REIT under the Code;
(b) whether the descriptions of the law and the legal conclusions
contained in the portion of the prospectus in the Registration
Statement (the "Prospectus") under the caption "Federal Income Tax
Considerations" are correct in all material respects, and whether the
discussion thereunder omits any material provision with respect to the
matters covered;
(c) whether the Partnership will be treated for federal income tax
purposes as a partnership and not as an association taxable as a
corporation;
(d) whether Embassy/GACL Lombard Venture, Holdings, FelCor/St. Paul
Holdings, L.P., FelCor/CSS Hotels, L.L.C., FelCor/LAX Holdings, and
L.P., Los Angeles International Airport Hotels Associates (the
"Current Subsidiary Partnerships") will each be treated for federal
income tax purposes as a partnership and not as an association taxable
as a corporation; and
(e) whether the MHV Joint Venture will be treated for federal income tax
purposes as a partnership and not as an association taxable as a
corporation.
<PAGE> 5
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 5
In connection with the opinions rendered below, we have examined the following:
1. the Company's Restated Certificate of Incorporation;
2. the Company's By-Laws;
3. the Prospectus;
4. the Partnership Agreement;
5. the additional partnership or limited liability company agreements for
each of the Current Subsidiary Partnerships:
o the Joint Venture Agreement of Embassy/Shaw Lombard Venture
dated as of July 28, 1987, as amended by the First Amendment
to Joint Venture Agreement of Embassy/Shaw Lombard Venture
dated as of June 30, 1992;
o the Agreement of Limited Partnership of FelCor/CSS Holdings,
L.P. dated as of September 18, 1995;
o the FelCor/CSS Hotels, L.L.C. limited liability company
Regulations dated as of October 18, 1995;
o the Agreement of Limited Partnership of FelCor/St. Paul
Holdings, L.P. dated as of November 8, 1995;
o the Agreement of Limited Partnership of FelCor/LAX Holdings,
L.P., dated as of December 14, 1995; and
o the Amended and Restated Agreement of Limited Partnership of
Los Angeles International Airport Hotel Associates, a Texas
limited partnership, adopted as part of the Debtor's Fifth
Amended Plan of Reorganization, pursuant to the order of the
United States Bankruptcy Court for the Central District of
California in Case No. LA-92-39324-AA dated September 20,
1995;
6. the Joint Venture Agreement of the MHV Joint Venture, dated May 1,
1989.
7. the Leases;
<PAGE> 6
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 6
8. certain appraisals performed by Hospitality Appraisal Systems, a
division of Commercial & Industrial Appraisal Services, Inc. (the
"Appraiser") of the furniture, fixture, and equipment contained in
four of the Current Hotels, which appraisals are representative, as to
scope and methodology, of the appraisals performed by the Appraiser
with respect to each of the Current Hotels, effective as of the date
the Predecessor Partnerships or the Partnership directly or indirectly
acquired each such Hotel, and, where appropriate, used by the
Predecessor Partnership, the Partnership, or a Current Subsidiary
Partnership to determine its federal income tax basis in the assets of
each such Hotel.
9. The following agreements between the Partnership or the Current
Subsidiary Partnerships and the sellers of the Current Hotels:
o the agreements between the Predecessor Partnerships and the
sellers of the Initial Hotels as to the allocation of the
purchase price between personal property and real property;
and
o the agreements between the Partnership and/or the Current
Subsidiary Partnerships and the sellers of each of the Current
Hotels (other than the Initial Hotels) as to the allocation of
the purchase price between personal property and real
property, and the asset purchase agreement between PFS
Ventures, Inc. and Crown Sterling Management, Inc. and Crown
Sterling, Incorporated.
10. such other documents as we have deemed necessary or appropriate for
purposes of this opinion.
In connection with the opinions rendered below, we have assumed generally that:
1. each of the documents referred to above has been duly authorized,
executed, and delivered, is authentic, if an original, or accurate, if
a copy, and has not been amended;
2. the Company will not make any amendments to its organizational
documents after the date of this opinion that would affect its
qualification as a REIT for any taxable year;
3. each partner of the Partnership (a "Partner") that is a corporation or
other impersonal entity has valid legal existence;
<PAGE> 7
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 7
4. each Partner has full power, authority, and legal right to enter into
and perform the terms of the Partnership Agreement and the
transactions contemplated thereby;
5. no actions will be taken by the Company, the Partnership or any
Current Subsidiary Partnership, or the Partners after the date hereof
that would have the effect of altering the facts upon which the
opinions set forth below are based;
6. each of the appraisals of furniture, fixtures, and equipment performed
by the Appraiser for each Current Hotel (the "Personal Property
Appraisals") accurately determines the fair market value of the
personal property (i) contained in the Initial Hotels at the time of
each Predecessor Partnership's acquisition of such personal property,
and (ii) contained in each of the Current Hotels at the time of the
Partnership's acquisition of such personal property; and
7. the allocations in the agreements between the Partnership and each of
the Current Subsidiary Partnerships, on the one hand, and the sellers
of the Current Hotels, on the other hand, accurately determine the
fair market value of the personal property contained in each of the
Current Hotels at the time of the acquisition of such personal
property; and
8. all of the facts described in our memoranda dated October 20, 1995,
November 29, 1995, April 10, 1996, and June 21, 1996, concerning the
Partnership, the Current Subsidiary Partnerships, and MHV Joint
Venture are accurate.
Furthermore, we have relied upon the correctness of certain factual
representations of the Company and its authorized representatives regarding
these matters. After reasonable inquiry, we are not aware of any facts
inconsistent with the representations made by the Company or with the
determinations of fair market value contained in the Personal Property
Appraisals. Furthermore, where such representations involve matters of law, we
have explained to the Company's representatives the relevant and material
sections of the Code, the Treasury regulations thereunder (the "Regulations"),
published rulings of the Service, and other relevant authority to which such
representations relate and are satisfied that the Company's representatives
understand such provisions and are capable of making such representations.
Based on the documents, assumptions and representations described above, the
discussion in the Prospectus under the caption "Federal Income Tax
Considerations" (which is
<PAGE> 8
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 8
incorporated herein by reference), and the discussion set forth below, we are
of the opinion that:
(a) the Company met the requirements for qualification and taxation as a
REIT pursuant to sections 856 through 860 of the Code for its initial
taxable year ended December 31, 1994 and for the taxable year ending
December 31, 1995, and that the Company's current and proposed method
of operation will enable it to continue to meet the requirements for
qualification and taxation as a REIT under the Code for the taxable
year ending December 31, 1996 and in the future;
(b) the descriptions of the law and the legal conclusions contained in the
Prospectus under the caption "Federal Income Tax Considerations" are
correct in all material respects, and the discussion thereunder does
not omit any material provision with respect to the matters covered;
(c) the Partnership will be treated for federal income tax purposes as a
partnership and not as an association taxable as a corporation;
(d) Embassy/GACL Lombard Venture, Holdings, FelCor/St. Paul Holdings,
FelCor/CSS Hotels, L.L.C., FelCor/CSX Holdings, L.P., and Los Angeles
Internal Airport Hotels Associates will each be treated for federal
income tax purposes as a partnership and not as an association taxable
as a corporation; and
(e) The MHV Joint Venture will be treated for federal income tax purposes
as a partnership and not as an association taxable as a corporation.
The foregoing opinions are based on current provisions of the Code and the
Regulations, published administrative interpretations thereof, and published
court decisions. The Service has not issued Regulations or administrative
interpretations with respect to various provisions of the Code relating to REIT
qualification. No assurance can be given that the law will not change in a way
that will prevent the Company from qualifying as a REIT or the Partnership from
being classified as a partnership for federal income tax purposes.
We hereby consent to the filing of this opinion as an exhibit to the
Registration Statement. We also consent to the references to Bracewell &
Patterson, L.L.P. under the caption "Federal Income Tax Considerations" in the
Prospectus. In giving this consent, we do not admit that we are in the
category of persons whose consent is required by Section 7 of the
<PAGE> 9
FelCor Suite Hotels, Inc., et al.
June 26, 1996
Page 9
1933 Act or the rules and regulations promulgated thereunder by the Securities
and Exchange Commission.
The foregoing opinions are limited to the federal income tax matters addressed
herein, and no other opinions are rendered with respect to other federal tax
matters or to any issues arising under the tax laws of any state or locality.
We undertake no obligation to update the opinions expressed herein after the
date of this letter. This opinion letter is solely for the information and use
of the addressees and may not be relied upon for any purpose by any other
person without our express written consent.
Very truly yours,
/s/ BRACEWELL & PATTERSON, L.L.P
Bracewell & Patterson, L.L.P.
<PAGE> 1
EXHIBIT 23.3
CONSENT OF INDEPENDENT ACCOUNTANTS
We consent to the incorporation by reference in this registration statement
on Form S-3 of our report dated January 30, 1996 except as to the information
presented in Note 12 for which the date is February 28, 1996, on our audits of
the consolidated financial statements of FelCor Suite Hotels, Inc. as of
December 31, 1995 and 1994 and for the year ended December 31, 1995 and the
period from July 28, 1994 (inception of operations) through December 31, 1994;
our report dated February 28, 1996, on our audits of the financial statements of
DJONT Operations, L.L.C. as of December 31, 1995 and 1994 and for the year ended
December 31, 1995 and the period from July 28, 1994 (inception of operations)
through December 31, 1994; our report dated November 30, 1995, on our audits of
the combined financial statements of FelCor Hotels as of December 31, 1993 and
July 27, 1994 and for the year ended December 31, 1993 and the period from
January 1, 1994 through July 27, 1994; our report dated April 29, 1994, on our
audit of the combined financial statements of the E-5 Hotels as of July 15, 1993
and for the period from January 1, 1993 through July 15, 1993; our report dated
January 10, 1996, which includes an explanatory paragraph related to substantial
doubt about certain partnerships' abilities to continue as going concerns, on
our audit of the combined financial statements of the CSS Hotels as of September
30, 1995 and the nine months ended September 30, 1995; and our report dated
October 13, 1995, on our audits of the financial statements of the Cleveland
Finance Associates, L.P. and the Hilton Suites of Lexington Green included in
the Combined Financial Statements of the Additional Hotels as of December 31,
1994 and for the year then ended. We also consent to the reference to our firm
under the caption "Experts."
COOPERS & LYBRAND L.L.P.
Memphis, Tennessee
June 24, 1996
<PAGE> 1
EXHIBIT 23.4
CONSENT OF INDEPENDENT AUDITORS
We consent to the incorporation by reference to Form 8-K/A of FelCor Suite
Hotels, Inc. dated February 12, 1996 in this Registration Statement on Form S-3,
of our report dated March 9, 1995, on our audit of the financial statements of
Piscataway-Centennial Associates Limited Partnership as at and for the year
ended December 31, 1994. We also consent to the reference to our firm under the
caption "Experts".
RICHARD A. EISNER, L.L.P.
New York, New York
June 24, 1996
<PAGE> 1
EXHIBIT 23.5
CONSENT OF INDEPENDENT AUDITORS
We consent to the reference to our firm under the caption "Experts" in the
Registration Statement of FelCor Suites Hotel, Inc. for the registration of
common stock on Form S-3 and to the incorporation by reference therein of our
report dated May 19, 1995, with respect to the financial statements of CSS
Hotels included in FelCor Suites Hotel, Inc. Current Report (Form 8-K/A) dated
February 12, 1996, filed with the Securities and Exchange Commission.
ERNST & YOUNG LLP
Phoenix, Arizona
June 24, 1996
