<PAGE>
AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON JULY 3, 1997
NO. 333-
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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
--------------
FORM S-11
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
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SECURITY CAPITAL ATLANTIC INCORPORATED
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS GOVERNING INSTRUMENTS)
SIX PIEDMONT CENTER
ATLANTA, GEORGIA 30305
(404) 237-9292
(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES)
JEFFREY A. KLOPF, SECRETARY
SECURITY CAPITAL ATLANTIC INCORPORATED
SIX PIEDMONT CENTER
ATLANTA, GEORGIA 30305
(404) 237-9292
(NAME AND ADDRESS OF AGENT FOR SERVICE)
COPIES TO:
EDWARD J. SCHNEIDMAN STACY J. KANTER
MAYER, BROWN & PLATT SKADDEN, ARPS, SLATE, MEAGHER
190 SOUTH LASALLE STREET & FLOM LLP
CHICAGO, ILLINOIS 60603 919 THIRD AVENUE
(312) 782-0600 NEW YORK, NEW YORK 10022
(212) 735-3000
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APPROXIMATE DATE OF COMMENCEMENT OF THE PROPOSED SALE OF THE SECURITIES TO THE
PUBLIC: As soon as practicable after this registration statement becomes
effective.
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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CALCULATION OF REGISTRATION FEE
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<TABLE>
<CAPTION>
PROPOSED
MAXIMUM AMOUNT OF
TITLE OF SECURITIES AGGREGATE REGISTRATION
BEING REGISTERED OFFERING PRICE FEE
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<S> <C> <C>
Series A Cumulative Redeemable Preferred Stock,
par value $.01 per share........................ $50,000,000 $15,152
</TABLE>
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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 OR UNTIL THE REGISTRATION STATEMENT SHALL BECOME
EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(A),
MAY DETERMINE.
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<PAGE>
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A +
+REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE +
+SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR MAY +
+OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT +
+BECOMES EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL OR +
+THE SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE +
+SECURITIES IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE +
+UNLAWFUL PRIOR TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS OF +
+ANY SUCH STATE. +
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
PRELIMINARY PROSPECTUS
SUBJECT TO COMPLETION DATED JULY 3, 1997
LOGO
$ Series A Cumulative Redeemable Preferred Stock
% Liquidation Preference $ per Share
Distributions on the Series A Cumulative Redeemable Preferred Stock, par value
$.01 per share (the "Series A Preferred Shares"), of Security Capital Atlantic
Incorporated ("ATLANTIC") will be cumulative from the date of original issue
and will be payable quarterly in arrears on the last day of March, June,
September and December of each year, commencing September 30, 1997, in an
amount per share equal to % of the liquidation preference per annum
(equivalent to $ per share). See "Description of Series A Preferred
Shares--Distributions".
The Series A Preferred Shares are not redeemable prior to , . On
and after , , the Series A Preferred Shares may be redeemed for
cash at the option of ATLANTIC, in whole or in part, at a redemption price of
$ per share, plus accrued and unpaid distributions, if any, thereon. The
redemption price (other than the portion thereof consisting of accrued and
unpaid distributions) is payable solely out of the sale proceeds of other
capital stock of ATLANTIC, which may include other series of preferred stock.
The Series A Preferred Shares have no stated maturity and will not be subject
to any sinking fund or mandatory redemption and will not be convertible into
any other securities of ATLANTIC. See "Description of Series A Preferred
Shares--Redemption".
No person or persons acting as a group may beneficially own more than (i) 9.8%
of the outstanding shares of ATLANTIC's stock or (ii) 25% of the Series A
Preferred Shares, with limited exceptions. See "Description of Series A
Preferred Shares--Restrictions on Ownership".
Application has been made to list the Series A Preferred Shares on the New York
Stock Exchange (the "NYSE"). If such application is approved, trading on the
Series A Preferred Shares is expected to commence within a 30-day period after
the initial delivery of the Series A Preferred Shares. See "Underwriting".
On March 24, 1997, ATLANTIC entered into a Merger and Issuance Agreement (the
"Merger Agreement") with Security Capital Group Incorporated ("Security
Capital"), ATLANTIC's principal shareholder, which is subject to customary
conditions, including the approval of ATLANTIC's shareholders. Pursuant to the
Merger Agreement, Security Capital will cause ATLANTIC's REIT manager, Security
Capital (Atlantic) Incorporated (the "REIT Manager" or "REIT Management"), and
its property manager, SCG Realty Services Atlantic Incorporated ("SCG Realty
Services"), to be merged (the "Merger") into a newly formed subsidiary of
ATLANTIC in exchange for shares of ATLANTIC's common stock, par value $.01 per
share (the "Shares"). See "The Merger Transaction". At or about the same time
as the offering of the Series A Preferred Shares (the "Offering"), ATLANTIC may
conduct an offering of approximately $150 million (which may be increased or
decreased subject to market conditions) of unsecured senior debt securities
(the "Notes") (the "Note Offering" and, together with the Offering, the
"Offerings"). See "Concurrent Note Offering".
SEE "RISK FACTORS" BEGINNING ON PAGE 19 FOR INFORMATION THAT SHOULD BE
CONSIDERED BY PROSPECTIVE INVESTORS.
The risk factors include:
. The ability of Security Capital, which owns 51.3% of the outstanding Shares,
to exercise significant influence over the business and policies of ATLANTIC.
. Conflicts of interest between ATLANTIC and other affiliates of Security
Capital, and the ability of Security Capital to influence decisions regarding
agreements with affiliates.
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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<TABLE>
<CAPTION>
UNDERWRITING
PRICE TO DISCOUNTS AND PROCEEDS TO
PUBLIC(1) COMMISSIONS(2) ATLANTIC(1)(3)
- --------------------------------------------------
<S> <C> <C> <C>
Per Share % % %
- --------------------------------------------------
Total $ $ $
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</TABLE>
(1)Plus accrued distributions, if any, from , 1997.
(2) ATLANTIC has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting".
(3)Before deducting expenses payable by ATLANTIC estimated at $ .
(4) ATLANTIC has granted the several Underwriters an option, exercisable within
30 days after the date of this Prospectus, to purchase up to an additional
Series A Preferred Shares, on the same terms as set forth above,
solely to cover over-allotments, if any. If such option is exercised in
full, the total Price to Public, Underwriting Discounts and Commissions and
Proceeds to ATLANTIC will be $ , $ and $ ,
respectively. See "Underwriting."
The Series A Preferred Shares are offered, subject to prior sale, when, as and
if accepted by the Underwriters and subject to approval of certain legal
matters by Skadden, Arps, Slate, Meagher & Flom LLP, counsel for the
Underwriters. It is expected that delivery of the Series A Preferred Shares
will be made on or about , 1997 through the facilities of DTC, against
payment therefor in immediately available funds.
J.P. MORGAN & CO.
, 1997
<PAGE>
CERTAIN PERSONS PARTICIPATING IN THE OFFERING MAY ENGAGE IN TRANSACTIONS WHICH
STABILIZE, MAINTAIN OR OTHERWISE AFFECT THE PRICE OF THE SERIES A PREFERRED
SHARES. SPECIFICALLY, THE UNDERWRITERS MAY OVERALLOT IN CONNECTION WITH THE
OFFERING AND MAY BID FOR, AND PURCHASE, THE SERIES A PREFERRED SHARES IN THE
OPEN MARKET. FOR A DESCRIPTION OF THESE ACTIVITIES, SEE "UNDERWRITING".
No person has been authorized to give any information or to make any
representations other than those contained or incorporated by reference in this
Prospectus, and, if given or made, such information or representations must not
be relied upon as having been authorized. This Prospectus does not constitute
an offer to sell or the solicitation of an offer to buy any securities other
than the securities to which they relate or any offer to sell or the
solicitation of any offer to buy such securities in any jurisdictions in which
such offer or solicitation is unlawful. Neither the delivery of this Prospectus
nor any sale made hereunder shall, under any circumstances, create any
implication that there has been no change in the affairs of ATLANTIC since the
date hereof or that the information contained or incorporated by reference
herein is correct as of any time subsequent to the date of such information.
SECURITY CAPITAL ATLANTIC INCORPORATED DIVERSIFIED TARGET MARKET
MAP
2
<PAGE>
TABLE OF CONTENTS
<TABLE>
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PAGE
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<S> <C>
PROSPECTUS SUMMARY......................................................... 3
RISK FACTORS............................................................... 19
Significant Influence of Principal Shareholder........................... 19
Conflicts of Interest.................................................... 19
Borrowing Risks.......................................................... 20
Concentration of ATLANTIC's Communities in Atlanta....................... 20
Tax Liabilities as a Consequence of the Failure to Qualify as a REIT..... 21
Impact of Merger on ATLANTIC's Financial Position........................ 21
Restrictions on Ownership of Series A Preferred Shares................... 21
ATLANTIC's Real Estate Investment Risks.................................. 21
Regulatory Compliance Risks.............................................. 23
Restrictions Associated With ATLANTIC's Tax-Exempt Bond Financings....... 24
USE OF PROCEEDS............................................................ 24
CAPITALIZATION............................................................. 25
THE MERGER TRANSACTION..................................................... 25
Description of the Merger................................................ 25
Relationship with Security Capital After the Merger...................... 27
Interests of Certain Persons in the Merger............................... 28
Long-Term Incentive Plan................................................. 29
BUSINESS................................................................... 31
Highly Focused Business Strategy Grounded in Research.................... 31
ATLANTIC's Operating System.............................................. 33
Strategy for Cash Flow and Distribution Growth........................... 36
Employees................................................................ 39
Legal Proceedings........................................................ 39
Competition.............................................................. 39
Americans with Disabilities Act.......................................... 39
Environmental Matters.................................................... 39
Insurance Coverage....................................................... 40
REIT MANAGEMENT............................................................ 40
General.................................................................. 40
Directors and Officers of ATLANTIC and the REIT Manager.................. 42
Classification of Directors.............................................. 46
Committees of the Board.................................................. 46
Compensation of Directors................................................ 47
Outside Directors Plan................................................... 47
Liability Limitation and Indemnification................................. 48
ATLANTIC's COMMUNITIES..................................................... 49
Portfolio Composition.................................................... 49
Geographic Distribution.................................................. 50
Communities.............................................................. 51
SELECTED FINANCIAL INFORMATION............................................. 57
</TABLE>
i
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<TABLE>
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PAGE
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<S> <C>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF
OPERATIONS............................................................... 59
Overview................................................................ 59
Results of Operations................................................... 62
Environmental Matters................................................... 67
Liquidity and Capital Resources......................................... 67
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES............................... 75
Investment Policies..................................................... 75
Financing Policies...................................................... 76
Conflict of Interest Policies........................................... 76
Policies Applicable to the REIT Manager and Officers and Directors of
ATLANTIC............................................................... 76
Policies With Respect to Other Activities............................... 77
CERTAIN RELATIONSHIPS AND TRANSACTIONS.................................... 77
REIT Management Agreement............................................... 77
Security Capital Investor Agreement..................................... 78
Shareholders' Agreement................................................. 78
Property Management Company............................................. 78
Homestead Transaction................................................... 78
Funding Commitment Agreement............................................ 79
Protection of Business Agreement........................................ 80
Homestead Investor Agreement............................................ 80
Development Agreement................................................... 81
Other Transactions With Affiliates...................................... 81
PRINCIPAL SHAREHOLDERS.................................................... 81
DESCRIPTION OF SERIES A PREFERRED SHARES.................................. 83
Distributions........................................................... 83
Liquidation Rights...................................................... 84
Redemption.............................................................. 85
Voting Rights........................................................... 86
Conversion.............................................................. 87
Restrictions on Ownership............................................... 87
FEDERAL INCOME TAX CONSIDERATIONS......................................... 89
Taxation of ATLANTIC.................................................... 90
Taxation of Holders of Series A Preferred Shares........................ 93
Tax Effects of the Merger............................................... 95
Other Tax Considerations................................................ 96
UNDERWRITING.............................................................. 97
CONCURRENT NOTE OFFERING.................................................. 98
INDEPENDENT AUDITORS AND EXPERTS.......................................... 98
VALIDITY OF SERIES A PREFERRED SHARES..................................... 99
ADDITIONAL INFORMATION.................................................... 99
GLOSSARY.................................................................. 100
INDEX TO FINANCIAL STATEMENTS............................................. F-1
</TABLE>
ii
<PAGE>
<TABLE>
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PAGE
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<S> <C>
PART II. INFORMATION NOT REQUIRED IN PROSPECTUS............................ II-1
Item 30. Other Expenses of Issuance and Distribution..................... II-1
Item 31. Sales to Special Parties........................................ II-1
Item 32. Recent Sales of Unregistered Securities......................... II-1
Item 33. Indemnification of Directors and Officers....................... II-1
Item 34. Treatment of Proceeds from Stock being Registered............... II-2
Item 35. Financial Statements and Exhibits............................... II-2
Item 36. Undertakings.................................................... II-2
POWER OF ATTORNEY.......................................................... II-3
SIGNATURES................................................................. II-4
INDEX TO EXHIBITS.......................................................... E-1
</TABLE>
iii
<PAGE>
PROSPECTUS SUMMARY
This summary is qualified in its entirety by the more detailed information and
financial statements appearing elsewhere in this Prospectus. Unless otherwise
indicated, the information contained in this Prospectus assumes the sale of
Series A Preferred Shares and does not give effect to any exercise of
the Underwriters' over-allotment option. All references to communities under
control refer to developments in planning that were under control as of May 31,
1997. The term "in planning" means that construction is anticipated to commence
within 12 months. The term "under control" means that ATLANTIC has an exclusive
right (through contingent contract or letter of intent) during a contractually
agreed-upon time period to acquire land for future development of multifamily
communities, subject to removal of contingencies during the due diligence
process, but does not currently own the land. The term "total expected
investment cost" represents cost plus budgeted renovations (for operating
communities) or cost plus additional budgeted development expenditures (for
communities under construction and in planning). The term "funds from
operations" represents net earnings computed in accordance with generally
accepted accounting principles (GAAP), excluding gains (or losses) from real
estate transactions, provisions for possible losses, extraordinary items and
real estate depreciation. ATLANTIC believes that funds from operations is
helpful to the reader in understanding the performance of an equity REIT and
will enhance the reader's comprehension of ATLANTIC's results of operations and
cash flows presented in the financial statements and other data in this
document. Funds from operations should not be considered as an alternative to
net earnings or any other GAAP measurement of performance as an indicator of
ATLANTIC's operating performance or as an alternative to cash flows from
operating, investing or financing activities as a measure of liquidity. See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations--Liquidity and Capital Resources--Funds from Operations". Homestead
Village(R) is a registered trademark of Homestead Village Incorporated
("Homestead") and the term "Homestead Village" as used herein shall be deemed
to include a reference to such registered trademark. See "Glossary" for the
definitions of certain other terms used in this Prospectus.
SECURITY CAPITAL ATLANTIC INCORPORATED
ATLANTIC's objective is to be the preeminent real estate operating company
focusing on multifamily communities in its southeastern United States target
market. Through the REIT Manager and SCG Realty Services, ATLANTIC has access
to services which provide ATLANTIC with the same resources as a fully
integrated operating company. The REIT Manager and SCG Realty Services have
approximately 100 professionals and 450 property-level and support personnel
dedicated to implementing ATLANTIC's highly focused operating strategy. See
"The Merger Transaction" for a description of an agreement that ATLANTIC has
entered into with Security Capital, which owns the REIT Manager and SCG Realty
Services, to merge the REIT Manager and SCG Realty Services into a newly formed
subsidiary of ATLANTIC in exchange for Shares. ATLANTIC focuses on the
development, acquisition, operation and long-term ownership of multifamily
communities. At May 31, 1997, ATLANTIC's portfolio consisted of 25,664
multifamily units, including 6,303 units under construction or in planning, in
15 metropolitan areas and 50 submarkets in growth areas of the southeastern
United States. The total expected investment cost of ATLANTIC's 70 operating
communities, including budgeted renovations and budgeted development
expenditures, was approximately $982.9 million at May 31, 1997 and the total
budgeted development cost of ATLANTIC's 22 communities under construction or in
planning was approximately $401.2 million. Additionally, at May 31, 1997,
ATLANTIC had land in planning and under control for the development of 3,830
units with a total budgeted development cost of $249.2 million.
ATLANTIC seeks to achieve long-term sustainable growth in per Share cash flow
by maximizing the operating performance of its core portfolio through value-
added operating systems and concentrating its experienced team of professionals
on developing and acquiring industry-leading multifamily communities in
targeted submarkets exhibiting strong job growth and favorable demographic
trends. Since its inception in 1993, ATLANTIC has employed a research-driven
investment approach, deploying its capital in markets and submarkets that
exhibit strong market fundamentals. ATLANTIC believes that population and
employment growth are the primary demand generators for multifamily product.
3
<PAGE>
ATLANTIC believes that its future growth will be driven by (i) its research-
based investment strategy which focuses on a primary target market exhibiting
strong demographic trends and job growth prospects; (ii) an experienced
management team which provides ATLANTIC with several senior officers with the
leadership, operational, investment and financial skills and experience to
oversee the operations of ATLANTIC; (iii) ongoing research and development
focused on identifying those submarkets and product types that will offer
continued opportunities for long-term cash flow growth; (iv) a development
strategy targeted at moderate income households which ATLANTIC believes
represent one of the largest and most underserved segments of the renter
population; (v) the acquisition and redevelopment of existing multifamily
communities in markets which are expected to experience favorable growth in
rents and income; (vi) a high-quality portfolio providing an internal source of
long-term cash flow growth; (vii) the substantial resources available to
ATLANTIC through its affiliation with Security Capital; and (viii) a
conservative balance sheet strategy that is expected to provide ATLANTIC with
the ability to raise funds through offerings of debt and equity and allow
ATLANTIC to take advantage of future investment opportunities.
ATLANTIC's executive offices are located at Six Piedmont Center, Atlanta,
Georgia 30305, and its telephone number is (404) 237-9292. ATLANTIC is a
Maryland corporation. Its predecessor was formed in October 1993 as a Delaware
corporation, and ATLANTIC was re-formed as a Maryland corporation in April
1994.
SUMMARY RISK FACTORS
PROSPECTIVE INVESTORS SHOULD CAREFULLY CONSIDER THE MATTERS DISCUSSED UNDER
"RISK FACTORS" PRIOR TO MAKING AN INVESTMENT DECISION REGARDING THE SERIES A
PREFERRED SHARES OFFERED HEREBY. THESE RISKS INCLUDE:
. The ability of Security Capital to exercise significant influence over
the business and policies of ATLANTIC due to its ownership of 51.3% of
the outstanding Shares, its contractual right to nominate up to three
Directors and its contractual right to prior approval over certain
matters, including ATLANTIC's operating budget and substantial deviations
therefrom.
. Conflicts of interest between ATLANTIC and other affiliates of Security
Capital, and the ability of Security Capital to influence decisions
regarding agreements with affiliates (which must be reviewed and approved
at least annually by ATLANTIC's independent Directors).
. Risks related to existing and future debt financings of ATLANTIC, such as
the possible inability to refinance revolving credit and mortgage
indebtedness and possible increases in interest rates.
. Concentration of communities representing 34.7% of ATLANTIC's pro forma
revenues for the three-month period ended March 31, 1997 in the Atlanta,
Georgia metropolitan area, which thus may be affected by changes in the
economic conditions of that area.
. Taxation of ATLANTIC as a corporation if it fails to continue to qualify
as a real estate investment trust (a "REIT") for federal income tax
purposes, and ATLANTIC's liability for certain federal, state and local
taxes on its income and property.
. The impact of the Merger on ATLANTIC's financial position, including the
possibility that the cost of providing REIT and property management
services internally will exceed the fees payable to the REIT Manager and
SCG Realty Services under the current agreements.
. Restrictions associated with tax-exempt bonds used to finance certain
communities which require that a certain percentage of units in those
communities be occupied by lower-income households.
. Real estate investment considerations, such as (i) the effect of local
economic and other conditions on real estate values and the ability of
residents to make rental payments, along with the general illiquidity of
equity real estate investments, which may limit the ability of ATLANTIC
to change its asset base; (ii) the risks inherent in development
activities, including the risk that construction may not be completed on
schedule; (iii) competition in seeking residents for communities owned,
communities for acquisition and land for development; and (iv) risks
related to ATLANTIC's current investment in convertible mortgages and to
any future investments in mortgages.
4
<PAGE>
. Restrictions on ownership of Series A Preferred Shares in excess of (i)
9.8% of the outstanding shares of ATLANTIC's stock or (ii) 25% of the
Series A Preferred Shares, in order to maintain ATLANTIC's qualification
as a REIT.
. Potential liability of ATLANTIC for unanticipated or future environmental
liabilities and the potential expense of compliance with the Fair Housing
Amendments Act of 1988 (the "FHA") and the Americans with Disabilities
Act of 1990 (the "ADA").
SUMMARY RELATED PARTY TRANSACTIONS
As more fully described under "Certain Relationships and Transactions",
ATLANTIC has entered into the following transactions, in addition to the
transactions with affiliates described elsewhere under that caption and
throughout this Prospectus:
. REIT MANAGEMENT AGREEMENT. Pursuant to the REIT Management Agreement, the
REIT Manager provides various services to ATLANTIC, including strategic
and day-to-day management, research, investment analysis, acquisition and
due diligence, multifamily community development, asset management,
capital markets, asset disposition, legal and accounting services for a
fee, which was $3.0 million for the three-month period ended March 31,
1997 and was $10.4 million for the year ended December 31, 1996. The REIT
Management Agreement will be terminated upon closing of the Merger.
. SECURITY CAPITAL INVESTOR AGREEMENT. ATLANTIC and Security Capital are
parties to an Investor Agreement, which requires ATLANTIC to obtain
Security Capital's approval of certain matters, including ATLANTIC's
operating budget and substantial deviations therefrom, certain contracts
which contemplate annual payments in excess of $100,000 and acquisitions
or sales of assets in excess of $5.0 million. After the Merger, Security
Capital will continue to have contractual rights of prior approval and
consultation regarding certain matters, including ATLANTIC's operating
budget and substantial deviations therefrom, acquisitions or sales of
assets in excess of $25.0 million, issuances of securities for less than
fair market value, adoption of employee benefit plans and certain
incurrences of additional indebtedness. In addition, Security Capital has
the contractual right (and after the Merger will continue to have the
contractual right) to nominate up to three Directors to the Board,
depending upon its level of ownership of Shares.
. PROPERTY MANAGEMENT COMPANY. SCG Realty Services provides property
management services for 91% of ATLANTIC's properties pursuant to
agreements which terminate September 30, 1997, subject to earlier
termination by ATLANTIC on 30 days' notice, for a fee which was $1.3
million for the three-month period ended March 31, 1997 and was $4.2
million for the year ended December 31, 1996. The property management
agreements will be terminated upon closing of the Merger.
. HOMESTEAD TRANSACTION. In May 1996, ATLANTIC, Security Capital Pacific
Trust ("PTR"), Security Capital and Homestead entered into a merger
agreement, pursuant to which each of ATLANTIC, PTR and Security Capital
sold, through a series of merger transactions, all of their respective
assets relating to Homestead Village properties to Homestead. ATLANTIC
made a cash payment of $16.6 million to Homestead on the closing date and
ATLANTIC and PTR entered into funding commitment agreements. The
Homestead transaction resulted in ATLANTIC owning 4,201,220 shares of
Homestead common stock and 2,818,517 warrants to purchase Homestead
common stock (which were subsequently distributed to shareholders).
Pursuant to ATLANTIC's funding commitment agreement, ATLANTIC agreed to
fund mortgage loans to Homestead of up to $111.1 million in exchange for
convertible mortgage notes of up to $98.0 million, of which $52.0 million
had been funded through June 27, 1997.
5
<PAGE>
RECENT DEVELOPMENTS
ATLANTIC's developments in 1996 include:
. ATLANTIC generated earnings from operations of $33.0 million in 1996, an
increase of $13.4 million over 1995. In 1996, ATLANTIC's cash flow from
operating activities was $54.4 million as compared to $39.7 million in
1995. ATLANTIC's 34 communities that were fully operational throughout
1996 and 1995 realized an increase in adjusted net operating income of
4.88%. See "Business--Strategy for Cash Flow and Distribution Growth--
"Same Store' Growth". This strong net operating income growth from the
same store portfolio generated 30% of ATLANTIC's funds from operations
growth, and the positive impact of acquisitions completed in 1996
generated an additional 29% of funds from operations growth. The
remaining 41% of growth in funds from operations was produced by the
stabilization of new development communities. The contribution to funds
from operations growth from developments occurred even though ATLANTIC
had an average of $168.4 million of assets under development or in lease-
up during 1996. As these communities in lease-up begin to reach
stabilization in 1997 and subsequent years, they are expected to add
significantly to ATLANTIC's long-term performance. For a description of
how ATLANTIC calculates funds from operations and certain limitations in
the use of funds from operations as a performance measure, see
"Management's Discussion and Analysis of Financial Condition and Results
of Operations--Liquidity and Capital Resources--Funds from Operations".
. The development of moderate income multifamily communities continues to
be a major component of ATLANTIC's investment strategy. During 1996,
ATLANTIC commenced construction of 2,815 units at a total expected
investment cost of $164.4 million. Of that total, 51.8% were moderate
income communities. During 1996, three developed communities (one of
which was a moderate income community) representing a total expected
investment cost of $43.0 million achieved stabilization, adding 804 units
to ATLANTIC's stabilized portfolio.
. ATLANTIC continues to take advantage of attractive investment
opportunities throughout its southeastern target market. During 1996,
ATLANTIC acquired 13 communities consisting of 3,556 units, representing
a total expected investment cost of $171.7 million. ATLANTIC is currently
in negotiations for the acquisition of approximately $25.2 million of
multifamily communities; however, there can be no assurance that any of
these acquisitions will be completed.
. ATLANTIC is implementing a portfolio and asset optimization strategy
pursuant to which it may from time to time dispose of communities that
are no longer consistent with its long-term investment objectives and
redeploy the proceeds into strategic acquisitions and developments,
preferably through tax-deferred exchanges. During 1996, ATLANTIC
completed the disposition of four communities, realizing an aggregate
gain of $6.7 million on aggregate proceeds of $64.2 million.
. On October 17, 1996, ATLANTIC sold its Homestead Village properties to a
newly formed company, Homestead, and entered into a funding commitment
agreement to fund the development of certain of such properties in
exchange for Homestead common stock and warrants that ATLANTIC
subsequently distributed to its shareholders. On a fully funded and
converted basis, ATLANTIC will own 15.35% of Homestead's common stock
(assuming no further equity offerings by Homestead, conversion of all
convertible mortgage notes and exercise of all outstanding warrants) as a
result of its obligation to fund mortgage loans to Homestead of up to
$111.1 million in exchange for convertible mortgage notes of up to $98.0
million, which are expected to contribute significantly to ATLANTIC's
future growth. Homestead's common stock and warrants trade on the
American Stock Exchange (the "ASE") under the symbols "HSD" and "HSD.W",
respectively. See "Certain Relationships and Transactions--Homestead
Transaction" and "--Funding Commitment Agreement".
. ATLANTIC closed its initial public offering on October 18, 1996, raising
net proceeds of $110.0 million from the sale of 4,940,000 Shares at a
price of $24.00 per Share (before adjusting for the Homestead
Distribution described below).
. During 1996, ATLANTIC's Share price increased from $23.00 (based on the
offering price for a private offering conducted from November 1995 to May
1996) to $24.50 (based on the closing price on the NYSE on December 31,
1996). In addition, shareholders received total cash distributions of
6
<PAGE>
$1.65 per Share in 1996 and a special distribution of 0.110875 shares of
Homestead common stock and warrants to purchase 0.074384 shares of
Homestead common stock per Share (the "Homestead Distribution"). The
securities distributed in the Homestead Distribution had a market value of
$2.67 per Share based on the closing prices of such securities on the ASE
on November 11, 1996, the day prior to the distribution date.
ATLANTIC's developments in the first quarter of 1997 include:
. ATLANTIC generated earnings from operations of $10.2 million in the
three-month period ended March 31, 1997, an increase of $3.5 million over
the same period in 1996. For the three-month period ended March 31, 1997,
ATLANTIC's cash flow from operating activities was $16.9 million as
compared to $12.3 million for the same period in 1996. ATLANTIC's 50
communities that were fully operational throughout the first quarter of
1997 and 1996 realized an increase in adjusted net operating income of
5.72%. See "Business--Strategy for Cash Flow and Distribution Growth--
"Same Store' Growth". This strong net operating income growth from the
same store portfolio generated 32% of ATLANTIC's funds from operations
growth, and the positive impact of acquisitions generated an additional
39%. The remaining 29% of growth in funds from operations was produced by
new development communities. The contribution to funds from operations
growth from developments occurred even though ATLANTIC had an average of
$229.6 million of assets under development or in lease-up during the
first quarter of 1997. As these communities in lease-up begin to reach
stabilization in 1997 and subsequent years, they are expected to add
significantly to ATLANTIC's long-term performance. For a description of
how ATLANTIC calculates funds from operations and certain limitations in
the use of funds from operations as a performance measure, see
"Management's Discussion and Analysis of Financial Condition and Results
of Operations--Liquidity and Capital Resources--Funds from Operations".
. The development of moderate income multifamily communities continues to
be a major component of ATLANTIC's investment strategy. During the first
quarter of 1997, ATLANTIC commenced construction of 668 units at a total
expected investment cost of $42.9 million. Of that total, 50.4% were
moderate income communities. Also during the first quarter of 1997,
developed communities representing a total expected investment cost of
$20.8 million achieved stabilization, adding 408 units to ATLANTIC's
stabilized portfolio. During the first quarter of 1997 and the fourth
quarter of 1996, certain of ATLANTIC's primary target market cities
experienced a slowing in collections growth and a decrease in average
physical occupancy principally due to demand and supply imbalances and
ATLANTIC's average rental rate per unit decreased slightly due to the
continued development of moderate income communities. During this period,
ATLANTIC's moderate income communities outperformed ATLANTIC's product
types as a whole.
. ATLANTIC closed a second public offering on April 16, 1997, raising net
proceeds of $80.5 million from the sale of 4,000,000 Shares at $21.50 per
Share and closed on the overallotment option on May 14, 1997, raising
additional net proceeds of $1.5 million from the sale of 77,200 Shares at
$21.50 per Share. The proceeds from the offering were used to repay
borrowings under ATLANTIC's $350 million unsecured line of credit. At
June 27, 1997, ATLANTIC had 41,968,780 Shares outstanding. ATLANTIC's
long-term debt as a percentage of total long-term undepreciated book
capitalization (the sum of long-term debt and shareholders' equity after
adding back accumulated depreciation) was 16.9% at March 31, 1997 on an
historical basis and 25.5% at March 31, 1997 on a pro forma basis as
adjusted to give effect to the Merger, ATLANTIC's April 1997 public
offering of Shares and the Offerings and the application of the proceeds
therefrom. As of June 27, 1997, $278.8 million of borrowings were
outstanding under ATLANTIC's line of credit.
OPERATING CHARACTERISTICS
ATLANTIC believes that its future growth will be driven by the following
operating characteristics:
. STRONG PRIMARY TARGET MARKET. ATLANTIC believes the southeastern United
States is geographically and economically diverse and, therefore,
ATLANTIC has a strong primary target market in which to
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<PAGE>
seek future growth. Although 34.7% of ATLANTIC's pro forma revenues for
the three-month period ended March 31, 1997 were derived from the Atlanta,
Georgia metropolitan area, as ATLANTIC continues to develop and acquire
new communities outside of Atlanta, it expects the percentage of its
revenues derived from communities located in Atlanta to decline.
ATLANTIC's primary target market cities are Atlanta, Georgia; Birmingham,
Alabama; Charlotte, North Carolina; Jacksonville, Florida; Nashville,
Tennessee; Orlando, Florida; Raleigh, North Carolina; Richmond, Virginia;
Southeast Florida (which includes Ft. Lauderdale and West Palm Beach);
Tampa, Florida; and Washington, D.C. Based on forecasts published by Woods
& Poole Economics, Inc., the projected population growth in ATLANTIC's
primary target market cities is 34.5% for the years 1997 through 2016,
whereas the projected population growth of the United States as a whole
for the same period is 16.8%. For the same period, job growth is projected
to be 31.2% in ATLANTIC's primary target market cities, compared to 20.8%
for the United States as a whole. Depending on the level of new
construction starts by other multifamily developers, ATLANTIC believes
that the anticipated population and job growth in its primary target
market cities should contribute to ATLANTIC's objective of long-term
sustainable growth in cash flow. See "Business--Highly Focused Business
Strategy Grounded in Research" and "--ATLANTIC's Operating System--
Development of Moderate Income Communities".
. EXPERIENCED MANAGEMENT TEAM. The REIT Manager and SCG Realty Services
provide ATLANTIC with both strategic and day-to-day management, including
research, investment analysis, acquisition and due diligence,
development, property management, capital markets, accounting and legal
services. Through the REIT Management Agreement and the property
management agreements, ATLANTIC has access to services which provide
ATLANTIC with the same resources as a fully integrated operating company.
ATLANTIC's four senior executives have an average of 24 years of industry
experience developing and managing multifamily communities, thus
providing ATLANTIC with several senior officers with the leadership,
operational, investment and financial skills and experience to oversee
the operations of ATLANTIC, although ATLANTIC's future operations will
depend, in part, on ATLANTIC's ability to continue to retain and attract
experienced personnel. See "The Merger Transaction".
. RESEARCH AND DEVELOPMENT. ATLANTIC is dedicated to ongoing research and
development. ATLANTIC utilizes Security Capital Real Estate Research
Group Incorporated ("Security Capital Real Estate Research"), an
affiliate of the REIT Manager, to conduct comprehensive evaluations of
its target market on a submarket-by-submarket basis to identify those
submarkets and product types that present better prospects for long-term
cash flow growth. These evaluations, combined with ATLANTIC's extensive
market experience in the southeastern United States, enable ATLANTIC to
identify submarkets that offer continued opportunities for long-term cash
flow growth. In addition to market research, considerable resources are
devoted to product research. The REIT Manager and SCG Realty Services
continually evaluate and refine ATLANTIC's multifamily communities to
incorporate technologies and designs that will enhance long-term
livability for its residents. ATLANTIC believes that its research-based
investment strategy differs from other multifamily REITs in that the REIT
Manager and SCG Realty Services and their respective affiliates have
dedicated personnel who conduct comprehensive proprietary evaluations of
ATLANTIC's target market on a submarket-by-submarket basis taking into
account 24 key variables that ATLANTIC has identified as having the
greatest impact on multifamily operating performance. A few of these
variables include market demand analysis, detailed supply evaluations of
each submarket and other economic and demographic data.
. DEVELOPMENT OF MODERATE INCOME COMMUNITIES. As of May 31, 1997,
ATLANTIC's portfolio consisted of seven upper middle income communities
with a total expected investment cost of $133.0 million, 37 middle income
communities with a total expected investment cost of $576.8 million and
48 moderate income communities with a total expected investment cost of
$674.3 million. ATLANTIC focuses primarily on moderate income communities
(targeted to residents earning 65% to 90% of a submarket's median
household income, who comprise one of the largest segments of the renter
population). In 1997, approximately 74.3% of development starts and
approximately 63.8% of ATLANTIC's total development activities are
expected to constitute moderate income communities, based on total
budgeted development cost. Based on ATLANTIC's review of information
filed under
8
<PAGE>
the Securities Exchange Act of 1934, as amended (the "Exchange Act"),
regarding other REITs in ATLANTIC's primary target market and other
publicly available data, ATLANTIC believes that few other REITs in its
primary target market currently focus on the moderate income segment.
Moreover, based on ATLANTIC's proprietary information regarding available
land parcels and construction starts in its primary target market,
ATLANTIC believes that less than 10% of the 1995 and 1996 multifamily
starts in ATLANTIC's primary target market cities constituted moderate
income product. Consequently, ATLANTIC believes that the moderate income
segment is a significantly underserved market with limited competition. In
ATLANTIC's experience, moderate income residents are typically longer-term
residents because they often lack the financial resources required to
purchase single-family homes. As a result, resident turnover is often
lower in ATLANTIC's moderate income communities than in its upper middle
income or middle income communities. The total cost of refurbishing and
re-leasing a unit ranges from $700 to $1,500; therefore, reducing resident
turnover can have a material impact on an asset's profitability. Due to
market fundamentals and the operating characteristics of moderate income
communities, ATLANTIC believes that this product category offers better
prospects for long-term cash flow growth.
. OPPORTUNISTIC ACQUISITIONS. It is often advantageous for ATLANTIC to
acquire existing multifamily communities in markets that are expected to
experience favorable growth in rents and income. In many cases,
communities can be acquired and redeveloped at prices well below the cost
to build a comparable community in the same area. The REIT Manager
thoroughly analyzes and evaluates potential community acquisitions
throughout ATLANTIC's target market which, together with ATLANTIC's
access to capital, provides ATLANTIC with a competitive advantage in
acquiring multifamily assets. From its inception on October 26, 1993 to
May 31, 1997, ATLANTIC had completed acquisitions with a total expected
investment cost of $980.6 million.
. HIGH QUALITY PORTFOLIO. As noted above, adjusted net operating income on
a "same store" basis increased 5.72% from the first quarter of 1996 to
the first quarter of 1997 for the 50 communities that were fully
operational during both periods. As of May 31, 1997, ATLANTIC's operating
communities (excluding communities in lease-up) were 94.0% leased.
ATLANTIC believes that this strong performance reflects the quality of
its portfolio and strength of its primary target market. In addition, as
of May 31, 1997, ATLANTIC's portfolio of multifamily communities
consisted of 56.1% of stabilized operating communities, 14.9% of pre-
stabilized operating communities and 29.0% of communities under
development, based on total expected investment cost. See "Business--
ATLANTIC's Operating System--Acquired Communities". As the development
communities are completed and the pre-stabilized communities achieve
stabilization, they are expected to contribute significantly to
ATLANTIC's objective of long-term sustainable growth in cash flow.
. PORTFOLIO AND ASSET OPTIMIZATION. ATLANTIC develops and acquires
communities with a view to effective long-term ownership and operation.
REIT Management actively reviews ATLANTIC's asset base. These reviews
generate operating and capital plans and, with guidance from its
affiliate, Security Capital Real Estate Research, help ATLANTIC to
identify submarkets and product types that it believes will generate
above-average long-term growth opportunities. Under its portfolio and
asset optimization program, ATLANTIC may from time to time dispose of
assets that no longer meet its long-term investment objectives and
redeploy the proceeds, preferably through tax-deferred exchanges, into
assets with better prospects for cash flow growth. ATLANTIC's portfolio
and asset optimization strategy is based on the premise that it has a
finite amount of investment capital and that this capital should be
deployed where it can produce maximum long-term cash flow growth. Since
inception, ATLANTIC disposed of eight operating communities aggregating
2,140 units.
. RESOURCES AND EXPERIENCE OF PRINCIPAL SHAREHOLDER. Security Capital,
ATLANTIC's largest shareholder and the owner of the REIT Manager, owns
51.3% of ATLANTIC's outstanding Shares. ATLANTIC benefits from the
substantial resources available to it through its affiliation with
Security Capital, including capital markets, research, accounting and
legal services. See "The Merger Transaction". To provide for a wider
distribution of ownership and greater liquidity, Security Capital has
advised ATLANTIC that it intends, over time, to allow its ownership
interest in ATLANTIC to fall to between 40% and 50% as ATLANTIC conducts
equity offerings, which is consistent with its ownership interests in the
other operating companies in which Security Capital invests.
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<PAGE>
. CONSERVATIVE BALANCE SHEET STRATEGY. ATLANTIC has a conservative balance
sheet strategy. Long-term debt as a percentage of total long-term
undepreciated book capitalization was 16.9% at March 31, 1997 on an
historical basis and 25.5% at March 31, 1997 on a pro forma basis as
adjusted to give effect to the Merger, ATLANTIC's April 1997 public
offering of Shares and the Offerings and the application of the proceeds
therefrom. In the future, ATLANTIC intends to access the public equity
and debt markets and to issue long-term, fixed-rate, fully amortizing
unsecured corporate debt, such as the Notes, which will limit ATLANTIC's
exposure to floating rate or balloon financing. However, there can be no
assurance that ATLANTIC will be able to complete such offerings.
ATLANTIC's $350 million unsecured line of credit enables ATLANTIC to take
advantage of investment opportunities in its target market without
investing significant funds in short-term investments between securities
offerings. As of June 27, 1997, $278.8 million of borrowings were
outstanding under the line of credit and such outstanding borrowings are
expected to be approximately $ million at the closing of the
Offering. This conservative balance sheet strategy is expected to provide
ATLANTIC with significant incremental debt capacity and allow ATLANTIC to
take advantage of future investment opportunities on a non-dilutive
basis, contributing to ATLANTIC's objective of long-term growth in cash
flow.
TAX STATUS OF ATLANTIC
ATLANTIC has elected to be taxed as a REIT under the Internal Revenue Code of
1986, as amended (the "Code"), effective for the taxable year ended December
31, 1994. As a REIT, ATLANTIC generally will not be taxed on income it
currently distributes to its shareholders so long as it distributes at least
95% of its taxable income currently. REITs are subject to a number of
organizational and operational requirements. Even if ATLANTIC continues to
qualify for taxation as a REIT, ATLANTIC will be subject to certain federal,
state and local taxes on its income and property. Based upon certain
representations of ATLANTIC with respect to the facts as set forth and
explained in "Federal Income Tax Considerations", in the opinion of Mayer,
Brown & Platt, counsel to ATLANTIC, ATLANTIC has been organized in conformity
with the requirements for qualification as a REIT beginning with its taxable
year ended December 31, 1994, and its proposed method of operation described in
this Prospectus and as represented by management will enable it to satisfy the
requirements for such qualification. See "Federal Income Tax Considerations"
and "Risk Factors--Tax Liabilities as a Consequence of the Failure to Qualify
as a REIT" for a discussion of all material tax consequences of an investment
in the Series A Preferred Shares of ATLANTIC.
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<PAGE>
THE OFFERING
SECURITIES OFFERED.......... shares of Series A Cumulative Redeemable
Preferred Stock.
DISTRIBUTIONS............... Cumulative from the date of original issue and
payable quarterly in arrears on the last day of
March, June, September and December of each
year, commencing September 30, 1997, in an
amount per share equal to % of the
liquidation preference per annum (equivalent to
$ per share). Distributions on the Series A
Preferred Shares will accrue whether or not
ATLANTIC has earnings, whether or not there are
funds legally available for the payment of such
distributions and whether or not such
distributions are declared. See "Description of
Series A Preferred Shares--Distributions".
LIQUIDATION PREFERENCE...... $ per share plus an amount equal to accrued
and unpaid distributions, if any, thereon. See
"Description of Series A Preferred Shares--
Liquidation Rights".
CONVERSATION RIGHTS......... The Series A Preferred Shares are not
convertible into or exchangeable for any other
property or securities of ATLANTIC.
LIMITATIONS ON OWNERSHIP.... With limited exceptions, no person or persons
acting as a group may beneficially own more than
(i) 9.8% of the outstanding shares of ATLANTIC's
stock or (ii) 25% of the Series A Preferred
Shares, and shares owned in excess of such
limits are subject to mandatory redemption. See
"Description of Series A Preferred Shares--
Restrictions on Ownership".
REDEMPTION AT OPTION OF Except as required by the limitations on
ATLANTIC.................... ownership, the Series A Preferred Shares are not
redeemable prior to , . On and after
, , the Series A Preferred Shares
are redeemable on not less than 30 days' notice
for cash at the option of ATLANTIC, in whole or
in part, at a redemption price of _____per$share,
plus accrued and unpaid distributions, if any,
thereon to the date of redemption. The
redemption price (other than the portion thereof
consisting of accrued and unpaid distributions)
is payable solely out of the sale proceeds of
other capital stock of ATLANTIC, which may
include other series of preferred stock. See
"Description of Series A Preferred Shares--
Redemption".
VOTING RIGHTS............... Generally, the holders of Series A Preferred
Shares will not have voting rights. Whenever
distributions on the Series A Preferred Shares
or any Parity Shares (as defined below) are in
arrears for six quarterly distribution periods
(whether or not consecutive), holders of the
Series A Preferred Shares (voting together as a
class with holders of any other series of
preferred shares ranking on a parity with the
Series A Preferred Shares with respect, in each
case, to the payment of distributions and
amounts upon liquidation, dissolution and
winding up ("Parity Shares")) will have the
right to elect two additional Directors to serve
on the Board of Directors of ATLANTIC (the
"Board") until such distribution arrearage is
eliminated. In addition, certain changes that
would be materially adverse to the rights of
holders of Series A Preferred Shares or Parity
Shares cannot be made
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<PAGE>
without the affirmative vote of two-thirds of
the Series A Preferred Shares and the Parity
Shares similarly affected, voting as a single
class, entitled to be cast thereon. See
"Description of Series A Preferred Shares--
Voting Rights".
RANKING..................... The Series A Preferred Shares will rank senior
to the Shares with respect to the payment of
distributions and amounts upon liquidation,
dissolution or winding up. See "Description of
Series A Preferred Shares--Distributions" and
"--Liquidation Rights".
NYSE LISTING................ Application has been made to list the Series A
Preferred Shares on the NYSE. If such
application is approved, trading on the Series A
Preferred Shares is expected to commence within
a 30-day period after the initial delivery of
the Series A Preferred Shares.
USE OF PROCEEDS............. ATLANTIC expects that all of the net proceeds of
the Offering will be used to repay borrowings
under ATLANTIC's revolving line of credit. See
"Use of Proceeds".
CONCURRENT NOTE OFFERING.... At or about the same time as the Offering,
ATLANTIC may offer approximately $150 million of
the Notes in the Note Offering. The closing of
the Offering will not be conditioned upon the
closing of the Note Offering, nor will the
closing of the Note Offering be conditioned upon
the closing of the Offering. See "Concurrent
Note Offering".
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<PAGE>
THE MERGER TRANSACTION
In January 1997, Security Capital made a proposal to the Board that Security
Capital exchange the REIT Manager and SCG Realty Services for Shares, with the
result that ATLANTIC would become an internally managed REIT. On March 18,
1997, a special committee of independent Directors of the Board (the "Special
Committee") recommended that the Board approve the Merger, subject to
definitive documentation. Following the meeting of the Special Committee, the
full Board approved the Merger Agreement and the Merger. On March 24, 1997,
ATLANTIC and Security Capital entered into the Merger Agreement, which is
subject to customary conditions, including the approval of ATLANTIC's
shareholders, pursuant to which Security Capital will cause the REIT Manager
and SCG Realty Services to be merged into a newly formed subsidiary of
ATLANTIC. The employees of the REIT Manager and SCG Realty Services will become
employees of ATLANTIC as a result of the Merger. In exchange for the transfer
of those businesses, ATLANTIC will issue Shares to Security Capital valued at
approximately $54.6 million. See "The Merger Transaction".
The number of Shares to be issued to Security Capital in the Merger will be
based on the average closing price of the Shares on the NYSE over the five-day
period prior to the record date for determining ATLANTIC's shareholders
entitled to vote at the meeting in connection with the Merger. In order to
allow ATLANTIC's shareholders (other than Security Capital) to maintain their
relative ownership in ATLANTIC, ATLANTIC will conduct a rights offering which
it expects to close concurrently with the Merger. The rights offering will
entitle ATLANTIC's shareholders (other than Security Capital) to purchase up to
approximately $51.8 million of additional Shares at a price which is expected
to be below the price at which Shares will be issued to Security Capital in the
Merger. Security Capital has agreed not to exercise any rights it receives in
the rights offering to purchase additional Shares and not to sell its rights.
The closing of the rights offering will be conditioned upon the consummation of
the Merger.
In addition to the rights offering, as part of the Merger transaction, and in
order to induce holders of Shares to vote in favor of the Merger transaction,
to broaden Security Capital's shareholder base, to enable Security Capital to
raise additional equity capital at relatively low costs through the exercises
of warrants and to enable Security Capital to raise additional equity capital
in the long run by preserving and enhancing its goodwill with the shareholders
of ATLANTIC, Security Capital will issue warrants having an aggregate exercise
price of $46,926,322 pro rata to ATLANTIC's shareholders, other than Security
Capital (the "Warrant Issuance"), each to acquire one share of Security
Capital's Class B common stock, par value $.01 per share (the "Class B Stock"),
after the closing of the Merger and the rights offering. See "The Merger
Transaction".
The Board believes that the Merger will result in an enhancement to shareholder
value. Currently, ATLANTIC pays a fee to the REIT Manager based on a fixed
percentage of ATLANTIC's cash flow (as defined) which increases proportionately
as ATLANTIC adds assets. The Board believes that ATLANTIC has reached a
sufficient size to realize economies of scale by internalizing the management
function since ATLANTIC will have sufficient depth of management and personnel
such that additional assets can be acquired, developed and managed without a
significant increase in personnel or other costs. These economies of scale
should result in an increase in the level of growth in funds from operations.
The Board believes that the Merger will further benefit ATLANTIC's long-term
performance as follows:
. The Merger will position ATLANTIC to pursue possible acquisitions of
other REITs in a more effective manner.
. Investors and analysts will view an internally managed structure more
favorably since ATLANTIC's costs, after capitalization of qualifying
acquisition and development costs in accordance with GAAP, will be more
comparable to other multifamily REITs. These acquisition and development
activities are currently provided by the REIT Manager and paid for as
part of the REIT Management fee, which fee is expensed by ATLANTIC.
Management believes that the increased comparability, in addition to the
opportunity for increased funds from operations growth due to the
economies of scale,
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<PAGE>
as discussed above, will result in a higher multiple on ATLANTIC's funds
from operations and an enhancement to shareholder value.
. As a consequence of the REIT Manager's and SCG Realty Services' personnel
becoming full-time employees of ATLANTIC, they will be able to more
closely relate the results of their efforts to ATLANTIC's performance.
. The Merger is expected to be viewed positively by the rating agencies,
which could have a positive impact on ATLANTIC's future debt cost.
The following are certain potential detriments of the Merger:
. Since the number of Shares issuable to Security Capital in the Merger is
fixed, the value of those Shares at the time the Merger is completed may
be greater than the value placed on the operations of the REIT Manager
and SCG Realty Services by the Board.
. The increased administrative costs of internalizing the management
function may be greater than anticipated, resulting in a decrease in
accretion to ATLANTIC's funds from operations.
The Merger transaction was initiated and structured by individuals who are
executive officers of Security Capital. Although no independent representatives
were retained to negotiate the terms of the Merger transaction on behalf of
ATLANTIC, the Board created the Special Committee, which retained independent
financial advisors and legal counsel. Two of the members of the Special
Committee, Ned S. Holmes and John M. Richman, own securities of Security
Capital. Additionally, certain officers and employees of the REIT Manager and
SCG Realty Services (including Constance B. Moore and James C. Potts, Co-
Chairmen of ATLANTIC) will receive certain benefits if the Merger is
consummated. See "Risk Factors--Conflicts of Interests" and "The Merger
Transaction--Interests of Certain Persons in the Merger".
For a more complete description of the Merger, see "The Merger Transaction".
For a discussion of certain tax consequences of the Merger and the related
transactions, see "Federal Income Tax Considerations--Tax Effects of the
Merger".
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ATLANTIC'S COMMUNITIES
The information in the following table is as of March 31, 1997, except total
expected investment which is as of May 31, 1997 (dollar amounts in thousands).
Additional information on ATLANTIC's communities is contained in Schedule III,
Real Estate and Depreciation, in ATLANTIC's financial statements.
<TABLE>
<CAPTION>
TOTAL
PERCENTAGE ATLANTIC EXPECTED
LEASED(1) UNITS INVESTMENT(2) INVESTMENT(2)
---------- ------ ------------- -------------
<S> <C> <C> <C> <C> <C> <C>
COMMUNITIES OWNED AS OF
MARCH 31, 1997:
OPERATING COMMUNITIES:
MID-ATLANTIC:
Charlotte, North
Carolina.............. 91.3% 1,144 $56,890 $ 58,206
Greenville, South
Carolina.............. 96.2 234 11,092 11,126
Memphis, Tennessee..... 91.5 1,152 41,957 42,784
Nashville, Tennessee... 93.3 740 34,378 34,598
Raleigh, North
Carolina.............. 92.5 1,348 66,476 68,426
Richmond, Virginia..... 95.8 560 29,686 29,832
Washington, D.C........ 94.9 936 62,767 63,136
---- ------ ------- --------
Subtotals/Average--
Mid-Atlantic........ 93.0 6,114 303,246 308,108
---- ------ ------- --------
SOUTH ATLANTIC:
Atlanta, Georgia....... 93.9 6,165 334,013 336,813
Birmingham, Alabama.... 94.4 998 49,474 50,600
Ft. Lauderdale/W. Palm
Beach, Florida........ 95.8 2,036 97,823 99,110
Ft. Myers, Florida..... 95.7 397 13,885 14,063
Jacksonville, Florida.. 94.6 522 28,464 30,095
Miami, Florida......... 93.6 264 8,655 8,655
Orlando, Florida....... 95.0 886 41,285 41,889
Sarasota, Florida...... 93.5 432 24,206 24,426
Tampa, Florida......... 97.3 1,427 55,294 56,284
---- ------ ------- --------
Subtotals/Average--
South Atlantic...... 94.7 13,127 653,099 661,935
---- ------ ------- --------
Subtotals/Average--
Operating
Communities........ 94.1 19,241 956,345 970,043
---- ------ ------- --------
COMMUNITIES UNDER
CONSTRUCTION:
MID-ATLANTIC:
Charlotte, North
Carolina.............. N/A 286 10,762 17,495
Nashville, Tennessee... N/A 452 13,696 23,848
Raleigh, North
Carolina.............. N/A 612 32,492 34,727
Richmond, Virginia..... N/A 592 18,714 38,772
Washington, D.C........ N/A 948 67,259 69,240
---- ------ ------- --------
Subtotals--Mid-
Atlantic............ N/A 2,890 142,923 184,082
---- ------ ------- --------
SOUTH ATLANTIC:
Atlanta, Georgia....... N/A 628 23,190 41,840
Birmingham, Alabama.... N/A 372 14,981 21,644
Ft. Lauderdale/W. Palm
Beach, Florida........ N/A 452 15,329 31,455
Jacksonville, Florida.. N/A 909 40,349 51,237
---- ------ ------- --------
Subtotals--South
Atlantic............ N/A 2,361 93,849 146,176
---- ------ ------- --------
Subtotals--
Communities Under
Construction....... N/A 5,251 236,772 330,258
---- ------ ------- --------
</TABLE>
15
<PAGE>
<TABLE>
<CAPTION>
TOTAL
PERCENTAGE ATLANTIC EXPECTED
LEASED(1) UNITS INVESTMENT(2) INVESTMENT(2)
---------- ------ ------------- -------------
<S> <C> <C> <C> <C>
COMMUNITIES IN PLANNING AND
OWNED:
MID-ATLANTIC:
Charlotte, North Carolina...... N/A 212 1,652 $ 12,066
Richmond, Virginia............. N/A 408 3,366 25,030
---- ------ ---------- ----------
Subtotals--Mid-Atlantic..... N/A 620 5,018 37,096
---- ------ ---------- ----------
SOUTH ATLANTIC:
Atlanta, Georgia............... N/A 496 6,595 35,903
Jacksonville, Florida.......... N/A 200 1,416 10,500
---- ------ ---------- ----------
Subtotals--South Atlantic... N/A 696 8,011 46,403
---- ------ ---------- ----------
Subtotals--Communities In
Planning and Owned... .... N/A 1,316 13,029 83,499
---- ------ ---------- ----------
LAND HELD FOR FUTURE MULTIFAMILY
DEVELOPMENT ................... N/A -- 2,083 --
---- ------ ---------- ----------
Total Communities Owned
at
March 31, 1997.......... 94.1% 25,808 $1,208,229 $1,383,800
---- ------ ---------- ----------
COMMUNITY ACQUIRED FROM MARCH
31, 1997 TO MAY 31, 1997:
COMMUNITY IN PLANNING AND OWNED:
SOUTH ATLANTIC:
Orlando, Florida............... N/A 120 $ -- $ 8,936
---- ------ ---------- ----------
COMMUNITY DISPOSED OF FROM MARCH
31, 1997 TO MAY 31, 1997:
OPERATING COMMUNITY:
SOUTH ATLANTIC:
Miami, Florida................. N/A (264) $ (8,655) $ (8,655)
---- ------ ---------- ----------
Total Communities Owned
at May 31, 1997......... 94.1% 25,664 $1,199,574 $1,384,081
==== ====== ========== ==========
</TABLE>
Additionally, at May 31, 1997, ATLANTIC had land in planning and under control
for the development of 3,830 units with a total budgeted development cost of
$249.2 million. The term "in planning" means that construction is anticipated
to commence within 12 months. The term "under control" means that ATLANTIC has
an exclusive right (through contingent contract or letter of intent) during a
contractually agreed-upon time period to acquire land for future development of
multifamily communities, subject to removal of contingencies during the due
diligence process, but does not currently own the land. There can be no
assurance that such land will be acquired. The unit and total budgeted
development cost information for these communities is based on management's
best estimates of the cost upon completion of these communities.
- -------
(1) Represents the percentage leased for fully operating communities.
(2) ATLANTIC investment represents cost through March 31, 1997. For operating
communities, total expected investment represents cost through May 31,
1997 plus budgeted renovations as of May 31, 1997. For communities under
construction and in planning, total expected investment represents cost
through May 31, 1997 plus additional budgeted development expenditures as
of May 31, 1997, which include the cost of land, fees, permits, payments
to contractors, architectural and engineering fees and interest and
property taxes to be capitalized during the construction period. The term
"in planning" means that construction is anticipated to commence within 12
months.
16
<PAGE>
SUMMARY SELECTED FINANCIAL INFORMATION
The following table sets forth selected financial information on a pro forma
basis for ATLANTIC (the "Pro Forma Financial Results") as of and for the three-
month period ended March 31, 1997 and the year ended December 31, 1996 and on
an historical basis for ATLANTIC (the "Historical Financial Results") as of and
for the three months ended March 31, 1997 and the years ended December 31,
1996, 1995 and 1994 and the period from inception (October 26, 1993) through
December 31, 1993. Such selected financial information is qualified in its
entirety by, and should be read in conjunction with, "Management's Discussion
and Analysis of Financial Condition and Results of Operations" and the
financial statements and notes thereto included in this Prospectus. The Pro
Forma Financial Results are not necessarily indicative of what the actual
financial position and results of operations of ATLANTIC would have been as of
and for the periods indicated, nor do they purport to represent the financial
position and results of operations for future periods.
<TABLE>
<CAPTION>
PRO FORMA(1)(2) HISTORICAL PRO FORMA(1)(2) HISTORICAL
--------------- ------------ --------------- ------------------------------------------
THREE-MONTH THREE-MONTH
PERIOD ENDED PERIOD ENDED YEAR ENDED PERIOD ENDED
MARCH 31, MARCH 31, DECEMBER 31, DECEMBER 31,
1997 1997 1996 1996 1995 1994 1993(3)
--------------- ------------ --------------- ---------- --------- --------- --------
(in thousands, except per Share data)
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATIONS SUMMARY:
Rental income $ 39,715 $ 39,715 $ 148,361 $ 137,729 $ 103,634 $ 55,071 $ 156
Homestead Convertible
Mortgages interest
income 185 185 -- -- -- -- --
Property management
fees paid to affiliate -- 1,280 -- 4,208 3,475 1,536 --
Property management
fees paid to third
parties 232 232 971 971 591 661 --
Interest expense 2,893 4,761 12,219 16,181 19,042 9,240 --
REIT management fee
paid to affiliate -- 3,029 -- 10,445 6,923 3,671 12
General and
administrative
expenses 1,751 265 5,923 673 646 266 1
Net earnings before
extraordinary item 13,258 10,178 45,306 42,569 19,639 9,926 38
Extraordinary item--
loss on early
extinguishment of debt -- -- -- 3,940 -- -- --
Series A Preferred
Share dividends 1,125 -- 4,500 -- -- -- --
Net earnings
attributable to Shares 12,133 10,178 40,806 38,629 19,639 9,926 38
Net earnings per Share
before extraordinary
item 0.27 0.27 1.01 1.33 0.89 0.81 0.13
Net earnings
attributable to Shares
per Share 0.27 0.27 1.01 1.21 0.89 0.81 $ 0.13
Cash distributions
declared and paid 14,778 14,778 53,064 53,064 35,119 14,648 --
Cash distributions
declared and paid per
Share $ 0.39 $ 0.39 $ 1.65 $ 1.65 $ 1.60 $ 1.20 $ --
Weighted-average Shares
outstanding 44,241 37,892 40,246 32,028 21,944 12,227 286
<CAPTION>
PRO FORMA(4) HISTORICAL
------------ ----------------------------------------------------------
MARCH 31, DECEMBER 31,
1997 MARCH 31, 1997 1996 1995 1994 1993
------------ --------------- ---------- --------- --------- --------
(in thousands)
<S> <C> <C> <C> <C> <C> <C> <C>
FINANCIAL POSITION:
Real estate, at cost $1,208,229 $1,208,229 $1,157,235 $ 888,928 $ 631,260 $ 31,005
Total assets 1,210,645 1,204,231 1,135,065 885,824 637,846 31,850
Line of credit(5) 21,020 295,250 228,000 190,000 153,000 --
Long-term debt 150,000 -- -- -- -- --
Mortgages payable 155,418 155,418 155,790 118,524 107,347 --
Total liabilities 367,043 489,511 436,423 328,886 271,216 178
Total shareholders'
equity $ 843,602 $ 714,720 $ 698,642 $ 556,938 $ 366,630 $ 31,672
Number of Shares
outstanding 44,241 37,892 37,892 27,763 18,567 1,582
<CAPTION>
PRO FORMA(1)(2) HISTORICAL PRO FORMA(1)(2) HISTORICAL
--------------- ------------ --------------- ------------------------------------------
THREE-MONTH THREE-MONTH
PERIOD ENDED PERIOD ENDED YEAR ENDED PERIOD ENDED
MARCH 31, MARCH 31, DECEMBER 31, DECEMBER 31,
1997 1997 1996 1996 1995 1994 1993(3)
--------------- ------------ --------------- ---------- --------- --------- --------
(in thousands, except ratio data)
<S> <C> <C> <C> <C> <C> <C> <C>
OTHER DATA:
Net earnings
attributable to Shares $ 12,133 $ 10,178 $ 40,806 $ 38,629 $ 19,639 $ 9,926 $ 38
Add (Deduct):
Real estate
depreciation 6,132 6,132 22,534 20,824 15,925 8,770 28
Amortization related to
Homestead Convertible
Mortgages (20) (20) -- -- -- -- --
Gain (loss) on
disposition of real
estate -- -- -- (6,732) -- -- --
Gain on sale of
Homestead Assets -- -- -- (2,839) -- -- --
Provision for possible
loss on investments 200 200 2,500 2,500 -- -- --
Extraordinary item--
loss on early
extinguishment of debt -- -- -- 3,940 -- -- --
-------- ---------- ---------- ---------- --------- --------- --------
Funds from
operations(6) $ 18,445 $ 16,490 $ 65,480 $ 56,322 $ 35,564 $ 18,696 $ 66
EBITDA(7) 21,429 21,271 78,272 72,503 54,606 27,936 66
Net cash provided
(used) by operating
activities 19,804 16,913 69,685 54,356 39,732 23,564 (492)
Net cash used by
investing activities (70,486) (69,354) (291,476) (287,418) (235,149) (390,077) (31,005)
Net cash provided by
financing activities $ 50,733 $ 52,055 $ 226,026 $ 230,907 $ 195,649 $ 372,638 $ 31,634
Ratio of Earnings to
Combined Fixed Charges
and Preferred Stock
Dividends(8) 2.5 2.0 2.1 1.9 1.7 1.9 N/A
</TABLE>
17
<PAGE>
- -------
(1) The pro forma condensed statements of earnings reflect: (i) the Merger,
(ii) the sale of the Homestead Village properties and subsequent
distribution of Homestead securities on November 12, 1996, (iii) the
acquisition and disposition of communities acquired or disposed of
subsequent to January 1, 1996 and related assumptions of mortgage debt and
(iv) the sale of Shares subsequent to January 1, 1996 (including the sale
of Shares on April 10, 1997) and the Offerings and the related repayments
on ATLANTIC's $350 million unsecured line of credit as if all of these
transactions had occurred on January 1, 1996.
(2) Should the Note Offering not be consummated, the pro forma financial
statements would reflect the following amounts:
<TABLE>
<CAPTION>
THREE-MONTH
PERIOD ENDED YEAR ENDED
MARCH 31, 1997 DECEMBER 31, 1996
-------------- -----------------
(in thousands, except per Share
and ratio data)
<S> <C> <C>
Interest expense $ 2,480 $10,990
Net earnings attributable to Shares 12,546 42,035
Net earnings attributable to Shares per
Share 0.28 1.04
Funds from operations $18,858 $67,069
Ratio of Earnings to Combined Fixed
Charges and Preferred Stock Dividends 2.6 2.2
</TABLE>
(3) For the period from inception (October 26, 1993) to December 31, 1993.
(4) The pro forma condensed balance sheet reflects: (i) the Merger, (ii) the
sale of Shares on April 10, 1997 and (iii) the Offerings and the related
repayments on ATLANTIC's $350 million unsecured line of credit as if all of
these transactions had occurred as of March 31, 1997.
(5) At June 27, 1997, ATLANTIC had $278.8 million of outstanding borrowings
under its $350 million unsecured line of credit and such outstanding
borrowings are expected to be approximately $ million at the closing
of the Offering.
(6) Funds from operations represents net earnings computed in accordance with
GAAP, excluding gains (or losses) from real estate transactions, provisions
for possible losses, extraordinary items and real estate depreciation.
ATLANTIC believes that funds from operations is helpful to the reader in
understanding the performance of an equity REIT and will enhance the
reader's comprehension of ATLANTIC's results of operations and cash flows
presented in the financial statements and other data in this document.
Funds from operations should not be considered as an alternative to net
earnings or any other GAAP measurement of performance as an indicator of
ATLANTIC's operating performance or as an alternative to cash flows from
operating, investing or financing activities as a measure of liquidity. On
January 1, 1996, ATLANTIC adopted the National Association of Real Estate
Investments Trusts' ("NAREIT") revised definition of funds from operations.
Under this more conservative definition, loan cost amortization is not
added back to net earnings in determining funds from operations. For
comparability, funds from operations for the periods prior to January 1,
1996 give effect to the revised definition. The funds from operations
measure presented by ATLANTIC, while consistent with the NAREIT definition,
will not be comparable to similarly titled measures of other REITs which do
not compute funds from operations in a manner consistent with ATLANTIC.
Funds from operations is not intended to represent cash made available to
shareholders. Cash distributions paid to shareholders is presented in the
table above.
(7) EBITDA represents earnings from operations before deduction of interest,
taxes, depreciation and amortization. EBITDA should not be considered as an
alternative to net earnings or any other GAAP measurement of performance as
an indicator of ATLANTIC's operating performance or as an alternative to
cash flows from operating, investing or financing activities as a measure
of liquidity.
(8) For purposes of computing the ratio of earnings to combined fixed charges
and preferred stock dividends, earnings consist of earnings from operations
plus fixed charges other than capitalized interest. Fixed charges consist
of interest on borrowed funds (including capitalized interest) and
amortization of debt discount and expense.
18
<PAGE>
RISK FACTORS
Prospective investors should carefully consider, among other factors, the
matters described below.
SIGNIFICANT INFLUENCE OF PRINCIPAL SHAREHOLDER
As of June 27, 1997, Security Capital beneficially owned approximately 51.3% of
the issued and outstanding Shares. As a result, Security Capital currently
controls approximately 51.3% of the vote on matters submitted for ATLANTIC
shareholder action, including the Merger. No other shareholder may hold more
than 9.8% of the shares of ATLANTIC. Security Capital has the contractual right
(and after the Merger will continue to have the contractual right) to nominate
up to three directors to the Board, depending upon its level of ownership of
Shares, as follows: (i) so long as Security Capital owns at least 10% but less
than 25% of the outstanding Shares, it will be entitled to nominate one person;
and (ii) so long as Security Capital owns at least 25% of the outstanding
Shares, it will be entitled to nominate that number of persons as shall bear
approximately the same ratio to the total number of members of the Board as the
number of Shares beneficially owned by Security Capital bears to the total
number of outstanding Shares, provided that Security Capital shall be entitled
to designate no more than three persons so long as the Board consists of no
more than seven members. The directors so elected are in a position to exercise
control or significant influence over the affairs of ATLANTIC if they act
together. After the Merger and rights offering, Security Capital's ownership
could increase from approximately 51.3% to approximately %, if no Shares are
purchased in the rights offering, and would remain at approximately 51.3% if
the rights offering is fully subscribed. Additionally, after the Merger,
Security Capital will continue to have contractual rights of prior approval and
consultation regarding certain important matters including ATLANTIC's operating
budget and substantial deviations therefrom, acquisitions or sales of assets in
excess of $25.0 million, issuances of securities for less than fair market
value, adoption of employee benefit plans and certain incurrences of additional
indebtedness. See "The Merger Transaction--Relationship with Security Capital
After the Merger--Investor Agreement". To provide for a wider distribution of
ownership and greater liquidity, Security Capital has advised ATLANTIC that it
intends, over time, to allow its ownership interest in ATLANTIC to fall to
between 40% and 50% as ATLANTIC conducts equity offerings, which is consistent
with its ownership interests in the other operating companies in which Security
Capital invests.
CONFLICTS OF INTEREST
ATLANTIC currently does not have any employees and relies on the REIT Manager
for all strategic and day-to-day management services and SCG Realty Services to
provide property management services for approximately 91% of ATLANTIC's
multifamily communities. Two officers of the REIT Manager and its affiliates
(Jeffrey A. Klopf, Senior Vice President of Security Capital, ATLANTIC and the
REIT Manager (securities offerings, corporate acquisitions and legal) and Ariel
Amir, Vice President of Security Capital (securities offerings, corporate
acquisitions and legal)) may have conflicts of interest in allocating their
time and efforts between activities on behalf of ATLANTIC and other activities
of the REIT Manager's affiliates. Affiliates of the REIT Manager also provide
management services to PTR, a NYSE-listed REIT which focuses on multifamily
communities in the western United States, and Security Capital Industrial Trust
("SCI"), a NYSE-listed REIT which focuses on industrial real estate in the
United States. Security Capital Markets Group Incorporated ("Capital Markets
Group"), Security Capital's registered broker-dealer affiliate, devotes a
substantial portion of its time to these other REITs, Homestead, an ASE-listed
real estate company which focuses on extended-stay facilities in the United
States, and Security Capital. Messrs. Klopf and Amir provide centralized
securities offering, corporate acquisition and legal services to ATLANTIC and
other affiliated real estate companies, including PTR, SCI, Homestead and
Security Capital, and, as a result, do not focus their full efforts and
attention on ATLANTIC. In addition, the REIT Manager and its affiliates share a
common senior investment committee, which approves all acquisition and
development proposals before they are submitted to the respective REIT boards
for approval. PTR acquires multifamily communities but operates in a different
market than ATLANTIC. See "Policies With Respect to Certain Activities--
Conflict of Interest Policies" and "--Policies Applicable to the REIT Manager
and Officers and Directors of ATLANTIC".
19
<PAGE>
Ned S. Holmes, a Director of ATLANTIC, is also Chairman and President of
Parkway Investments/Texas Inc., President and Chief Executive Officer of Laing
Properties, Inc. ("Laing") and an executive officer of certain of Laing's
affiliates. Laing and its affiliates engage in the acquisition, development and
management of multifamily communities and Mr. Holmes may therefore have
conflicts of interest in presenting acquisition or development opportunities to
ATLANTIC.
The owner of the REIT Manager, Security Capital, is ATLANTIC's principal
shareholder, and Security Capital could influence decisions regarding the REIT
Management Agreement, property management agreements between ATLANTIC and SCG
Realty Services and fees relating to such agreements. Although all agreements
with the REIT Manager and SCG Realty Services must be reviewed and approved at
least annually by ATLANTIC's independent Directors, no assurance of arm's-
length negotiations can be given. See "The Merger Transaction" for a
description of an agreement that ATLANTIC has entered into with Security
Capital to merge the REIT Manager and SCG Realty Services into a newly formed
subsidiary of ATLANTIC in exchange for Shares. For a description of the Amended
and Restated Investor Agreement which will take effect upon consummation of the
Merger, see "The Merger Transaction--Relationship with Security Capital After
the Merger--Investor Agreement".
BORROWING RISKS
Debt Financing Risks
To the extent it or its subsidiaries incur debt, such as the Notes, ATLANTIC
will be subject to the risks associated with debt financing, including the
risks that ATLANTIC's cash flow from operations will be insufficient to meet
required payments of principal and interest, that ATLANTIC will be unable to
refinance its unsecured revolving line of credit or current or future mortgage
indebtedness on its communities, that the terms of such refinancings will not
be as favorable as the terms of existing indebtedness and that ATLANTIC will be
unable to make necessary capital expenditures for such purposes as renovations
and releasing units due to lack of available funds. If a community is mortgaged
to secure payment of indebtedness and ATLANTIC is unable to meet mortgage
payments, the community could be transferred to the mortgagee with a consequent
loss of income and asset value to ATLANTIC. As of March 31, 1997, 21.4% of
ATLANTIC's real estate assets, at cost, were encumbered by debt. Approximately
$121.4 million of ATLANTIC's tax-exempt mortgage debt at March 31, 1997 was
included in a credit enhancement agreement with the Federal National Mortgage
Association ("FNMA"). The credit enhancement agreement is effectively cross-
collateralized with respect to the $207.5 million of communities pledged under
the agreement at March 31, 1997 and ATLANTIC's $350 million unsecured line of
credit agreement contains cross-default provisions with respect to defaults
relating to in excess of $25.0 million of ATLANTIC's outstanding debt. See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations--Liquidity and Capital Resources--Investing and Financing
Activities". ATLANTIC's policy will be to generally arrange unsecured, fully
amortizing, fixed rate long-term debt, such as the Notes. See "Policies With
Respect to Certain Activities--Financing Policies".
Variable Interest Rate Risk
ATLANTIC has interest rate swap agreements covering all of its variable
interest rate mortgage indebtedness and $100 million of borrowings under its
$350 million unsecured line of credit effectively mitigating its variable
interest rate exposure. ATLANTIC's variable interest rate exposure is limited
to the line of credit borrowings not covered by an interest rate swap agreement
($178.8 million at June 27, 1997). See "Management's Discussion and Analysis of
Financial Condition and Results of Operations--Liquidity and Capital Resource--
Investing and Financing Activities". Increases in interest rates could increase
ATLANTIC's interest expense, which would adversely affect ATLANTIC's funds from
operations.
CONCENTRATION OF ATLANTIC'S COMMUNITIES IN ATLANTA
As of March 31, 1997, ATLANTIC's portfolio included $363.8 million of
communities, based on cost, that are located in the Atlanta, Georgia
metropolitan area, representing 34.7% of pro forma revenues for the three-month
period ended March 31, 1997, and thus may be affected by changes in the
economic conditions of that area. See "ATLANTIC's Communities--Geographic
Distribution". Conditions in the Atlanta market,
20
<PAGE>
including the possibility of an economic downturn due to the completion of the
1996 Summer Olympic Games or otherwise, could adversely affect cash flows.
TAX LIABILITIES AS A CONSEQUENCE OF THE FAILURE TO QUALIFY AS A REIT
ATLANTIC has elected to be taxed as a REIT under the Code, commencing with its
taxable year ended December 31, 1994. A qualified REIT generally is not taxed
on income it distributes to its shareholders as long as it distributes at least
95% of its taxable income currently and it meets certain other qualification
requirements. No assurance can be given that ATLANTIC will remain qualified as
a REIT. No assurance can be given that legislation, new regulations,
administrative interpretations or court decisions will not significantly change
the rules applicable to ATLANTIC with respect to qualification as a REIT or the
federal income tax consequences of such qualification.
If ATLANTIC fails to continue to qualify as a REIT, it will be subject to
federal income tax (including any applicable alternative minimum tax) on its
taxable income at regular corporate rates. In addition, unless entitled to
relief under certain statutory provisions, ATLANTIC will be disqualified from
treatment as a REIT for the four taxable years following the year during which
qualification is lost. The additional tax could significantly reduce cash
flows. See "Federal Income Tax Considerations".
IMPACT OF MERGER ON ATLANTIC'S FINANCIAL POSITION
To date ATLANTIC has incurred a REIT Management fee and property management fee
for services provided by Security Capital. After completion of the Merger,
ATLANTIC will no longer pay a REIT Management or property management fee;
instead, it will directly incur the operating and related costs for the
professionals (currently 100 professionals) and property-level and support
personnel (currently 450 persons) employed by the REIT Manager and SCG Realty
Services. See "The Merger Transaction". ATLANTIC will directly incur all future
increases in management costs that currently are borne by the REIT Manager and
SCG Realty Services. The Board believes that ATLANTIC has reached a sufficient
size to realize economies of scale by internalizing the management function
since ATLANTIC will have sufficient depth of management and personnel such that
additional assets can be acquired, developed and managed without a significant
increase in personnel or other costs. However, no assurance can be given that
the cost to ATLANTIC of providing such services internally will not exceed the
fees payable to the REIT Manager and SCG Realty Services under the current
agreements. However, as a result of the Merger, ATLANTIC will capitalize
qualifying acquisition and development costs.
RESTRICTIONS ON OWNERSHIP OF SERIES A PREFERRED SHARES
In order to maintain its qualification as a REIT, no more than 50% in value of
the outstanding shares of ATLANTIC's stock may be owned, directly or
indirectly, by five or fewer individuals (as defined in the Code to include
certain entities). Therefore, subject to certain exceptions contained in
ATLANTIC's Charter, no person or persons acting as a group, may beneficially
own more than (i) 9.8% of the outstanding shares of ATLANTIC's stock or (ii)
25% of the Series A Preferred Shares outstanding at any time, except as a
result of ATLANTIC's redemption of Series A Preferred Shares. Series A
Preferred Shares acquired in excess of these limits must be redeemed by
ATLANTIC. See "Description of Series A Preferred Shares--Restrictions on
Ownership". All certificates representing Series A Preferred Shares will bear a
legend referring to these restrictions.
ATLANTIC'S REAL ESTATE INVESTMENT RISKS
General
Real property investments are subject to varying degrees of risk. Real estate
cash flows and values are affected by a number of factors, including changes in
the general economic climate, local conditions (such as an oversupply of
multifamily communities or a reduction in rental demand in an area), the
quality and philosophy of management, competition from other available
multifamily communities and the ability of the owner to provide adequate
maintenance and insurance and to control operating costs. Although ATLANTIC
seeks to minimize these risks through the REIT Manager's market research and
management capabilities, these risks cannot be eliminated entirely. Real estate
cash flows and values are also affected by such factors
21
<PAGE>
as government regulations, including zoning and tax laws, interest rate levels,
the availability of financing and potential liability under, and changes in,
environmental and other laws. Since a significant portion of ATLANTIC's income
will be derived from rental income from real property, ATLANTIC's income and
distributable cash flow would be adversely affected if a significant number of
ATLANTIC's residents were unable to meet their obligations to ATLANTIC, or if
ATLANTIC were unable to lease, on economically favorable terms, a significant
number of units in its multifamily communities.
Equity real estate investments are relatively illiquid and therefore may tend
to limit the ability of ATLANTIC to react promptly to changes in economic or
other conditions. In addition, certain significant expenditures associated with
equity investments (such as mortgage payments, real estate taxes and
maintenance costs) are generally not reduced when circumstances cause a
reduction in income from the investments. Like other REITs, ATLANTIC must
comply with safe harbor rules which enable a REIT to avoid punitive taxation.
Thus, ATLANTIC's ability to sell assets to change its asset base is restricted
by tax rules which impose holding periods for assets and potential
disqualification as a REIT upon certain asset sales.
Risks of Real Estate Development
ATLANTIC has developed or commenced development of 8,201 multifamily units and
expects to develop additional multifamily units in the future. See "Business--
ATLANTIC's Operating System--Developed Communities". Real estate development
involves significant risks in addition to those involved in the ownership and
operation of established multifamily communities, including the risks that
financing, if needed, may not be available on favorable terms for development
projects, that construction may not be completed on schedule (resulting in
increased debt service expense and construction costs) and that communities may
not be leased on profitable terms. Timely construction may be adversely
affected by local weather, local or national strikes and by local or national
shortages in materials, insulation, building supplies and energy and fuel for
equipment. ATLANTIC intends to finance future development with cash on hand or
revolving credit borrowings (which ATLANTIC expects to repay with proceeds from
sales of long-term debt or equity securities); however, until such communities
are developed and leased, they will not generate any cash flow to ATLANTIC.
Land Use and Zoning Considerations
Governmental authorities at the federal, state and local levels are actively
involved in the promulgation and enforcement of regulations relating to land
use and zoning restrictions. Regulations may be promulgated which could have
the effect of restricting or curtailing certain uses of existing structures or
requiring that such structures be renovated or altered in some fashion. The
establishment of such regulations could have the effect of increasing the
expenses and lowering the profitability of any of the communities affected
thereby.
Risks of Investments in Mortgages
Although ATLANTIC's current policy is not to invest in mortgages unrelated to
its communities, ATLANTIC may invest in mortgages in connection with the
construction and development of new multifamily communities for ATLANTIC by
third parties. See "Policies With Respect to Certain Activities--Investment
Policies". Pursuant to a funding commitment agreement entered into in
connection with the Homestead transaction, ATLANTIC has invested and will
invest in convertible mortgage notes issued by Homestead. See "Certain
Relationships and Transactions--Homestead Transaction" and "--Funding
Commitment Agreement". In addition, ATLANTIC from time to time will invest in
mortgage loans to Atlantic Development Services Incorporated ("Atlantic
Development Services"), an entity in which ATLANTIC owns substantially all of
the economic interest, to fund the acquisition and development of certain
communities that meet ATLANTIC's investment criteria. See "Business--ATLANTIC's
Operating System--Developed Communities". Mortgage investments are subject to
certain risks, including that borrowers may not be able to make debt service
payments or pay principal when due, that the value of mortgaged property may be
less than the amounts owed, and that interest rates payable on the mortgages
may be lower than ATLANTIC's cost of funds. If ATLANTIC invested in mortgages
and if any of the above occurred, cash flows could be adversely affected.
22
<PAGE>
Uninsured Loss
ATLANTIC will initially carry comprehensive liability, fire, flood, earthquake,
extended coverage and rental loss insurance with respect to its communities
with policy specifications and insured limits customarily carried for similar
communities. See "Business--Insurance Coverage". There are, however, certain
types of losses that may be either uninsurable or not economically insurable.
Should an uninsured loss occur, ATLANTIC could lose both its capital invested
in and anticipated profits from one or more communities.
Competition
There are numerous commercial developers, real estate companies and other
owners of real estate that compete with ATLANTIC in seeking land for
development, communities for acquisition and disposition and residents for
communities. All of ATLANTIC's multifamily communities are located in developed
areas that include other multifamily communities. The number of competitive
multifamily communities in a particular area could have a material adverse
effect on ATLANTIC's ability to lease apartment units and on the rents charged.
In addition, other forms of single family and multifamily residential
communities provide housing alternatives to residents and potential residents
of ATLANTIC's multifamily communities. See "Business--Competition".
REGULATORY COMPLIANCE RISKS
Possible Liability Relating to Environmental Laws
Under various federal, state and local laws, ordinances and regulations, a
current or previous owner, developer or operator of real estate may be liable
for the costs of removal or remediation of certain hazardous or toxic
substances at, on, under or in its property. The costs of removal or
remediation of such substances could be substantial. Such laws often impose
such liability without regard to whether the owner or operator knew of, or was
responsible for, the release or presence of such hazardous or toxic substances.
The presence of such substances may adversely affect the owner's ability to
sell or rent such real estate or to borrow using such real estate as
collateral. Persons who arrange for the disposal or treatment of hazardous or
toxic substances also may be liable for the costs of removal or remediation of
such substances at the disposal or treatment facility, whether or not such
facility is owned or operated by such person. Certain environmental laws impose
liability for the release of asbestos-containing materials into the air,
pursuant to which third parties may seek recovery from owners or operators of
real properties for personal injuries associated with such materials, and
prescribe specific methods for the removal and disposal of such materials,
which may result in increased costs in connection with renovations at
ATLANTIC's communities.
ATLANTIC has not been notified by any governmental authority of any non-
compliance, liability or other claim in connection with any of its communities
owned or being acquired at May 31, 1997, and ATLANTIC is not aware of any
environmental condition with respect to any of its communities that is likely
to be material. ATLANTIC has subjected each of its communities to a Phase I
environmental assessment (which does not involve invasive procedures such as
soil sampling or ground water analysis) by independent consultants. While some
of these assessments have led to further investigation and sampling, none of
the environmental assessments has revealed, nor is ATLANTIC aware of, any
environmental liability (including asbestos-related liability) that ATLANTIC
believes would have a material adverse effect on its business, financial
condition or results of operations. No assurance can be given, however, that
these assessments and investigations reveal all potential environmental
liabilities, that no prior owner or operator created any material environmental
condition not known to ATLANTIC or the independent consultants or that future
uses and conditions (including, without limitation, resident actions or changes
in applicable environmental laws and regulations) will not result in
unreimbursed costs relating to environmental liabilities. See "Business--
Enviromental Matters".
Compliance With the Fair Housing Amendments Act of 1988
The FHA requires multifamily communities first occupied after March 13, 1990 to
be accessible to the handicapped. Noncompliance with the FHA could result in
the imposition of fines or an award of damages to private litigants. ATLANTIC
believes that its communities that are subject to the FHA are in compliance
with such law.
23
<PAGE>
Compliance With the Americans with Disabilities Act of 1990
ATLANTIC's communities and any newly developed or acquired multifamily
communities must comply with Title III of the ADA to the extent that such
communities are "public accommodations" and/or "commercial facilities" as
defined by the ADA. Compliance with the ADA requirements requires that public
accommodations "reasonably accommodate" individuals with disabilities, which
includes removal of structural barriers to handicapped access in certain public
areas of ATLANTIC's communities, where such removal is readily achievable, and
that new construction or alterations made to "commercial facilities" conform to
accessibility guidelines, unless "structurally impracticable" for new
construction or in excess of 20% of the cost of the alteration for existing
structures. The ADA does not, however, consider multifamily residential
communities, such as ATLANTIC's communities, to be public accommodations or
commercial facilities except to the extent portions of such communities, such
as a leasing office, are open to the public. ATLANTIC believes that its
communities comply with all present requirements under the ADA and applicable
state laws. Noncompliance with the ADA could result in the imposition of
injunctive relief, fines or an award of damages.
Changes in Laws
Increased costs resulting from increases in real estate, income or transfer
taxes or other governmental requirements generally may not be passed through
directly to residents, inhibiting ATLANTIC's ability to recover such increased
costs. Substantial increases in rents, as a result of such increased costs, may
affect residents' ability to pay rent, causing increased vacancy. In addition,
changes in laws increasing potential liability for environmental conditions or
increasing the restrictions on discharges or other conditions may result in
significant unanticipated expenditures.
RESTRICTIONS ASSOCIATED WITH ATLANTIC'S TAX-EXEMPT BOND FINANCINGS
ATLANTIC's portfolio includes communities which require that 20% of their units
be occupied by households whose income does not exceed 80% of the median
household income of the submarket in which the property is located; over 50% of
the households in such communities met such requirements in December 1996.
There can be no assurance that each community will continue to meet such
requirements in the future, in which case ATLANTIC may be required to refinance
the tax-exempt bonds used to finance such community.
USE OF PROCEEDS
The proceeds to ATLANTIC from the sale of the Series A Preferred Shares offered
hereby, net of all expenses of the Offering, are expected to be approximately
$ million. The net proceeds of the Offering will be used to retire
revolving credit debt which was incurred for (i) the acquisition and
development of multifamily communities, (ii) capital improvements to
communities, (iii) fundings under ATLANTIC's funding commitment agreement with
Homestead and (iv) general corporate purposes. As of June 27, 1997, ATLANTIC
had $278.8 million of outstanding borrowings under its $350 million unsecured
line of credit with Morgan Guaranty Trust Company of New York ("MGT"), an
affiliate of J.P. Morgan Securities Inc., as agent for a syndicate of banks,
and such outstanding borrowings are expected to be approximately $ million
at the closing of the Offering. Borrowings under the line of credit bear
interest at prime (8.5% at June 27, 1997) or, at ATLANTIC's option, LIBOR plus
1.375% (7.0625% at June 27, 1997). See "Underwriting" and "Management's
Discussion and Analysis of Financial Condition and Results of Operations--
Liquidity and Capital Resources--Line of Credit".
24
<PAGE>
CAPITALIZATION
The following table sets forth the capitalization of ATLANTIC as of March 31,
1997 and as adjusted to give effect to the Merger, ATLANTIC's April 1997
public offering of Shares and the Offerings and the application of the
proceeds therefrom. The table should be read in conjunction with the financial
statements of ATLANTIC included herein.
<TABLE>
<CAPTION>
MARCH 31, 1997
AS
HISTORICAL ADJUSTED
---------- ----------
(dollars in
thousands)
<S> <C> <C>
Mortgages payable $155,418 $ 155,418
Long-term debt -- 150,000
Shareholders' equity:
Series A Preferred Shares ( shares at a
stated liquidation preference of $ per share) -- 50,000
Shares of common stock, par value $.01 per share;
250,000,000 Shares authorized; 37,891,580 Shares
issued; 44,280,580 Shares issued as adjusted 379 442
Additional paid-in capital 747,640 826,459
Unrealized gains on Homestead convertible mortgages 5,900 5,900
Distributions in excess of net earnings (39,199) (39,199)
-------- ----------
Total shareholders' equity $714,720 $ 843,602
-------- ----------
Total capitalization(1) $870,138 $1,149,020
======== ==========
</TABLE>
- --------
(1) Does not include borrowings under ATLANTIC's $350 million unsecured line
of credit. At March 31, 1997, $295.3 million of borrowings were
outstanding under the line of credit ($21.0 million on an as-adjusted
basis).
THE MERGER TRANSACTION
DESCRIPTION OF THE MERGER
In January 1997, Security Capital made a proposal to the Board that Security
Capital exchange the REIT Manager and SCG Realty Services for Shares, with the
result that ATLANTIC would become an internally managed REIT. On March 18,
1997, the Special Committee recommended that the Board approve the Merger
subject to definitive documentation. Following the meeting of the Special
Committee, the full Board approved the Merger Agreement and the Merger. On
March 24, 1997, ATLANTIC and Security Capital entered into the Merger
Agreement, which is subject to customary conditions, including the approval of
ATLANTIC's shareholders. Pursuant to the Merger Agreement, Security Capital
will cause the REIT Manager and SCG Realty Services to be merged into a newly
formed subsidiary of ATLANTIC. The employees of the REIT Manager and SCG
Realty Services will become employees of ATLANTIC as a result of the Merger,
which will be consummated as follows:
. Security Capital will transfer all of its shares of the REIT Manager and
SCG Realty Services to a newly formed subsidiary of ATLANTIC in exchange
for Shares valued at approximately $54.6 million.
. The number of Shares to be issued to Security Capital will be based on
the average closing price of the Shares over the five-day period prior to
the record date for determining ATLANTIC's shareholders entitled to vote
at the meeting in connection with the Merger.
. In order to allow ATLANTIC's shareholders to maintain their relative
ownership in ATLANTIC, ATLANTIC will conduct a rights offering which it
expects to close concurrently with the Merger. The rights offering will
entitle ATLANTIC's shareholders (other than Security Capital) to purchase
up to approximately $51.8 million of additional Shares (based on the
number of Shares expected to be outstanding on the record date for
determining ATLANTIC's shareholders entitled to vote at the meeting in
connection with the Merger). The exercise price for Shares in the rights
offering is expected to be below the price at which Shares will be issued
to Security Capital in the Merger. Security Capital has agreed not to
exercise any rights it receives in the rights offering to purchase
additional
25
<PAGE>
Shares and not to sell its rights. Any Shares issued pursuant to the
rights offering will be offered only
by means of a separate prospectus which will be mailed to ATLANTIC's
shareholders. The closing of the rights offering is conditioned upon the
consummation of the Merger.
. In addition to the rights offering, as part of the Merger transaction,
and in order to induce holders of Shares to vote in favor of the Merger
transaction, to broaden Security Capital's shareholder base, to enable
Security Capital to raise additional equity capital at a relatively low
cost through exercises of warrants and to enable Security Capital to
raise additional equity capital in the long run by preserving and
enhancing its goodwill with the shareholders of ATLANTIC, Security
Capital will issue warrants pro rata to ATLANTIC's shareholders, other
than Security Capital, to acquire shares of its Class B Stock having an
aggregate subscription price at the time of the Warrant Issuance of
approximately $46.9 million. The Warrant Issuance will occur subject to
and after the closing of the Merger and subject to and after the closing
of the rights offering. The number of warrants to be received by each
shareholder in the Warrant Issuance will be determined after ATLANTIC's
shareholders have approved the Merger. The number of shares of Class B
Stock subject to the warrants will be based on the closing price of the
Class B Stock on the date the warrants are issued to the agent for the
Warrant Issuance for subsequent distribution to holders of Shares. It is
expected that application will be made for listing of the Class B Stock
and the warrants on the NYSE, although there can be no assurance that
either, or both, the Class B Stock or the warrants will be so listed. The
warrants will expire one year after issuance and will contain customary
provisions to protect shareholders from dilution in certain events,
including certain distributions and sales of Shares at less than market
price. The issuance of the warrants by Security Capital is contingent
upon the closing of the Merger and the rights offering.
The Merger transaction was initiated and structured by individuals who are
executive officers of Security Capital, the largest shareholder of ATLANTIC.
Although no independent representatives were retained to negotiate the terms
of the Merger transaction on behalf of ATLANTIC, the Board created the Special
Committee consisting of Messrs. Garcia, Holmes and Richman. The Special
Committee engaged Hogan & Hartson L.L.P. as its legal counsel and engaged J.P.
Morgan Securities Inc., one of the Underwriters participating in this
Offering, as its financial advisor to provide a written opinion with respect
to the fairness, from a financial point of view, of the consideration to be
received in the transactions contemplated by the Merger Agreement and the
Related Agreements (as defined in the Merger Agreement) to ATLANTIC and its
shareholders (other than Security Capital). No member of the Special Committee
is an officer of ATLANTIC or a Director or officer of the REIT Manager or SCG
Realty Services, or an officer or Director of Security Capital. However,
Messrs. Garcia, Holmes and Richman beneficially own 12,000, 59,500 and 12,000
Shares, respectively, and Messrs. Holmes and Richman beneficially own 67 and
1,516 shares, respectively, of Security Capital's Class A common stock, par
value $.01 per share (the "Class A Stock"). Additionally, Messrs. Holmes and
Richman beneficially own $508,358 and $856,318 aggregate principal amount of
Security Capital's Convertible Subordinated Debentures due 2014 (the "2014
Convertible Debentures"), respectively (convertible into an aggregate of 486
and 819 shares of Class A Stock, respectively). Directors of ATLANTIC, other
than members of the Special Committee, beneficially own, in the aggregate,
24,649 Shares, 511 shares of Class A Stock and $151,248 aggregate principal
amount of 2014 Convertible Debentures (convertible into an aggregate of 144
shares of Class A Stock). Beginning on January 1, 1998, each share of Class A
Stock will be convertible into 50 shares of Class B Stock.
Concurrently with signing the Merger Agreement with ATLANTIC, Security Capital
also signed substantially similar agreements with each of SCI and PTR, each of
which are affiliates of Security Capital and ATLANTIC. Consummation of the
Merger transaction is not dependent upon the closing of the SCI and PTR
transactions.
RELATIONSHIP WITH SECURITY CAPITAL AFTER THE MERGER
Investor Agreement
Pursuant to an investor agreement (the "Investor Agreement"), between ATLANTIC
and Security Capital, Security Capital is entitled to designate three persons
to be nominated for election to the Board. So long as
26
<PAGE>
Security Capital beneficially owns at least 10% of the Shares, ATLANTIC is
prohibited from increasing the number of members of the Board to more than
seven. Additionally, the Investor Agreement, among other things, requires
ATLANTIC to obtain Security Capital's approval of (i) the annual operating
budget and substantial deviations therefrom, (ii) contracts for investment
management, property management or leasing services or that contemplate annual
payments in excess of $100,000 and (iii) acquisitions or dispositions in a
single transaction or a group of related transactions where the purchase or
sale price exceeds $5.0 million. The Investor Agreement also provides certain
registration rights to Security Capital in respect of Shares beneficially owned
by Security Capital.
As part of the Merger transaction, ATLANTIC and Security Capital will amend and
restate the Investor Agreement (as so amended and restated, the "Amended and
Restated Investor Agreement"). The Amended and Restated Investor Agreement will
provide that, without first having consulted with the nominees of Security
Capital designated in writing, ATLANTIC may not seek Board approval of (i)
ATLANTIC's annual budget; (ii) incurring expenses in any year exceeding (a) any
line item in the annual budget by the greater of $500,000 or 20% and (b) the
total expenses set forth in the annual budget by 15%; (iii) the acquisition or
sale of any assets in any single transaction or series of related transactions
in the ordinary course of ATLANTIC's business where the aggregate purchase
price paid or received by ATLANTIC exceeds $25.0 million; and (iv) entering
into any new contract with a service provider (a) for investment management,
property management or leasing services or (b) that reasonably contemplates
annual contract payments by ATLANTIC in excess of $1.0 million. ATLANTIC will
be under no obligation to accept or comply with any advice offered by Security
Capital with respect to the foregoing matters.
Additionally, so long as Security Capital beneficially owns at least 25% of the
Shares, Security Capital will have the right to approve the following matters
proposed by ATLANTIC: (i) the issuance or sale of any Shares (including the
grant of any rights, options or warrants to subscribe for or purchase Shares or
any security convertible into or exchangeable for Shares or the issuance or
sale of any security convertible into or exchangeable for Shares), at a price
per Share less than the fair market value of a Share on the date of such
issuance or sale; (ii) the issuance and sale of any disqualified shares (as
defined) if, as a result thereof, ATLANTIC's Fixed Charge Coverage Ratio (as
defined) would be less than 1.4 to 1.0; (iii) the adoption of any employee
benefit plan pursuant to which shares of ATLANTIC or any securities convertible
into shares of ATLANTIC may be issued and any action with respect to the
compensation of the senior officers of ATLANTIC (including the granting or
award of any bonuses or share-based incentive awards); and (iv) the incurrence
of any additional indebtedness (including guarantees and including
renegotiations and restructurings of existing indebtedness) if, as a result
thereof, ATLANTIC's Interest Expense Coverage Ratio (as defined) would be less
than 2.0 to 1.0. The restriction referred to in clause (i) above will not apply
to (A) the sale or grant of any options to purchase shares of ATLANTIC pursuant
to the provisions of any benefit plan approved by the shareholders of ATLANTIC,
(B) the issuance or sale of shares of ATLANTIC upon the exercise of any rights,
options or warrants granted, or upon the conversion or exchange of any
convertible or exchangeable security issued or sold, prior to the closing date
of the Merger or in accordance with the provisions of the Amended and Restated
Investor Agreement, (C) the issuance and sale of any shares of ATLANTIC
pursuant to any dividend reinvestment and share purchase plan approved by the
Board or (D) the issuance, grant or distribution of rights, options or warrants
to all holders of Shares entitling them to subscribe for or purchase shares of
ATLANTIC or securities convertible into or exercisable for shares of ATLANTIC.
The Amended and Restated Investor Agreement will also provide that, so long as
Security Capital owns at least 10% of the outstanding Shares, ATLANTIC may not
increase the number of persons serving on the Board to more than seven.
Security Capital also will be entitled to designate one or more persons to be
nominated for election to the Board, as follows: (i) so long as Security
Capital owns at least 10% but less than 25% of the outstanding Shares, it will
be entitled to nominate one person; and (ii) so long as Security Capital owns
at least 25% of the outstanding Shares, it will be entitled to nominate that
number of persons as shall bear approximately the same ratio to the total
number of members of the Board as the number of Shares beneficially owned by
Security Capital bears to the total number of outstanding Shares, provided that
Security Capital shall be entitled to designate no more than three persons so
long as the Board consists of no more than seven members.
27
<PAGE>
As part of the Amended and Restated Investor Agreement, Security Capital will
be permitted to make employment opportunities with Security Capital or its
affiliates available to the officers and employees of ATLANTIC. Prior to
commencing discussions with a senior officer of ATLANTIC about any such
opportunity, Security Capital will be required to give the Board 14 days' prior
written notice.
In addition, the Amended and Restated Investor Agreement will provide Security
Capital with registration rights pursuant to which, in certain specified
circumstances, Security Capital will be permitted to request, at any time,
registration of all of Security Capital's Shares pursuant to Rule 415 under the
Securities Act. Security Capital will be permitted to request one such
registration for every $100.0 million (based on market value) of Shares it
owns.
Administrative Services Agreement
Upon consummation of the Merger transaction, ATLANTIC and Security Capital will
enter into an administrative services agreement (the "Administrative Services
Agreement"), pursuant to which Security Capital will provide ATLANTIC with
certain administrative and other services with respect to certain aspects of
ATLANTIC's business, as selected from time to time by ATLANTIC at its option.
These services are expected to include, but are not limited to, payroll and tax
administration services, cash management and accounts payable services, data
processing and other computer services, human resources, research, investor
relations, insurance administration and legal administration. The fees payable
to Security Capital will be equal to Security Capital's cost of providing such
services, plus 20%, subject to a maximum amount of approximately $5.2 million
during the initial term of the agreement, of which approximately $1.5 million
will apply to the period between closing of the Merger and December 31, 1997
and the remainder will apply to 1998. Cost savings under the Administrative
Services Agreement will accrue to ATLANTIC. The agreement will be for an
initial term expiring on December 31, 1998 and will be automatically renewed
for consecutive one-year terms, subject to approval by a majority of the
independent members of the Board.
License Agreement
ATLANTIC and Security Capital will enter into a license agreement on the
closing date of the Merger (the "License Agreement") pursuant to which Security
Capital will grant ATLANTIC a non-exclusive license to use Security Capital's
registered logo and the non-exclusive right to use the name "Security Capital".
The term of the license will be for a period of 15 years, subject to ATLANTIC's
right to extend the license for up to two additional five-year periods.
Protection of Business Agreement
ATLANTIC and Security Capital will enter into a protection of business
agreement on the closing date of the Merger (the "Protection of Business
Agreement"), which will prohibit Security Capital and its affiliates from
providing, anywhere within the United States, directly or indirectly,
substantially the same services as those currently provided by the REIT Manager
and SCG Realty Services to any entity that owns or operates multifamily
properties. The Protection of Business Agreement will not prohibit Security
Capital or its affiliates from owning the securities of any class of ATLANTIC
or PTR. The Protection of Business Agreement will terminate in the event of an
acquisition, directly or indirectly (other than by purchase from Security
Capital or any of its affiliates), by any person (or group of persons acting in
concert), other than Security Capital or any of its affiliates, of the greater
of (i) 25% or more of the outstanding shares of voting securities of ATLANTIC
and (ii) the percentage of outstanding voting securities of ATLANTIC owned
directly or indirectly by Security Capital and its affiliates, in either case
without the prior written consent of the Board. Subject to earlier termination
pursuant to the preceding sentence, the Protection of Business Agreement will
terminate on the third anniversary of the closing date of the Merger.
INTERESTS OF CERTAIN PERSONS IN THE MERGER
If the Merger is consummated, the current officers and employees of the REIT
Manager and SCG Realty Services (except Jeffrey A. Klopf) will become officers
and employees of ATLANTIC and be compensated for their service by ATLANTIC. The
following table sets forth the compensation for each of the Co-Chairmen
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<PAGE>
and the three other most highly compensated executive officers of ATLANTIC (the
"Named Executive Officers") and for all executive officers as a group (who will
become employees of ATLANTIC) for 1996. All compensation for 1996 was paid by
Security Capital.
<TABLE>
<CAPTION>
OTHER ANNUAL
NAME AND TITLE SALARY BONUS COMPENSATION
-------------- -------- -------- ------------
<S> <C> <C> <C>
James C. Potts, Co-Chairman $186,000 $199,000 $ 0
Constance B. Moore, Co-Chairman 190,000 185,000 0
J. Lindsay Freeman, Senior Vice President 160,446 100,000 0
Bradley Miller, Senior Vice President (1) 99,205 50,000 0
William Kell, Vice President and Controller 125,000 28,000 0
Executive Officers as a group (5 persons) 760,651 562,000 0
</TABLE>
- --------
(1) Began on June 1, 1996
For 1997, each Named Executive Officer will remain an employee of the REIT
Manager and be compensated by Security Capital until the closing of the Merger,
at which time he or she will become an employee of ATLANTIC and be compensated
by ATLANTIC. For 1997, each Named Executive Officer will receive a salary and
be eligible for a target bonus. The actual amount of the bonus (which may be
higher or lower than the target bonus) will be determined by the Compensation
Committee at the end of the year and will be based on several factors,
including individual performance, ATLANTIC's performance, ATLANTIC's financial
condition, competitive conditions in the real estate industry and
recommendations of senior management. ATLANTIC will continue the same
compensation arrangements for the portion of 1997 in which the Named Executive
Officers are employees of ATLANTIC. The Named Executive Officers are expected
to be paid the following salaries for 1997 and will be eligible for the
following target bonuses for 1997:
<TABLE>
<CAPTION>
TARGET
NAME AND TITLE SALARY BONUS
-------------- -------- --------
<S> <C> <C>
James C. Potts, Co-Chairman $230,000 $115,000
Constance B. Moore, Co-Chairman 230,000 115,000
J. Lindsay Freeman, Senior Vice President 195,000 65,000
Bradley C. Miller, Senior Vice President 185,000 60,000
William Kell, Vice President and Controller 137,500 25,625
</TABLE>
In addition, subject to shareholder approval, during 1997 officers of ATLANTIC
will be granted options to purchase Shares. Officers and certain employees of
ATLANTIC will also be granted the right to purchase Shares under the Long-Term
Incentive Plan; ATLANTIC will loan such persons up to 95% of the purchase price
for any Shares so purchased on a full recourse basis. See "--Long-Term
Incentive Plan". Additionally, during 1997, officers will also be granted
options to acquire shares of Class A Common Stock of Security Capital.
The Board will also adopt a 401(k) plan which will permit eligible employees to
make pre-tax contributions of up to $9,500 to the plan or such other amount as
may be permitted under Code Section 401(k). ATLANTIC will match 50% of
participants' contributions that do not exceed 6% of their compensation.
ATLANTIC intends to make such matching contributions in the form of Shares.
Participants will become vested in the matching contributions 20% per each year
of service. Employees of the REIT Manager and SCG Realty Services will be
credited for service for the time they were employees of Security Capital.
LONG-TERM INCENTIVE PLAN
General
The Board has adopted, subject to shareholder approval, the 1997 Incentive Plan
(the "Incentive Plan") which authorizes the establishment of one or more option
programs and share purchase programs and the award of share grants. No more
than 3,000,000 Shares in the aggregate may be awarded under the Incentive Plan
and no individual may be granted awards with respect to more than 500,000
Shares in any one-year period. The Compensation Committee of the Board (the
"Compensation Committee") will administer the Incentive Plan. Subject to the
terms of the Incentive Plan, the Compensation Committee determines which
employees or other individuals providing services to ATLANTIC shall be eligible
to receive
29
<PAGE>
awards under the Incentive Plan, and the amount, price, timing and other terms
and conditions applicable to such awards. Non-employee Directors are not
eligible to participate in the Incentive Plan. All employees of ATLANTIC or any
of its subsidiaries and any other person providing material services to
ATLANTIC or any of its subsidiaries are eligible to participate in the
Incentive Plan.
Options awarded under the Incentive Plan may be either incentive share options
or non-qualified share options. Options become exercisable and expire in
accordance with the terms established by the Compensation Committee. Shares
transferred to a participant pursuant to the exercise of an option may be
subject to such additional restrictions or limitations as the Compensation
Committee may determine. The Incentive Plan provides generally that
participants who are awarded options will also receive dividend equivalent
units with respect to the options. The dividend equivalent units will be
subject to the same vesting schedule as the options and will be payable when
the options are exercised, unless the participant elects to defer receipt, or
expire. Each dividend equivalent unit also accumulates additional dividend
equivalent units on an annual basis. All dividend equivalent units are paid in
the form of Shares at the rate of one Share per dividend equivalent unit.
The Incentive Plan provides that the Compensation Committee may award
participants performance stock, subject to achievement of performance
objectives. The number of Shares and the performance measures and periods shall
be established by the Compensation Committee at the time the award is made,
provided that any performance period shall be at least one year.
Non-Qualified Options
Concurrently with the consummation of the Merger transaction, the Named
Executive Officers and other officers and employees of ATLANTIC will be granted
options to purchase Shares at the closing price of the Shares on the date the
Incentive Plan is approved by shareholders. The participants have no rights as
shareholders with respect to the Shares subject to their options until the
option is exercised. ATLANTIC ordinarily will be entitled to claim a federal
income tax deduction on account of the exercise of a non-qualified option and
payment of dividend equivalent units. The amount of the deduction is equal to
the ordinary income recognized by a participant.
Share Purchase Program
Concurrently with the consummation of the Merger transaction, ATLANTIC will
permit the Named Executive Officers and other officers and employees to
purchase up to a total of $14,435,000 of Shares at the closing price of the
Shares on the date the Incentive Plan is approved by shareholders with two
matching options for each Share purchased. Each matching option shall have a
subscription price equal to the closing price of one Share on the date the
Incentive Plan is approved by the shareholders. No dividend equivalent units
will be issued with respect to such matching options. The Share purchases
provide for a one year restricted period during which the participants may not,
while employed, sell the Shares. If a participant leaves the employment of
ATLANTIC prior to the end of the restricted period, ATLANTIC has the right to
repurchase the Shares at the fair market value of such Shares at the time the
participant's employment is terminated. At the end of the restricted period,
the participant shall own the Shares without further restriction. However, if
the participant sells the Shares after the end of the restricted period, the
participant's matching options may be adversely affected. ATLANTIC will make
loans for up to 95% of the purchase price available to participants. Each loan
will be full recourse to the participant and be secured by the purchased
Shares.
30
<PAGE>
BUSINESS
HIGHLY FOCUSED BUSINESS STRATEGY GROUNDED IN RESEARCH
Since its inception in 1993, ATLANTIC has employed a research-driven investment
approach, deploying its capital in markets and submarkets which exhibit strong
market fundamentals. ATLANTIC believes the southeastern United States is
geographically and economically diverse and, therefore, ATLANTIC has a strong
primary target market in which to seek future growth. Although 34.7% of
ATLANTIC's pro forma revenues for the three-month period ended March 31, 1997
were derived from the Atlanta, Georgia metropolitan area, as ATLANTIC continues
to develop and acquire new communities outside of Atlanta, it expects the
percentage of its revenues derived from communities located in Atlanta to
decline. ATLANTIC's primary target market cities are Atlanta, Georgia;
Birmingham, Alabama; Charlotte, North Carolina; Jacksonville, Florida;
Nashville, Tennessee; Orlando, Florida; Raleigh, North Carolina; Richmond,
Virginia; Southeast Florida (which includes Ft. Lauderdale and West Palm
Beach); Tampa, Florida; and Washington, D.C. Based on forecasts published by
Woods & Poole Economics, Inc. the projected population growth in ATLANTIC's
primary target market cities is 34.5% for the years 1997 through 2016, whereas
the projected population growth of the United States as a whole for the same
period is 16.8%. For the same period, job growth is projected to be 31.2% in
ATLANTIC's primary target market cities compared to 20.8% for the United States
as a whole. Depending on the level of new construction starts by other
multifamily developers, ATLANTIC believes that the anticipated population and
job growth in its primary target market cities should contribute to ATLANTIC's
objective of long-term sustainable growth in cash flow.
ATLANTIC believes that population and employment growth are the primary demand
generators for multifamily product. The following chart indicates the expected
population and employment growth in ATLANTIC's primary target market cities
versus the United States as a whole from 1997 to 2016. The chart is based on
forecasts published by Woods & Poole Economics, Inc., which bases its
historical information on Bureau of Economic Analysis of the Department of
Commerce data. There can be no assurances that the forecasted population and
job growth shown below will in fact occur.
CHART
At May 31, 1997, ATLANTIC owned communities in 50 of the 150 submarkets within
its target market. REIT Management is continuously researching additional
submarkets and cities and ATLANTIC may add additional primary target market
cities in the future; however, ATLANTIC intends to remain regionally focused in
the southeastern United States.
31
<PAGE>
ATLANTIC differentiates its multifamily communities by the income levels of
their residents. In descending order, the full multifamily spectrum includes
upper middle income apartments, middle income apartments, moderate income
apartments, mobile home parks and government subsidized housing. ATLANTIC
deploys capital into the first three categories. ATLANTIC's upper middle income
communities appeal to residents whose incomes, which equal 115% to 140% of
submarket median household income, are often sufficient to purchase homes.
These communities typically feature large luxurious units and numerous
amenities, including large exercise facilities and attached garages. ATLANTIC's
middle income communities appeal to residents whose incomes equal 90% to 115%
of submarket median household income. Middle income communities have smaller
units and fewer amenities than upper middle income communities. ATLANTIC's
moderate income communities accommodate residents with incomes ranging from 65%
to 90% of submarket median household income. Residents in this category, which
typically include couples, single parents and families with one or two
children, are value-driven and focus on unit livability and practical amenities
such as washer/dryer hookups, storage space and playgrounds.
ATLANTIC's initial investment strategy focused on two components: the
acquisition of a substantial base of established multifamily communities to
provide operating cash flow and the creation of an internal development process
focused primarily on the development of moderate income multifamily
communities. ATLANTIC expects to continue to selectively acquire upper middle
income communities and acquire and develop middle income communities; however,
the majority of its future investment activities will concentrate on developing
moderate income communities.
The table below illustrates the growth in ATLANTIC's expected investment in
multifamily communities since its inception on October 26, 1993 to May 31,
1997:
<TABLE>
<CAPTION>
TOTAL EXPECTED INVESTMENT(1)
MAY 31, DECEMBER 31,
1997 1996 1995 1994 1993
---------- ---------- ---------- --------- ---------
(in thousands)
<S> <C> <C> <C> <C> <C>
Operating
communities:
Acquired $ 980,574 $ 968,951 $ 788,920 $600,880 $29,591
Less dispositions (99,577) (90,922) (30,934) - -
---------- ---------- ---------- --------- ---------
Net acquired 880,997 878,029 757,986 600,880 29,591
Developed 101,880 81,832 25,462 - -
---------- ---------- ---------- --------- ---------
Total operating
communities 982,877 959,861 783,448 600,880 29,591
Communities under
construction 320,835 290,486 176,740 63,006 13,588
Communities in
planning and
owned(2) 80,369 53,410 69,788 53,096 -
---------- ---------- ---------- --------- ---------
Total owned
communities $1,384,081 $1,303,757 $1,029,976 $716,982 $43,179
========== ========== ========== ========= =========
Communities in
planning and under
control(2) $ 249,232 $ 139,275 $ 48,261 $ 69,232 -
========== ========== ========== ========= =========
</TABLE>
- --------
(1) For operating communities, represents cost through May 31, 1997 plus
budgeted renovations as of May 31, 1997. For communities under construction
and in planning, represents cost through May 31, 1997 plus additional
budgeted development expenditures as of May 31, 1997, which include the
cost of land, fees, permits, payments to contractors, architectural and
engineering fees and interest and property taxes to be capitalized during
the construction period, for communities in development. Does not include
land held for future development, which is less than 1% of assets based on
cost.
(2) The term "in planning" means that construction is anticipated to commence
within 12 months. The term "under control" means that ATLANTIC has an
exclusive right (through contingent contract or letter of intent) during a
contractually agreed-upon time period to acquire land for future
development of multifamily communities, subject to removal of contingencies
during the due diligence process, but does not currently own the land.
32
<PAGE>
ATLANTIC'S OPERATING SYSTEM
The REIT Manager and SCG Realty Services have approximately 100 professionals
and 450 property-level and support personnel dedicated to implementing
ATLANTIC's highly focused business strategy. ATLANTIC's "Operating System"
consists of six functional areas: research, acquisitions, development, due
diligence and investment analysis, property management and capital
markets/finance/legal. By focusing on a single discipline, professionals within
each of these areas develop substantial expertise. Interaction and
communication among these functional areas remain fluid; but separation
promotes certain checks and balances. For example, all acquisition and
development investments must be approved by a four-member investment committee
and ultimately by the investment committee of the Board.
Research and Development
ATLANTIC is dedicated to ongoing research and development. ATLANTIC utilizes
Security Capital Real Estate Research, an affiliate of the REIT Manager and SCG
Realty Services, to conduct comprehensive evaluations of its target market on a
submarket-by-submarket basis to identify those submarkets and product types
that present better prospects for long-term cash flow growth. These
evaluations, combined with ATLANTIC's extensive market experience in the
southeastern United States, enable ATLANTIC to identify submarkets that offer
continued opportunities for long-term cash flow growth. In addition to market
research, considerable resources are devoted to product research. The REIT
Manager and SCG Realty Services continually evaluate and refine ATLANTIC's
multifamily communities to incorporate technologies and designs that will
enhance long-term livability for its residents.
Acquired Communities
Since its inception in 1993, ATLANTIC has selectively acquired multifamily
communities where demographic trends and market trends indicate a high
likelihood of achieving superior operating results. As of May 31, 1997,
ATLANTIC's portfolio of communities acquired, net of dispositions, aggregated
17,463 operating units, representing a total expected investment cost,
including budgeted renovations, of $881.0 million.
ATLANTIC categorizes operating multifamily communities (which exclude
communities under development) as either "stabilized" or "pre-stabilized". The
term "stabilized" means that renovation, repositioning, new management and new
marketing programs (or development and marketing in the case of newly developed
communities) have been completed and in effect for a sufficient period of time
(but in no event longer than 12 months, except in cases of major
rehabilitation) to achieve 93% occupancy at market rents. Prior to being
"stabilized", a community is considered "pre-stabilized". As of May 31, 1997,
14.9% ($205.7 million) of ATLANTIC's multifamily operating portfolio was
classified as pre-stabilized, based on total expected investment cost. At May
31, 1997, ATLANTIC's operating communities (excluding communities in lease-up)
were 94.0% leased. For operating communities acquired by ATLANTIC, stabilized
operations generally have been achieved between six and 12 months after
acquisition. For communities that it is developing, ATLANTIC expects stabilized
operations generally to be achieved 12 to 18 months after construction
commences.
Developed Communities
ATLANTIC has selectively developed multifamily communities where land costs and
demographic and market trends indicate a high likelihood of achieving
attractive, sustainable operating results. At May 31, 1997, ATLANTIC's
completed developed communities and its owned communities under construction
and in planning together comprised 36.3% of its multifamily portfolio, based on
total expected investment cost. As of May 31, 1997, the development portion of
ATLANTIC's multifamily portfolio consisted of the following:
<TABLE>
<CAPTION>
TOTAL EXPECTED
NUMBER OF UNITS INVESTMENT(1)
--------------- --------------
(dollars in thousands)
<S> <C> <C>
Communities completed 1,898 $101,880
Communities under construction 5,079 320,835
Communities in planning and owned(2) 1,224 80,369
----- --------
Totals 8,201 $503,084
===== ========
</TABLE>
33
<PAGE>
- --------
(1) Represents cost through May 31, 1997 plus additional budgeted development
expenditures as of May 31, 1997, which include the cost of land, fees,
permits, payments to contractors, architectural and engineering fees and
interest and property taxes to be capitalized during the construction
period. Does not include land held for future development, which is less
than 1% of assets, based on cost.
(2) Does not include land in planning and under control for the development of
3,830 units with a total budgeted development cost of $249.2 million.
ATLANTIC carefully manages development risks by obtaining zoning and public
approvals prior to purchasing land. ATLANTIC mitigates construction risk by
using qualified third-party general contractors to build its communities, using
guaranteed maximum price contracts. ATLANTIC targets development for markets
with high occupancy rates and population and job growth trends that indicate
increasing future demand. ATLANTIC cannot eliminate all development risk, but
believes that the opportunities to better control its product and realize
higher returns from development communities compensate for any additional risk.
ATLANTIC traditionally has commenced development immediately after acquiring a
tract of land. However, in cases where land prices are favorable, ATLANTIC has
acquired and will acquire, on an unleveraged basis, prudent amounts of zoned
land for the development of future multifamily communities. In addition, to
provide for growth, ATLANTIC may utilize options and rights of first refusal in
order to control land for the development of future communities.
To enhance its flexibility in developing and acquiring multifamily communities,
ATLANTIC has and will enter into presale agreements to acquire communities
developed by third-party owner/developers where the developments meet
ATLANTIC's investment criteria. ATLANTIC has and will fund such developments
through development loans to these owner/developers. In addition, to provide
greater flexibility for the use of land acquired for development and to dispose
of excess parcels, ATLANTIC plans to make mortgage loans to Atlantic
Development Services to purchase land for development. ATLANTIC owns all of the
preferred stock of Atlantic Development Services, which entitles ATLANTIC to
substantially all of the net operating cash flow (95%) of Atlantic Development
Services. All of the common stock of Atlantic Development Services is owned by
an unaffiliated trust. The common stock is entitled to receive the remaining 5%
of net operating cash flow. As of May 31, 1997, there were no outstanding
development or mortgage loans made by ATLANTIC. The activities of Atlantic
Development Services and third-party owner/developers are consolidated with
ATLANTIC's activities and all intercompany transactions have been eliminated in
consolidation.
Due Diligence and Investment Analysis
ATLANTIC believes that a REIT should have experienced personnel dedicated to
performing intelligent and thorough due diligence. The REIT Manager has three
full-time professionals performing due diligence for ATLANTIC. The REIT
Manager's professionals utilize due diligence information in screening
potential acquisitions and developments for ATLANTIC.
Prospective property investments are analyzed pursuant to several underwriting
criteria, including purchase price, competition and other market factors, and
prospects for long-term growth in cash flow. ATLANTIC's investment decisions
are based upon the expected contribution of the community to long-term cash
flow growth on an unleveraged basis. The expected economic contribution is
based on an evaluation of a community's stabilized operations, including an
estimate of all cash revenues from leases and other revenue sources, minus
expenses incurred in operating the community (including real estate taxes,
insurance, maintenance, turnover costs (such as carpet and appliance
replacement), personnel costs and utility charges, but excluding depreciation,
debt service and amortization of loan costs) and a reserve for capital
expenditures.
Property Management
ATLANTIC believes that a successful REIT must actively manage its communities
in order to increase cash flow and enhance the long-term economic performance
of the communities. Approximately 91% of ATLANTIC's operating multifamily units
are managed by SCG Realty Services, which is headquartered in Atlanta, Georgia,
with the balance in various stages of transition to SCG Realty Services'
management.
34
<PAGE>
Security Capital is the sole owner of SCG Realty Services and the REIT Manager.
See "The Merger Transaction" for a description of an agreement that ATLANTIC
has entered into with Security Capital to merge the REIT Manager and SCG Realty
Services into a newly formed subsidiary of ATLANTIC in exchange for Shares. The
property management fee paid to SCG Realty Services for the three-month period
ended March 31, 1997 and for the year ended December 31, 1996 was $1.3 million
and $4.2 million, respectively. See "Certain Relationships and Transactions--
Property Management Company".
SCG Realty Services has approximately 45 professionals and 435 property-level
and support personnel. All such persons are expected to become employees of
ATLANTIC after the Merger. SCG Realty Services emphasizes locally-based
management and has ten local offices to serve ATLANTIC's target market. This
network improves SCG Realty Services' ability to respond to changes in local
market conditions and resident needs. ATLANTIC believes that SCG Realty
Services has developed superior operating procedures, financial controls,
information systems and training programs, which it expects to positively
affect rental returns and occupancy rates. In addition, incentive compensation
programs have been implemented for on-site property managers to further improve
the performance of the communities. The REIT Manager has taken an active role
in overseeing SCG Realty Services' management of ATLANTIC's multifamily
communities.
ATLANTIC recognizes that highly focused day-to-day management attention is
essential to maximize short-term and long-term cash flow from each of its
multifamily communities. As a result, SCG Realty Services has been specifically
dedicated to the pursuit of this single goal. The professionals within SCG
Realty Services focus only on ATLANTIC's communities. Therefore, their
attention is not diluted by competing demands of other customers. SCG Realty
Services and the REIT Manager work closely together to develop innovative new
ideas to maintain high resident satisfaction while maximizing cash flow growth.
During 1996, SCG Realty Services established a Regional Information Management
("RIM") Center. The RIM Center concept is designed to enable property-level
management personnel to focus on community operating performance while moving
certain accounting and administrative functions to the RIM Center. The RIM
Center is designed to carry out these functions for several area communities
and thus benefit from economies of scale, better accounting control and
enhanced cash management capabilities. During 1996, ATLANTIC entered into
revenue sharing agreements with certain cable television and telephone service
providers which provide for ATLANTIC to receive a percentage of the service
providers' revenues generated from subscribing residents in return for access
to the resident base.
Capital Markets/Finance/Legal
ATLANTIC believes that a successful REIT must have the ability to access the
equity and debt markets efficiently, expeditiously and cost-effectively.
ATLANTIC's ability to efficiently access the capital markets permits it to
capitalize on the development and acquisition opportunities that exist in its
target market. In order to maximize this function and enhance relationships
with major institutional sources of capital, Security Capital formed Capital
Markets Group, a registered broker-dealer affiliate. Capital Markets Group's
services are included in the REIT Manager's fee and do not result in a separate
charge to ATLANTIC. After the Merger, shareholders relations services will be
charged in accordance with the terms of the Administrative Services Agreement
while capital raising services will be charged based on the services used.
Capital Markets Group and the REIT Manager have arranged approximately $420
million in private offerings and a $350 million line of credit for ATLANTIC.
ATLANTIC's increased borrowing capacity enables it to acquire communities prior
to equity and long-term debt offerings and to eliminate or minimize the amount
of cash it must invest in low-yielding short-term investments. ATLANTIC
believes its current leverage provides considerable flexibility to prudently
utilize long-term debt as a financing tool in the future. After it has achieved
a substantial equity base, ATLANTIC expects to arrange fully amortizing, fixed-
rate, 15-year to 25-year unsecured debt, such as the Notes, the proceeds of
which will be used primarily for the reduction of line of credit balances
related to multifamily acquisition and development. This long-term financing
strategy is expected to allow ATLANTIC to prudently increase its capital base
with debt and equity.
In July 1995, the REIT Manager negotiated a credit enhancement agreement with
FNMA that covers all of ATLANTIC's tax-exempt bond issues. Under the agreement
with FNMA, ATLANTIC makes monthly principal payments, based on a 30-year
amortization, into a principal reserve account. Of these bond issues,
35
<PAGE>
$108.2 million have variable interest rates. To mitigate the variable interest
rate exposure, ATLANTIC entered into swap agreements. These swap agreements
effectively result in ATLANTIC paying interest at a fixed rate of 6.63% on
these borrowings.
STRATEGY FOR CASH FLOW AND DISTRIBUTION GROWTH
ATLANTIC seeks to achieve long-term sustainable growth in cash flow by
maximizing the operating performance of its core portfolio through value-added
operating systems and concentrating its experienced team of professionals on
developing and acquiring industry-leading communities in targeted submarkets
exhibiting strong job growth and favorable demographic trends.
In addition to its strong primary target market, ATLANTIC believes that the
following key factors will drive ATLANTIC's future growth: research and
development, moderate income development, opportunistic acquisitions, "same
store" growth, portfolio and asset optimization and a conservative balance
sheet strategy.
Research and Development
ATLANTIC believes that its research-based investment strategy differs from
other multifamily REITs in that the REIT Manager and SCG Realty Services and
their respective affiliates have dedicated personnel who conduct comprehensive
proprietary evaluations of ATLANTIC's target market on a submarket-by-submarket
basis taking into account 24 key variables that ATLANTIC has identified as
having the greatest impact on multifamily operating performance. A few of these
variables include market demand analysis, detailed supply evaluations of each
submarket and other economic and demographic data. See "--ATLANTIC's Operating
System--Research".
Development of Moderate Income Communities
ATLANTIC differentiates its multifamily communities by the income levels of
their residents. In descending order, the full multifamily spectrum includes
upper middle income apartments, middle income apartments, moderate income
apartments, mobile home parks and government subsidized housing. ATLANTIC
deploys capital into the first three categories. ATLANTIC's upper middle income
communities appeal to residents whose incomes, which equal 115% to 140% of
submarket median household income, are often sufficient to purchase homes.
These communities typically feature large luxurious units and numerous
amenities, including large exercise facilities and attached garages. ATLANTIC's
middle income communities appeal to residents whose incomes equal 90% to 115%
of submarket median household income. Middle income communities have smaller
units and fewer amenities than upper middle income communities. ATLANTIC's
moderate income communities accommodate residents with incomes ranging from 65%
to 90% of submarket median household income. Residents in this category, which
typically include couples, single parents and families with one or two
children, are value-driven and focus on unit livability and practical amenities
such as washer/dryer hookups, storage space and playgrounds.
ATLANTIC's initial acquisitions were principally middle income communities
since the existing moderate income inventory in the southeastern United States
consisted primarily of older communities (15-30 years old) which had been
poorly managed, were either dilapidated or approaching obsolescence and would
not compete effectively for residents in ATLANTIC's market. Accordingly,
ATLANTIC's portfolio at May 31, 1997 includes a larger percentage of upper
middle income communities (9.6%, based on total expected investment cost) and
middle income communities (41.7%, based on total expected investment cost) than
moderate income communities (48.7%, based on total expected investment cost).
As of May 31, 1997, ATLANTIC's portfolio consisted of seven upper middle income
communities with a total expected investment cost of $133.0 million, 37 middle
income communities with a total expected investment cost of $576.8 million and
48 moderate income communities with a total expected investment cost of $674.3
million. ATLANTIC focuses primarily on moderate income communities, which
comprise one of the largest segments of the renter population. Moderate income
communities comprised 51.8% of ATLANTIC's 1996 development starts, based on
total budgeted development cost. In 1997, approximately 74.3% of development
starts and approximately 63.8% of ATLANTIC's total development activities are
expected to constitute moderate income communities, based on total budgeted
development cost. The balance of development starts are expected to consist of
middle income communities.
36
<PAGE>
Based on ATLANTIC's review of information filed under the Exchange Act
regarding other REITs in ATLANTIC's primary target market and other publicly
available data, ATLANTIC believes that few other REITs in its primary target
market currently focus on the moderate income segment. Moreover, based on
ATLANTIC's proprietary information regarding available land parcels and
construction starts in its primary target market, ATLANTIC believes that less
than 10% of the 1995 and 1996 multifamily starts in ATLANTIC's primary target
market cities constituted moderate income product. Consequently, ATLANTIC
believes that the moderate income segment is a significantly underserved market
with limited competition.
In ATLANTIC's experience, moderate income residents are typically longer-term
residents (as evidenced by the turnover percentages presented in the following
table) because they often lack the financial resources required to purchase
single-family homes. As a result, resident turnover is often lower in
ATLANTIC's moderate income communities than in its upper middle income or
middle income communities, particularly during softening market conditions. The
total cost of refurbishing and re-leasing a unit ranges from $700 to $1,500;
therefore, reducing resident turnover can have a material impact on an asset's
profitability.
During the first quarter of 1997 and the fourth quarter of 1996, certain of
ATLANTIC's primary target market cities experienced a slowing in collections
growth and a decrease in average physical occupancy principally due to demand
and supply imbalances. During this period, ATLANTIC's moderate income
communities outperformed ATLANTIC's product types as a whole. The table below
demonstrates the performance of ATLANTIC's moderate income communities in the
"same store" portfolios.
<TABLE>
<CAPTION>
FIRST QUARTER 1997
COMPARED TO FIRST COLLECTIONS CHANGE IN
QUARTER 1996 GROWTH TURNOVER OCCUPANCY
------------------ ----------- --------- ---------
<S> <C> <C> <C>
Moderate income 3.72% 56.5% 0.7%
Middle income 1.62 54.9 -0.4
Upper middle income 1.04 56.7 -2.6
All product types 2.42 55.9 -0.3
<CAPTION>
FOURTH QUARTER 1996
COMPARED TO FOURTH
QUARTER 1995
-------------------
<S> <C> <C> <C>
Moderate income 4.66 60.1 1.0
Middle income -0.44 69.5 -1.6
Upper middle income -0.20 65.6 -2.6
All product types 1.00 65.7 -1.1
<CAPTION>
1996 COMPARED TO
1995
----------------
<S> <C> <C> <C>
Moderate income 4.02 61.0 0.1
Middle income 1.92 66.1 -0.6
Upper middle income 2.98 57.9 -0.3
All product types 2.76 62.6 -0.3
</TABLE>
Due to market fundamentals and the operating characteristics of moderate income
communities, ATLANTIC believes that this category offers better prospects for
long-term sustainable cash flow growth.
ATLANTIC's research-driven development strategy is focused on developing state
of the art communities in attractive submarkets that responds to renter
preferences and demographic trends. ATLANTIC believes that developing
communities designed for long-term appeal to one of the largest segments of the
renter population (moderate income households) will allow ATLANTIC to achieve
more consistent rental increases and higher occupancies over the long term and
thereby realize superior cash flow growth. Development, principally of moderate
income communities, will be a critical factor driving ATLANTIC's long-term
growth. By year-end 1997, ATLANTIC anticipates that approximately 45.1% of its
total portfolio will consist of communities ATLANTIC has developed or is in the
process of developing and approximately 62.7% of these development communities
will be moderate income product, based on total expected investment cost. Over
an extended period, management believes that operating results from ATLANTIC's
development starts will contribute significantly to ATLANTIC's cash flow
growth.
Development opportunities also permit ATLANTIC to incorporate technologies and
designs aimed at enhancing long-term rental growth and reducing ongoing
maintenance costs. ATLANTIC has had the opportunity to evaluate and refine its
multifamily communities through its history of development.
37
<PAGE>
ATLANTIC, unlike a typical merchant builder, intends to be a long-term owner of
the communities that it develops. Hence, ATLANTIC emphasizes long-term
durability by using materials and designs that minimize ongoing operation and
maintenance costs.
Opportunistic Acquisitions
It is often advantageous for ATLANTIC to acquire existing multifamily
communities in markets that are expected to experience favorable growth in
rents and income. In many cases, communities can be acquired and redeveloped at
prices well below the cost to build a comparable community in the same area.
The REIT Manager thoroughly analyzes and evaluates potential community
acquisitions throughout ATLANTIC's target market which, together with
ATLANTIC's access to capital, provides ATLANTIC with a competitive advantage in
acquiring multifamily assets. From its inception on October 26, 1993 to May 31,
1997, ATLANTIC had completed acquisitions with a total expected investment cost
of $980.6 million.
"Same Store" Growth
Net operating income on a "same store" basis (as adjusted for pre-stabilized
versus stabilized accounting differences) increased 4.88% from 1995 to 1996 for
the 34 communities that were fully operational during both periods and
increased 5.72% from the first quarter of 1996 to the first quarter of 1997 for
the 50 communities that were fully operational during both periods. The
accounting differences result from capitalizing certain costs during the period
after acquisition when a community is being repositioned and is classified as
pre-stabilized and expensing those costs once repositioning is completed and
the community is classified as stabilized.
ATLANTIC believes that the underlying long-term conditions of its primary
target market, including its strong job growth, should continue to support high
occupancy levels and allow for consistent increases in rental income. In
addition, operating efficiencies and lower resident turnover resulting from
ATLANTIC's increasing focus on moderate income product are expected to reduce
operating costs and improve profit margins.
Portfolio and Asset Optimization
ATLANTIC develops and acquires communities with a view to effective long-term
operation and ownership. REIT Management actively reviews ATLANTIC's asset
base. These reviews generate operating and capital plans and, with guidance
from its affiliate, Security Capital Real Estate Research, help ATLANTIC to
identify submarkets and product types that it believes will generate above
average long-term growth opportunities. In evaluating each multifamily
community owned or being considered for acquisition or development, the REIT
Manager focuses on those components that it believes provide the greatest
opportunity for consistent rental increases and high occupancies over the long
term. Submarket locations and demographics, unit mix, density and amenities of
each community are important contributors to long-term cash flow growth. Under
its portfolio and asset optimization program, ATLANTIC may from time to time
dispose of assets that no longer meet its long-term investment objectives and
redeploy the proceeds, preferably through tax-deferred exchanges, into assets
with better prospects for cash flow growth. ATLANTIC's portfolio and asset
optimization strategy is based on the premise that it has a finite amount of
investment capital and that this capital should be deployed where it can
produce maximum long-term cash flow growth. ATLANTIC believes that many of its
existing upper middle income communities will be candidates for exchange or
disposition given the increased competition from this product type being
developed by third parties. Consistent with its current strategy, ATLANTIC
expects to redeploy the proceeds from these dispositions into moderate income
communities with superior growth prospects. Since inception, ATLANTIC has
disposed of eight operating communities aggregating 2,140 units, realizing an
aggregate gain, net of provisions for possible losses, of $4.3 million on
aggregate proceeds of $107.7 million. Five of these eight dispositions have
been included in tax-deferred exchanges.
Conservative Balance Sheet Strategy
ATLANTIC has a conservative balance sheet strategy. Long-term debt as a
percentage of total long-term undepreciated book capitalization was 16.9% at
March 31, 1997 on a historical basis and 25.5% at March 31, 1997 on a pro forma
basis, as adjusted to give effect to the Merger, ATLANTIC's April 1997 public
offering of Shares and the Offerings and the application of the proceeds
therefrom. In the future,
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ATLANTIC intends to access the public equity and debt markets and to issue
long-term, fixed rate, fully amortizing unsecured corporate debt, such as the
Notes, which will limit ATLANTIC's exposure to floating rate or balloon
financing. However, there can be no assurance that ATLANTIC will be able to
complete the Note Offering or such other offerings. To the extent ATLANTIC
issues additional Shares to the public in future offerings, the interests of
ATLANTIC's current shareholders will be diluted. ATLANTIC's $350 million
unsecured line of credit enables ATLANTIC to take advantage of investment
opportunities in its target market without investing significant funds in
short-term investments between securities offerings. As of June 27, 1997,
$278.8 million of borrowings were outstanding under the line of credit and such
outstanding borrowings are expected to be approximately $ million at the
closing of the Offering. This conservative balance sheet strategy is expected
to provide ATLANTIC with the ability to raise funds through offerings of debt
and equity and allow ATLANTIC to take advantage of future investment
opportunities, contributing to ATLANTIC's objective of long-term growth in cash
flow.
EMPLOYEES
ATLANTIC currently has no employees. The REIT Manager, whose sole activity is
advising ATLANTIC, manages the day-to-day operations of ATLANTIC. The REIT
Manager and SCG Realty Services have assembled a team of approximately 100
operating professionals, collectively possessing extensive experience in
multifamily real estate. All such persons are expected to become employees of
ATLANTIC after the Merger.
LEGAL PROCEEDINGS
ATLANTIC is a party to various claims and routine litigation arising in the
ordinary course of its business. ATLANTIC does not believe that the results of
any of such claims and litigation, individually or in the aggregate, will have
a material adverse effect on its business, financial position or results of
operations.
COMPETITION
There are numerous commercial developers, real estate companies and other
owners of real estate that compete with ATLANTIC in seeking land for
development, communities for acquisition and disposition and residents for
communities. All of ATLANTIC's multifamily communities are located in developed
areas that include other multifamily communities. The number of competitive
multifamily communities in a particular area could have a material adverse
effect on ATLANTIC's ability to lease units and on the rents charged. In
addition, other forms of single family and multifamily residential communities
provide housing alternatives to residents and potential residents of ATLANTIC's
multifamily communities.
AMERICANS WITH DISABILITIES ACT
ATLANTIC's communities must comply with Title III of the ADA to the extent that
such communities are "public accommodations" and/or "commercial facilities" as
defined by the ADA. The ADA does not consider multifamily communities to be
public accommodations or commercial facilities, except portions of such
facilities open to the public, such as the leasing office. Noncompliance could
result in imposition of fines or an award of damages to private litigants.
ATLANTIC believes that the mandated portions of its communities comply with all
present requirements under the ADA and applicable state laws.
ENVIRONMENTAL MATTERS
Under various federal, state and local laws, ordinances and regulations, a
current or previous owner, developer or operator of real estate may be liable
for the costs of removal or remediation of certain hazardous or toxic
substances at, on, under or in its property. The costs of removal or
remediation of such substances could be substantial. Such laws often impose
such liability without regard to whether the owner or operator knew of, or was
responsible for, the release or presence of such hazardous or toxic substances.
The presence of such substances may adversely affect the owner's ability to
sell or rent such real estate or to borrow using such real estate as
collateral. Persons who arrange for the disposal or treatment of hazardous or
toxic substances also may be liable for the costs of removal or remediation of
such substances at the disposal or treatment facility, whether or not such
facility is owned or operated by such person. Certain environmental laws impose
liability for the release of asbestos-containing materials into the air,
pursuant to
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which third parties may seek recovery from owners or operators of real
properties for personal injuries associated with such materials, and prescribe
specific methods for the removal and disposal of such materials, which may
result in increased costs in connection with renovations at ATLANTIC's
communities.
ATLANTIC has not been notified by any governmental authority of any non-
compliance, liability or other claim in connection with any of its communities
owned or being acquired at May 31, 1997, and ATLANTIC is not aware of any
environmental condition with respect to any of its communities that is likely
to be material. ATLANTIC has subjected each of its communities to a Phase I
environmental assessment (which does not involve invasive procedures such as
soil sampling or ground water analysis) by independent consultants. While some
of these assessments have led to further investigation and sampling, none of
the environmental assessments has revealed, nor is ATLANTIC aware of, any
environmental liability (including asbestos-related liability) that the REIT
Manager believes would have a material adverse effect on ATLANTIC's business,
financial condition or results of operations. No assurance can be given,
however, that these assessments and investigations reveal all potential
environmental liabilities, that no prior owner or operator created any
material environmental condition not known to ATLANTIC or the independent
consultants or that future uses and conditions (including, without limitation,
resident actions or changes in applicable environmental laws and regulations)
will not result in unreimbursed costs relating to environmental liabilities.
See "Risk Factors--Regulatory Compliance Risks--Possible Liability Relating to
Environmental Laws".
INSURANCE COVERAGE
ATLANTIC carries comprehensive general liability coverage on its owned
communities, with limits of liability customary within the industry, to insure
against liability claims and related defense costs. Similarly, ATLANTIC is
insured against the risk of direct physical damage in amounts necessary to
reimburse ATLANTIC on a replacement-cost basis for costs incurred to repair or
rebuild each community, including loss of rental income during the
reconstruction period (up to a six-month period).
REIT MANAGEMENT
GENERAL
The REIT Manager and its specialized services affiliates provide ATLANTIC with
strategic and day-to-day management, research, investment analysis,
acquisition, development, marketing, disposition of assets, asset management,
due diligence, capital markets, and legal and accounting services, all of
which are included in the REIT Management fee. ATLANTIC currently has no
employees. Hence, ATLANTIC depends on the quality of the management provided
by the REIT Manager. ATLANTIC believes that its relationship with the REIT
Manager provides ATLANTIC with access to high quality and depth of management
personnel and resources, savings from a dedicated capital markets group, and
access to centralized research, accounting and legal support. As of June 27,
1997, approximately 55 operating professionals were employed by the REIT
Manager. The REIT Manager also provides office and other facilities supporting
ATLANTIC's needs. The REIT Manager's address is the same as ATLANTIC's. The
owner of the REIT Manager, Security Capital, currently owns approximately
51.3% of ATLANTIC's outstanding Shares. See "The Merger Transaction" for a
description of an agreement that ATLANTIC has entered into with Security
Capital to merge the REIT Manager and SCG Realty Services into a newly formed
subsidiary of ATLANTIC in exchange for Shares.
The owner of the REIT Manager has a substantial shareholder interest in
ATLANTIC, creating alignment of interest with ATLANTIC's shareholders.
Furthermore, the REIT Manager provides all its services for one fee, and an
affiliate provides property management services at market rates in a
competitive environment. The REIT Manager does not receive additional fees for
investment banking, financing, asset sales or similar services.
The REIT Manager has organized itself such that each operating professional
specializes in a particular discipline (such as research, marketing,
development, acquisition, due diligence, asset management, capital markets or
financial operations) rather than being responsible for all functions on a
project-by-project basis.
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Local investments are approved by the REIT Manager's investment committee,
using uniform criteria, prior to being submitted to ATLANTIC's investment
committee. Regional operating professionals focus on specific target markets to
ensure attention to resident services.
ATLANTIC believes that the quality of management should be assessed in light of
the following factors:
Management Depth/Succession
ATLANTIC believes that management should have several senior executives with
the leadership, operational, investment and financial skills and experience to
oversee the entire operations of the REIT. ATLANTIC believes that several of
its senior officers could serve as the principal executive officer and continue
ATLANTIC's performance. See "--Directors and Officers of ATLANTIC and the REIT
Manager" below.
Strategic Vision
ATLANTIC believes that management should have the strategic vision to determine
an investment focus that provides favorable initial yields and long-term growth
prospects. The REIT Manager has demonstrated its strategic vision by focusing
ATLANTIC on multifamily communities in the southeastern United States, where
demographic and supply factors have permitted high occupancies at increasing
rents.
ATLANTIC focuses primarily on moderate income communities, which comprise one
of the largest segments of the renter population. Based on ATLANTIC's review of
information filed under the Exchange Act regarding other REITs in ATLANTIC's
primary target market and other publicly available data, ATLANTIC believes that
few other REITs in its primary target market currently focus on the moderate
income segment. Consequently, ATLANTIC believes that the moderate income
segment is a significantly underserved market with limited competition.
Research Capability
ATLANTIC believes that management should have the means for researching markets
to determine appropriate investment opportunities. ATLANTIC divides its target
market cities into numerous submarkets for analysis purposes. The REIT Manager
and its affiliates have several persons who devote substantial time to
research, on a submarket-by-submarket basis, and are closely supervised by
senior officers of the REIT Manager.
Investment Committee Process
ATLANTIC believes that investment committees should provide discipline and
guidance to the investment activities of the REIT in order to achieve its
investment goals. The four members of the REIT Manager's investment committee
have a combined 95 years experience in the real estate industry. See "--
Directors and Officers of ATLANTIC and the REIT Manager" below. The investment
committee receives detailed written analyses and research, in a standardized
format, from the REIT Manager's personnel and evaluates all prospective
investments pursuant to uniform underwriting criteria prior to submission of
investment recommendations to the investment committee of the Board. The
quality of the REIT Manager's investment committee process is demonstrated by
ATLANTIC's ability to achieve its investment goals and generally realize its
projected initial returns and growth from multifamily investments.
Development/Redevelopment and Acquisition Capability
ATLANTIC believes that by internally developing projects and redeveloping well-
located operating communities, management can capture for the REIT the value
that normally escapes through sales premiums paid to successful developers. The
REIT Manager's personnel have substantial development and redevelopment
experience, as described in "--Directors and Officers of ATLANTIC, the REIT
Manager and Relevant Affiliates" below. The REIT Manager has 19 full-time
professionals committed to development and acquisition activities. The REIT
Manager has arranged for over $980.6 million of successful acquisitions for
ATLANTIC. As of May 31, 1997, the REIT Manager was developing 6,303 multifamily
units for ATLANTIC with a total budgeted development cost of $401.2 million.
Additionally, as of May 31, 1997, ATLANTIC had land in planning and under
control for the development of 3,830 units with a total budgeted development
cost of $249.2 million. REIT Management has engaged in substantial development
on behalf of ATLANTIC at attractive yields that have exceeded projections and
ATLANTIC believes that
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development will contribute to its objective of long-term growth in cash flow.
See "Business--ATLANTIC's Operating System".
Disposition Capability
The ability to identify and effectively complete the cost-effective disposition
of targeted communities is essential to the successful execution of ATLANTIC's
asset optimization strategy. Since inception, ATLANTIC disposed of 2,140 units,
realizing an aggregate gain, net of provisions for possible losses, of $4.3
million on aggregate proceeds of $107.7 million, which were redeployed into
strategic acquisitions and developments. Marketing efforts and related costs
and negotiation were conducted primarily by the REIT Manager and, therefore,
broker fees were minimal.
Due Diligence Process
ATLANTIC believes that management should have experienced senior personnel
dedicated to performing intelligent and thorough due diligence. The REIT
Manager has three full-time due diligence professionals and has developed
uniform systems and procedures for due diligence, as described under
"Business--ATLANTIC's Operating System--Due Diligence and Investment Analysis".
The REIT Manager's due diligence personnel have screened and selected a large
volume of investments.
Operating Capability
ATLANTIC believes that management can substantially improve funds from
operations by actively and effectively managing assets. As described under
"Business--ATLANTIC's Operating System", the REIT Manager and its affiliates
have devoted substantial personnel and financial resources to control and
effectively manage ATLANTIC's multifamily portfolio.
Capital Markets Capability
ATLANTIC believes that management must be able effectively to raise equity and
debt capital in order for the REIT to achieve superior growth through
investment. As described under "Business--ATLANTIC's Operating System--Capital
Markets/Finance/Legal", REIT Management has successfully arranged funding for
ATLANTIC's investment program.
Communications/Shareholder Relations Capability
ATLANTIC believes that a REIT's success in capital markets and investment
activities can be enhanced by management's ability to effectively communicate
the REIT's strategy and performance to investors, sellers of property and the
financial media. The REIT Manager provides full-time personnel who prepare
informational materials for and conduct periodic meetings with the investment
community and analysts.
ATLANTIC believes that successfully combining the foregoing attributes
significantly enhances a REIT's ability to increase cash flow and increase the
market valuation of the REIT's portfolio.
DIRECTORS AND OFFICERS OF ATLANTIC AND THE REIT MANAGER
Upon consummation of the Merger, each of the persons discussed below will
become officers or directors of ATLANTIC and be compensated for such services
by ATLANTIC (other than Mr. Klopf who will be compensated by Security Capital).
Directors of ATLANTIC
Members of the REIT Manager's Investment Committee are designated by an
asterisk.
C. RONALD BLANKENSHIP--47--Advisory Director of ATLANTIC since September 1996
and Director from April 1996 to September 1996; Managing Director of Security
Capital since March 1991 and Non-Executive Chairman of PTR since June 1997;
Chairman of PTR from June 1991 to June 1997. Mr. Blankenship is a Director of
Strategic Hotel Capital Incorporated and an advisory Director of Homestead.
From July 1988 to June 1991, Mr. Blankenship was a regional partner with
Trammell Crow Residential in Chicago, a multifamily real estate development and
property management firm. Prior thereto, Mr. Blankenship was an Executive Vice
President and Chief Financial Officer of the Mischer Corporation in Houston, a
multibusiness holding company with investments primarily in real estate.
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MANUEL A. GARCIA III--53--Director of ATLANTIC since December 1995; Chief
Executive Officer of Davgar Restaurants, Inc. since May 1969, where he is the
owner/operator of ten Burger King Restaurants in central Florida, five Pebbles
Restaurants, Harvey's Bistro and Manuel's on the 28th Restaurant in Orlando,
Florida; Director of Homestead, The Foundation for Orange County Public
Schools, Florida State University Seminole Boosters' Association, a Director
and Member of the Executive Committee of the Florida Citrus Sports Association
and National Director of Cities in Schools. Mr. Garcia is also on the Board of
the National Conference of Christians and Jews and an Honorary Director of the
Boys' Clubs and Boy Scouts of Central Florida. In addition, Mr. Garcia is a
former member of former President Bush's Drug Advisory Council.
NED S. HOLMES--52--Director of ATLANTIC since May 1994; President and Chief
Executive Officer of Laing since May 1990; from April 1984 to present, Chairman
and President of Parkway Investment/Texas Inc., a Houston-based real estate
investment and development company, which specializes in residential (apartment
and townhouse), commercial (office and warehouse) and subdivision projects. Mr.
Holmes also serves as a Director of Commercial Bancshares, Inc. and Heritage
Bank, both based in Houston, Texas. Mr. Holmes is a Chairman of the Port
Commission of the Port of Houston Authority and a Director of the Greater
Houston Partnership.
*CONSTANCE B. MOORE--41--Co-Chairman, Chief Operating Officer and Director of
ATLANTIC and the REIT Manager since January 1996, where she has overall
responsibility for operations of ATLANTIC; from May 1994 to December 1995,
Managing Director of PTR, Director and Managing Director of PTR's REIT manager;
Senior Vice President of Security Capital from March 1993 to April 1994; from
January 1990 to December 1992, President and Director of Kingswood Realty
Advisors, Inc., investment advisor to ICM Property Investors, a NYSE-listed
REIT, and from March 1991 to December 1992, President and Director of ICM
Property Investors.
*JAMES C. POTTS--50--Co-Chairman and Chief Investment Officer of ATLANTIC and
the REIT Manager since January 1996 and Director of ATLANTIC and the REIT
Manager since October 1993, where he has overall responsibility for investments
of ATLANTIC; Chairman of ATLANTIC and the REIT Manager from May 1994 to
December 1995; from December 1992 to April 1994, Managing Director of PTR's
REIT manager, where he supervised the asset management of all of PTR's
multifamily communities and oversaw the relationship of PTR's REIT manager with
SCG Realty Services Incorporated, which provides on-site management for these
communities; from April 1984 to December 1992, Chief Executive Officer of four
regional multifamily management companies of Trammell Crow Residential
Services.
JOHN M. RICHMAN--69--Director of ATLANTIC since September 1996; Counsel to the
law firm of Wachtell, Lipton, Rosen & Katz since January 1, 1990; Mr. Richman
is a member of the American, Illinois and New York Bar Associations. He was
Chairman and Chief Executive Officer of Kraft, Inc. from 1979 to 1989, prior to
which he was Senior Vice President--Administration and General Counsel of that
company. He is currently a Director of BankAmerica Corporation and Bank of
America National Trust and Savings Association, USX Corporation, R. R.
Donnelley and Sons Company and the Evanston Hospital Corporation. He is also a
Trustee of the Chicago Symphony Orchestra, Northwestern University and The
Johnson Foundation. In addition, Mr. Richman is a Director of The Chicago
Council on Foreign Relations and Lyric Opera of Chicago and a member of The
Business Council, The Commercial Club of Chicago and the Economic Club of
Chicago.
Senior Officers of ATLANTIC and the REIT Manager
CONSTANCE B. MOORE--See "--Directors of ATLANTIC" above.
JAMES C. POTTS--See "--Directors of ATLANTIC" above.
*J. LINDSAY FREEMAN--51--Senior Vice President of ATLANTIC and the REIT Manager
since May 1994 and Director of the REIT Manager since March 1995, where he is
responsible for operations; from June 1980 to March 1994, Senior Vice President
and Operating Partner of Lincoln Property Company in Atlanta, Georgia, where he
was responsible for acquisitions, financing, construction and management of
multifamily communities within the Atlantic region and oversaw operations of
16,000 multifamily units.
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JEFFREY A. KLOPF--49--Senior Vice President and Secretary of ATLANTIC, the REIT
Manager and Security Capital since January 1996, where he provides securities
offerings and corporate acquisition services and oversees the provisions of
legal services for affiliates of Security Capital; from January 1988 to
December 1995, Mr. Klopf was a partner with Mayer, Brown & Platt where he
practiced corporate and securities law.
*BRADLEY C. MILLER--50--Senior Vice President of ATLANTIC and the REIT Manager
since June 1996 and Director of the REIT Manager since February 1997, where he
is responsible for investments; from October 1979 to May 1996, Mr. Miller was
Senior Vice President and Operating Partner of Lincoln Property Company in
Tampa, Florida, where he was responsible for acquisitions, financing,
construction and management of multifamily communities within the Atlantic
region and oversaw the development of over 6,500 new multifamily units and
operations of 11,000 multifamily units.
WILLIAM KELL--41--Vice President and Controller of ATLANTIC and the REIT
Manager since January 1996, where he supervises accounting and financial
reporting for ATLANTIC; from June 1991 to December 1995, Vice President and
Controller of PTR, where he had overall responsibility for multifamily
accounting and financial reporting; from 1987 to 1991, Vice President and
Treasurer, Bohannon Development Corporation, El Paso, Texas (multifamily
development); prior thereto, Manager with KPMG Peat Marwick in its El Paso,
Texas office.
Other Officers
STEVEN A. ABNEY--42--Vice President of ATLANTIC and the REIT Manager since
March 1997, where he has been responsible for property accounting and reporting
since April 1996; from August 1994 to March 1996, Division Controller for
Lincoln Property Company in Dallas, Texas, where he was responsible for
financial reporting activities for all Dallas/Ft. Worth area commercial
properties; from July 1989 to August 1994, Director of Finance and Accounting
for Bramalea USA Retail Group, a shopping center developer/manager in Dallas,
Texas.
RAYMOND D. BARROWS--35--Vice President of ATLANTIC and the REIT Manager since
May 1994, where he is a member of the development group; prior thereto, he
supervised the due diligence group; from January 1994 to December 1995, a
member of ATLANTIC's asset management group and prior thereto, a member of
PTR's asset management group; from May 1990 to August 1993, Portfolio Manager
with The First National Bank of Chicago, where he was responsible for
underwriting and structuring transactions for both project and corporate
facilities.
LESLIE L. BIVINS--43--Vice President of ATLANTIC and the REIT Manager since
June 1996, where she is responsible for asset and property management for the
States of Georgia and Alabama and with SCG Realty Services since May 1994; from
January 1992 to May 1994, Senior Regional Manager of Laing Management Company
in Atlanta, Georgia, where she was responsible for management of over 2,000
units throughout the southeastern United States; from November 1987 through
December 1991, District Manager of Trammell Crow Residential, Atlanta, Georgia,
where she supervised the management of approximately 2,000 multifamily units in
the Atlanta market.
NEIL T. BROWN--40--Vice President of ATLANTIC and the REIT Manager since April
1996, where he is responsible for directing the development of new multifamily
communities in the mid-Atlantic region; from July 1992 to December 1995,
Regional Vice President/Regional Partner of JPI Development Partners, Inc.,
where he was responsible for all development activity in Florida; prior
thereto, Partner of Trammell Crow Residential where he was responsible for
development of residential projects in Dade and Broward Counties, Florida.
ANDREW W. COLQUITT--30--Vice President of ATLANTIC and the REIT Manager since
December 1996, where he is responsible for land acquisition for all markets
north of Florida; prior thereto, he was a member of the Development Group; from
March 1994 to October 1995, Development Associate for Trammell Crow Residential
in Portland, Oregon, where he was responsible for acquisition and development
management for the Portland development portfolio including 1,800 multifamily
units; from June 1993 to February 1994, Acquisitions Analyst for Prudential
Real Estate Investors in San Francisco, with emphasis on multifamily and office
acquisitions; in May 1994, he obtained his M.B.A. from the University of
California at Berkeley; from June 1987 to June 1992, Cost Engineer and Project
Engineer for Holder Construction Company in Atlanta, Georgia, with emphasis on
project management, estimating and scheduling.
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JOSEPH J. DOMINGUEZ--37--Vice President of ATLANTIC and the REIT Manager since
April 1996, where he is a member of the development group; prior thereto, he
was an associate in the development group; from November 1984 to August 1995,
Vice President of Operations for The Casden Company, where he had overall
responsibility for the start-up and operations of a general contracting
subsidiary; prior thereto, Project Manager with Pacific Southwest Construction
Company where he oversaw the construction of various residential projects.
RICHARD L. GLEICHAUF--45--Vice President of ATLANTIC and the REIT Manager since
March 1997, where he has been responsible for financial planning and analysis
since April 1996; from 1977 to 1996, manager with various El Paso Energy
Corporation subsidiaries in El Paso, Texas and Paris, France where he was
responsible for financial accounting, budgeting and forecasting, and auditing;
prior thereto with KPMG Peat Marwick in its El Paso, Texas office.
W. SCOTT HARTMAN--32--Vice President of ATLANTIC and the REIT Manager since
September 1996, where he oversees financing activities, coordinates external
financial reporting and supervises acquisition due diligence compliance
activities; prior thereto, he was in the Management Development Program with
Security Capital working in six-month rotational assignments with Managing
Directors of Security Capital and its affiliates; from May 1993 to May 1994,
Research Analyst with AMB Institutional Realty Advisors; in May 1994, Mr.
Hartman obtained his J.D. from The University of California, Hastings College
of the Law and his M.B.A. from The University of California, Haas School of
Business.
GEORGE E. KELLY--44--Vice President of ATLANTIC and the REIT Manager since
December 1996, where he is responsible for planning, coordinating and executing
the production of development of multifamily communities; from May 1995 to
December 1996, Development Manager of ATLANTIC; from February 1995 to April
1995, Real Estate and Construction Management Consultant to property management
companies; from August 1992 to April 1995, Assistant Vice President of The
Travelers Realty Investment Company in Atlanta, Georgia.
MONA D. KING--36--Vice President of ATLANTIC and the REIT Manager since May
1997, where she has overall responsibility for human resources; from September
1994 to May 1997, she was Regional Human Resources Manager for SCG Realty
Services and the REIT Manager; prior thereto, she had a variety of Human
Resources positions for Rich's Department Stores from June 1989 to September
1994.
MARY CAPERTON LESTER--42--Vice President of ATLANTIC and the REIT Manager since
July 1995, where she is responsible for asset and property management in the
Mid-Atlantic region (except Georgia and Alabama) and with SCG Realty Services
since June 1994; prior thereto, she was a member of the asset management group;
from May 1993 to May 1994, she was with Summit Management Company, where she
specialized in new business development; from April 1984 to May 1993, with
Trammell Crow Residential Services, most recently as a Vice President, where
she was responsible for property operations, marketing and new business
development.
JEFFREY G. MEGRUE--35--Vice President of ATLANTIC and the REIT Manager since
July 1995, where he is a member of the development group; prior thereto, he was
an associate in the development group; from March 1993 to May 1994, he was a
member of the acquisition group of PTR; from June 1988 to February 1993, Vice
President of Trammell Crow Residential Services North; prior thereto,
Development Associate for the New Jersey/Pennsylvania division of Trammell Crow
Residential.
GLENN T. RAND--36--Vice President of ATLANTIC and of the REIT Manager since
June 1996, where he is responsible for asset and property management for the
State of Florida, and with SCG Realty Services since May 1995; from August 1987
to April 1995, Vice President of Trammell Crow Residential and Avalon
Properties, where he was responsible for operations and third party management
solicitation in southern Florida and the northeastern United States.
JAMES C. ROOT--42--Vice President of ATLANTIC and the REIT Manager since
December 1996, where he is responsible for major capital expenditures; from
February 1994 to December 1996, Construction Services Manager, where he was
responsible for capital budgeting, major repairs and renovations of over 13,000
units located throughout the Southeast; from February 1993 to February 1994,
Construction Manager and Consultant in Chicago, Illinois, where he evaluated
potential acquisitions for Republic Management, a
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Houston-based, nationwide property management company; from June 1992 to
February 1993, Construction Services Director with Genmar Realty Group, Inc. in
Chicago, where he established the Construction Department responsible for
capital items for a nationwide portfolio of communities.
ANN L. SCHUMACHER--38--Vice President of ATLANTIC and the REIT Manager since
July 1995 and a member of the accounting group since January 1994, where she is
responsible for accounting and financial reporting; from September 1988 to
October 1993, she was with Trammell Crow Company, most recently as Regional
Controller, where she managed the accounting department for the company's 26
million-square-foot industrial portfolio in Southern California and Arizona;
prior thereto, Senior Accountant for Price Waterhouse.
L. DOUGLAS SNIDER--43--Vice President of ATLANTIC and the REIT Manager since
July 1995, where he is responsible for directing the development of new
multifamily communities in the South Atlantic region; prior thereto, he was an
associate in the development group; from July 1993 to March 1995, Vice
President of Operations with American Constructors, where he was responsible
for all design/build activities; from June 1990 to July 1993, Vice President of
Robert L. Mayer Corporation, where he was responsible for residential and
commercial development activities.
C. MELVIN WHITE--58--Vice President of ATLANTIC and the REIT Manager since
April 1996, where he has been a member of the development group since August
1995; from September 1991 to August 1995, Founder/Partner of Sherrill and
Associates, an interior specialty contracting firm; from 1985 to 1991,
Construction Manager of Laing, where he was responsible for construction of
garden apartments, personal care retirement facilities and mid-rise office
space.
TIMOTHY C. YEAGER--33--Vice President for ATLANTIC and the REIT Manager since
May 1997, where he has overall responsibility for acquisitions; from September
1994 to December 1996, he was a member of the asset management group; from
January 1997 to May 1997, he was a member of the acquisitions group; from
December 1991 to May 1992, Vice President and co-founder of SMAC, Inc., a
management consulting firm. Mr. Yeager obtained a Masters in International
Business Studies from the University of South Carolina in May 1994.
CLASSIFICATION OF DIRECTORS
Pursuant to the terms of ATLANTIC's Charter, the Directors are divided into
three classes. One class (consisting of Mr. Potts) will hold office for a term
expiring at the annual meeting of shareholders to be held in 2000, a second
class (consisting of Messrs. Garcia and Holmes) will hold office for a term
expiring at the annual meeting of shareholders to be held in 1998 and a third
class (consisting of Ms. Moore and Mr. Richman) will hold office for a term
expiring at the annual meeting of shareholders to be held in 1999. Each
Director will hold office for the term to which he or she is elected and until
his or her successor is duly elected and qualifies. At each annual meeting of
shareholders of ATLANTIC, the successors to the class of Directors whose terms
expire at such meeting will be elected to hold office for a term expiring at
the annual meeting of shareholders held in the third year following the year of
their election. Security Capital has a right to nominate up to three Directors,
depending upon its level of ownership of Shares, as described under "Certain
Relationships and Transactions--Security Capital Investor Agreement". Ms. Moore
and Mr. Potts are deemed to be the nominees of Security Capital.
COMMITTEES OF THE BOARD
The Board has established an Audit Committee consisting of Messrs. Garcia and
Holmes. The Audit Committee is responsible for making recommendations
concerning the engagement of independent public accountants, reviewing the
plans and results of the audit engagement with the independent public
accountants, approving professional services provided by the independent public
accountants, reviewing the independence of the independent public accountants,
considering the range of audit and non-audit fees and reviewing the adequacy of
ATLANTIC's internal accounting controls.
The Board has established an Investment Committee consisting of Messrs. Holmes
and Potts. The Investment Committee is responsible for reviewing and approving
all asset acquisitions and other investment decisions between meetings of the
full Board. Any decisions made by the Investment Committee are reported to the
full Board at its next quarterly meeting. The Investment Committee receives
recommendations from the REIT Manager's investment committee.
46
<PAGE>
The Board has established a Compensation Committee consisting of Messrs.
Garcia, Holmes and Richman, with Mr. Potts and Ms. Moore serving as non-voting
members, which reviews and approves ATLANTIC's compensation arrangements and
plans.
COMPENSATION OF DIRECTORS
ATLANTIC pays an annual retainer of $14,000 to Directors who are not officers
or employees of ATLANTIC, the REIT Manager or its affiliates. These fees are
currently paid to Directors in cash (quarterly on each meeting date) and will
be paid to the Directors in Shares (quarterly on each dividend payment date)
based on the then-current market price of the Shares following the adoption by
ATLANTIC of a dividend reinvestment and share purchase plan as described below.
Such Directors also receive $1,000 for each meeting attended (other than
telephonic meetings), which is also paid in cash. Non-employee chairpersons of
Board committees (other than the Investment Committee) receive an additional
annual retainer of $1,000 payable in cash and non-employee members of the
Investment Committee receive an additional annual retainer of $4,000 payable in
cash. In the event that ATLANTIC adopts a dividend reinvestment and share
purchase plan, both the retainer and fees will be paid directly into such plan.
Officers of ATLANTIC, the REIT Manager or its affiliates who are Directors are
not paid any Director fees.
In addition, pursuant to the Outside Directors Plan, each Outside Director, as
defined below, will be entitled to receive, on the date of each annual meeting
of shareholders, an option to purchase 1,000 Shares at a price per Share equal
to the closing price of one Share on the NYSE on such annual meeting date. See
"--Outside Directors Plan".
Directors are reimbursed for any out-of-town travel expenses incurred in
connection with attendance at Board meetings. Ms. Moore and Mr. Potts are not
separately compensated for serving as Directors.
OUTSIDE DIRECTORS PLAN
On March 12, 1996, the Board approved the Security Capital Atlantic
Incorporated Share Option Plan for Outside Directors (the "Outside Directors
Plan"). The Outside Directors Plan is incorporated by reference as an exhibit
to the Registration Statement of which this Prospectus forms a part and the
following summary of the material terms of the Outside Directors Plan is
qualified in its entirety by reference to the actual terms thereof.
The purpose of the Outside Directors Plan is to enable the Directors of
ATLANTIC who are not employees or officers of ATLANTIC or Security Capital or
any of its affiliates ("Outside Directors") to increase their ownership of
ATLANTIC and thereby further the identity of their interests with those of
ATLANTIC's other shareholders.
To achieve the foregoing objective, the Outside Directors Plan provides for
grants of options ("Options") to purchase Shares. The Secretary of ATLANTIC
(the "Administrator") administers the Outside Directors Plan with a view to
ATLANTIC's best interests and the Outside Directors Plan's objectives. The
Administrator has authority to adopt administrative guidelines, rules and
regulations relating to the Outside Directors Plan and to make all
determinations necessary or advisable for the implementation and administration
of the Outside Directors Plan.
The number of Shares reserved for issuance upon exercise of Options granted
under the Outside Directors Plan is 100,000. Shares that are forfeited will
again become available for awards under the Outside Directors Plan.
In the event of changes in the outstanding Shares by reason of any increase or
decrease in the number of issued Shares resulting from a subdivision or
consolidation of Shares or the payment of a dividend in Shares, or any other
increase or decrease in the number of Shares, or merger or consolidation, or
other similar event, the Administrator shall make appropriate adjustments to
the aggregate number of Shares available under the Outside Directors Plan.
On the date of each annual meeting of shareholders of ATLANTIC through and
including 2006, each Outside Director serving on such date (after the election
of Directors in the meeting) will be granted an
47
<PAGE>
Option to purchase 1,000 Shares at an exercise price equal to the closing price
of the Shares on the NYSE on such date. Also, each Outside Director serving at
the time of ATLANTIC's initial public offering was granted an Option to
purchase 1,000 Shares at the initial public offering price of $21.25 per Share,
after adjusting for the Homestead Distribution.
Each Option will be immediately exercisable, but must be exercised before the
earliest of the following events to occur: the date that is three months after
the date that the Option holder's position as a Director terminates, the date
that is twelve months after the date the Director becomes disabled or dies or
the date that is five years after the date the Option is granted.
If fifty percent or more of the outstanding Shares are acquired in a cash
tender offer or exchange offer, each Option holder shall have the right to
exercise his or her Option in full or surrender his or her outstanding Option
in exchange for a cash payment from ATLANTIC in an amount equal to the excess
of the offer price or value over the Option price. If ATLANTIC dissolves, each
Option holder shall have the right to exercise his or her Option in full before
the date of the dissolution.
The Outside Directors Plan may be amended or terminated at any time by the
Board. The provisions relating to the amount, price and timing of grants under
the Outside Directors Plan may not be amended more than once every six months,
other than to comport with changes in the Code or the rules thereunder, unless
such amendment would not affect the exemption provided by Rule 16b-3
promulgated under the Exchange Act.
LIABILITY LIMITATION AND INDEMNIFICATION
Maryland law permits a Maryland corporation to include in its charter a
provision limiting the liability of its directors and officers to the
corporation and its stockholders for money damages except for liability
resulting from (a) actual receipt of an improper benefit or profit in money,
property or services or (b) active and deliberate dishonesty established by a
final judgment as being material to the cause of action. ATLANTIC's Charter
contains such a provision which eliminates such liability to the maximum extent
permitted by Maryland law. ATLANTIC's officers and Directors are and will be
indemnified under ATLANTIC's Charter against certain liabilities. ATLANTIC's
Charter provides that ATLANTIC will, to the maximum extent permitted by
Maryland law in effect from time to time, indemnify and pay or reimburse
reasonable expenses in advance of final disposition of a proceeding to (a) any
individual who is a present or former Director or officer of ATLANTIC or (b)
any individual who, while a Director of ATLANTIC and at the request of
ATLANTIC, serves or has served another corporation, partnership, joint venture,
trust, employee benefit plan or any other enterprise as a director, officer,
partner or trustee of such corporation, partnership, joint venture, employee
benefit plan or other enterprise. ATLANTIC's Charter authorizes ATLANTIC, with
the approval of the Board, to provide such indemnification and advancement of
expenses to a person who served a predecessor of ATLANTIC in any of the
capacities described in (a) or (b) above and to any employee or agent of
ATLANTIC or its predecessors.
Maryland law requires a corporation (unless its charter provides otherwise,
which ATLANTIC's Charter does not) to indemnify a director or officer who has
been successful, on the merits or otherwise, in the defense of any proceeding
to which he or she is made a party by reason of his or her service in that
capacity. Maryland law permits a corporation to indemnify its present and
former directors and officers, among others, against judgments, penalties,
fines, settlements and reasonable expenses actually incurred by them in
connection with any proceeding to which they may be made a party by reason of
their service in those or other capacities unless it is established that (a)
the act or omission of the director or officer was material to the matter
giving rise to the proceeding and (i) was committed in bad faith or (ii) was
the result of active and deliberate dishonesty, (b) the director or officer
actually received an improper personal benefit in money, property or services
or (c) in the case of any criminal proceeding, the director or officer had
reasonable cause to believe that the act or omission was unlawful. However, a
Maryland corporation may not indemnify for an adverse judgment in a suit by or
in the right of the corporation. Maryland law permits ATLANTIC to advance
reasonable expenses to a director or officer upon ATLANTIC's receipt of (a) a
written affirmation by the Director or officer of his or her good faith belief
that he or she has met the standard of conduct necessary for indemnification by
ATLANTIC as authorized by ATLANTIC's Bylaws and (b) a written statement by or
on his or her behalf to repay the amount paid or reimbursed by ATLANTIC if it
shall ultimately be determined that the standard of conduct was not met.
48
<PAGE>
Additionally, ATLANTIC has entered into indemnity agreements with each of its
officers and Directors which provide for reimbursement of all expenses and
liabilities of such officer or Director, arising out of any lawsuit or claim
against such officer or Director due to the fact that he or she was or is
serving as an officer or Director, except for such liabilities and expenses (a)
the payment of which is judicially determined to be unlawful, (b) relating to
claims under Section 16(b) of the Exchange Act or (c) relating to judicially
determined criminal violations.
Insofar as indemnification for liabilities arising under the Securities Act of
1933, as amended (the "Securities Act") may be permitted to Directors, officers
or persons controlling ATLANTIC pursuant to the foregoing provisions, ATLANTIC
has been informed that, in the opinion of the Commission, such indemnification
is against public policy as expressed in the Securities Act and is therefore
unenforceable.
ATLANTIC'S COMMUNITIES
PORTFOLIO COMPOSITION
ATLANTIC believes that moderate income communities offer better prospects for
long-term growth in cash flow. Based on ATLANTIC's review of information filed
under the Exchange Act regarding other REITs in ATLANTIC's primary target
market and other publicly available information, ATLANTIC believes that few
other REITs in its target market currently focus on the moderate income
segment. Moreover, based on ATLANTIC's proprietary information regarding
available land parcels and construction starts in its primary target market,
ATLANTIC believes that less than 10% of the 1995 and 1996 multifamily starts in
ATLANTIC's primary target market cities constituted moderate income
communities. Consequently, ATLANTIC believes that the moderate income segment
is a significantly underserved market with limited competition. In ATLANTIC's
experience, moderate income residents are typically longer-term residents
because they often lack the financial resources required to purchase single-
family homes. As a result, resident turnover is often lower in moderate income
communities than in upper middle income or middle income communities. The total
cost of refurbishing and releasing a unit ranges from $700 to $1,500;
therefore, reducing resident turnover can have a material impact on an asset's
profitability.
The following table indicates the product-type composition of communities owned
by ATLANTIC at May 31, 1997:
<TABLE>
<CAPTION>
PERCENTAGE OF
ASSETS BASED
ON TOTAL
NUMBER OF EXPECTED
COMMUNITIES INVESTMENT(1)
----------- -------------
<S> <C> <C>
Moderate Income(2) 48 48.7%
Middle Income(3) 37 41.7
Upper Middle Income(4) 7 9.6
--------- ---------
Total 92 100%
========= =========
</TABLE>
- --------
(1) For operating communities, represents cost through May 31, 1997 plus
budgeted renovations as of May 31, 1997. For communities under construction
and in planning, represents cost through May 31, 1997 plus additional
budgeted development expenditures as of May 31, 1997, which include the
cost of land, fees, permits, payments to contractors, architectural and
engineering fees and interest and property taxes to be capitalized during
the construction period. Does not include land held for future development,
which is less than 1% of assets, based on cost.
(2) These communities appeal to residents with incomes ranging from 65% to 90%
of submarket median household income. Residents in this category, which
typically include couples, single family parents and families with one or
two children, are value-driven and focus on unit livability and practical
amenities such as washer/dryer hookups, storage space and playground.
(3) These communities appeal to residents with incomes ranging from 90% to 115%
of submarket median household income. These communities have smaller units
and fewer amenities than upper middle income communities.
(4) These communities appeal to residents with incomes ranging from 115% to
140% of submarket median household income. These communities typically
feature large luxurious units and numerous amenities, including large
exercise facilities and attached garages.
49
<PAGE>
GEOGRAPHIC DISTRIBUTION
In order to effectively manage its multifamily communities, ATLANTIC has
organized its operations with a regional focus (Mid-Atlantic and South
Atlantic). ATLANTIC's multifamily communities are located in 15 metropolitan
areas in seven states and the District of Columbia. The table below
demonstrates the geographic distribution of ATLANTIC's portfolio (operating
communities and total communities, which includes operating communities and
owned communities under construction and in planning) at May 31, 1997:
<TABLE>
<CAPTION>
OPERATING COMMUNITIES TOTAL COMMUNITIES
PERCENTAGE OF PERCENTAGE OF
ASSETS BASED ASSETS BASED
ON TOTAL ON TOTAL
NUMBER OF EXPECTED NUMBER OF EXPECTED
COMMUNITIES INVESTMENT(1) COMMUNITIES INVESTMENT(1)
----------- ------------- ----------- -------------
<S> <C> <C> <C> <C>
MID-ATLANTIC:
Charlotte, North
Carolina 4 6% 6 6%
Greenville, South
Carolina 1 1 1 1
Memphis, Tennessee 4 4 4 3
Nashville, Tennessee 2 4 3 4
Raleigh, North Carolina 6 9 7 7
Richmond, Virginia 2 3 6 7
Washington, D.C. 4 7 6 10
--------- --------- --------- ---------
Total Mid-Atlantic 23 34% 33 38%
--------- --------- --------- ---------
SOUTH ATLANTIC:
Atlanta, Georgia 21 34% 25 30%
Birmingham, Alabama 4 5 5 5
Ft. Lauderdale/West Palm
Beach, Florida 7 10 9 9
Ft. Myers, Florida 1 1 1 1
Jacksonville, Florida 2 3 6 7
Orlando, Florida 5 4 6 4
Sarasota, Florida 1 3 1 2
Tampa, Florida 6 6 6 4
--------- --------- --------- ---------
Total South Atlantic 47 66% 59 62%
--------- --------- --------- ---------
Total 70 100% 92 100%
========= ========= ========= =========
</TABLE>
- --------
(1) For operating communities, represents cost through May 31, 1997 plus
budgeted renovations as of May 31, 1997. For communities under construction
and in planning, represents cost through May 31, 1997 plus additional
budgeted development expenditures as of May 31, 1997, which include the
cost of land, fees, permits, payments to contractors, architectural and
engineering fees and interest and property taxes to be capitalized during
the construction period. Does not include land held for future development,
which is less than 1% of assets, based on cost.
50
<PAGE>
COMMUNITIES
The information in the following table is as of March 31, 1997, except total
expected investment which is as of May 31, 1997 (dollar amounts in thousands).
Additional information on ATLANTIC's communities is contained in Schedule III,
Real Estate and Depreciation, in ATLANTIC's financial statements. No individual
community, or group of communities operated as a single business unit, amounts
to 10% or more of ATLANTIC's pro forma total assets at December 31, 1996 nor
does the gross revenue from any such communities amount to 10% or more of
ATLANTIC's pro forma gross revenues for the fiscal year ended December 31,
1996.
<TABLE>
<CAPTION>
YEAR TOTAL
ACQUIRED OR PERCENTAGE ATLANTIC EXPECTED
COMPLETED(1) LEASED UNITS INVESTMENT(2) INVESTMENT(2)
------------ ---------- --------- ------------- -------------
<S> <C> <C> <C> <C> <C> <C>
COMMUNITIES OWNED AS OF
MARCH 31, 1997:
OPERATING
COMMUNITIES(3):
MID-ATLANTIC:
Charlotte, North
Carolina:
STABILIZED:
Cameron at Hickory
Grove(4) 1996 92.6% 202 $ 8,410 $ 8,453
Cameron Oaks 1994 95.1 264 15,406 15,443
Waterford Hills* 1995 85.6 270 13,499 13,511(5)
Waterford Square I* 1996 91.9 408 19,575 20,799(5)
--------- --------- ---------- ----------
Subtotals/Average 91.3 1,144 56,890 58,206
--------- --------- ---------- ----------
Greenville, South
Carolina:
STABILIZED:
Cameron Court 1996 96.2 234 11,092 11,126
Memphis, Tennessee:
STABILIZED:
Cameron at Kirby
Parkway 1994 91.1 324 10,179 10,259
Stonegate 1994 92.3 208 7,090 7,271
PRE-STABILIZED:
Cameron Century Center 1996 90.7 420 16,131 16,541
Country Oaks(6) 1996 93.0 200 8,557 8,713
--------- --------- ---------- ----------
Subtotals/Average 91.5 1,152 41,957 42,784
--------- --------- ---------- ----------
Nashville, Tennessee:
STABILIZED:
Arbor Creek(7) 1994 95.6 360 18,197 18,306
Enclave at Brentwood 1995 91.1 380 16,181 16,292
--------- --------- ---------- ----------
Subtotals/Average 93.3 740 34,378 34,598
--------- --------- ---------- ----------
Raleigh, North
Carolina:
STABILIZED:
Cameron Square 1994 95.2 268 16,036 16,087
Waterford Point* 1996 90.2 336 15,866 16,880(5)
PRE-STABILIZED:
Cameron Lake 1996 94.4 196 9,536 9,798
Cameron Ridge(8) 1996 96.1 228 10,276 10,502
Emerald Forest 1996 88.8 320 14,762 15,159
--------- --------- ---------- ----------
Subtotals/Average 92.5 1,348 66,476 68,426
--------- --------- ---------- ----------
Richmond, Virginia:
STABILIZED:
Camden at Wellesley 1994 96.5 340 19,544 19,608
Potomac Hunt(9) 1994 94.6 220 10,142 10,224
--------- --------- ---------- ----------
Subtotals/Average 95.8 560 29,686 29,832
--------- --------- ---------- ----------
</TABLE>
51
<PAGE>
<TABLE>
<CAPTION>
YEAR TOTAL
ACQUIRED OR PERCENTAGE ATLANTIC EXPECTED
COMPLETED(1) LEASED UNITS INVESTMENT(2) INVESTMENT(2)
------------ ---------- --------- ------------- -------------
<S> <C> <C> <C> <C> <C>
Washington, D.C.:
STABILIZED:
Camden at Kendall Ridge 1994 94.6% 184 $ 11,737 $ 11,795
Cameron at Saybrooke 1994 96.4 252 18,985 19,064
Sheffield Forest 1995 97.3 256 15,562 15,640
PRE-STABILIZED:
West Springfield
Terrace 1996 91.0 244 16,483 16,637
--------- --------- ---------- ----------
Subtotals/Average 94.9 936 62,767 63,136
--------- --------- ---------- ----------
Subtotals/Average--
Mid-Atlantic 93.0 6,114 303,246 308,108
--------- --------- ---------- ----------
SOUTH ATLANTIC:
Atlanta, Georgia:
STABILIZED:
Azalea Park(10)(11) 1995 87.7 447 25,832 26,081
Cameron Ashford 1994 95.1 365 24,922 25,032
Cameron Briarcliff(9) 1994 98.6 220 14,277 14,315
Cameron Brook(10)(12) 1994 96.8 440 22,448 22,620
Cameron Crest 1994 92.6 377 23,814 23,925
Cameron Dunwoody 1994 87.8 238 16,902 17,007
Cameron Forest 1995 90.8 152 6,259 6,382
Cameron Place 1995 94.3 212 8,094 8,217
Cameron Pointe 1996 93.5 214 14,928 15,001
Cameron Station(10)(13) 1995 89.9 348 16,083 16,349
Clairmont Crest(10)(14) 1994 96.7 213 11,063 11,091
The Greens(10)(15) 1994 95.4 304 13,769 13,833
Lake Ridge 1993 97.0 268 17,385 17,463
Morgan's Landing 1993 96.4 165 8,635 8,688
Old Salem 1994 98.3 172 8,236 8,401
Trolley Square 1994 96.7 270 13,920 13,997
Vinings Landing 1994 94.0 200 9,986 10,062
WintersCreek(10)(16) 1995 98.0 200 7,800 7,914
Woodlands 1995 94.6 644 25,745 26,049
PRE-STABILIZED:
Balmoral Village 1996 99.0 312 19,300 19,509
Cameron Creek I(17) 1994 86.9 404 24,615 24,877
--------- --------- ---------- ----------
Subtotals/Average 93.9 6,165 334,013 336,813
--------- --------- ---------- ----------
Birmingham, Alabama:
STABILIZED:
Cameron on the
Cahaba(18) 1995 95.7 400 18,937 19,035
Colony Woods I 1994 90.3 216 10,687 10,697
Colony Woods II* 1995 95.5 198 10,533 11,423(5)
Morning Sun Villas 1994 95.1 184 9,317 9,445
--------- --------- ---------- ----------
Subtotals/Average 94.4 998 49,474 50,600
--------- --------- ---------- ----------
Ft. Lauderdale/W. Palm Beach,
Florida:
STABILIZED:
Cameron at Meadow Lakes 1995 99.5 189 8,847 8,968
Cameron at the
Villages(9) 1994 96.9 384 19,538 19,801
Cameron Cove(10)(19) 1994 96.4 221 9,391 9,494
Cameron View 1995 96.0 176 8,536 8,780
Parrot's Landing
I(10)(20) 1994 94.1 408 18,659 18,836
PRE-STABILIZED:
Cameron at Bayberry
Lake 1996 93.8 308 17,099 17,326
Park Place at Turtle
Run 1996 95.7 350 15,753 15,905
--------- --------- ---------- ----------
Subtotals/Average 95.8 2,036 97,823 99,110
--------- --------- ---------- ----------
</TABLE>
52
<PAGE>
<TABLE>
<CAPTION>
YEAR TOTAL
ACQUIRED OR PERCENTAGE ATLANTIC EXPECTED
COMPLETED(1) LEASED UNITS INVESTMENT(2) INVESTMENT(2)
------------ ---------- --------- ------------- -------------
<S> <C> <C> <C> <C> <C>
Ft. Myers, Florida:
STABILIZED:
Forestwood(10)(21) 1994 95.7% 397 $ 13,885 $ 14,063
Jacksonville, Florida:
STABILIZED:
Bay Club 1994 94.6 220 12,225 12,317
PRE-STABILIZED:
Cameron Lakes I* 1996 (22) 302 16,239 17,778(5)
--------- --------- ---------- ----------
Subtotals/Average 94.6 522 28,464 30,095
--------- --------- ---------- ----------
Miami, Florida:
STABILIZED:
Park Hill(23) 1994 93.6 264 8,655 8,655
Orlando, Florida:
STABILIZED:
Camden Springs 1994 90.9 340 17,371 17,576
Cameron Villas I(24) 1994 96.4 192 8,036 8,156
Cameron Villas II(9) 1995 97.6 42 1,777 1,850
Kingston Village 1995 98.3 120 6,057 6,226
The Wellington I(9) 1994 98.4 192 8,044 8,081
--------- --------- ---------- ----------
Subtotals/Average 95.0 886 41,285 41,889
--------- --------- ---------- ----------
Sarasota, Florida:
STABILIZED:
Camden at Palmer Ranch 1994 93.5 432 24,206 24,426
Tampa, Florida:
STABILIZED:
Camden Downs 1994 97.2 250 12,617 12,682
Cameron Lakes 1995 98.1 207 8,669 8,715
Country Place Village(25) 1995 94.7 188 8,386 8,587
Foxbridge on the
Bay(10)(26) 1994 99.2 358 10,966 11,010
Summer Chase(9)(27) 1994 95.8 96 3,788 3,805
PRE-STABILIZED:
Cameron Bayshore 1996 96.7 328 10,868 11,485
--------- --------- ---------- ----------
Subtotals/Average 97.3 1,427 55,294 56,284
--------- --------- ---------- ----------
Subtotals/Average--
South Atlantic 94.7 13,127 653,099 661,935
--------- --------- ---------- ----------
Subtotals/Average--
Operating
Communities 94.1 19,241 956,345 970,043
--------- --------- ---------- ----------
COMMUNITIES UNDER
CONSTRUCTION:
MID-ATLANTIC:
Charlotte, North Carolina:
Waterford Square II* 1998 N/A 286 10,762 17,495
Nashville, Tennessee:
Cameron Overlook* 1998 N/A 452 13,696 23,848
Raleigh, North Carolina:
Cameron Brooke*(28) 1997 N/A 228 12,132 13,238
Waterford Forest*(29) 1997 N/A 384 20,360 21,489
--------- --------- ---------- ----------
Subtotals N/A 612 32,492 34,727
--------- --------- ---------- ----------
</TABLE>
53
<PAGE>
<TABLE>
<CAPTION>
YEAR TOTAL
ACQUIRED OR PERCENTAGE ATLANTIC EXPECTED
COMPLETED(1) LEASED UNITS INVESTMENT(2) INVESTMENT(2)
------------ ---------- --------- ------------- -------------
<S> <C> <C> <C> <C> <C> <C>
Richmond, Virginia:
Cameron at Wyndham* 1999 N/A 312 $ 5,908 $ 20,405
Cameron Crossing I* 1998 N/A 280 12,806 18,367
--------- --------- ---------- ----------
Subtotals N/A 592 18,714 38,772
--------- --------- ---------- ----------
Washington, D.C.
Cameron at Milestone
(28)* 1997 N/A 444 30,726 31,404
Woodway at Trinity
Center (28)* 1999 N/A 504 36,533 37,836
--------- --------- ---------- ----------
Subtotals N/A 948 67,259 69,240
--------- --------- ---------- ----------
Subtotals--Mid-
Atlantic N/A 2,890 142,923 184,082
--------- --------- ---------- ----------
SOUTH ATLANTIC:
Atlanta, Georgia:
Cameron Creek II (28)* 1997 N/A 260 19,706 20,210
Cameron Landing* 1999 N/A 368 3,484 21,630
--------- --------- ---------- ----------
Subtotals N/A 628 23,190 41,840
--------- --------- ---------- ----------
Birmingham, Alabama:
Cameron at the Summit I* 1998 N/A 372 14,981 21,644
Ft. Lauderdale/W. Palm
Beach, Florida:
Cameron Waterways* 1999 N/A 300 5,497 21,255
Parrot's Landing II
(28)* 1997 N/A 152 9,832 10,200
--------- --------- ---------- ----------
Subtotals N/A 452 15,329 31,455
--------- --------- ---------- ----------
Jacksonville, Florida:
Cameron Deerwood (28)* 1997 N/A 336 16,799 18,039
Cameron Lakes II* 1998 N/A 253 6,674 15,812
Cameron Timberlin Parc I
(28)* 1997 N/A 320 16,876 17,386
--------- --------- ---------- ----------
Subtotals/Average N/A 909 40,349 51,237
--------- --------- ---------- ----------
Subtotals--South
Atlantic N/A 2,361 93,849 146,176
--------- --------- ---------- ----------
Subtotals--
Communities
Under Construction N/A 5,251 236,772 330,258
--------- --------- ---------- ----------
COMMUNITIES IN PLANNING AND OWNED:
MID-ATLANTIC:
Charlotte, North
Carolina:
Cameron Matthews(30)* 1999 N/A 212 1,652 12,066
Richmond, Virginia:
Cameron at Virginia
Center* 1999 N/A 264 1,962 16,079
Cameron Crossing II* 1998 N/A 144 1,404 8,951
--------- --------- ---------- ----------
Subtotals N/A 408 3,366 25,030
--------- --------- ---------- ----------
Subtotals--Mid-
Atlantic N/A 620 5,018 37,096
--------- --------- ---------- ----------
SOUTH ATLANTIC:
Atlanta, Georgia:
Cameron at Double
Bridge* 1999 N/A 232 2,877 16,115
Cameron at North Point* 1999 N/A 264 3,718 19,788
--------- --------- ---------- ----------
Subtotals N/A 496 6,595 35,903
--------- --------- ---------- ----------
Jacksonville, Florida:
Cameron Timberlin Parc
II* 2000 N/A 200 1,416 10,500
--------- --------- ---------- ----------
Subtotals--South
Atlantic N/A 696 8,011 46,403
--------- --------- ---------- ----------
Subtotals--
Communities in
Planning and Owned N/A 1,316 13,029 83,499
--------- --------- ---------- ----------
</TABLE>
54
<PAGE>
<TABLE>
<CAPTION>
YEAR TOTAL
ACQUIRED OR PERCENTAGE ATLANTIC EXPECTED
COMPLETED(1) LEASED UNITS INVESTMENT(2) INVESTMENT(2)
------------ ---------- --------- ------------- -------------
<S> <C> <C> <C> <C> <C> <C>
LAND HELD FOR FUTURE
MULTIFAMILY DEVELOPMENT N/A - $ 2,083 $ -
--------- --------- ---------- ----------
Total Communities
Owned at
March 31, 1997 94.1 25,808 $1,208,229 $1,383,800
--------- --------- ---------- ----------
COMMUNITY ACQUIRED
FROM MARCH 31, 1997 TO MAY 31, 1997:
COMMUNITY IN PLANNING AND OWNED:
SOUTH ATLANTIC:
Orlando, Florida:
The Wellington II* 1998 N/A 120 - $ 8,936
--------- --------- ---------- ----------
COMMUNITY DISPOSED OF
FROM MARCH 31, 1997 TO MAY 31, 1997:
OPERATING COMMUNITY:
SOUTH ATLANTIC:
Miami, Florida:
Park Hill(23) N/A N/A (264) $ (8,655) $ (8,655)
--------- --------- ---------- ----------
Total Communities
Owned at May 31,
1997 94.1% 25,664 $1,199,574 $1,384,081
========= ========= ========== ==========
</TABLE>
Additionally, at May 31, 1997, ATLANTIC had land in planning and under control
for the development of 3,830 units with a total budgeted development cost of
$249.2 million. The term "in planning" means that construction is anticipated
to commence within 12 months. The term "under control" means that ATLANTIC has
an exclusive right (through contingent contract or letter of intent) during a
contractually agreed-upon time period to acquire land for future development of
multifamily communities, subject to removal of contingencies during the due
diligence process, but does not currently own the land. There can be no
assurance that such land will be acquired. The unit and total budgeted
development cost information for these communities is based on management's
best estimates of the cost upon completion of these communities.
- --------
* Community developed by ATLANTIC.
(1) With respect to communities under construction or communities in planning
and owned, represents expected completion date.
(2) ATLANTIC investment represents cost through March 31, 1997. For operating
communities, total expected investment represents cost through May 31,
1997 plus budgeted renovations as of May 31, 1997. For communities under
construction and in planning, represents cost through May 31, 1997 plus
additional budgeted development expenditures as of May 31, 1997, which
include the cost of land, fees, permits, payments to contractors,
architectural and engineering fees and interest and property taxes to be
capitalized during the construction period. The term "in planning" means
that construction is anticipated to commence within 12 months.
(3) The term "stabilized" means that renovation, repositioning, new management
and new marketing programs (or development and marketing in the case of
newly developed communities) have been completed and in effect for a
sufficient period of time (but in no event longer than 12 months, except
in cases of major rehabilitation) to achieve 93% occupancy at market
rents. Prior to being "stabilized", a community is considered "pre-
stabilized". See "Business--ATLANTIC's Operating System--Acquired
Communities".
(4) Cameron at Hickory Grove Apartments are subject to a deed of trust
securing a mortgage note of $6.0 million.
(5) The total expected investment cost of these developed communities includes
potential incentive payments to third-party developer/managers that had
not been earned by them at May 31, 1997.
(6) Country Oaks Apartments are subject to a deed of trust securing a mortgage
note of $5.9 million.
55
<PAGE>
(7) The land associated with the Arbor Creek Apartments is leased by ATLANTIC
through the year 2058 under an agreement with the Metropolitan Nashville
Airport Authority.
(8) Cameron Ridge Apartments are subject to a deed of trust securing a
mortgage note of $5.8 million.
(9) Community is pledged as additional security under ATLANTIC's 30-year
credit enhancement agreement with FNMA. For a discussion of the FNMA
credit enhancement agreement, see "Business--ATLANTIC's Operating System--
Capital Markets/Finance/Legal".
(10) The tax-exempt bond issue associated with this community is included in
ATLANTIC's credit enhancement agreement with FNMA.
(11) Azalea Park Apartments are subject to a deed of trust securing a mortgage
note related to $15.5 million of tax-exempt bonds.
(12) Cameron Brook Apartments are subject to a deed of trust securing a
mortgage note related to $19.5 million of tax-exempt bonds.
(13) Cameron Station Apartments are subject to a deed of trust securing a
mortgage note related to $14.5 million of tax-exempt bonds.
(14) Clairmont Crest Apartments are subject to a deed of trust securing a
mortgage note related to $11.6 million of tax-exempt bonds.
(15) The Greens Apartments are subject to a deed of trust securing a mortgage
note related to $10.4 million of tax-exempt bonds.
(16) WintersCreek Apartments are subject to a deed of trust securing a mortgage
note related to $5.0 million of tax-exempt bonds.
(17) Community was classified as pre-stabilized in 1997 due to the effects of
lease-up activities at Phase II of this community.
(18) Cameron on the Cahaba Phase II Apartments, which consist of 250 units, are
subject to a deed of trust securing a mortgage note of $8.0 million.
(19) Cameron Cove Apartments are subject to a deed of trust securing a mortgage
note related to $8.5 million of tax-exempt bonds.
(20) Parrot's Landing Phase I Apartments are subject to a deed of trust
securing a mortgage note related to $15.8 million of tax-exempt bonds.
(21) Forestwood Apartments are subject to a deed of trust securing a mortgage
note related to $11.5 million of tax-exempt bonds.
(22) Community is in lease-up, therefore, the percentage leased is not given
because it is not representative of a fully operational community.
(23) Park Hill Apartments were being held for sale at March 31, 1997 and were
disposed of in April 1997.
(24) Cameron Villas I Apartments are subject to a deed of trust securing a
mortgage note of $6.3 million.
(25) Country Place Village Phase I Apartments, which consist of 88 units, are
subject to a deed of trust securing a mortgage note of $2.0 million.
(26) Foxbridge on the Bay Apartments are subject to a deed of trust securing a
mortgage note related to $10.4 million of tax-exempt bonds.
(27) Community was disposed of in June 1997.
(28) Community was leasing completed units at May 31, 1997.
(29) Community was completed in April 1997.
(30) Construction on this community commenced in May 1997.
56
<PAGE>
SELECTED FINANCIAL INFORMATION
The following table sets forth the Pro Forma Financial Results as of and for
the three-month period ended March 31, 1997 and the year ended December 31,
1996, and the Historical Financial Results as of and for the three-month period
ended March 31, 1997 and the years ended December 31, 1996, 1995 and 1994 and
the period from inception (October 26, 1993) through December 31, 1993. Such
selected financial information is qualified in its entirety by, and should be
read in conjunction with, "Management's Discussion and Analysis of Financial
Condition and Results of Operations" and the financial statements and notes
thereto included in this Prospectus. The Pro Forma Financial Results are not
necessarily indicative of what the actual financial position and results of
operations of ATLANTIC would have been as of and for the periods indicated, nor
do they purport to represent the financial position and results of operations
for future periods.
<TABLE>
<CAPTION>
PRO FORMA(1)(2) HISTORICAL PRO FORMA (1)(2) HISTORICAL
--------------- ------------- ---------------- ------------------------------------------
THREE-MONTH THREE-MONTH
PERIOD ENDED PERIOD ENDED YEAR ENDED PERIOD ENDED
MARCH 31, MARCH 31, DECEMBER 31, DECEMBER 31,
1997 1997 1996 1996 1995 1994 1993(3)
--------------- ------------- ---------------- ---------- --------- --------- --------
(IN THOUSANDS, EXCEPT PER SHARE DATA)
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATIONS SUMMARY:
Rental income $39,715 $ 39,715 $ 148,361 $ 137,729 $ 103,634 $ 55,071 $ 156
Homestead Convertible
Mortgages interest
income 185 185 - - - - -
Property management
fees paid to affiliate - 1,280 - 4,208 3,475 1,536 -
Property management
fees paid to third
parties 232 232 971 971 591 661 -
Interest expense 2,893 4,761 12,219 16,181 19,042 9,240 -
REIT management fee
paid to affiliate - 3,029 - 10,445 6,923 3,671 12
General and
administrative
expenses 1,751 265 5,923 673 646 266 1
Net earnings before
extraordinary item 13,258 10,178 45,306 42,569 19,639 9,926 38
Extraordinary item--
loss on early
extinguishment of debt - - - 3,940 - - -
Series A Preferred
Share dividends 1,125 - 4,500 - - - -
Net earnings
attributable to Shares
attributable to Shares 12,133 10,178 40,806 38,629 19,639 9,926 38
Net earnings per Share
before extraordinary
item 0.27 0.27 1.01 1.33 0.89 0.81 0.13
Net earnings
attributable to Shares
per Share 0.27 0.27 1.01 1.21 0.89 0.81 $ 0.13
Cash distributions
declared and paid 14,778 14,778 53,064 53,064 35,119 14,648 -
Cash distributions
declared and paid per
Share $ 0.39 $ 0.39 $ 1.65 $ 1.65 $ 1.60 $ 1.20 -
Weighted-average Shares
outstanding 44,241 37,892 40,246 32,028 21,944 12,227 286
<CAPTION>
PRO FORMA (4) HISTORICAL
------------- -----------------------------------------------------------
MARCH 31, MARCH 31, DECEMBER 31,
1997 1997 1996 1995 1994 1993
------------- ---------------- ---------- --------- --------- --------
(IN THOUSANDS)
<S> <C> <C> <C> <C> <C> <C> <C>
FINANCIAL POSITION:
Real estate, at cost $1,208,229 $1,208,229 $1,157,235 $ 888,928 $ 631,260 $ 31,005
Total assets 1,210,645 1,204,231 1,135,065 885,824 637,846 31,850
Line of credit(5) 21,020 295,250 228,000 190,000 153,000 -
Long-term debt 150,000 - - - - -
Mortgages payable 155,418 155,418 155,790 118,524 107,347 -
Total liabilities 367,043 489,511 436,423 328,886 271,216 178
Total shareholders'
equity $ 843,602 $ 714,720 $ 698,642 $ 556,938 $ 366,630 $ 31,672
Number of Shares
outstanding 44,241 37,892 37,892 27,763 18,567 1,582
<CAPTION>
PRO FORMA(1) HISTORICAL PRO FORMA(1) HISTORICAL
--------------- ------------- ---------------- ------------------------------------------
THREE-MONTH THREE-MONTH
PERIOD ENDED PERIOD ENDED YEAR ENDED PERIOD ENDED
MARCH 31, MARCH 31, DECEMBER 31, DECEMBER 31,
1997 1997 1996 1996 1995 1994 1993(3)
--------------- ------------- ---------------- ---------- --------- --------- --------
(IN THOUSANDS, EXCEPT RATIO DATA)
<S> <C> <C> <C> <C> <C> <C> <C>
OTHER DATA:
Net earnings
attributable to Shares $12,133 $ 10,178 $ 40,806 $ 38,629 $ 19,639 $ 9,926 $ 38
Add (Deduct):
Real estate
depreciation 6,132 6,132 22,534 20,824 15,925 8,770 28
Amortization related to
Homestead Convertible
Mortgages (20) (20) - - - - -
Gain (loss) on
disposition of real
estate - - - (6,732) - - -
Gain on sale of
Homestead Assets - - - (2,839) - - -
Provision for possible
loss on investments 200 200 2,500 2,500 - - -
Extraordinary item--
loss on early
extinguishment of debt - - - 3,940 - - -
------- ---------- ---------- ---------- --------- --------- --------
Funds from
operations(6) $18,445 $ 16,490 $ 65,840 $ 56,322 $ 35,564 $ 18,696 $ 66
Ratio of EBITDA to
Interest(7) 21,429 21,271 78,272 72,503 54,606 27,936 66
Net cash provided
(used) by operating
activities 19,804 16,913 69,685 54,356 39,732 23,564 (492)
Net cash used by
investing activities (70,486) (69,354) (291,476) (287,418) (235,149) (390,077) (31,005)
Net cash provided by
financing activities $50,733 $ 52,055 $ 226,026 $ 230,907 $ 195,649 $ 372,638 $ 31,634
Ratio of Earnings to
Combined Fixed Charges
and Preferred Stock
Dividends(8) 2.5 2.0 2.1 1.9 1.7 1.9 N/A
</TABLE>
57
<PAGE>
- --------
(1) The pro forma condensed statements of earnings reflect: the Merger, (ii)
the sale of the Homestead Village properties and subsequent distribution of
Homestead securities on November 12, 1996, (iii) the acquisition and
disposition of communities acquired or disposed of subsequent to January 1,
1996 and related assumptions of mortgage debt and (iv) the sale of Shares
subsequent to January 1, 1996 (including the sale of Shares on April 10,
1997) and the Offerings and the related repayments on ATLANTIC's $350
million unsecured line of credit as if all of these transactions had
occurred on January 1, 1996.
(2) Should the Note Offering not be consummated, the pro forma financial
statements would reflect the following amounts:
<TABLE>
<CAPTION>
THREE-MONTH
PERIOD ENDED YEAR ENDED
MARCH 31, 1997 DECEMBER 31, 1996
-------------- -----------------
(IN THOUSANDS, EXCEPT PER SHARE
AND RATIO DATA)
<S> <C> <C>
Interest expense.......................... $ 2,480 $10,990
Net earnings attributable to Shares....... 12,546 42,035
Net earnings attributable to Shares per
share.................................... 0.28 1.04
Funds from operations..................... $18,858 $67,069
Ratio of Earnings to Combined Fixed
Charges and Preferred Stock Dividends.... 2.6 2.2
</TABLE>
(3) For the period from inception (October 26, 1993) to December 31, 1993.
(4) The pro forma condensed balance sheet reflects: (i) the Merger, (ii) the
sale of Shares on April 10, 1997 and (iii) the Offerings and the related
repayments on ATLANTIC's $350 million unsecured line of credit as if all of
these transactions had occurred as of March 31, 1997.
(5) At June 27, 1997, ATLANTIC had $278.8 million of outstanding borrowings
under its $350 million unsecured line of credit and such outstanding
borrowings are expected to be approximately $ million at the closing
of the Offering.
(6) Funds from operations represents net earnings computed in accordance with
GAAP, excluding gains (or losses) from real estate transactions, provisions
for possible losses, extraordinary items and real estate depreciation.
ATLANTIC believes that funds from operations is helpful to the reader in
understanding the performance of an equity REIT and will enhance the
reader's comprehension of ATLANTIC's results of operations and cash flows
presented in the financial statements and other data in this document.
Funds from operations should not be considered as an alternative to net
earnings or any other GAAP measurement of performance as an indicator of
ATLANTIC's operating performance or as an alternative to cash flows from
operating, investing or financing activities as a measure of liquidity. On
January 1, 1996, ATLANTIC adopted NAREIT's revised definition of funds from
operations. Under this more conservative definition, loan cost amortization
is not added back to net earnings in determining funds from operations. For
comparability, funds from operations for the periods prior to January 1,
1996 give effect to the revised definition. The funds from operations
measure presented by ATLANTIC, while consistent with the NAREIT definition,
will not be comparable to similarly titled measures of other REITs which do
not compute funds from operations in a manner consistent with ATLANTIC.
Funds from operations is not intended to represent cash made available to
shareholders. Cash distributions paid to shareholders is presented in the
table above.
(7) EBITDA represents earnings from operations before deduction of interest,
taxes, depreciation and amortization. EBITDA should not be considered as an
alternative to net earnings or any other GAAP measurement of performance as
an indication of ATLANTIC's operating performance or as an alternative to
cash flows from operating, investing or financing activities as a measure
of liquidity.
(8) For purposes of computing the ratio of earnings to combined fixed charges
and preferred stock dividends, earnings consist of earnings from operations
plus fixed charges other than capitalized interest. Fixed charges consist
of interest on borrowed funds (including capitalized interest) and
amortization of debt discount and expense.
58
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
The following discussion should be read in conjunction with ATLANTIC's
financial statements and the notes thereto included in this Prospectus.
The statements contained in this discussion and elsewhere in this Prospectus
that are not historical facts are forward-looking statements within the meaning
of Section 27A of the Securities Act and Section 21E of the Exchange Act. These
forward-looking statements are based on current expectations, estimates and
projections about the industry and markets in which ATLANTIC operates,
management's beliefs and assumptions made by management. Words such as
"expects", "anticipates", "intends", "plans", "believes", "seeks", "estimates",
variations of such words and similar expressions are intended to identify such
forward-looking statements. These statements are not guarantees of future
performance and involve certain risks, uncertainties and assumptions which are
difficult to predict. Therefore, actual outcomes and results may differ
materially from what is expressed or forecasted in such forward-looking
statements. ATLANTIC's operating results depend primarily on income from
multifamily communities, which is substantially influenced by (i) the demand
for and supply of multifamily units in ATLANTIC's primary target market and
submarkets, (ii) operating expense levels, (iii) the effectiveness of property-
level operations and (iv) the pace and price at which ATLANTIC can acquire and
develop additional multifamily communities. Capital and credit market
conditions which affect ATLANTIC's cost of capital also influence operating
results.
OVERVIEW
Since its inception on October 26, 1993 and through March 31, 1997, ATLANTIC
has amassed a portfolio of 25,808 multifamily units with a total expected
investment cost of $1.38 billion located in the southeastern United States.
Additionally, at March 31, 1997, ATLANTIC had land in planning and under
control for the development of 2,332 units with a total budgeted development
cost of $137.5 million. ATLANTIC's investment in real estate has been financed
through both debt and equity. From inception through March 31, 1997, ATLANTIC
has raised approximately $806.2 million in net equity, primarily through
private and public sales of Shares. Additionally, ATLANTIC had long-term
mortgage debt at March 31, 1997 of approximately $155.4 million which is
secured by certain of the communities acquired. ATLANTIC's $350 million
unsecured line of credit provided the remaining investment capital.
The following table summarizes ATLANTIC's multifamily investment activity for
the three-month period ended March 31, 1997 and for the years ended December
31, 1996, 1995 and 1994 (dollar amounts in thousands):
<TABLE>
<CAPTION>
Three-Month Year Ended December 31,
Period Ended --------------------------
March 31, 1997 1996 1995 1994
-------------- -------- -------- --------
<S> <C> <C> <C> <C>
OPERATING COMMUNITIES:
Communities 70 70 58 43
Units 19,241 19,241 15,823 11,990
Total expected investment(1) $968,081 $959,860 $783,448 $600,880
Cost per unit $50.3 $49.9 $49.5 $50.1
DEVELOPMENT COMMUNITIES:
Starts During Period:
Communities 2 9 6 4
Units 668 2,815 2,214 1,212
Total expected investment(1) $42,910 $164,442 $143,822 $64,054
Cost per unit $64.2 $58.4 $65.0 $52.8
</TABLE>
59
<PAGE>
<TABLE>
<CAPTION>
Three-Month Year Ended December 31,
Period Ended --------------------------
March 31, 1997 1996 1995 1994
-------------- -------- -------- --------
<S> <C> <C> <C> <C>
Completions During Period:
Communities -- 3 2 --
Units -- 1,046 468 --
Total expected investment(1) -- $56,370 $25,462 --
Cost per unit -- $53.9 $54.4 --
Stabilizations During Period:
Communities 1 3 -- --
Units 408 804 -- --
Total expected investment(1) $20,799 $43,004 -- --
Cost per unit $51.0 $53.5 -- --
Under Construction at Period End:
Communities 16 14 8 4
Units 5,395 4,727 2,958 1,212
Total expected investment(1) $335,591 $290,486 $176,740 $63,006
Cost per unit $62.2 $61.5 $59.7 $52.0
Investment to date $238,176 $194,587 $94,094 $20,741
ACQUISITIONS:
Communities -- 13 15 40
Units -- 3,556 3,961 11,307
Total expected investment(1) -- $171,731 $182,242 $582,077
Cost per unit -- $48.3 $46.0 $51.5
DISPOSITIONS:
Communities -- 4 2 --
Units -- 1,184 596 --
Proceeds -- $64,150 $30,934 --
Gain -- $6,732 -- --
</TABLE>
- --------
(1) For operating communities, represents cost through the period end plus
budgeted renovations, if any, as of the period end. For communities under
construction, represents cost through the period end plus additional
budgeted development expenditures as of the period end, which include the
cost of land, fees, permits, payments to contractors, architectural and
engineering fees and interest and property taxes to be capitalized during
the construction period.
In addition to its multifamily investment activity, ATLANTIC developed
extended-stay lodging facilities known as Homestead Village that were sold to
Homestead, a newly formed company, in 1996, as discussed below in "--Liquidity
and Capital Resources--Investing and Financing Activities--Homestead
Transaction". ATLANTIC's investment, at cost, in Homestead Village properties
was $2.6 million at December 31, 1995. ATLANTIC did not begin developing
Homestead Village properties until 1995.
At May 31, 1997, 96.1% of ATLANTIC's portfolio, based upon total expected
investment, was located in ATLANTIC's primary target market cities. These
primary target market cities and submarkets have benefitted substantially in
recent periods from demographic trends, in particular population and job
growth. From July 1993 to July 1995, the population growth rate in ATLANTIC's
primary target market cities (3.8%) exceeded the population growth rate in the
United States as a whole (2.0%), based upon U. S. Census Bureau information.
From 1993 to 1996, the job growth rate in ATLANTIC's primary target market
cities (10.7%) exceeded the job growth rate in the United States as a whole
(8.0%), based upon U. S. Department of Labor Statistics information. As a
result, the demand for multifamily units in ATLANTIC's primary target market
cities has increased. The strong demand for multifamily units has resulted in
an increase in ATLANTIC's rental rates in each multifamily product type in
ATLANTIC's portfolio, even though the shift in ATLANTIC's portfolio composition
to a higher percentage of moderate income product resulted in a slight overall
decrease in average rental rate per unit. The increase in rental rates has had
a favorable impact on ATLANTIC's operating results. Additionally, ATLANTIC's
operating results have been, and will continue to be, impacted by rental
expense levels. Over the past two years, rental
60
<PAGE>
expenses (other than real estate taxes) as a percentage of rental revenues for
ATLANTIC's multifamily communities have generally remained flat, primarily due
to a continual effort by ATLANTIC to reduce resident turnover, thereby reducing
the costs associated with re-leasing vacated units. Over the next few years,
ATLANTIC expects rental expenses to increase at a rate slightly lower than the
expected increases in rental revenue.
ATLANTIC believes that development of multifamily communities from the ground
up, which are built for long-term ownership and designed to meet broad renter
preferences and demographic trends, will provide a greater source of long-term
cash flow growth in the future than acquisitions. Therefore, while land prices
are favorable, ATLANTIC has acquired and will continue to acquire, on an
unleveraged basis, prudent amounts of land zoned for multifamily development.
ATLANTIC believes its ability to compete is significantly enhanced relative to
other companies because of the REIT Manager's depth of development and
acquisition personnel and presence in local markets combined with ATLANTIC's
access to investment capital.
ATLANTIC's overall results of operations and financial condition for the first
three months of 1997 and for 1996, 1995 and 1994 have been significantly
influenced by this investment activity. Detailed information about this
investment activity, which will significantly influence future operations, is
provided below.
Current Development Activity
At March 31, 1997, ATLANTIC had 5,395 units under construction, representing a
total expected investment cost of $335.6 million. These development communities
are summarized below (dollar amounts in thousands):
<TABLE>
<CAPTION>
Total
Number Investment Expected Average
of Units Cost to Date Investment(1) % Leased(2)
-------- ------------ ------------- -----------
<S> <C> <C> <C> <C>
Communities under
construction and in lease-
up(3) 2,628 $162,964 $168,355 55.8%
Other communities under
construction 2,767 75,212 167,236 N/A
----- -------- --------
Total communities under
construction 5,395 $238,176 $335,591
===== ======== ========
</TABLE>
- --------
(1) Represents cost through March 31, 1997 plus additional budgeted development
expenditures as of March 31, 1997, which include the cost of land, fees,
permits, payments to contractors, architectural and engineering fees and
interest and property taxes to be capitalized during the construction
period.
(2) The percentage leased is based on total units upon completion.
(3) A development community is considered in "lease-up" once ATLANTIC begins
leasing completed units.
There are risks associated with ATLANTIC's development and construction
activities which include: development and acquisition opportunities explored by
ATLANTIC may be abandoned; construction costs of a community may exceed
original estimates due to increased materials, labor or other expenses, which
could make completion of the community uneconomical; occupancy rates and rents
at a newly completed community are dependent on a number of factors, including
market and general economic conditions, and may not be sufficient to make the
community profitable; financing may not be available on favorable terms for the
development of a community; and construction and lease-up may not be completed
on schedule, resulting in increased debt service expense and construction
costs. Development activities are also subject to risks relating to the
inability to obtain, or delays in obtaining, all necessary land-use, building,
occupancy and other required governmental permits and authorizations. The
occurrence of any of the events described above could adversely affect
ATLANTIC's ability to achieve its projected yields on communities under
development or redevelopment.
61
<PAGE>
Acquisition Activity
ATLANTIC completed the acquisition of $171.7 million of operating communities,
representing a total of 3,556 units, during the fifteen-month period ended
March 31, 1997. These acquisitions are summarized below (dollar amounts in
thousands):
<TABLE>
<CAPTION>
Total
Expected Acquisition
Units Investment(1) Date
----- ------------- -----------
<S> <C> <C> <C>
MID-ATLANTIC:
Charlotte, North Carolina:
Cameron at Hickory Grove 202 $ 8,392 04/10/96
Greenville, South Carolina:
Cameron Court 234 11,060 04/22/96
Memphis, Tennessee:
Cameron Century Center 420 15,928 10/18/96
Country Oaks 200 8,484 09/05/96
Raleigh, North Carolina:
Cameron Lake 196 9,293 11/13/96
Cameron Ridge 228 10,131 10/17/96
Emerald Forest 320 14,680 12/19/96
Washington, D.C.:
West Springfield Terrace 244 16,210 09/30/96
----- --------
Total Mid-Atlantic 2,044 $ 94,178
----- --------
SOUTH ATLANTIC:
Atlanta, Georgia:
Balmoral Village 312 $ 19,215 10/22/96
Cameron Pointe 214 14,891 05/30/96
Ft. Lauderdale/West Palm Beach, Florida:
Park Place at Turtle Run 350 15,714 04/22/96
The Pointe at Bayberry Lake 308 17,021 05/29/96
Tampa, Florida:
Cameron Bayshore 328 10,712 12/20/96
----- --------
Total South Atlantic 1,512 $ 77,553
----- --------
Total 3,556 $171,731
===== ========
</TABLE>
- --------
(1) Represents the initial acquisition cost plus budgeted renovations
identified as of the date of acquisition.
Acquisitions entail risks that investments will fail to perform in accordance
with expectations and that judgments with respect to the cost of improvements
to bring an acquired community up to standards established for the market
position intended for that community will prove inaccurate, as well as general
investment risks associated with any new real estate investment. Although
ATLANTIC undertakes an evaluation of the physical condition of each new
community before it is acquired, certain defects or necessary repairs may not
be detected until after the community is acquired, which could significantly
increase ATLANTIC's total acquisition costs.
RESULTS OF OPERATIONS
Net earnings for the three-month periods ended March 31, 1997 and 1996 were
$10.2 million and $6.7 million, respectively. Net earnings increased $3.5
million in the three-month period ended March 31, 1997 over the three-month
period ended March 31, 1996. Net earnings for the years ended December 31,
1996, 1995 and 1994 were $38.6 million, $19.6 million and $9.9 million,
respectively. Net earnings increased $19.0 million in 1996 over 1995 and $9.7
million in 1995 over 1994.
Property Operations--Three-Month Period Ended March 31, 1997
At March 31, 1997, ATLANTIC had 19,241 operating multifamily units as compared
to 16,159 operating multifamily units at March 31, 1996. The increased number
of communities in operation resulted in increases in rental income ($8.9
million in 1997 over 1996), rental expenses ($1.5 million in 1997 over
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<PAGE>
1996), real estate taxes ($0.7 million in 1997 over 1996), property management
fees ($0.4 million in 1997 over 1996) and depreciation ($1.3 million in 1997
over 1996).
During the period prior to a community being stabilized, the REIT Manager and
the property managers begin implementing expense controls, reconfiguring the
resident mix, supervising renovations and implementing a strategy to increase
rental income. The full benefits of the changes are not reflected until the
communities are stabilized. At March 31, 1997, 19.0% of ATLANTIC's operating
multifamily communities, based on total expected investment cost, were
classified as pre-stabilized as compared to 30.0% at March 31, 1996.
Because ATLANTIC will be completing construction on its current development
portfolio and acquiring additional operating communities in its target market,
ATLANTIC anticipates increases in rental income and property-level expenses in
subsequent periods.
Net cash flow provided by operating activities increased by $4.6 million for
the three-month period ended March 31, 1997 as compared to the same period in
1996 principally due to the increased number of communities in operation.
Property Operations--Years Ended December 31, 1996, 1995 and 1994
At December 31, 1996, ATLANTIC had 19,241 operating multifamily units as
compared to 15,823 operating multifamily units at December 31, 1995 and 11,990
operating multifamily units at December 31, 1994. The increased number of
communities in operation resulted in increases in rental income ($34.1 million
in 1996 over 1995 and $48.6 million in 1995 over 1994), rental expenses ($9.0
million in 1996 over 1995 and $12.6 million in 1995 over 1994), real estate
taxes ($2.7 million in 1996 over 1995 and $4.0 million in 1995 over 1994),
property management fees ($1.1 million in 1996 over 1995 and $1.9 million in
1995 over 1994) and depreciation ($4.9 million in 1996 over 1995 and $7.2
million in 1995 over 1994).
As a result of high levels of acquisitions of operating communities since
inception, 26.7% of ATLANTIC's operating multifamily communities, based on
total expected investment cost, were classified as pre-stabilized at December
31, 1996 as compared to 25.7% at December 31, 1995 and 94.7% at December 31,
1994.
Cash provided by operating activities was $54.4 million in 1996, an increase of
$14.6 million from the 1995 level of $39.7 million. Cash provided by operating
activities in 1995 increased by $16.2 million from the 1994 level. These
increases are primarily the result of the increased number of communities in
operation.
Communities Fully Operating Throughout Both Periods
The following table presents the operating performance of ATLANTIC's 50 "same
store" communities that were fully operational throughout the first three
months of 1997 and 1996 and the 34 "same store" communities that were fully
operational throughout 1996 and 1995. Operating expenses and net operating
income have been adjusted for pre-stabilized versus stabilized accounting
differences that result from capitalizing certain costs during the period after
acquisition when a community is being repositioned and is classified as pre-
stabilized and expensing those costs once repositioning is completed and the
community is classified as stabilized. A summary of the same store communities
is as follows:
<TABLE>
<CAPTION>
1997 Compared 1996 Compared
to 1996 (1) to 1995
-------------- -----------------
<S> <C> <C>
PORTFOLIO:
Number of communities 50 34
Number of units 13,503 9,458
Total expected investment cost (in mil-
lions) $679.1 $496.5
Percentage of ATLANTIC's total portfolio 70.2% 38.1%
OPERATING PERFORMANCE:
Collections growth 2.42% 2.76%
Operating expense decrease, as adjusted -2.43% -0.97%
Net operating income growth, as adjusted 5.72% 4.88%
<CAPTION>
Three-Month
Period Ended Year Ended
March 31, 1997 December 31, 1996
-------------- -----------------
<S> <C> <C>
Average physical occupancy 94.36% 95.32%
Property operating expense ratio 40.05% 39.68%
Average rental rate per unit $711 $719
Recurring capital expenditures per unit $38 $209
</TABLE>
63
<PAGE>
<TABLE>
<CAPTION>
First Three Months of 1997 Compared to First Three Months
of 1996
AVERAGE AVERAGE COLLECTIONS TOTAL
PHYSICAL PHYSICAL GROWTH SAME STORE ATLANTIC
OCCUPANCY OCCUPANCY (1997 COMPARED COMMUNITIES PORTFOLIO
1997 1996 TO 1996)(1) % BY MARKET % BY MARKET
--------- --------- -------------- ----------- -----------
<S> <C> <C> <C> <C> <C>
MID-ATLANTIC:
Charlotte, North Caro-
lina 92.69% 96.36% -2.85% 2.27% 5.72%
Greenville, South Caro-
lina(2) -- -- -- -- 0.85
Memphis, Tennessee(2) 91.84 93.40 -4.27 2.58 3.28
Nashville, Tennessee 94.42 94.70 0.31 5.09 4.48
Raleigh, North Carolina 95.32 94.40 2.46 2.37 7.88
Richmond, Virginia 95.12 97.28 2.53 4.39 5.86
Washington, D.C. 95.51 92.84 4.90 6.83 10.13
----- ----- ----- ------ ------
Total Mid-Atlantic 94.27% 94.69% 1.29% 23.53% 38.20%
----- ----- ----- ------ ------
SOUTH ATLANTIC:
Atlanta, Georgia 93.20% 93.91% 2.87% 40.78% 28.99%
Birmingham, Alabama 93.22 92.31 -1.28 5.77 5.54
Ft. Lauderdale/West Palm
Beach, Florida 95.86 95.35 2.49 9.70 10.66
Jacksonville, Florida 92.20 98.44 -3.96 1.81 6.14
Orlando, Florida 95.91 95.65 4.64 6.16 3.21
Tampa/Ft.
Myers/Sarasota, Florida 96.55 95.86 4.25 12.25 7.26
----- ----- ----- ------ ------
Total South Atlantic 94.38% 94.62% 2.75% 76.47% 61.80%
----- ----- ----- ------ ------
Totals 94.36% 94.63% 2.42% 100.00% 100.00%
===== ===== ===== ====== ======
</TABLE>
- --------
(1) Compares the three-month period ended March 31, 1997 to the same period in
1996.
(2) ATLANTIC entered this market subsequent to January 1, 1996; therefore,
there are no communities for the same store comparison.
<TABLE>
<CAPTION>
1996 Compared to 1995
Average Average Annual
Annual Annual Collections Total
Physical Physical Growth Same Store ATLANTIC
Occupancy Occupancy (1996 over Communities Portfolio
1996 1995 1995)(1) % by Market % by Market
--------- --------- ----------- ----------- -----------
<S> <C> <C> <C> <C> <C>
MID-ATLANTIC:
Charlotte, North Caro-
lina 95.92% 95.96% 4.54% 3.09% 6.08%
Greenville, South Caro-
lina(2) -- -- -- -- 0.88
Memphis, Tennessee(2) -- -- -- -- 3.33
Nashville, Tennessee 94.62 95.68 1.10 3.66 4.65
Raleigh, North Carolina 95.72 94.64 -0.94 3.22 8.16
Richmond, Virginia 94.71 96.17 2.90 3.93 6.10
Washington, D.C. 94.62 94.38 0.37 6.18 10.46
----- ----- ----- ------ ------
Total Mid-Atlantic 95.02% 95.32% 1.42% 20.08% 39.66%
----- ----- ----- ------ ------
SOUTH ATLANTIC:
Atlanta, Georgia 95.77% 96.31% 4.36% 42.21% 28.22%
Birmingham, Alabama 92.25 95.40 -3.06 4.03 5.75
Ft. Lauderdale/West Palm
Beach, Florida 94.72 95.00 0.15 11.35 9.29
Jacksonville, Florida 97.04 96.25 5.12 2.46 6.35
Orlando, Florida 95.06 95.05 3.64 6.72 3.29
Tampa/Ft.
Myers/Sarasota, Florida 95.78 95.24 3.21 13.15 7.44
----- ----- ----- ------ ------
Total South Atlantic 95.39% 95.72% 3.06% 79.92% 60.34%
----- ----- ----- ------ ------
Totals 95.32% 95.65% 2.76% 100.00% 100.00%
===== ===== ===== ====== ======
</TABLE>
- --------
(1) Compares the year ended December 31, 1996 to the year ended December 31,
1995.
(2) ATLANTIC entered this market subsequent to January 1, 1995; therefore,
there are no communities for the same store comparison.
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<PAGE>
At January 1, 1994, ATLANTIC's portfolio consisted of only three pre-
stabilized operating communities and, consequently, comparisons for fully
operational communities between 1995 and 1994 are not meaningful.
Development Dilution
ATLANTIC's development activity is dilutive to net earnings and funds from
operations in the short term, but is expected to add significantly to
ATLANTIC's long-term performance as the developments reach stabilization in
1997 and subsequent years.
During the construction period, the reduction to interest expense resulting
from the capitalization of interest on units under construction is less than
the operating income which could be earned on those expenditures if the
community were complete and earning a stabilized return, thus resulting in
dilution. Essentially, the return on investment during the construction period
is equivalent to ATLANTIC's cost of funds.
The lease-up phase commences when units are placed in service. During the
lease-up phase, ATLANTIC's policy is to expense operating expenses (including
pre-opening marketing expenses) and interest expense which during the
construction period is capitalized. The operating expenses and the interest
expense on such completed units will typically exceed rental revenues, due to
less than break-even occupancy, thus resulting in dilution in the form of a
"lease-up" deficit. These deficits are typically experienced for a period of
two to four months after "first units" are placed in service.
Development dilution begins to decline once occupancy increases and revenues
from completed units exceed the operating expenses and interest expense
associated with such completed units. However, the net operating income
generated during this pre-stabilized period is less than the net operating
income which would be earned if the community were stabilized. The time
required to achieve stabilization generally ranges from six to twelve months
after completion of construction.
Homestead Convertible Mortgages Interest Income
ATLANTIC began funding the Homestead convertible mortgages in 1997. At March
31, 1997 ATLANTIC had funded $20.0 million of its total funding commitment to
Homestead of $111.1 million. For the three-month period ended March 31, 1997
ATLANTIC recognized interest income related to these mortgages of $185,000.
The interest income will increase as ATLANTIC funds the remaining Homestead
convertible mortgages in 1997 and early 1998.
The aggregate income recognized on the Homestead convertible mortgages
consists of (i) the interest income recognized at 9% per annum, (ii) the
amortization of the original issue premium which reduces income, (iii) the
amortization of the discount on the conversion feature which increases income,
and (iv) the amortization of the deferred commitment fee which increases
income. ATLANTIC uses the effective interest method to calculate the
amortization of all items associated with the Homestead convertible mortgages.
The effective interest rate on the funded amount is 8.46% per annum for
purposes of calculating net earnings. The amortization of the discount on the
conversion feature and the amortization of the deferred commitment fee are
deducted from net earnings in calculating funds from operations. The effective
interest rate on the funded amount is 7.09% per annum for purposes of
calculating funds from operations.
Interest Expense
The following summarizes ATLANTIC's interest expense (in thousands):
<TABLE>
<CAPTION>
Three-Month
Period Ended
March 31, Year Ended December 31,
1997 1996 1996 1995 1994
------- ------- -------- ------- ------
<S> <C> <C> <C> <C> <C>
Mortgage $ 2,650 $ 2,041 $ 9,484 $ 7,662 $3,363
Line of credit 4,664 4,337 16,947 15,784 6,670
Capitalized interest (2,553) (2,036) (10,250) (4,404) (793)
------- ------- -------- ------- ------
Total interest expense $ 4,761 $ 4,342 $ 16,181 $19,042 $9,240
======= ======= ======== ======= ======
</TABLE>
Mortgage interest expense increased $0.6 million in the three-month period
ended March 31, 1997 as compared to the same period in 1996. Mortgage interest
expense increased $1.8 million in 1996 as compared to 1995 and $4.3 million in
1995 as compared to 1994. These increases are the result of additional
weighted-average mortgage debt outstanding.
65
<PAGE>
Line of credit interest expense increased $0.3 million in the three-month
period ended March 31, 1997 over the same period in 1996. This increase is
primarily a function of an increase in the average outstanding balance ($260.9
million in 1997 as compared to $203.3 million in 1996), partially offset by a
lower weighted-average daily interest rate (7.10% in 1997 as compared to 7.61%
in 1996). The increase is further offset by a decrease in amortization of debt
issuance costs and other loan-related costs as a result of the write-off of
loan-related costs in the fourth quarter of 1996. Line of credit interest
expense increased $1.2 million in 1996 over 1995 and $9.1 million in 1995 over
1994. The increase in 1996 is primarily a function of an increase in the
average outstanding balance ($204.3 million in 1996 as compared to $178.3
million in 1995) partially offset by a lower weighted-average daily interest
rate (7.39% in 1996 as compared to 7.92% in 1995). The increase in 1995 is
primarily a function of an increase in the average outstanding balance ($178.3
million in 1995 as compared to $65.6 million in 1994) and a higher weighted-
average daily interest rate (7.92% in 1995 as compared to 7.34% in 1994). The
increases were also affected by amortization of issuance costs and other loan-
related costs.
The increase in interest expense in the three-month period ended March 31, 1997
over the same period in 1996 was offset by increases in capitalized interest of
$0.5 million. The increases in interest expense in 1996 and 1995 were offset by
increases in capitalized interest of $5.8 million in 1996 over 1995 and $3.6
million in 1995 over 1994. These increases in capitalized interest are the
result of ATLANTIC's increased development activity.
REIT Management Fee Paid to Affiliate
The REIT management fee paid by ATLANTIC increased by $0.9 million in the
three-month period ended March 31, 1997 as compared to the same period in 1996.
The REIT Management fee paid by ATLANTIC increased by $3.5 million in 1996 over
1995 and $3.2 million in 1995 over 1994. Because the REIT Management fee
fluctuates with the level of ATLANTIC's cash flow calculated before the REIT
Management fee, these increases are expected based upon the larger increases in
revenues than expenses experienced by ATLANTIC. In the future, interest income
recognized on the convertible mortgage notes received by ATLANTIC pursuant to
the funding commitment agreement entered into as part of the Homestead
transaction will not be included in the calculation of the REIT Management fee
to be paid by ATLANTIC. Because this interest income is not included in cash
flow for purposes of calculating the REIT Management fee, the REIT Management
fee calculated as a percentage of ATLANTIC's funds from operations will decline
as the convertible mortgage notes are funded and the related interest income
increases. See "The Merger Transaction" for information regarding a proposed
merger transaction which would result in ATLANTIC becoming an internally
managed REIT with Security Capital remaining as ATLANTIC's largest shareholder.
Gains on Dispositions and Valuation of Long-Lived Investments
ATLANTIC's strategy is to build its asset base through the development and
acquisition of multifamily communities that will provide long-term growth in
cash flow. ATLANTIC's real estate investments have been made with a view to
effective long-term operation and ownership. ATLANTIC's "asset optimization
strategy" is based on market research and is aimed at optimizing its portfolio
composition. Under this strategy, ATLANTIC may from time to time dispose of
assets that no longer meet its long-term investment objectives and redeploy the
proceeds therefrom, preferably through tax-deferred exchanges, into assets with
better prospects for growth. As a result of this asset optimization strategy,
ATLANTIC disposed of four operating communities aggregating 1,184 units in
1996. A gain was recognized on each disposition with the total gain aggregating
$6.7 million on total proceeds of $67.2 million. ATLANTIC did not dispose of
any communities in the three-month period ended March 31, 1997.
The four communities that were disposed of in 1996 accounted for $3.6 million
and $5.2 million of net operating income during 1996 and 1995, respectively.
Each disposition was included in a tax-deferred exchange. At December 31, 1996,
ATLANTIC held a portion of the proceeds from one of these dispositions
aggregating $1.7 million in an interest-bearing escrow account. These funds
were used in the acquisition of a land parcel in January 1997, completing the
tax-deferred exchange. Two communities that ATLANTIC disposed of in 1995
accounted for $2.4 million of net operating income during 1995.
Statement of Financial Accounting Standards No. 121, Accounting For The
Impairment Of Long-Lived Assets And For Long-Lived Assets To Be Disposed Of
("SFAS No. 121"), adopted by ATLANTIC effective
66
<PAGE>
January 1, 1996, establishes accounting standards for the review of long-lived
assets to be held and used for impairment whenever the carrying amount of an
asset may not be recoverable. SFAS No. 121 also requires that certain long-
lived assets to be disposed of be reported at the lower of carrying amount or
fair value less cost to sell. ATLANTIC did not recognize any losses on the
date it adopted SFAS No. 121.
Long-lived investments held and used are periodically evaluated for impairment
and provisions for possible losses are made if required. As of March 31, 1997,
such investments are carried at cost, which is not in excess of fair market
value and no provisions for possible losses have been made. ATLANTIC
recognized a provision for possible loss of $0.2 million in the three-month
period ended March 31, 1997 and $2.5 million in 1996 associated with a
community that was being held for sale. ATLANTIC disposed of this community in
April 1997. The sales price approximated ATLANTIC's carrying value at March
31, 1997. This community accounted for $0.2 million of net operating income
for each of the three-month periods ended March 31, 1997 and 1996. This
community accounted for $1.0 million, $1.0 million and $0.5 million of net
operating income for 1996, 1995 and 1994, respectively. This income is
included in ATLANTIC's earnings from operations in those years.
Homestead Transaction
As more fully described under "--Liquidity and Capital Resources--Homestead
Transaction" and "Certain Relationships and Transactions--Homestead
Transaction", ATLANTIC sold its Homestead Village properties (one operating
property and 25 properties under construction or in planning (or the rights to
acquire such properties)) and paid $16.6 million in cash to Homestead on
October 17, 1996 in exchange for 4,201,220 shares of Homestead common stock.
ATLANTIC recognized a gain on the transaction of $2.8 million, net of expenses
of $1.3 million. The Homestead transaction was treated as a sale for financial
accounting purposes, but was treated as a contribution for tax purposes.
Extraordinary Item--Loss on Early Extinguishment of Debt
In December 1996, ATLANTIC replaced its existing secured line of credit with
an unsecured line of credit. Such early extinguishment of debt resulted in the
write-off of unamortized loan costs of $3.9 million and is reflected as an
extraordinary item in the statement of earnings for the year ended December
31, 1996.
ENVIRONMENTAL MATTERS
ATLANTIC is subject to environmental regulations related to the ownership,
operation, development and acquisition of real estate. As part of its due
diligence procedures, ATLANTIC has conducted Phase I environmental assessments
on each community prior to acquisition. The cost of complying with
environmental regulations was not material to ATLANTIC's results of
operations. ATLANTIC is not aware of any environmental condition on any of its
communities that is likely to have a material adverse effect on ATLANTIC's
financial position or results of operations.
LIQUIDITY AND CAPITAL RESOURCES
ATLANTIC considers its liquidity and ability to generate cash from operations
and financings to be adequate and expects it to continue to be adequate to
meet ATLANTIC's development, acquisition, operating, debt service, Homestead
commitment and shareholder distribution requirements.
Investing and Financing Activities
Overview. ATLANTIC's investment activities, which consisted primarily of
acquiring and developing multifamily communities, used approximately $69.4
million and $41.5 million of cash during the first three months of 1997 and
1996, respectively. ATLANTIC's investment activities used approximately $287.4
million, $235.1 million and $390.1 million of cash for 1996, 1995 and 1994,
respectively.
ATLANTIC's financing activities provided net cash flow of $52.1 million and
$29.2 million for the first three months of 1997 and 1996, respectively.
ATLANTIC's financing activities provided net cash flow of $230.9 million,
$195.6 million and $372.6 million for 1996, 1995 and 1994, respectively. No
equity offerings were conducted in the three-month period ended March 31,
1997. Proceeds of $0.4 million were received in the three-month period ended
March 31, 1996. Combined proceeds from equity offerings of $229.1 million in
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<PAGE>
1996, $205.8 million in 1995 (net of Share repurchases) and $239.7 million in
1994 were the primary source of financing funds. Proceeds from line of credit
borrowings, net of repayments, were $67.3 million and $36.0 million for the
first three months of 1997 and 1996, respectively, and such proceeds were $38.0
million in 1996, $37.0 million in 1995 and $153.0 million in 1994.
1994 Investing and Financing Activities. ATLANTIC's investment strategy in 1994
focused on two components: the acquisition of a substantial base of existing
operating communities to provide operating cash flow and the creation of an
internal development process. During 1994, ATLANTIC acquired 40 operating
communities, 31 of which were obtained in two large portfolio acquisitions.
These 40 communities, located in 14 metropolitan areas, added 11,307 units to
the portfolio for a total of 11,990 operating units. See the table of
investment activity under "--Overview" above.
ATLANTIC's investment in real estate during 1994 of approximately $600.3
million was financed through a combination of debt and equity. As partial
payment for one of the portfolio acquisitions, ATLANTIC issued $100.0 million
in Shares to the seller of the portfolio and subsequently repurchased certain
of these Shares with proceeds from later equity offerings. Sales of Shares
through a private placement raised an additional $239.7 million. Existing debt
of $107.5 million associated with certain of the communities acquired was
assumed by ATLANTIC. Additionally, ATLANTIC had net borrowings on its line of
credit during 1994 of $153.0 million.
1995 Investing and Financing Activities. In 1995, ATLANTIC acquired existing
communities aggregating 3,961 units and disposed of two communities aggregating
596 units. Also in 1995, ATLANTIC began construction on 2,214 multifamily
units. In the fourth quarter ATLANTIC completed construction on its first two
internally developed multifamily communities, a 270-unit property in Charlotte,
North Carolina and a 198-unit property in Birmingham, Alabama. See the table of
investment activity under "--Overview" above.
During 1995, ATLANTIC's net additional investment in real estate was $257.7
million bringing its total real estate investment at December 31, 1995 to
$888.9 million. Sales of Shares generated the largest source of capital in
1995. ATLANTIC sold $205.8 million of Shares, net of Share repurchases, through
two private placements. In connection with the acquisition of certain
communities in 1995, ATLANTIC assumed $24.7 million in existing debt.
Additional borrowings on its line of credit during 1995 aggregated $37.0
million.
1996 Investing and Financing Activities. In 1996, ATLANTIC acquired operating
communities aggregating 3,556 units and disposed of four communities
aggregating 1,184 units. Also in 1996, ATLANTIC began construction on 2,815
multifamily units. In 1996, ATLANTIC completed construction on three internally
developed multifamily communities (1,046 units), bringing the total of
completed internally developed multifamily communities to five (1,514 units).
See the table of investment activity under "--Overview" above.
During 1996, ATLANTIC's net additional investment in real estate was $268.3
million bringing its total real estate investment at December 31, 1996 to $1.16
billion. Sales of Shares generated the largest source of capital in 1996.
In 1996, ATLANTIC raised net proceeds of $119.1 million from a private
placement of Shares. The private placement, which began in 1995, raised a total
of $249.3 million, net of commissions and other expenses.
ATLANTIC's initial public offering of Shares was completed on October 18, 1996.
The proceeds from the sale, net of the underwriters' commissions and other
expenses, were $110.0 million.
In connection with the acquisition of certain communities in 1996, ATLANTIC
assumed $17.9 million in existing debt. Additional borrowings on the line of
credit during 1996 aggregated $38.0 million.
First Quarter 1997 Investing and Financing Activities
ATLANTIC's investment activities during the three-month period ended March 31,
1997, which consisted primarily of acquiring and developing multifamily
communities, used $69.4 million of cash, an increase of $27.8 million over the
three-month period ended March 31, 1996.
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<PAGE>
ATLANTIC began construction on 668 multifamily units during the three-month
period ended March 31, 1997. ATLANTIC's net additional investment in real
estate at March 31, 1997 was $51.0 million bringing its total real estate
investment at cost to $1.21 billion. During the three-month period ended March
31, 1997, ATLANTIC funded $20.0 million under its funding commitment agreement
with Homestead. At May 31, 1997, ATLANTIC had unfunded commitments of $67.1
million under its funding commitment agreement with Homestead.
ATLANTIC's financing activities provided net cash flow of $52.1 million for the
three-month period ended March 31, 1997 and $29.2 million for the three-month
period ended March 31, 1996. In 1997, ATLANTIC's financing activities consisted
primarily of borrowings on its line of credit of $67.3 million, net of
repayments. In 1996, borrowings on the line of credit of $36.0 million net of
repayments were the primary source of financing funds.
ATLANTIC completed an underwritten public offering of 4,000,000 Shares on April
10, 1997 which generated $80.5 million of proceeds, net of commissions and
offering expenses and closed on the overallotment option on May 14, 1997,
raising additional net proceeds of $1.5 million from the sale of 77,200 Shares.
Homestead Transaction. On October 17, 1996, ATLANTIC sold its moderate-priced,
purpose-built, extended-stay lodging facilities known as Homestead Village
properties to Homestead. In the transaction, ATLANTIC sold one operating
property and 25 properties under construction or in planning (or the rights to
acquire such properties) and paid $16.6 million in cash (the "Homestead
Assets"). In addition, ATLANTIC entered into a funding commitment agreement to
provide secured financing of up to $111.1 million to Homestead for purposes of
completing the development and construction of the properties sold in the
transaction. The Homestead transaction was treated as a sale for financial
accounting purposes, but was treated as a contribution for tax purposes.
The transaction resulted in ATLANTIC receiving 4,201,220 shares of common stock
of Homestead in exchange for the Homestead Assets and 2,818,517 warrants, each
to purchase one share of Homestead common stock at $10.00 per share, in
exchange for entering into the funding commitment agreement. On November 12,
1996, ATLANTIC distributed the Homestead common stock and warrants to its
shareholders of record on October 29, 1996. ATLANTIC shareholders received
0.110875 shares of Homestead common stock and 0.074384 Homestead warrants per
Share. ATLANTIC will receive up to $98.0 million of convertible mortgage notes
from Homestead in exchange for funding up to $111.1 million under the funding
commitment agreement. The difference between the amounts funded and the
convertible mortgage notes received of $13.1 million (assuming full funding of
the funding commitment) represents a mortgage note premium that will be
amortized as a reduction to interest income over the term of the convertible
mortgage notes.
ATLANTIC realized a gain of $2.8 million, after deducting expenses associated
with the transaction, representing the excess of the value of the Homestead
common stock received over the recorded basis of the Homestead Assets. The
Homestead warrants received represent a funding commitment fee which has been
valued at $6.5 million. The conversion feature of the convertible mortgage
notes has been valued at $6.9 million (assuming full funding of the funding
commitment). These deferred credits will be amortized as an increase to
interest income over the term of the convertible mortgage notes. ATLANTIC
intends to fund this commitment through cash on hand, borrowings on its line of
credit and sales of securities.
The convertible mortgage notes received from Homestead will bear interest at
9.0% per annum, will be due October 2006, will not be callable until 2001 and
will be convertible commencing March 31, 1997 at the option of the holder into
one share of Homestead common stock for every $11.50 of principal amount
outstanding. Upon full funding of ATLANTIC's convertible mortgage notes, its
conversion rights would represent a 15.35% ownership in Homestead (assuming no
further equity offerings by Homestead, conversion of all convertible mortgage
notes and exercise of all outstanding warrants). The effective yield on the
convertible mortgage notes, assuming conversion of all convertible mortgage
notes and exercise of all outstanding warrants, is estimated to be
approximately 8.46%, after giving effect to the mortgage note premium, the
funding commitment fee and the conversion value of the convertible mortgage
notes. At December 31, 1996, no funds had been advanced pursuant to the funding
commitment agreement and there
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<PAGE>
were no convertible mortgage notes outstanding. ATLANTIC advanced $52.0 million
under the funding commitment agreement through June 27, 1997 and $45.9 million
of mortgage notes was outstanding on such date.
ATLANTIC will deduct from net earnings the accretion of both the funding
commitment fee and the conversion value of the convertible mortgage notes in
calculating funds from operations. Therefore, the effective yield on the
convertible mortgage notes for purposes of calculating funds from operations
will be approximately 7.09% as compared to 8.46% for purposes of calculating
net earnings.
Line of Credit. ATLANTIC obtained a $200 million secured line of credit from
MGT, an affiliate of J.P. Morgan Securities Inc., as agent for a group of
lenders, in June 1994. In June 1996, the line of credit was increased to $350
million. On December 18, 1996, ATLANTIC obtained a $350 million unsecured line
of credit agreement from MGT that replaced the previous secured line of credit.
Borrowings on the unsecured line of credit bear interest at prime or, at
ATLANTIC's option, LIBOR plus a margin ranging from 1.0% to 1.375% (currently
1.375% as compared to 1.5% under the previous agreement) depending on
ATLANTIC's debt rating. ATLANTIC currently pays a commitment fee on the average
unfunded line of credit balance of 0.1875%. The commitment fee on the average
unfunded line of credit balance will range from 0.125% to 0.25% per annum,
depending on the amount of undrawn commitments. The line of credit matures
December 1998 and may be extended for one year with the approval of MGT and the
other participating lenders. The line of credit agreement contains cross-
default provisions with respect to defaults relating to in excess of $25.0
million of ATLANTIC's outstanding debt.
In August 1995, ATLANTIC entered into a swap agreement with Goldman Sachs
Capital Markets, L.P. covering $100 million of borrowings under the line of
credit, effectively mitigating a portion of its variable interest rate
exposure. Under this one-year agreement which became effective on February 5,
1996, ATLANTIC paid a fixed interest rate of 7.46% on the $100 million of
borrowings through December 17, 1996 and 7.335% thereafter. A swap agreement
with MGT took effect upon the expiration of the prior swap agreement on
February 5, 1997 and provides for an interest rate of 7.325% on $100 million of
borrowings through February 5, 1998. ATLANTIC paid $0.1 million and $0.3
million more in interest than it received under the swap agreement during the
three-month period ended March 31, 1997 and the year ended December 31, 1996,
respectively. ATLANTIC is exposed to credit loss in the event of non-
performance by the swap counterparty; however, ATLANTIC believes the risk of
loss is minimal.
All debt incurrences under the line of credit are subject to certain covenants
as more fully described in the loan agreement. Specifically, distributions for
the preceding four quarters, excluding the Homestead Distribution, may not
exceed 95% (97% for distributions made before December 31, 1996) of ATLANTIC's
funds from operations (as defined in the credit agreement) for the preceding
four quarters. ATLANTIC is in compliance with all such covenants.
As of June 27, 1997, $278.8 million of borrowings were outstanding under the
line of credit.
Mortgage Debt. At March 31, 1997, ATLANTIC had approximately $155.4 million of
mortgages payable consisting of approximately $34.0 million of fixed rate
conventional mortgage debt and approximately $121.4 million of mortgages that
secure ten tax-exempt bond issues. This long-term mortgage debt, which is
substantially fully amortizing, has a weighted-average interest rate of 6.97%
and maturity dates ranging from September 1998 to March 2029, with an average
maturity of 24.2 years. This long-term mortgage debt provides ATLANTIC with
favorable and conservative financial leverage on its investment in communities
associated with such debt.
Nine of ATLANTIC's ten tax-exempt bond issues have variable interest rates. All
of the tax-exempt bond issues are included in a credit enhancement agreement
with FNMA. Under the agreement with FNMA, ATLANTIC makes monthly principal
payments, based upon a 30-year amortization, into a principal reserve account.
To mitigate the variable interest rate exposure associated with these bond
issues, ATLANTIC has entered into swap agreements. Under these swap agreements,
ATLANTIC pays and receives interest on the aggregate principal amount of the
underlying bonds outstanding, net of the amount held in the principal reserve
account. These swap agreements effectively result in ATLANTIC paying interest
at a fixed rate of 6.63% on these nine tax-exempt bond issues.
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ATLANTIC's swap agreements related to its tax-exempt variable rate mortgages
are summarized as follows:
<TABLE>
<CAPTION>
Amounts of Fixed
Bonds Term Interest Rate(1) Issuer
---------- ---- ---------------- ------
<S> <C> <C> <C>
$23.1 million June 1995 to June 2002 6.48% General Re Financial Products Corporation
64.6 million June 1995 to June 2005 6.74 Morgan Guaranty Trust Company of New York
5.0 million March 1996 to March 2006 6.21 Morgan Guaranty Trust Company of New York
15.5 million August 1996 to August 2006 6.50 Morgan Stanley Derivative Products Inc.
----
Weighted-average interest rate 6.63%
====
</TABLE>
- --------
(1) Includes the fixed interest rate provided by the swap agreements, annual
fees associated with the swap agreements and credit enhancement agreement
and amortization of capitalized costs associated with the credit
enhancement agreement.
To the extent the deposits in the principal reserve account with FNMA have not
been used to redeem any of the outstanding bonds, ATLANTIC pays interest at the
variable rates as provided by the mortgage agreements on that portion of bonds
outstanding which is equivalent to the balance in the principal reserve fund
($1.4 million at March 31, 1997).
The credit enhancement agreement with FNMA is effectively cross-collateralized
with respect to the $207.5 million of communities pledged under the agreement
at March 31, 1997.
ATLANTIC's mortgages payable generally contain covenants common to this type of
borrowing. ATLANTIC was in compliance with all such covenants at March 31,
1997.
Scheduled Debt Maturities
As of March 31, 1997, approximate principal payments due during each of the
years in the five-year period ending December 31, 2001 and thereafter are as
follows (in thousands):
<TABLE>
<CAPTION>
Mortgages Line of
Payable Credit Total
--------- -------- --------
<S> <C> <C> <C>
1997......................................... $ 1,165 $ -- $ 1,165
1998......................................... 7,136 295,250 302,386
1999......................................... 1,577 -- 1,577
2000......................................... 3,554 -- 3,554
2001......................................... 1,812 -- 1,812
Thereafter................................... 140,174 -- 140,174
-------- -------- --------
$155,418 $295,250 $450,668
======== ======== ========
</TABLE>
ATLANTIC has balloon payments of $5,539,000 and $5,556,000 due in 2002 and
2003, respectively.
Commitments
At May 31, 1997, ATLANTIC had 5,079 units under construction with a total
budgeted development cost of $320.8 million of which $85.6 million was
unfunded. In addition, ATLANTIC owned multifamily developments in planning at
May 31, 1997 aggregating 1,224 units located in various target market cities
with a total budgeted development cost of $80.4 million. ATLANTIC's multifamily
developments under control at May 31, 1997 aggregated 3,830 units with a total
budgeted development cost of $249.2 million. The foregoing developments are
subject to a number of conditions and ATLANTIC cannot predict with certainty
that any of them will be consummated.
At May 31, 1997, ATLANTIC had $6.1 million of budgeted capital expenditures
(major renovations, replacements or improvements with a substantial expected
economic life) for the remainder of 1997. At June 27, 1997, ATLANTIC had $59.1
million remaining to be funded under its funding commitment agreement with
Homestead.
ATLANTIC expects to finance construction, development and acquisition of
multifamily communities primarily with cash on hand, borrowings under its line
of credit and cash from future securities offerings. At
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<PAGE>
June 27, 1997, ATLANTIC had $278.8 million of borrowings outstanding on its
$350 million unsecured line of credit. After it has achieved a substantial
equity base, ATLANTIC intends to arrange fully amortizing, fixed rate, 15-year
to 25-year unsecured debt, such as the Notes, to finance additional
acquisitions and developments. ATLANTIC believes that its current conservative
ratio of long-term debt to total long-term undepreciated book capitalization
(which was 16.9% at March 31, 1997 on an historical basis and 25.5% on a pro
forma basis) provides considerable flexibility to prudently increase its
capital base by utilizing long-term debt as a financing tool in the future.
Long-term undepreciated book capitalization is defined as the sum of long-term
debt and shareholders' equity after adding back accumulated depreciation.
Distributions
ATLANTIC's current distribution policy is to pay quarterly cash distributions
to shareholders based upon what it considers to be a reasonable percentage of
cash flow. Because depreciation is a non-cash expense, cash flow typically will
be greater than earnings from operations and net earnings. Therefore, quarterly
cash distributions will be higher than quarterly earnings, resulting in a
reduction to shareholders' equity.
Cash distributions paid on Shares in the three-month period ended March 31,
1997 and the years ended December 31, 1996, 1995 and 1994 were $0.39 per Share,
$1.65 per Share, $1.60 per Share and $1.20 per Share, respectively.
Additionally in 1996, ATLANTIC made the Homestead Distribution, which was
valued at $58.2 million.
ATLANTIC paid a quarterly cash distribution of $0.42 per Share in each of the
first three quarters of 1996. On November 12, 1996, the Homestead Distribution
was made to shareholders of record on October 29, 1996. On December 16, 1996,
in light of the Homestead transaction and ATLANTIC's initial public offering,
ATLANTIC paid a reduced fourth quarter cash distribution of $0.39 per Share to
shareholders of record on December 2, 1996.
ATLANTIC announces the following year's projected annual distribution level
after the Board's annual budget review and approval in December of each year.
At its December 19, 1996 meeting, the Board announced a projected annual
distribution level of $1.56 per Share for 1997 and declared a distribution of
$0.39 per Share for the first quarter of 1997, which was paid on February 19,
1997. On April 22, 1997, the Board declared a distribution of $0.39 per Share
which was paid on May 27, 1997. The payment of distributions is subject to the
discretion of the Board and is dependent upon the financial condition and
operating results of ATLANTIC.
Funds from Operations
Funds from operations represents ATLANTIC's net earnings computed in accordance
with GAAP, excluding gains (or losses) from real estate transactions,
provisions for possible losses, extraordinary items and real estate
depreciation. On January 1, 1996, ATLANTIC adopted NAREIT's revised definition
of funds from operations. Under this more conservative definition, loan cost
amortization is not added back to net earnings in determining funds from
operations. For comparability, funds from operations for the periods prior to
January 1, 1996 give effect to the revised definition.
In 1996, ATLANTIC sold its Homestead Assets to Homestead, as more fully
described above under "--Homestead Transaction". Management believes that funds
from operations for 1996 and 1995 should be adjusted to reflect the effects of
the Homestead transaction on results of operations in order to be comparable.
Accordingly, the table below also presents pro forma funds from operations,
which have been calculated as if the Homestead transaction had occurred on
January 1, 1995. ATLANTIC did not own any Homestead properties in 1994 and,
therefore, 1994 funds from operations have not been adjusted. Management
believes that the pro forma funds from operations information presented below
provides a more meaningful comparison of 1996 and 1995; however, the pro forma
funds from operations information is unaudited, does not give effect to or
adjust for any other events (such as subsequent acquisitions and dispositions
of communities or subsequent sales of Shares), and is not necessarily
indicative of what actual funds from operations would have been if the
Homestead transaction had occurred on January 1, 1995.
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<PAGE>
Funds from operations and pro forma funds from operations were as follows
(amounts in thousands):
<TABLE>
<CAPTION>
Three-Month
Period Ended March
31, Years Ended December 31,
1997 1996 1996 1995 1994
--------- --------- -------- -------- --------
<S> <C> <C> <C> <C> <C>
Net earnings $ 10,178 $ 6,650 $ 38,629 $ 19,639 $ 9,926
Add (Deduct):
Depreciation 6,132 4,804 20,824 15,925 8,770
Gain on disposition of
real estate -- -- (6,732) -- --
Gain on sale of
Homestead Assets -- -- (2,839) -- --
Provision for possible
loss on investments 200 -- 2,500 -- --
Amortization of discount
on conversion feature
and deferred commitment
fee related to the
Homestead Convertible
Mortgages (20) -- -- -- --
Extraordinary item-loss
on early extinguishment
of debt -- -- 3,940 -- --
--------- --------- -------- -------- --------
Funds from operations 16,490 11,454 56,322 35,564 18,696
--------- --------- -------- -------- --------
Add (deduct) pro forma
adjustments relating to
the sale of Homestead:
Reduction in rental
income(1) -- -- (424) -- --
Reduction in rental
expenses(1) -- -- 173 -- --
Increase in interest
expense(2) -- (850) (2,739) (3,448) --
Other, net -- 12 34 59 --
REIT Management fee
effect(3) -- 134 475 542 --
--------- --------- -------- -------- --------
Total pro forma
adjustments -- (704) (2,481) (2,847) --
--------- --------- -------- -------- --------
Pro forma funds from
operations 16,490 10,750 53,841 32,717 18,696
Cash distributions paid (14,778) (11,667) (53,064) (35,119) (14,648)
--------- --------- -------- -------- --------
Excess (deficit) of pro
forma funds from
operations over cash
distributions $ 1,712 $ (917) $ 777 $ (2,402) $ 4,048
========= ========= ======== ======== ========
Weighted-average Shares
outstanding (as adjusted
for reverse Share split) 37,892 27,777 32,028 21,944 12,227
========= ========= ======== ======== ========
</TABLE>
- --------
(1) Represents the reduction in rental income and rental expenses that would
have occurred had the Homestead property that commenced operations in 1996
been sold as of January 1, 1995.
(2) Represents the increase in interest expense due to (i) the reduction in
capitalized interest that would have resulted from the sale of the
Homestead Village properties under development and (ii) the increased
borrowings necessary to fund the cash payment to Homestead upon closing of
the Homestead transaction, as if these two items had occurred on January 1,
1995.
(3) Represents the decrease in REIT Management fee that would have resulted
from the pro forma adjustments.
Funds from operations represents net earnings computed in accordance with GAAP,
excluding gains (or losses) from real estate transactions, provisions for
possible losses, extraordinary items and real estate depreciation. ATLANTIC
believes that funds from operations is helpful to the reader in understanding
the performance of an equity REIT and will enhance the reader's comprehension
of ATLANTIC's results of operations and cash flows presented in the financial
statements and other data in this document. Funds from operations should not be
considered as an alternative to net earnings or any other GAAP measurement of
performance as an indicator of ATLANTIC's operating performance or as an
alternative to cash flows from operating, investing or financing activities as
a measure of liquidity. On January 1, 1996, ATLANTIC adopted NAREIT's revised
definition of funds from operations. Under this more conservative definition,
loan cost amortization is not added back to net earnings in determining funds
from operations. For comparability, funds from operations for the periods prior
to January 1, 1996 give effect to the revised definition. The funds from
operations measure presented by ATLANTIC, while consistent with the NAREIT
definition, will not be comparable to similarly titled measures of other REITs
which do not compute funds from operations in a manner consistent with
ATLANTIC. Funds from operations is not intended to represent cash made
available to shareholders. Cash distributions paid to shareholders is presented
in the table above.
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<PAGE>
REIT Management Agreement
ATLANTIC has a REIT Management agreement (the "REIT Management Agreement")
pursuant to which the REIT Manager provides management services to ATLANTIC.
All officers of ATLANTIC are employees of the REIT Manager and ATLANTIC
currently has no employees. The REIT Manager provides both strategic and day-
to-day management of ATLANTIC, including research, investment analysis,
acquisition, development, marketing, disposition of assets, asset management,
due diligence, capital markets, legal and accounting services.
The REIT Management Agreement requires ATLANTIC to pay an annual fee of 16% of
cash flow as defined in the REIT Management Agreement, payable monthly. Cash
flow is calculated by reference to ATLANTIC's cash flow from operations plus
(i) fees paid to the REIT Manager, (ii) extraordinary expenses incurred at the
request of the independent Directors of ATLANTIC (of which there were none in
the periods reported), and (iii) 33% of any interest paid by ATLANTIC on
convertible subordinated debentures (of which there were none in the periods
reported); and after deducting (i) regularly scheduled principal payments
(excluding prepayments or balloon payments) for debt with commercially
reasonable amortization schedules, (ii) assumed principal and interest
payments on senior unsecured debt, such as the Notes, treated as having
regularly scheduled principal and interest payments like a 20-year level-
payment, fully amortizing mortgage (of which there were none in the periods
reported) and (iii) distributions actually paid with respect to any non-
convertible preferred stock (of which there were none in the periods
reported). Cash flow does not include (i) realized gains or losses from
dispositions of investments, (ii) interest income from cash equivalent
investments and the Homestead convertible mortgage notes and dividend and
interest income from Atlantic Development Services, (iii) provisions for
possible losses on investments and (iv) extraordinary items.
The REIT Manager also receives a fee of 0.20% per year on the average daily
balance of cash equivalent investments. The REIT Management fee aggregated
$3.0 million for the three-month period ended March 31, 1997 and $10.4
million, $6.9 million and $3.7 million for the years ended December 31, 1996,
1995 and 1994, respectively.
Total real estate operating, interest, general and administrative costs will
increase due to ATLANTIC's larger asset size, as well as unforeseen changes
that may occur. REIT Management fees paid by ATLANTIC will increase if cash
flow of ATLANTIC, as defined in the REIT Management Agreement, increases,
including such increases that may relate to increases in ATLANTIC's assets.
ATLANTIC does not expect its other operating costs and expenses to increase
except as a result of inflation, market conditions or other factors over which
the REIT Manager has no control. Operating costs for particular items,
however, may be increased if they are expected to result in greater decreases
in other expenses or increases in revenues from ATLANTIC's assets.
ATLANTIC must reimburse the REIT Manager for third-party and out-of-pocket
expenses relating to travel, transaction costs and similar costs relating to
the acquisition, development or disposition of assets or the obtaining of
financing for ATLANTIC and its operations. The REIT Manager will pay all of
its own salary and other overhead expenses. ATLANTIC will not have any
employee expense; however, it will pay all of the third-party costs related to
its normal operations, including legal, accounting, travel, architectural,
engineering, shareholder relations, independent Director fees and similar
expenses, property management and similar fees paid on behalf of ATLANTIC, and
travel expenses incurred in seeking financing, community acquisitions,
community sales and similar activities on behalf of ATLANTIC and in attending
ATLANTIC Board, committee and shareholder meetings. Under the REIT Management
Agreement, the REIT Manager or any of its affiliates are not precluded from
rendering services to other investors, including REITs, even if such investors
compete with ATLANTIC. The REIT Manager is owned by ATLANTIC's largest
shareholder and, consequently, the REIT Manager has no intention of rendering
services to investors who compete with ATLANTIC.
The REIT Management Agreement is renewable by ATLANTIC annually, subject to a
determination by the independent Directors that the REIT Manager's performance
has been satisfactory and that the compensation payable to the REIT Manager is
fair. Each of ATLANTIC and the REIT Manager may terminate the REIT Management
Agreement on 60 days' notice. Because of the year-to-year nature of the
agreement, its maximum effect on ATLANTIC's results of operations cannot be
predicted, other than that REIT Management fees will generally increase or
decrease in proportion to cash flow increases or decreases.
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<PAGE>
On March 24, 1997, Security Capital and ATLANTIC entered into the Merger
Agreement. Pursuant to the Merger Agreement, Security Capital will cause the
REIT Manager and SCG Realty Services to be merged
into a newly formed subsidiary of ATLANTIC. The REIT Management Agreement will
be terminated upon closing of the Merger. As a result of the Merger, the
employees of the REIT Manager and SCG Realty Services will become employees of
ATLANTIC. See "The Merger Transaction" for a more complete description of the
Merger.
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES
The following policies are in effect for ATLANTIC and the REIT Manager. These
policies will continue in effect after the consummation of the Merger. To the
extent these policies refer to the REIT Manager, they will be changed to
include ATLANTIC or eliminated, as appropriate.
The Board reserves the right to make exceptions to ATLANTIC's policies
described below for transactions when it believes that the transaction is in
the best long-term interests of ATLANTIC and its shareholders. The Board may
amend or revise ATLANTIC's policies from time to time without a vote of the
shareholders of ATLANTIC.
INVESTMENT POLICIES
Prospective community investments are analyzed pursuant to several underwriting
criteria, including purchase price, competition and other market factors, and
prospects for long-term growth in cash flow. ATLANTIC's investment decisions
are based upon the expected contribution of the community to long-term cash
flow growth on an unleveraged basis. The expected economic contribution is
based on an evaluation of a community's stabilized operations, including an
estimate of all cash revenues from leases and other revenue sources, minus
expenses incurred in operating the community (including real estate taxes,
insurance, maintenance, turnover costs (such as carpet and appliance
replacement), personnel costs and utility charges, but excluding depreciation,
debt service and amortization of loan costs) and a reserve for capital
expenditures.
It is ATLANTIC's policy to generally limit its investments such that (i) no
more than 10% of its assets are invested in land held for development other
than land under development or where development is in planning, (ii) ATLANTIC
will not be treated as an investment company under the Investment Company Act
of 1940 and (iii) ATLANTIC will not invest in mortgage loans, other than
mortgage loans to third-party owner/developers in connection with the
development of multifamily communities that are contractually required to be
sold to ATLANTIC upon completion or convertible mortgage loans to Homestead or
mortgage loans to entities in which ATLANTIC owns a substantial majority of the
economic interest and other than convertible mortgage loans where the Board
believes that such loans are in the best long-term interests of ATLANTIC and
its shareholders.
ATLANTIC's strategy includes the development of industry-leading, moderate
income multifamily communities designed for the largest renter groups. Over the
long term, ATLANTIC believes that development will contribute as much, or more,
to its earnings growth than acquisitions.
While the current policy of ATLANTIC is to make equity investments in
multifamily communities exclusively, ATLANTIC may invest in other real estate
interests consistent with its qualification as a REIT. A change in this policy
could occur, for example, if ATLANTIC concludes that it may benefit from the
cash flow or any appreciation in the value of the community arising through
convertible mortgage investment.
Subject to the gross income and asset tests necessary for REIT qualification,
ATLANTIC may also invest in securities of other entities engaged in real estate
activities or securities of other issuers. See "Federal Income Tax
Considerations--Taxation of ATLANTIC". ATLANTIC does not currently intend to
invest in the securities of other issuers except in connection with
acquisitions of indirect interests in communities (normally, general or limited
partnership interests in special purpose partnerships controlled by ATLANTIC
and owning multifamily communities and except for preferred stock of entities
in which ATLANTIC has a substantial majority of the economic interest).
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<PAGE>
FINANCING POLICIES
ATLANTIC does not intend to incur long-term, floating rate debt other than in
connection with property acquisitions in which the debt assumed is
impracticable to prepay or is tax-exempt debt. Because its assets are largely
long-term, ATLANTIC's debt is expected to be unsecured long-term, fixed rate,
fully amortizing debt. ATLANTIC has an unsecured line of credit for the purpose
of facilitating investment in developments and acquisitions as well as for
working capital. ATLANTIC may also determine to issue securities senior to the
Shares, including preferred stock and debt securities (either of which may be
convertible into Shares or be accompanied by warrants to purchase Shares), such
as the Notes and the Series A Preferred Shares. ATLANTIC's financing policies
are to replace line of credit borrowings with the proceeds of equity offerings
or unsecured long-term, fixed rate, fully amortizing debt, such as the Notes.
The proceeds of any borrowings by ATLANTIC may be used to pay distributions, to
provide working capital, to pay existing indebtedness or to finance
acquisitions, expansions or development of new multifamily communities.
CONFLICT OF INTEREST POLICIES
ATLANTIC does not intend to engage in principal transactions with officers and
Directors or to engage independent Directors to provide services to ATLANTIC.
In addition, transactions with the REIT Manager and its affiliates are
significantly restricted and must be reviewed and approved by a majority of
independent Directors. Transactions with the REIT manager and SCG Realty
Services present a potential conflict of interest due to Security Capital's
ownership of 51.3% of ATLANTIC's outstanding Shares. In addition, future
services provided pursuant to the Administrative Services Agreement present a
similar potential conflict of interest. See "The Merger Transaction--
Relationship with Security Capital After the Merger--Administrative Services
Agreement". ATLANTIC will not borrow from or make loans to affiliates, other
than mortgage loans to entities in which ATLANTIC owns a substantial majority
of the economic interest, convertible mortgage loans to Homestead or
convertible mortgage loans where the Board believes that such loans are in the
best long-term interests of ATLANTIC and its shareholders. With a view to
resolving potential conflicts of interest and protecting the interests of
ATLANTIC's shareholders against such possible conflicts, ATLANTIC's Charter
requires that a majority of the Board be independent Directors.
POLICIES APPLICABLE TO THE REIT MANAGER AND OFFICERS AND DIRECTORS OF ATLANTIC
The REIT Manager has agreed in writing not to engage in any principal
transaction with ATLANTIC, including but not limited to purchases, sales or
leases of communities or borrowing or lending of funds, except for transactions
approved by a majority of the independent Directors not otherwise interested in
such transaction as being fair and reasonable to ATLANTIC and on terms and
conditions not less favorable to ATLANTIC than those available from
unaffiliated third parties. The REIT Manager and ATLANTIC have agreed to waive
this prohibition as it relates to the Merger. In addition to the requirements
described above, ATLANTIC will not engage in such transactions unless the
independent Directors believe that any such transaction is in the long-term
best interests of ATLANTIC and its shareholders. The sole activity of the REIT
Manager is advising ATLANTIC.
The REIT Management Agreement permits affiliates of the REIT Manager to provide
property management and other services to ATLANTIC for compensation. The fees
charged for such services must be comparable to fees that would be charged by
unaffiliated, qualified third parties. Any property management fees are
reviewed annually by the Board and must be approved by a majority of the
independent Directors.
ATLANTIC does not intend to issue options or warrants to the REIT Manager or
its employees; however, in the event that the Merger is approved, ATLANTIC
intends to adopt an employee incentive plan under which options may be granted
to employees, subject to Board and shareholder approval. See "The Merger
Transaction--Long-Term Incentive Plan".
Under Maryland law (where ATLANTIC is incorporated), each Director is obligated
to offer to ATLANTIC any opportunity (with certain limited exceptions) which
comes to him or her and which ATLANTIC could reasonably be expected to have an
interest in developing. In addition, under Maryland law, a contract or
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<PAGE>
other transaction between ATLANTIC and a Director or between ATLANTIC and
another corporation or entity in which a Director of ATLANTIC is a director or
has a material financial interest is not void or voidable solely because of
such interest or the presence of the Director at the meeting at which the
contract or transaction is approved or the Director's vote in favor thereof, if
(a) the contract or transaction is approved or ratified, after disclosure of
the common directorship or interest, by the affirmative vote of a majority of
disinterested Directors, even if the disinterested Directors constitute less
than a quorum, or by a majority of the votes cast by disinterested
stockholders, or (b) the contract or transaction is fair and reasonable to
ATLANTIC.
POLICIES WITH RESPECT TO OTHER ACTIVITIES
ATLANTIC may, but does not presently intend to, make investments other than as
previously described. All investments will be primarily related to multifamily
communities and the management and development thereof. The Board has authority
to reclassify unissued Shares into senior securities, to offer Shares or other
securities and, subject to certain restrictions, to repurchase or otherwise
reacquire Shares or any other securities and may engage in such activities in
the future. ATLANTIC's policy is not to make loans to its officers or directors
or to the REIT Manager; however, in the event that the Merger is approved,
ATLANTIC may (i) adopt an employee incentive plan, under which loans may be
made to employees to purchase Shares, subject to Board and shareholder
approval, and (ii) make relocation and other loans to employees, subject to
Board approval. See "The Merger Transaction--Long-Term Incentive Plan".
ATLANTIC may in the future make loans to partnerships and joint ventures in
which it participates in order to meet working capital needs. ATLANTIC has not
engaged in trading, underwriting or agency distribution or sale of securities
of other issuers and does not intend to do so. ATLANTIC does not intend to
engage in the purchase or sale of investments (other than acquisition or
disposition of communities in accordance with the REIT rules and ATLANTIC's
investment policies) and may on a selected basis in the future offer securities
in exchange for communities. ATLANTIC intends to make annual and quarterly
reports to shareholders. The annual reports will contain audited financial
statements.
At all times, ATLANTIC intends to make investments in such a manner as to be
consistent with the requirements of the Code for ATLANTIC to qualify as a REIT
unless, because of changing circumstances or changes in the Code (or in
Treasury Regulations), the Board determines that it is no longer in the best
interests of ATLANTIC to qualify as a REIT.
CERTAIN RELATIONSHIPS AND TRANSACTIONS
In addition to the transactions with affiliates described elsewhere in this
Prospectus, ATLANTIC has entered into the following transactions:
REIT MANAGEMENT AGREEMENT
Pursuant to the REIT Management Agreement, the REIT Manager assumed the day-to-
day management of ATLANTIC. The REIT Manager is owned by Security Capital,
which currently beneficially owns 51.3% of the outstanding Shares. The REIT
Manager's sole business and principal occupation since its formation in October
1993 is advising ATLANTIC. The services provided or coordinated by the REIT
Manager include strategic and day-to-day management, research, investment
analysis, acquisition and due diligence, multifamily community development,
asset management, capital markets, asset disposition, legal and accounting
services. All such services are included in the REIT Management fee, including
capital markets and development services, which most REITs capitalize (or, in
the case of capital markets, deduct from proceeds). The REIT Management fee is
paid monthly and was $3.0 million for the three-month period ended March 31,
1997 and $10.4 million for the year ended December 31, 1996. See "Management's
Discussion and Analysis of Financial Condition and Results of Operations--REIT
Management Agreement". See "The Merger Transaction" for a description of an
agreement that ATLANTIC has entered into with Security Capital to merge the
REIT Manager and SCG Realty Services into a newly formed subsidiary of ATLANTIC
in exchange for Shares. The REIT Management Agreement will be terminated upon
closing of the Merger.
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SECURITY CAPITAL INVESTOR AGREEMENT
ATLANTIC and Security Capital are parties to an Investor Agreement, which
required Security Capital to purchase $21.5 million of Shares, subject to
certain conditions. The Investor Agreement, among other things, requires
ATLANTIC to obtain Security Capital's approval of (i) the annual operating
budget and substantial deviations therefrom, (ii) contracts for investment
management, property management or leasing services or that contemplate annual
payments in excess of $100,000 and (iii) acquisitions or dispositions in a
single transaction or a group of related transactions where the purchase or
sale price exceeds $5.0 million. The Investor Agreement also provides that, so
long as Security Capital beneficially owns at least 10% of the outstanding
Shares, ATLANTIC is prohibited from increasing the number of members of the
Board to more than seven. Security Capital is entitled to designate one or more
persons to be nominated for election to the Board, and ATLANTIC is obligated to
use its best efforts to cause the election of such persons, as follows: (i) so
long as Security Capital Group owns at least 10%, but less than 20%, of the
outstanding Shares, it is entitled to nominate two persons; and (ii) so long as
Security Capital owns at least 20% of the outstanding Shares, it is entitled to
nominate three persons. See "The Merger Transaction--Relationship with Security
Capital After the Merger" for a description of the Amended and Restated
Investor Agreement which will replace the current Investor Agreement upon
closing of the Merger.
SHAREHOLDERS' AGREEMENT
To facilitate ATLANTIC's acquisition of certain communities from Laing,
Security Capital granted Laing certain rights to require Security Capital to
purchase Laing's Shares at pre-agreed prices. ATLANTIC assumed Security
Capital's first put obligation for 2,500,000 Shares and on March 31, 1995
purchased such Shares from Laing at $22.00 per Share. In exchange for
ATLANTIC's assumption of the first put obligation, Security Capital purchased
$94.8 million of Shares at $22.00 per Share from ATLANTIC in a private
offering. In November 1995, ATLANTIC assumed Security Capital's second put
obligation for 1,250,000 Shares at $23.136 per Share. In exchange for
ATLANTIC's assumption of the second put obligation, Security Capital purchased
1,250,000 Shares at a price of $23.136 per Share and purchased an additional
$21.1 million of Shares at $23.00 per Share in a private offering. Security
Capital's purchase under the third put obligation of 1,250,000 Shares
(representing all Shares owned by Laing) at $24.53 per Share occurred on July
1, 1996.
PROPERTY MANAGEMENT COMPANY
Commencing May 12, 1994, SCG Realty Services, an affiliate of the REIT Manager,
began providing property management services for certain of ATLANTIC's
communities. The agreements terminate September 30, 1997, subject to earlier
termination by ATLANTIC on 30 days' notice, is renewable annually upon approval
of ATLANTIC's independent Directors and contemplates a fee to SCG Realty
Services of 3.5% of community revenues for communities located in Atlanta and
Washington, D.C. markets and 3.75% of community revenues for all other
communities, paid monthly, which was $1.3 million for the three-month period
ended March 31, 1997 and $4.2 million for the year ended December 31, 1996. The
REIT Manager anticipates that SCG Realty Services will manage additional
ATLANTIC properties in the future. Any management contracts executed with SCG
Realty Services are expected to be at market rates. See "Business--ATLANTIC's
Operating System--Property Management". See "The Merger Transaction" for a
description of an agreement that ATLANTIC has entered into with Security
Capital to merge the REIT Manager and SCG Realty Services into a newly formed
subsidiary of ATLANTIC in exchange for Shares. The management agreements
between ATLANTIC and SCG Realty Services will be terminated upon closing of the
Merger.
HOMESTEAD TRANSACTION
In March 1996, the Board began considering ways for ATLANTIC to maximize
shareholder value with respect to its Homestead Village properties. In May
1996, ATLANTIC, PTR, Security Capital and Homestead entered into a merger
agreement, pursuant to which each of ATLANTIC, PTR and Security Capital agreed
to sell, through a series of merger transactions, all of their respective
assets relating to Homestead Village properties to Homestead, and ATLANTIC and
PTR agreed to enter into funding commitment agreements (see "--Funding
Commitment Agreement"). ATLANTIC's and PTR's respective
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shareholders approved the Homestead transaction on September 13, 1996 and
September 12, 1996, respectively, and the closing of the Homestead transaction
occurred on October 17, 1996, which resulted in ATLANTIC (a) owning 4,201,220
shares of Homestead common stock, (b) owning 2,818,517 warrants to purchase one
share of Homestead common stock at $10.00 per share, (c) owning up to $98.0
million in convertible mortgage notes as described below (see "--Funding
Commitment Agreement") and (d) providing a cash payment of $16.6 million to
Homestead on the closing date. The $16.6 million payment was required because
ATLANTIC's Homestead Village properties, only one of which was operating, were
in earlier stages of development than PTR's Homestead Village properties,
therefore, ATLANTIC had not funded the same percentage of total costs as PTR.
The payment also assured that ATLANTIC received all of its shares of Homestead
common stock at the closing of the transaction rather than in smaller
increments over time as funds are expended to complete the properties
contributed by ATLANTIC. ATLANTIC distributed the Homestead common stock and
warrants which it received to its shareholders pro rata in the Homestead
Distribution on November 12, 1996. Each holder of record of a Share on October
29, 1996 received 0.110875 shares of Homestead common stock and warrants to
purchase 0.074384 shares of Homestead common stock.
FUNDING COMMITMENT AGREEMENT
Pursuant to a funding commitment agreement entered into at the closing of the
Homestead transaction, ATLANTIC agreed to make mortgage loans to Homestead of
up to $111.1 million, which amount was anticipated to be sufficient to complete
the development of the Homestead Village facilities contributed by ATLANTIC.
ATLANTIC received 2,818,517 warrants, each to purchase one share of Homestead
common stock, in exchange for its entering into the funding commitment
agreement, which ATLANTIC subsequently distributed pro rata to its shareholders
in the Homestead Distribution. Each Homestead warrant is exercisable at $10.00
per share and expires October 27, 1997. The exercise price was determined based
on the overall structure of the Homestead transaction and, in particular,
consideration of Homestead's future capital needs and a desire to provide
liquidity to ATLANTIC's shareholders with respect to their warrants. ATLANTIC
will receive convertible mortgage notes in respect of fundings under the
funding commitment agreement in stated amounts of up to $98.0 million. The
effect of these provisions of the funding commitment agreement is that ATLANTIC
will fund $1,133,535 for each $1,000,000 principal amount of convertible
mortgage loans. The convertible mortgage loans will be recorded for financial
reporting purposes at a premium of approximately $13.1 million which will be
amortized and recorded as an adjustment to interest income over the ten-year
term of the mortgage loans using the effective interest method. The relative
ownership percentages of ATLANTIC, PTR and Security Capital in Homestead were
determined based upon the relative value of the contributed assets assuming
that all of the properties to be contributed had been developed and were fully
operational. ATLANTIC agreed to fund convertible mortgages to provide for the
development of the Homestead Village properties and to achieve its ownership
allocations. The funded amount of ATLANTIC under the convertible mortgages
therefore was in an amount that was anticipated, pursuant to development
budgets, to be sufficient to complete the development of the Homestead Village
properties contributed by ATLANTIC. The difference between the funded amount
and the stated amount of the convertible mortgage loans arose because the rate
of return on the existing Homestead Village facilities contributed by PTR was
projected to exceed the rate of return on the Homestead Village facilities
contributed by ATLANTIC and PTR to Homestead which were under construction or
in pre-development planning. This expected difference in the rates of return
arose because, as of July 1, 1996, PTR was expected to have 28 Homestead
Village facilities in operation and generating income, while ATLANTIC was
expected to have none and the average property development costs for the
existing PTR Homestead Village properties, on balance, were expected to be less
than those for the ATLANTIC and PTR Homestead Village properties projected to
be built in the future because a large portion of the existing PTR Homestead
Village properties were in planning or under development during 1992 and 1993
when land prices and construction costs were less than they were when the
transaction was negotiated and were anticipated to be over the next 18 months.
Because of the foregoing factors, and as a result of Homestead's desire to
issue a single class of convertible mortgage notes bearing a 9% per annum
interest rate, the stated amounts of the convertible mortgage notes were
adjusted to provide an effective yield (after giving effect to the premium due
to the issuance of the Homestead warrants and the convertibility of the
mortgage notes) to each of ATLANTIC (8.46% on a fully funded basis) and PTR
(12.42% on a fully funded basis) that was reflective of the relative rates of
return anticipated to be realized on all of the facilities contributed by
ATLANTIC and PTR,
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respectively. The obligation of ATLANTIC is limited to a specific dollar amount
for each property identified in the funding commitment agreement. Upon any
determination by Homestead to commence development of a property identified in
the funding commitment agreement, Homestead is required to notify ATLANTIC and
ATLANTIC is required to fund up to the full amount of its obligation with
respect to such property. Homestead is required to endeavor in good faith to
complete the development of such property consistent with the development plans
for such property. Each mortgage note issued by Homestead pursuant to the
funding commitment agreement is convertible into shares of Homestead common
stock on the basis of one share of Homestead common stock for every $11.50 of
principal outstanding on the mortgage loan. The obligation of Homestead to call
for funding of, and the obligation of ATLANTIC to provide funding for, the
mortgage loans expire on March 31, 1998, except with respect to properties for
which Homestead has given notice that it intends to develop. Interest on the
mortgage notes accrues at the rate of 9% per annum on the unpaid principal
balance, payable every six months. The mortgage notes are scheduled to mature
on October 31, 2006, and are not callable until October 27, 2001. Homestead has
pledged the assets being contributed by ATLANTIC as collateral for the mortgage
loans being made by ATLANTIC. At December 31, 1996, no funds had been advanced
pursuant to the funding commitment agreement and there were no convertible
mortgage notes outstanding. ATLANTIC advanced $52.0 million under the funding
commitment agreement through June 27, 1997 and $45.9 million of mortgage notes
was outstanding on such date.
PROTECTION OF BUSINESS AGREEMENT
ATLANTIC entered into a protection of business agreement with Homestead at the
closing of the Homestead transaction which prohibits ATLANTIC and its
affiliates from engaging, directly or indirectly, in the extended-stay lodging
business except through Homestead and its subsidiaries. The agreement also
prohibits Homestead from, directly or indirectly, engaging in the ownership,
operation, development, management or leasing of multifamily properties. The
agreement does not prohibit ATLANTIC from: (i) owning securities of Homestead;
(ii) owning up to 5% of the outstanding securities of another person engaged in
owning, operating, developing, managing or leasing extended-stay lodging
properties, so long as it does not actively participate in the business of such
person; (iii) owning the outstanding securities of another person, a majority-
owned subsidiary, division, group, franchise or segment of which is engaged in
owning, operating, developing, managing or leasing extended-stay lodging
properties, so long as not more than 5% of such person's consolidated revenues
are derived from such properties; and (iv) owning securities of another person
primarily engaged in a business other than owning, operating, developing,
managing or leasing extended-stay lodging properties, including a person
primarily engaged in business as an owner, operator or developer of hotel
properties, whether or not such person owns, operates, develops, manages or
leases extended-stay lodging properties. The agreement does not prohibit
Homestead from: (i) owning securities of ATLANTIC, PTR or Security Capital;
(ii) owning up to 5% of the outstanding securities of another person engaged in
owning, operating, developing, managing or leasing garden-style multifamily
properties; and (iii) owning the outstanding securities of another person, a
majority-owned subsidiary, division, group, franchise or segment of which is
engaged in owning, operating, developing, managing or leasing garden-style
multifamily properties, so long as not more than 5% of such person's
consolidated revenues are derived from such properties. The agreement will
terminate in the event of an acquisition, directly or indirectly (other than by
purchase from ATLANTIC, PTR or Security Capital or any of their respective
affiliates), by any person (or group of associated persons acting in concert),
other than ATLANTIC, PTR or Security Capital or their respective affiliates, of
25% or more of the outstanding voting stock of Homestead, without the prior
written consent of Homestead's board of directors. Subject to earlier
termination pursuant to the preceding sentence, the protection of business
agreement will terminate on October 17, 2006.
HOMESTEAD INVESTOR AGREEMENT
ATLANTIC entered into an investor and registration rights agreement with
Homestead at the closing of the Homestead transaction pursuant to which
ATLANTIC is entitled to designate one person for nomination to the Homestead
board of directors, and Homestead will use its best efforts to cause the
election of such nominee, until March 31, 1998 and for so long thereafter as
ATLANTIC has the right to convert in excess of $20.0 million in principal
amount of loans made pursuant to its funding commitment agreement. Such nominee
may, but need not, include the same person(s) nominated by Security Capital
pursuant to Security Capital's investor agreement with Homestead. In addition,
Homestead has granted to ATLANTIC registration rights with respect to the
distribution of all of the shares of Homestead common stock issuable
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upon conversion of the convertible mortgage notes. Prior to October 22, 1997,
ATLANTIC may request one registration of those shares of Homestead common stock
which are issued upon conversion of any or all of the convertible mortgage
notes during such one-year period and which it intends to distribute to its
stockholders. After such one-year anniversary, ATLANTIC may request three
additional registrations pursuant to Rule 415 promulgated under the Securities
Act of all shares of Homestead common stock issued or issuable upon conversion
of the convertible mortgage notes. Such registration, except for the fees and
disbursements of counsel to ATLANTIC, shall be at the expense of Homestead.
DEVELOPMENT AGREEMENT
ATLANTIC and Hanover Realty Services Inc. ("Hanover") are parties to several
development agreements, in connection with the acquisition and development of
six communities. In consideration for Hanover's development of these
communities the development agreements provide that ATLANTIC will make certain
earnout payments to Hanover either in the form of cash, Shares or shares of
Security Capital's common stock, as determined in the sole discretion of
Hanover. The amount of such payments shall be determined on a per site basis
and shall be a percentage of the amount by which annualized net operating
income, capitalized at a rate as provided by the agreement, exceeds the total
actual project costs. In February 1997, Hanover was paid $0.8 million with
respect to one community. The aggregate amount of such earnout amounts for the
six remaining communities cannot exceed $6.5 million. Hanover was not entitled
to receive any earnout payments at May 31, 1997 on the six remaining
communities.
OTHER TRANSACTIONS WITH AFFILIATES
In ATLANTIC's March through June 1995 private offering, Security Capital
purchased $94.8 million of Shares at $22.00 per Share. In ATLANTIC's December
1995 through May 1996 private offering, Security Capital purchased an aggregate
of $50.0 million of Shares, $21.1 million of which were purchased at $23.00 per
Share (which was the price per Share paid by other investors in the offering)
and $28.9 million of which were purchased at $23.136 per Share. See "--
Shareholders' Agreement". In ATLANTIC's October 1996 initial public offering,
Security Capital purchased $10.0 million of Shares at $24.00 per Share. Except
as described above, all subscriptions were made on the same terms and at the
same times as made available to other investors.
PRINCIPAL SHAREHOLDERS
The following table sets forth, as of June 27, 1997, the beneficial ownership
of Shares for (i) each person known to ATLANTIC to be the beneficial owner of
more than 5% of ATLANTIC's Shares, (ii) each Director of ATLANTIC and (iii) all
Directors and executive officers of ATLANTIC as a group. Unless otherwise
indicated in the footnotes, all of such interests are owned directly, and the
indicated person or entity has sole voting and investment power.
<TABLE>
<CAPTION>
Name and Address Number of Shares Percent of
of Beneficial Owner Beneficially Owned All Shares
- ------------------- ------------------ ----------
<S> <C> <C>
Security Capital Group Incorporated 21,545,669(1) 51.3%
125 Lincoln Avenue
Santa Fe, NM 87501
Ameritech Pension Trust 2,223,320(2) 5.3
Ameritech Corporation
225 West Randolph Street
HQ-13A
Chicago, IL 60606
General Motors Investment Management
Corporation 2,173,913(3) 5.2
767 Fifth Avenue
New York, NY 10153
Manuel A. Garcia III 12,000(4) *
P.O. Box 2066
Davgar Restaurants, Inc.
Winter Park, FL 32790
</TABLE>
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<TABLE>
<CAPTION>
Name and Address Number of Shares Percent of
of Beneficial Owner Beneficially Owned All Shares
- ------------------- ------------------ ----------
<S> <C> <C>
Ned S. Holmes 59,500(4)(5) *
Parkway Investments/Texas, Inc.
55 Waugh Drive
Houston, TX 77007
Constance B. Moore 11,600 *
Six Piedmont Center
Atlanta, GA 30305
James C. Potts 13,050 *
Six Piedmont Center
Atlanta, GA 30305
John M. Richman 12,000(4) *
Wachtell, Lipton, Rosen & Katz
227 West Monroe Street, Suite 4825
Chicago, IL 60606
All Directors and executive officers as a
group
(9 persons) 108,150 *
</TABLE>
- --------
* Less than 1%
(1) These Shares are owned of record by SC Realty Incorporated, a wholly owned
subsidiary of Security Capital, and are pledged to secure Security
Capital's $300 million revolving line of credit facility with a syndicate
of banks. As of June 27, 1997, there were $62.5 million of outstanding
borrowings under the line of credit. The line of credit is also secured by
securities owned by Security Capital of PTR, SCI, Homestead and Security
Capital U.S. Realty, a publicly traded entity based in Luxembourg which
invests in real estate operating companies in the United States. Security
Capital estimates that the aggregate market value of the pledged securities
exceeded $2.9 billion as of June 27, 1997. Security Capital was in
compliance with all covenants under the line of credit at March 31, 1997.
(2) This information is based on a Schedule 13G dated February 14, 1997.
According to the Schedule 13G, the Shares were not acquired for the purpose
of changing or influencing the control of ATLANTIC.
(3) 1,956,522 of these Shares are owned by the General Motors Hourly-Rate
Employees Pension Trust and 217,391 of these Shares are owned by the
General Motors Salaried Employees Pension Trust.
(4) Includes 2,000 Shares each for Messrs. Garcia, Holmes and Richman which are
issuable upon exercise of Options granted under the Outside Directors Plan.
See "REIT Management--Outside Directors Plan".
(5) Mr. Holmes directly owns 2,500 of these Shares. Mr. Holmes may be deemed to
beneficially own 55,000 of these Shares which are owned by Mr. Holmes' wife
and children and by Holmes Family Venture Ltd., a family entity with
respect to which Mr. Holmes shares voting and dispositive power.
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DESCRIPTION OF SERIES A PREFERRED SHARES
The summary of certain terms and provisions of the Series A Preferred Shares
contained in this Prospectus does not purport to be complete and is subject to,
and qualified in its entirety by reference to, the terms and provisions of the
Articles Supplementary relating to the Series A Preferred Shares and ATLANTIC's
Charter and Bylaws, copies of which have been filed as exhibits to the
registration statement of which this Prospectus forms a part.
The Board is authorized to classify or reclassify any authorized but unissued
Shares of ATLANTIC from time to time by setting or changing the preferences,
conversion or other rights, voting powers, restrictions, limitations as to
dividends, qualifications or terms or conditions of redemption of such stock.
ATLANTIC currently has no preferred stock outstanding. On , 1997, the
Board reclassified and authorized ATLANTIC to issue the Series A Preferred
Shares.
When issued, the Series A Preferred Shares will be validly issued, fully paid
and nonassessable. The holders of the Series A Preferred Shares will have no
preemptive rights with respect to any shares of the capital stock of ATLANTIC
or any other securities of ATLANTIC convertible into or carrying rights or
options to purchase any such shares. The Series A Preferred Shares will not be
subject to any sinking fund or other obligations of ATLANTIC to redeem or
retire the Series A Preferred Shares. Unless redeemed by ATLANTIC, the Series A
Preferred Shares will have a perpetual term, with no maturity.
The transfer agent, registrar and distribution disbursing agent for the Series
A Preferred Shares will be The First National Bank of Boston, Boston,
Massachusetts.
DISTRIBUTIONS
Holders of the Series A Preferred Shares shall be entitled to receive, when, as
and if declared by the Board, out of funds legally available for the payment of
distributions, cumulative preferential cash distributions in an amount per
share equal to % of the liquidation preference per annum (equivalent to $
per share). Such distributions shall be cumulative from the date of original
issue and shall be payable quarterly in arrears on the last day of each March,
June, September and December or, if not a business day, the next succeeding
business day (each, a "Distribution Payment Date"). The first distribution,
which will be paid on September 30, 1997, will represent the period from the
original issue date until such Distribution Payment Date. The distribution for
such partial distribution period and any other distribution payable on the
Series A Preferred Shares for any other partial distribution period will be
computed on the basis of a 360-day year consisting of twelve 30-day months.
Distributions will be payable to holders of record as they appear in the
records of ATLANTIC at the close of business on the applicable record date,
which shall be on such date designated by the Board for the payment of
distributions that is not more than 50 nor less than 10 days prior to such
Distribution Payment Date (each, a "Distribution Record Date").
No distributions on Series A Preferred Shares shall be declared by the Board or
paid or set apart for payment by ATLANTIC at such time as the terms and
provisions of any agreement of ATLANTIC, including any agreement relating to
its indebtedness, prohibits such declaration, payment or setting apart for
payment or provides that such declaration, payment or setting apart for payment
would constitute a breach thereof or a default thereunder, or if such
declaration or payment shall be restricted or prohibited by law.
Notwithstanding the foregoing, distributions on the Series A Preferred Shares
will accrue whether or not ATLANTIC has earnings, whether or not there are
funds legally available for the payment of such distributions and whether or
not such distributions are declared. Accrued but unpaid distributions on the
Series A Preferred Shares will not bear interest. Holders of the Series A
Preferred Shares will not be entitled to any distributions in excess of full
cumulative distributions as described above. No interest, or sum of money in
lieu of interest, shall be payable in respect of any distribution payment or
payments on the Series A Preferred Shares which may be in arrears.
If, for any taxable year, ATLANTIC elects to designate as "capital gain
dividends" (as defined in Section 857 of the Code) any portion (the "Capital
Gains Amount") of the dividends (as determined for federal income tax purposes)
paid or made available for the year to holders of all classes of shares (the
"Total
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Dividends"), then the portion of the Capital Gains Amount that shall be
allocable to the holders of Series A Preferred Shares shall be the amount that
the total dividends (as determined for federal income tax purposes) paid or
made available to the holders of the Series A Preferred Shares for the year
bears to the Total Dividends.
If any Series A Preferred Shares are outstanding, no full distributions shall
be declared or paid or set apart for payment on any series of preferred stock
of ATLANTIC ranking, as to distributions, on a parity with or junior to the
Series A Preferred Shares for any period unless full cumulative distributions
have been or contemporaneously are declared and paid or declared and a sum
sufficient for the payment thereof set apart for such payments on the Series A
Preferred Shares for all past distribution periods and the then current
distribution period. When distributions are not paid in full (or a sum
sufficient for such full payment is not so set apart) upon the Series A
Preferred Shares and the shares of any other series of preferred stock ranking
on a parity as to distributions with the Series A Preferred Shares, all
distributions declared upon the Series A Preferred Shares and any other series
of preferred stock ranking on a parity as to distributions with the Series A
Preferred Shares shall be declared pro rata so that the amount of distributions
per share on the Series A Preferred Shares and such other series of preferred
stock shall in all cases bear to each other the same ratio that accrued
distributions per share on the Series A Preferred Shares and such other series
of preferred stock bear to each other.
Except as provided in the immediately preceding paragraph, unless full
cumulative distributions on the Series A Preferred Shares have been or
contemporaneously are declared and paid or declared and a sum sufficient for
the payment thereof set apart for payment for all past distribution periods and
the then current distribution period, no distributions (other than in Shares or
any other class or series of capital stock of ATLANTIC ranking junior to the
Series A Preferred Shares as to distributions and in the distribution of
assets) shall be declared or paid or set aside for payment or other
distribution shall be declared or made upon the Shares or any other class or
series of capital stock of ATLANTIC ranking junior to or on a parity with the
Series A Preferred Shares as to distributions or in the distribution of assets,
nor shall any Shares or any other class or series of capital stock of ATLANTIC
ranking junior to or on a parity with the Series A Preferred Shares as to
distributions or in the distribution of assets be redeemed, purchased or
otherwise acquired for any consideration (or any moneys be paid to or made
available for a sinking fund for the redemption of any such shares) by ATLANTIC
(except by conversion into or exchange for Shares or any other class or series
of capital stock of ATLANTIC ranking junior to the Series A Preferred Shares as
to distributions and in the distribution of assets).
Any distribution payment made on Series A Preferred Shares shall first be
credited against the earliest accrued but unpaid distribution due with respect
to Series A Preferred Shares which remains payable.
LIQUIDATION RIGHTS
Upon any voluntary or involuntary liquidation, dissolution or winding up of the
affairs of ATLANTIC, then, before any distribution or payment shall be made to
the holders of any Shares or any other class or series of capital stock of
ATLANTIC ranking junior to the Series A Preferred Shares in the distribution of
assets upon any liquidation, dissolution or winding up of ATLANTIC, the holders
of Series A Preferred Shares shall be entitled to receive out of assets of
ATLANTIC legally available for distribution to shareholders, liquidation
distributions in the amount of the liquidation preference ($ per share),
plus an amount equal to all accrued and unpaid distributions, if any, thereon.
After payment of the full amount of the liquidating distributions to which they
are entitled, the holders of Series A Preferred Shares will have no right or
claim to any of the remaining assets of ATLANTIC. In the event that, upon any
such voluntary or involuntary liquidation, dissolution or winding up, the
available assets of ATLANTIC are insufficient to pay the amount of the
liquidation distributions on all outstanding Series A Preferred Shares and the
corresponding amounts payable on all shares of other classes or series of
capital stock of ATLANTIC ranking on a parity with the Series A Preferred
Shares in the distribution of assets, then the holders of the Series A
Preferred Shares and all other such classes or series of capital shares shall
share ratably in any such distribution of assets in proportion to the full
liquidating distributions to which they would otherwise be respectively
entitled.
If liquidating distributions shall have been made in full to all holders of
Series A Preferred Shares and all other classes or series of capital stock of
ATLANTIC ranking on a parity with the Series A Preferred Shares
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in the distribution of assets, the remaining assets of ATLANTIC shall be
distributed among the holders of any other classes or series of capital stock
ranking junior to the Series A Preferred Shares in the distribution of assets
upon any liquidation, dissolution or winding up, according to their respective
rights and preferences and in each case according to their respective number of
shares. For such purposes, the consolidation or merger of ATLANTIC with or into
any other entity, the sale, lease or conveyance of all or substantially all of
the property or business of ATLANTIC or a statutory share exchange shall not be
deemed to constitute a liquidation, dissolution or winding up of ATLANTIC.
REDEMPTION
The Series A Preferred Shares are not redeemable prior to , . On
and after , , ATLANTIC, at its option upon not less than 30 nor
more than 90 days' written notice, may redeem the Series A Preferred Shares, in
whole or in part, at any time or from time to time, for cash at a redemption
price of $ per share, plus all accrued and unpaid distributions, if any,
thereon to the date fixed for redemption, without interest. The redemption
price of the Series A Preferred Shares (other than the portion thereof
consisting of accrued and unpaid distributions) is payable solely out of the
sale proceeds of other capital stock of ATLANTIC, which may include other
series of preferred stock. Holders of Series A Preferred Shares to be redeemed
shall surrender such Series A Preferred Shares at the place designated in such
notice and shall be entitled to the redemption price and any accrued and unpaid
distributions payable upon such redemption following such surrender. If fewer
than all of the outstanding Series A Preferred Shares are to be redeemed, the
number of shares to be redeemed will be determined by ATLANTIC and such shares
may be redeemed pro rata from the holders of record of such shares in
proportion to the number of such shares held by such holders (with adjustments
to avoid redemption of fractional shares), by lot or in a manner determined by
ATLANTIC.
Unless full cumulative distributions on all Series A Preferred Shares and all
Parity Shares shall have been or contemporaneously are declared and paid or
declared and a sum sufficient for the payment thereof set apart for payment for
all past distribution periods and the then current distribution period, no
Series A Preferred Shares or Parity Shares shall be redeemed unless all
outstanding Series A Preferred Shares and Parity Shares are simultaneously
redeemed; provided, however, that the foregoing shall not prevent the purchase
or acquisition of Series A Preferred Shares or Parity Shares pursuant to a
purchase or exchange offer made on the same terms to holders of all outstanding
Series A Preferred Shares or Parity Shares, as the case may be. Furthermore,
unless full cumulative distributions on all outstanding Series A Preferred
Shares and Parity Shares have been or contemporaneously are declared and paid
or declared and a sum sufficient for the payment thereof set apart for payment
for all past distribution periods and the then current distribution period,
ATLANTIC shall not purchase or otherwise acquire, directly or indirectly, any
Series A Preferred Shares or Parity Shares (except by conversion into or
exchange for Shares or any other class or series of capital stock of ATLANTIC
ranking junior to the Series A Preferred Shares and Parity Shares as to
distributions and in the distribution of assets).
Notice of redemption will be mailed at least 30 days but not more than 90 days
before the redemption date to each holder of record of Series A Preferred
Shares at the address shown on the stock transfer books of ATLANTIC. Each
notice shall state: (i) the redemption date, (ii) the number of Series A
Preferred Shares to be redeemed, (iii) the redemption price, (iv) the place or
places where certificates for Series A Preferred Shares are to be surrendered
for payment of the redemption price and (v) that distributions on the Series A
Preferred Shares to be redeemed will cease to accrue on such redemption date.
If fewer than all Series A Preferred Shares are to be redeemed, the notice
mailed to each such holder thereof shall also specify the number of Series A
Preferred Shares to be redeemed from each such holder. If notice of redemption
of any Series A Preferred Shares has been given and if the funds necessary for
such redemption have been set aside by ATLANTIC in trust for the benefit of the
holders of Series A Preferred Shares so called for redemption, then from and
after the redemption date, distributions will cease to accrue on the Series A
Preferred Shares being redeemed, such Series A Preferred Shares shall no longer
be deemed outstanding and all rights of the holders of such shares will
terminate, except the right to receive the redemption price.
The holders of Series A Preferred Shares at the close of business on a
Distribution Record Date will be entitled to receive the distribution payable
with respect to such Series A Preferred Shares on the corresponding
Distribution Payment Date notwithstanding the redemption thereof between such
Distribution
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Record Date and the corresponding Distribution Payment Date or ATLANTIC's
default in the payment of the distribution due. Except as provided above,
ATLANTIC will make no payment or allowance for unpaid distributions, whether or
not in arrears, on Series A Preferred Shares which have been called for
redemption.
The Series A Preferred Shares have no stated maturity and will not be subject
to any sinking fund or mandatory redemption. However, in order to preserve
ATLANTIC's status as a REIT as defined in the Code, the Series A Preferred
Shares may be subject to redemption as described in "--Restrictions on
Ownership". Any such redemption would apply only to shares held, directly or
indirectly, by those shareholders with concentrated share ownership that would
violate the Preferred Shares Ownership Limit (as defined below) or the 9.8%
ownership limitation on all outstanding shares of ATLANTIC's stock. In
addition, the number of shares subject to such a redemption would be limited to
that number of concentrated shares sufficient in the opinion of the Board to
maintain or bring the ownership of shares into conformity with such limits. See
"--Restrictions on Ownership".
VOTING RIGHTS
Except as indicated below, or except as otherwise from time to time required by
applicable law, the holders of Series A Preferred Shares will have no voting
rights.
If six quarterly distributions (whether or not consecutive) payable on the
Series A Preferred Shares or any Parity Shares are in arrears, whether or not
earned or declared, the number of Directors then constituting the Board will be
increased by two, and the holders of Series A Preferred Shares, voting together
as a class with the holders of any other series of Parity Shares (any such
other series, the "Voting Preferred Shares"), will have the right to elect two
additional Directors to serve on the Board at any annual meeting of
shareholders or a properly called special meeting of the holders of Series A
Preferred Shares and such Voting Preferred Shares and at each subsequent annual
meeting of shareholders until all such distributions and distributions for the
current quarterly period on the Series A Preferred Shares and such other Voting
Preferred Shares have been or contemporaneously are declared and paid or
declared and a sum sufficient for the payment thereof set aside for payment.
The term of office of all Directors so elected will terminate with the
termination of such voting rights. For so long as Security Capital and certain
of its affiliates beneficially own in excess of 10% of the outstanding Shares,
in any such vote by holders of Series A Preferred Shares and such other Voting
Preferred Shares, Security Capital and certain of its affiliates shall vote
their Series A Preferred Shares and Voting Preferred Shares, if any, in the
same respective percentages as the Series A Preferred Shares and Voting
Preferred Shares that are not held by such persons.
The approval of two-thirds of the outstanding Series A Preferred Shares and all
other series of Voting Preferred Shares similarly affected, voting as a single
class, is required in order to (i) amend ATLANTIC's Charter to affect
materially and adversely the rights, preferences or voting powers of the
holders of the Series A Preferred Shares or the Voting Preferred Shares, (ii)
enter into a share exchange that affects the Series A Preferred Shares,
consolidate with or merge into another entity, or permit another entity to
consolidate with or merge into ATLANTIC, unless in each such case, each Series
A Preferred Share remains outstanding without a material adverse change to its
terms and rights or is converted into or exchanged for preferred stock of the
surviving entity having preferences, rights, voting powers, restrictions,
limitations as to distributions, qualifications and terms or conditions of
redemption thereof identical to that of a Series A Preferred Share (except for
changes that do not materially and adversely affect the holders of the Series A
Preferred Shares) or (iii) authorize, reclassify, create or increase the
authorized amount of any class of stock having rights senior to the Series A
Preferred Shares with respect to the payment of distributions or in the
distribution of assets upon any liquidation, dissolution or winding up.
However, ATLANTIC may create additional classes of Parity Shares and shares
ranking junior to the Series A Preferred Shares as to distributions or in the
distribution of assets ("Junior Shares"), increase the authorized number of
Parity Shares and Junior Shares and issue additional series of Parity Shares
and Junior Shares without the consent of any holder of Series A Preferred
Shares.
Except as provided above and as required by law, the holders of Series A
Preferred Shares are not entitled to vote on any merger or consolidation
involving ATLANTIC or a sale of all or substantially all of the assets of
ATLANTIC.
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CONVERSION
The Series A Preferred Shares are not convertible into or exchangeable for any
other property or securities of ATLANTIC.
RESTRICTIONS ON OWNERSHIP
Preferred Shares Ownership Limit
For ATLANTIC to qualify as a REIT under the Code, no more than 50% in value of
the shares of ATLANTIC's stock (after taking into account options to acquire
shares) may be owned, directly or indirectly, by five or fewer individuals (as
defined in the Code to include certain entities and constructive ownership
among specified family members) during the last half of a taxable year (other
than the first taxable year) or during a proportionate part of a short taxable
year. The shares of ATLANTIC's stock must also be beneficially owned by 100 or
more persons during at least 335 days of a taxable year or during a
proportionate part of a shorter taxable year. Therefore, the Articles
Supplementary relating to the Series A Preferred Shares will contain certain
provisions restricting the ownership and transfer of Series A Preferred Shares
(the "Preferred Shares Ownership Limit").
The Preferred Shares Ownership Limit will provide that, subject to certain
exceptions, no person or persons acting as a group may beneficially own more
than 25% of the Series A Preferred Shares outstanding at any time, except as a
result of ATLANTIC's redemption of Series A Preferred Shares. Series A
Preferred Shares acquired in excess of the Preferred Shares Ownership Limit
must be redeemed by ATLANTIC at a price equal to the average daily per share
closing sale price during the 30-day period ending on the Business Day prior to
the redemption date. Such redemption is not applicable if a person's ownership
exceeds the limitations due solely to ATLANTIC's redemption of Series A
Preferred Shares; provided that thereafter any additional Series A Preferred
Shares acquired by such person will constitute excess shares ("Excess Shares").
From and after the date of notice of such redemption, the holder of the Series
A Preferred Shares thus redeemed shall cease to be entitled to any distribution
(other than distributions declared prior to the date of notice of redemption),
voting rights and other benefits with respect to such shares except the right
to receive payment of the redemption price determined as described above. The
Preferred Shares Ownership Limit may not be waived with respect to certain
affiliates of ATLANTIC.
9.8% Ownership Limit
In addition to the Preferred Shares Ownership Limit, ATLANTIC's Charter
contains certain restrictions on the number of shares of ATLANTIC's stock that
individual shareholders may own, in order to maintain ATLANTIC's qualification
as a REIT. Subject to certain exceptions specified in ATLANTIC's Charter, no
holder may own, or be deemed to own by virtue of the attribution provisions of
the Code, more than 9.8% (the "Ownership Limit") of the number or value of the
issued and outstanding shares of ATLANTIC's stock. The Board, upon receipt of a
ruling from the IRS or an opinion of counsel or other evidence satisfactory to
the Board and upon such other conditions as the Board may direct, may also
exempt a proposed transferee from the Ownership Limit. The proposed transferee
must give written notice to ATLANTIC of the proposed transfer no later than the
fifteenth day prior to any transfer which, if consummated, would result in the
intended transferee owning shares of ATLANTIC's stock in excess of the
Ownership Limit. The Board may require such opinions of counsel, affidavits,
undertakings or agreements as it may deem necessary or advisable in order to
determine or ensure ATLANTIC's status as a REIT. Any transfer of shares of
ATLANTIC's stock that would (i) create a direct or indirect ownership of shares
of ATLANTIC's stock in excess of the Ownership Limit, (ii) result in the shares
of ATLANTIC's stock being beneficially owned by fewer than 100 persons
(determined without reference to any rules of attribution) as provided in
Section 856(a) of the Code or (iii) result in ATLANTIC being "closely held"
within the meaning of Section 856(h) of the Code, shall be null and void ab
initio, and the intended transferee will acquire no rights to the shares of
ATLANTIC's stock. The foregoing restrictions on transferability and ownership
will not apply if the Board determines, which determination must be approved by
the holders of Shares, that it is no longer in the best interests of ATLANTIC
to attempt to qualify, or to continue to qualify, as a REIT. ATLANTIC's Charter
excludes Security Capital (and its transferees) from the Ownership Limit.
Any shares the purported transfer of which would result in a person owning
shares of ATLANTIC's stock in excess of the Ownership Limit or cause ATLANTIC
to become "closely held" under Section 856(h) of the
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Code that is not otherwise permitted as provided above will constitute Excess
Shares, which will be transferred pursuant to ATLANTIC's Charter to a party not
affiliated with ATLANTIC designated by ATLANTIC as the trustee of a trust for
the exclusive benefit of an organization or organizations described in Sections
170(b)(1)(A) and 170(c) of the Code and identified by the Board as the
beneficiary or beneficiaries of the trust (the "Charitable Beneficiary"), until
such time as the Excess Shares are transferred to a person whose ownership will
not violate the restrictions on ownership. While these Excess Shares are held
in trust, distributions on such Excess Shares will be paid to the trust for the
benefit of the Charitable Beneficiary and may only be voted by the trustee for
the benefit of the Charitable Beneficiary. Subject to the Ownership Limit, the
Excess Shares shall be transferred by the trustee at the direction of ATLANTIC
to any person (if the Excess Shares would not be Excess Shares in the hands of
such person). The purported transferee will receive the lesser of (i) the price
paid by the purported transferee for the Excess Shares (or, if no consideration
was paid, fair market value on the day of the event causing the Excess Shares
to be held in trust) and (ii) the price received from the sale or other
disposition of the Excess Shares held in trust. Any proceeds in excess of the
amount payable to the purported transferee will be paid to the Charitable
Beneficiary. In addition, such Excess Shares held in trust are subject to
purchase by ATLANTIC for a 90-day period at a purchase price equal to the
lesser of (i) the price paid for the Excess Shares by the purported transferee
(or, if no consideration was paid, fair market value at the time of the event
causing the shares to be held in trust) and (ii) the fair market value of the
Excess Shares on the date ATLANTIC elects to purchase. Fair market value, for
these purposes, means the last reported sales price reported on the NYSE on the
trading day immediately preceding the relevant date, or if not then traded on
the NYSE, the last reported sales price on the trading day immediately
preceding the relevant date as reported on any exchange or quotation system
over or through which the relevant class of shares of stock may be traded, or
if not then traded over or through any exchange or quotation system, then the
market price on the relevant date as determined in good faith by the Board.
From and after the purported transfer to the purported transferee of the Excess
Shares, the purported transferee shall cease to be entitled to distributions
(other than liquidating distributions), voting rights and other benefits with
respect to the Excess Shares except the right to payment on the transfer of the
Excess Shares as described above. Any distribution paid to a purported
transferee on Excess Shares prior to the discovery by ATLANTIC that such Excess
Shares have been transferred in violation of the provisions of the Charter
shall be repaid, upon demand, to ATLANTIC, which shall pay any such amounts to
the trust for the benefit of the Charitable Beneficiary. If the foregoing
transfer restrictions are determined to be void, invalid or unenforceable by
any court of competent jurisdiction, then the purported transferee of any
Excess Shares may be deemed, at the option of ATLANTIC, to have acted as an
agent on behalf of ATLANTIC in acquiring such Excess Shares and to hold such
Excess Shares on behalf of ATLANTIC.
Notice Requirement
All persons who own, directly or by virtue of the attribution provisions of the
Code, more than 5% (or such other percentage between 1% and 5%, as provided in
the rules and regulations promulgated under the Code) of the number or value of
the outstanding shares of ATLANTIC's stock must give a written notice
containing certain information to ATLANTIC by January 31 of each year. In
addition, each shareholder shall upon demand be required to disclose to
ATLANTIC in writing such information with respect to the direct, indirect and
constructive ownership of shares of ATLANTIC's stock as the Board deems
reasonably necessary to comply with the provisions of the Code applicable to a
REIT, to determine ATLANTIC's status as a REIT, to comply with the requirements
of any taxing authority or governmental agency or to determine any such
compliance.
Legend
All certificates representing Series A Preferred Shares will bear a legend
referring to the restrictions described above.
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FEDERAL INCOME TAX CONSIDERATIONS
ATLANTIC intends to operate in a manner that permits it to satisfy the
requirements for taxation as a REIT under the applicable provisions of the
Code. No assurance can be given, however, that such requirements will be met.
The following is a description of all material federal income tax consequences
to ATLANTIC and its shareholders of the treatment of ATLANTIC as a REIT. Since
these provisions are highly technical and complex, each prospective purchaser
of Series A Preferred Shares is urged to consult his or her own tax advisor
with respect to the federal, state, local, foreign and other tax consequences
of the purchase, ownership and disposition of the Series A Preferred Shares.
Based upon certain representations of ATLANTIC with respect to the facts as set
forth and explained in the discussion below, in the opinion of Mayer, Brown &
Platt, counsel to ATLANTIC, ATLANTIC has been organized in conformity with the
requirements for qualification as a REIT beginning with its taxable year ended
December 31, 1994, and its proposed method of operation described in this
Prospectus and as represented by management will enable it to satisfy the
requirements for such qualification.
This opinion is conditioned upon certain representations made by ATLANTIC as to
certain factual matters relating to ATLANTIC's organization and intended or
expected manner of operation. In addition, this opinion is based on the law
existing and in effect on the date hereof. ATLANTIC's qualification and
taxation as a REIT will depend upon ATLANTIC's ability to meet on a continuing
basis, through actual operating results, asset composition, distribution levels
and diversity of stock ownership, the various qualification tests imposed under
the Code discussed below. Mayer, Brown & Platt will not review compliance with
these tests on a continuing basis. No assurance can be given that ATLANTIC will
satisfy such tests on a continuing basis.
In brief, if certain detailed conditions imposed by the REIT provisions of the
Code are met, entities, such as ATLANTIC, that invest primarily in real estate
and that otherwise would be treated for federal income tax purposes as
corporations, are generally not taxed at the corporate level on their "REIT
taxable income" that is currently distributed to shareholders. This treatment
substantially eliminates the "double taxation" (at both the corporate and
shareholder levels) that generally results from the use of corporations.
If ATLANTIC fails to qualify as a REIT in any year, however, it will be subject
to federal income taxation as if it were a domestic corporation, and its
shareholders will be taxed in the same manner as shareholders of ordinary
corporations. In this event, ATLANTIC could be subject to potentially
significant tax liabilities, and therefore the amount of cash available for
distribution to its shareholders would be reduced or eliminated.
ATLANTIC elected REIT status effective for the taxable year ended December 31,
1994 and the Board currently intends that ATLANTIC will operate in a manner
that permits it to qualify as a REIT in each taxable year thereafter. There can
be no assurance, however, that this expectation will be fulfilled, since
qualification as a REIT depends on ATLANTIC continuing to satisfy numerous
asset, income and distribution tests described below, which in turn will be
dependent in part on ATLANTIC's operating results.
The following summary is based on the Code, its legislative history,
administrative pronouncements, judicial decisions and Treasury regulations,
subsequent changes to any of which may affect the tax consequences described
herein, possibly on a retroactive basis. The following summary is not
exhaustive of all possible tax considerations and does not give a detailed
discussion of any state, local or foreign tax considerations, nor does it
discuss all of the aspects of federal income taxation that may be relevant to a
prospective holder of Series A Preferred Shares in light of his or her
particular circumstances or to certain types of holders (including insurance
companies, tax-exempt entities, 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.
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TAXATION OF ATLANTIC
General
In any year in which ATLANTIC qualifies as a REIT, in general it will not be
subject to federal income tax on that portion of its REIT taxable income or
capital gain which is distributed to shareholders. ATLANTIC may, however, be
subject to tax at normal corporate rates upon any taxable income or capital
gain not distributed.
Notwithstanding its qualification as a REIT, ATLANTIC may also be subject to
taxation in certain other circumstances. If ATLANTIC should fail to satisfy
either the 75% or the 95% gross income test (as discussed below), and
nonetheless maintains its qualification as a REIT because certain other
requirements are met, it will be subject to a 100% tax on the greater of the
amount by which ATLANTIC fails to satisfy either the 75% test or the 95% test,
multiplied by a fraction intended to reflect ATLANTIC's profitability. ATLANTIC
will also be subject to a tax of 100% on net income from any "prohibited
transaction", as described below, and if ATLANTIC has (i) net income from the
sale or other disposition of "foreclosure property" which is held primarily for
sale to customers in the ordinary course of business or (ii) other non-
qualifying income from foreclosure property, it will be subject to tax on such
income from foreclosure property at the highest corporate rate. In addition, if
ATLANTIC 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 years, ATLANTIC would be subject to a 4% excise tax on the
excess of such required distribution over the amounts actually distributed.
ATLANTIC may also be subject to the corporate "alternative minimum tax", as
well as tax in certain situations and on certain transactions not presently
contemplated. ATLANTIC will use the calendar year both for federal income tax
purposes and for financial reporting purposes.
In order to qualify as a REIT, ATLANTIC must meet, among others, the following
requirements:
Share Ownership Test
ATLANTIC's shares of stock must be held by a minimum of 100 persons for at
least 335 days in each taxable year (or a proportional number of days in any
short taxable year). In addition, at all times during the second half of each
taxable year, no more than 50% in value of the stock of ATLANTIC may be owned,
directly or indirectly and by applying certain constructive ownership rules, by
five or fewer individuals, which for this purpose includes certain tax-exempt
entities. Any stock held by a qualified domestic pension or other retirement
trust will be treated as held directly by its beneficiaries in proportion to
their actuarial interest in such trust rather than by such trust. Pursuant to
the constructive ownership rules, Security Capital's ownership of shares is
attributed to its shareholders for purposes of the 50% test.
In order to ensure compliance with the 50% test, ATLANTIC has placed certain
restrictions on the transfer of the shares of its stock to prevent additional
concentration of ownership. Moreover, to evidence compliance with these
requirements under United States Treasury Department ("Treasury") regulations,
ATLANTIC must maintain records which disclose the actual ownership of its
outstanding shares of stock. In fulfilling its obligations to maintain records,
ATLANTIC must and will demand written statements each year from the record
holders of designated percentages of shares of its stock disclosing the actual
owners of such shares (as prescribed by Treasury regulations). A list of those
persons failing or refusing to comply with such demand must be maintained as a
part of ATLANTIC's records. A shareholder failing or refusing to comply with
ATLANTIC's written demand must submit with his or her tax returns a similar
statement disclosing the actual ownership of shares of ATLANTIC's stock and
certain other information. In addition, ATLANTIC's Charter provides
restrictions regarding the transfer of shares of its stock that are intended to
assist ATLANTIC in continuing to satisfy the share ownership requirements. See
"Description of Series A Preferred Shares--Restrictions on Ownership". ATLANTIC
intends to enforce the 9.8% limitation on ownership of shares of its stock to
assure that its qualification as a REIT will not be compromised.
Asset Tests
At the close of each quarter of ATLANTIC's taxable year, ATLANTIC must satisfy
certain tests relating to the nature of its assets (determined in accordance
with GAAP). First, at least 75% of the value of ATLANTIC's total assets must be
represented by interests in real property, interests in mortgages on real
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property, shares in other REITs, cash, cash items, and government securities
(including certain government guaranteed securities) and qualified temporary
investments. Second, although the remaining 25% of ATLANTIC's assets generally
may be invested without restriction, securities in this class may not exceed
either (i) in the case of securities of any one non-government issuer, 5% of
the value of ATLANTIC's total assets or (ii) 10% of the outstanding voting
securities of any one such issuer. Where ATLANTIC invests in a partnership, it
will be deemed to own a proportionate share of the partnership's assets.
Gross Income Tests
There are three separate percentage tests relating to the sources of ATLANTIC's
gross income which must be satisfied for each taxable year. For purposes of
these tests, where ATLANTIC invests in a partnership, ATLANTIC will be treated
as receiving its share of the income and loss of the partnership, and the gross
income of the partnership will retain the same character in the hands of
ATLANTIC as it has in the hands of the partnership. The three tests are as
follows:
1. THE 75% TEST. At least 75% of ATLANTIC's gross income for the taxable
year must be "qualifying income". Qualifying income generally includes: (i)
rents from real property (except as modified below); (ii) interest on
obligations collateralized by mortgages on, or interests in, real property;
(iii) gains from the sale or other disposition of interests in real
property and real estate mortgages, other than gain from property held
primarily for sale to customers in the ordinary course of ATLANTIC's trade
or business ("dealer property"); (iv) dividends or other distributions on
shares in other REITs, as well as gain from the sale of such shares; (v)
abatements and refunds of real property taxes; (vi) income from the
operation, and gain from the sale, of property acquired at or in lieu of a
foreclosure of the mortgage collateralized by such property ("foreclosure
property"); and (vii) commitment fees received for agreeing to make loans
collateralized by mortgages on real property or to purchase or lease real
property.
Rents received from a resident will not, however, qualify as rents from
real property in satisfying the 75% test (or the 95% gross income test
described below) if ATLANTIC, or an owner of 10% or more of ATLANTIC,
directly or constructively owns 10% or more of such resident. In addition,
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. Moreover, an amount received or
accrued will not qualify as rents from real property (or as interest
income) for purposes of the 75% and 95% gross income tests if it is based
in whole or in part on the income or profits of any person, although an
amount received or accrued generally will not be excluded from "rents from
real property" solely by reason of being based on a fixed percentage or
percentages of receipts or sales. Finally, for rents received to qualify as
rents from real property, ATLANTIC generally must not operate or manage the
property or furnish or render services to residents, other than through an
"independent contractor" from whom ATLANTIC derives no income, except that
the "independent contractor" requirement does not apply to the extent that
the services provided by ATLANTIC are "usually or customarily rendered" in
connection with the rental of multifamily units for occupancy only, or are
not otherwise considered "rendered to the occupant for his convenience".
2. THE 95% TEST. In addition to deriving 75% of its gross income from the
sources listed above, at least 95% of ATLANTIC's gross income for the
taxable year must be derived from the above-described qualifying income, or
from dividends, interest or gains from the sale or disposition of stock or
other securities that are not dealer property. Dividends (other than on
REIT shares) and interest on any obligations not collateralized by an
interest in real property are included for purposes of the 95% test, but
not for purposes of the 75% test.
For purposes of determining whether ATLANTIC complies with the 75% and 95%
income tests, gross income does not include income from prohibited
transactions. A "prohibited transaction" is a sale of dealer property
(excluding foreclosure property) unless such property is held by ATLANTIC
for at least four years and certain other requirements (relating to the
number of properties sold in a year, their tax bases, and the cost of
improvements made thereto) are satisfied. See "--Taxation of ATLANTIC--
General".
Even if ATLANTIC fails to satisfy one or both of the 75% or 95% gross
income tests for any taxable year, it may still qualify as a REIT for such
year if it is entitled to relief under certain provisions of the
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Code. These relief provisions will generally be available if: (i) ATLANTIC's
failure to comply was due to reasonable cause and not to willful neglect; (ii)
ATLANTIC reports the nature and amount of each item of its income included in
the tests on a schedule attached to its tax return; and (iii) any incorrect
information on this schedule is not due to fraud with intent to evade tax. If
these relief provisions apply, however, ATLANTIC will nonetheless be subject to
a special tax upon the greater of the amount by which it fails either the 75%
or 95% gross income test for that year.
3. THE 30% TEST. ATLANTIC must derive less than 30% of its gross income for
each taxable year from the sale or other disposition of: (i) real property held
for less than four years (other than foreclosure property and involuntary
conversions); (ii) stock or securities held for less than one year; and (iii)
property in a prohibited transaction. ATLANTIC does not anticipate that it will
have any substantial difficulty in complying with this test.
Annual Distribution Requirements
In order to qualify as a REIT, ATLANTIC is required to make distributions
(other than capital gain dividends) to its shareholders each year in an amount
at least equal to (i) the sum of (a) 95% of ATLANTIC's REIT taxable income
(computed without regard to the dividends paid deduction and the REIT's net
capital gain) and (b) 95% of the net income (after tax), if any, from
foreclosure property, minus (ii) the sum of certain items of non-cash income.
Such distributions must be paid in the taxable year to which they relate, or in
the following taxable year if declared before ATLANTIC 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 ATLANTIC 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 on the
undistributed amount at regular capital gains or ordinary corporate tax rates,
as the case may be.
ATLANTIC intends to make timely distributions sufficient to satisfy the annual
distribution requirements. It is possible that ATLANTIC may not have sufficient
cash or other liquid assets to meet the 95% distribution requirement, due to
timing differences between the actual receipt of income and actual payment of
expenses on the one hand, and the inclusion of such income and deduction of
such expenses in computing ATLANTIC's REIT taxable income on the other hand. To
avoid any problem with the 95% distribution requirement, ATLANTIC will closely
monitor the relationship between its REIT taxable income and cash flow and, if
necessary, intends to borrow funds in order to satisfy the distribution
requirement. However, there can be no assurance that such borrowing would be
available at such time.
If ATLANTIC fails to meet the 95% distribution requirement as a result of an
adjustment to ATLANTIC's tax return by the IRS, ATLANTIC may retroactively cure
the failure by paying a "deficiency dividend" (plus applicable penalties and
interest) within a specified period.
Failure to Qualify
If ATLANTIC fails to qualify for taxation as a REIT in any taxable year and the
relief provisions do not apply, ATLANTIC will be subject to applicable federal
and state tax (including any applicable alternative minimum tax) on its taxable
income at regular corporate rates. Distributions to shareholders in any year in
which ATLANTIC fails to qualify will not be deductible by ATLANTIC, nor
generally will they be required to be made under the Code. In such event, to
the extent of current and accumulated earnings and profits, all distributions
to shareholders will be taxable as ordinary income and, subject to certain
limitations in the Code, corporate distributees may be eligible for the
dividends received deduction. Unless entitled to relief under specific
statutory provisions, ATLANTIC also will be disqualified from re-electing
taxation as a REIT for the four taxable years following the year during which
qualification was lost.
Homestead Mortgages
ATLANTIC holds mortgage notes of Homestead which are convertible into shares of
Homestead common stock. See "Certain Relationships and Transactions--Funding
Commitment Agreement". Pursuant to the terms of the funding commitment
agreement, ATLANTIC funded $1,133,535 for each $1,000,000 of convertible
mortgage loans. Accordingly, ATLANTIC is treated as having acquired the
convertible mortgage loans at a premium which ATLANTIC is entitled to amortize
as an offset to interest income (with a corresponding reduction in ATLANTIC's
tax basis) under a constant yield method over the terms of the
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convertible mortgage notes if (as ATLANTIC intends) an election under Section
171 of the Code is made. Interest paid by Homestead to ATLANTIC on the mortgage
notes constitutes qualified income for purposes of determining whether ATLANTIC
meets the gross income requirements for REIT qualification.
The terms of the mortgages provide for adjustment of the price for conversion
of the mortgages into the Homestead common stock if Homestead makes certain
distributions of stock, cash or other property to its shareholders. If
Homestead makes a distribution of cash or property resulting in an adjustment
to the conversion price, ATLANTIC, as a holder of such convertible mortgages,
may be viewed as receiving a "deemed distribution" under Section 305 of the
Code, even if ATLANTIC does not hold any Homestead common stock at such time.
The deemed distribution would constitute a taxable dividend, taxable as
ordinary income, to the extent that the earnings and profits of Homestead were
allocable to the deemed distribution. The amount of the deemed distribution
which exceeded the allocated earnings and profits of Homestead would be
considered a return of capital and would reduce ATLANTIC's tax basis in the
convertible mortgages (but not below zero) by the value of the deemed
distribution. To the extent that the value of the deemed distribution exceeds
ATLANTIC's tax basis in the convertible mortgages, the deemed distribution
would result in gain to ATLANTIC. ATLANTIC's tax basis in the convertible
mortgages would then immediately be increased by the value of the property
deemed to have been distributed.
Except as discussed below with respect to cash received in lieu of fractional
shares of Homestead common stock, ATLANTIC will not recognize gain or loss upon
the exercise of the conversion right. ATLANTIC's tax basis in the Homestead
common stock received upon the conversion will be equal to ATLANTIC's tax basis
in the mortgages converted. Upon conversion of the mortgages, ATLANTIC will
receive cash in lieu of any fractional shares of Homestead common stock and
will recognize gain to the extent that the cash received exceeds ATLANTIC's tax
basis in the portion of the mortgages converted for cash in lieu of fractional
shares. In the event that ATLANTIC exercises its conversion right, it is
expected that ATLANTIC, consistent with its status as a REIT, will shortly
thereafter distribute to its shareholders or sell in the open market the
Homestead common stock received. ATLANTIC will recognize gain upon such
distribution or sale of the Homestead common stock received upon conversion in
an amount equal to the excess of the fair market value of the Homestead common
stock over ATLANTIC's tax basis therein, and the earnings and profits of
ATLANTIC will be increased by the amount of any such gain recognized. In
computing its taxable income for the year in which any Homestead common stock
is distributed, ATLANTIC will be allowed a dividends-paid deduction in an
amount equal to the fair market value at the time of distribution of the
Homestead common stock distributed, but in no event in excess of the earnings
and profits of ATLANTIC.
TAXATION OF HOLDERS OF SERIES A PREFERRED SHARES
General
As long as ATLANTIC qualifies as a REIT, distributions made to taxable domestic
holders of Series A Preferred Shares out of current or accumulated earnings and
profits (and not designated as capital gain dividends) will be taken into
account by them as ordinary income and will not be eligible for the dividends-
received deduction for corporations. Distributions that are designated as
capital gain dividends will be taxed as long-term capital gains (to the extent
they do not exceed ATLANTIC's actual net capital gain for the taxable year)
without regard to the period for which the holder has held its Series A
Preferred Shares. However, corporate holders may be required to treat up to 20%
of certain capital gain dividends as ordinary income. To the extent that
ATLANTIC makes distributions in excess of current and accumulated earnings and
profits, these distributions are treated first as a tax-free return of capital
to the holder, reducing the tax basis of a holder's Series A Preferred Shares
by the amount of such distribution (but not below zero), with distributions in
excess of the holder's tax basis taxable as capital gains (if the Series A
Preferred Shares are held as a capital asset). In addition, any dividend
declared by ATLANTIC in October, November or December of any year and payable
to a holder of record on a specific date in any such month shall be treated as
both paid by ATLANTIC and received by the holder on December 31 of such year,
provided that the dividend is actually paid by ATLANTIC during January of the
following calendar year. Holders may not include in their individual income tax
returns any net operating losses or capital losses of ATLANTIC. Federal income
tax rules may also require that certain minimum tax adjustments and preferences
be apportioned to holders of Series A Preferred Shares.
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Backup Withholding
ATLANTIC will report to its domestic holders of Series A Preferred Shares and
to the IRS the amount of dividend paid during each calendar year, and the
amount of tax withheld, if any, with respect thereto. Under the backup
withholding rules, a holder may be subject to backup withholding at applicable
rates with respect to dividends paid unless such holder (i) is a corporation or
comes within certain other exempt categories and, when required, demonstrates
this fact or (ii) provides a taxpayer identification number, certifies as to no
loss of exemption from backup withholding and otherwise complies with
applicable requirements of the backup withholding rules. A holder that does not
provide ATLANTIC with its correct taxpayer identification number may also be
subject to penalties imposed by the IRS. Any amount paid as backup withholding
will be credited against the holder's income tax liability. In addition,
ATLANTIC may be required to withhold a portion of capital gain distributions
made to any holders who fail to certify their non-foreign status to ATLANTIC.
See "--Taxation of Foreign Holders of Series A Preferred Shares" below.
Taxation of Tax-Exempt Holders of Series A Preferred Shares
The IRS has issued a revenue ruling in which it held that amounts distributed
by a REIT to a tax exempt employees' pension trust does not constitute
unrelated business taxable income ("UBTI"). Subject to the discussion below
regarding a "pension-held REIT," based upon the ruling, the analysis therein
and the statutory framework of the Code, distributions by ATLANTIC to a holder
that is a tax-exempt entity should also not constitute UBTI, provided that the
tax-exempt entity has not financed the acquisition of its Series A Preferred
Shares with "acquisition indebtedness" within the meaning of the Code, and that
the Series A Preferred Shares are not otherwise used in an unrelated trade or
business of the tax-exempt entity, and that ATLANTIC, consistent with its
present intent, does not hold a residual interest in a real estate mortgage
investment conduit.
However, if any pension or other retirement trust that qualifies under
Section 401(a) of the Code ("qualified pension trust") holds more than 10% by
value of the interests in a "pension-held REIT" at any time during a taxable
year, a portion of the dividends paid to the qualified pension trust by such
REIT may constitute UBTI. For these purposes, a "pension-held REIT" is defined
as a REIT if (i) such REIT would not have qualified as a REIT but for the
provisions of the Code which look through such a qualified pension trust in
determining ownership of stock of the REIT and (ii) at least one qualified
pension trust holds more than 25% by value of the interests of such REIT or one
or more qualified pension trusts (each owning more than a 10% interest by value
in the REIT) hold in the aggregate more than 50% by value of the interests in
such REIT.
Taxation of Foreign Holders of Series A Preferred Shares
ATLANTIC will qualify as a "domestically-controlled REIT" so long as less
than 50% in value of its shares is held by foreign persons (i.e., nonresident
aliens and foreign corporations, partnerships, trusts and estates). It is
currently anticipated that ATLANTIC will qualify as a domestically controlled
REIT. Under these circumstances, gain from the sale of the Series A Preferred
Shares by a foreign person should not be subject to U.S. taxation, unless such
gain is effectively connected with such person's U.S. business or, in the case
of an individual foreign person, such person is present within the U.S. for
more than 182 days in such taxable year.
Distributions of cash generated by ATLANTIC's real estate operations (but not
by its sale or exchange of such communities) that are paid to foreign holders
generally will be subject to U.S. withholding tax at a rate of 30%, unless (i)
an applicable tax treaty reduces that tax and the foreign holder files with
ATLANTIC the required form evidencing such lower rate or (ii) the foreign
holder files an IRS Form 4224 with ATLANTIC claiming that the distribution is
"effectively connected" income. Treasury Regulations proposed in 1996, which
have not yet been adopted, and are therefore not currently effective, would, if
and when they become effective, revise in certain respects the rules applicable
to foreign shareholders with respect to payments made after December 31, 1997.
Distributions of proceeds attributable to the sale or exchange by ATLANTIC of
U.S. real property interests are subject to income and withholding taxes
pursuant to the Foreign Investment in Real Property Tax Act of 1980 ("FIRPTA"),
and may be subject to branch profits tax in the hands of a holder which is a
foreign corporation if it is not entitled to treaty relief or exemption.
ATLANTIC is required by applicable Treasury Regulations to withhold 35% of any
distribution to foreign persons that could be designated by ATLANTIC as a
capital gain dividend; this amount is creditable against the foreign holder's
FIRPTA tax liability.
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The federal income taxation of foreign persons is a highly complex matter
that may be affected by many other considerations. Accordingly, foreign
investors in ATLANTIC should consult their own tax advisors regarding the
income and withholding tax considerations with respect to their investment in
ATLANTIC.
Sale or Exchange of Series A Preferred Shares
Upon the sale or exchange of Series A Preferred Shares to a party other than
ATLANTIC, a holder of Series A Preferred Shares will realize a capital gain or
loss measured by the difference between the amount realized on the sale or
other disposition and the holder's adjusted tax basis in the Series A
Preferred Shares (provided the Series A Preferred Shares are held as a capital
asset). Such gain or loss will be a long term capital gain or loss if the
holder's holding period with respect to the Series A Preferred Shares is more
than one year at the time of the sale or exchange. Further, any loss on a sale
of Series A Preferred Shares which were held by the holder for six months or
less and with respect to which a capital gain dividend was received will be
treated as a long term capital loss, up to the amount of the capital gain
dividend received with respect to such shares.
Redemption of Series A Preferred Shares
The treatment to be accorded to any redemption by ATLANTIC of Series A
Preferred Shares can only be determined on the basis of particular facts as to
each holder of Series A Preferred Shares at the time of redemption. In general
a holder of Series A Preferred Shares will recognize capital gain or loss
measured by the difference between the amount realized by the holder upon the
redemption and such holder's adjusted tax basis in the Series A Preferred
Shares redeemed (provided the Series A Preferred Shares are held as a capital
asset) if such redemption (i) results in a "complete termination" of the
holder's share interest in all classes of shares of ATLANTIC under Section
302(b)(3) of the Code, (ii) is "substantially disproportionate" with respect
to the holder's interest in ATLANTIC under Section 302(b)(2) of the Code
(which generally will not be the case if only Series A Preferred Shares are
redeemed, since they generally do not have voting rights) or (iii) is "not
essentially equivalent to a dividend" with respect to the holder of Series A
Preferred Shares under Section 302(b)(1) of the Code. In determining whether
any of these tests have been met, shares considered to be owned by the holder
by reason of certain constructive ownership rules set forth in the Code, as
well as shares actually owned, must generally be taken into account. Because
the determination as to whether any of the alternative tests of Section 302(b)
of the Code will be satisfied with respect to any particular holder of Series
A Preferred Shares depends upon the facts and circumstances at the time when
the determination must be made, prospective investors are advised to consult
their own tax advisors to determine such tax treatment.
If the redemption does not meet any of the tests under Section 302 of the
Code, then the redemption proceeds received from the Series A Preferred Shares
will be treated as a distribution on the Series A Preferred Shares as
described under "Federal Income Tax Considerations--Taxation of Holders of
Series A Preferred Shares--General". If the redemption is taxed as a dividend,
the holder's adjusted tax basis in the Series A Preferred Shares will be
transferred to any other shareholdings of the holder in ATLANTIC. If, however,
the shareholder has no remaining shareholdings in ATLANTIC, such basis could
be transferred to a related person or it may be lost.
TAX EFFECTS OF THE MERGER
General
The following discussion summarizes all material U.S. federal income tax
considerations of the Merger to ATLANTIC. The following discussion is based
upon the current provisions of the Code, its legislative history,
administrative pronouncements, judicial decisions and Treasury regulations,
all of which are subject to change, possibly with retroactive effect. The
following discussion does not purport to be a complete discussion of all U.S.
federal income tax considerations. The following discussion does not address
the tax consequences of the Merger under state, local or non-U.S. tax laws.
The Merger
In the opinion of Mayer, Brown & Platt, based on certain representations of
Security Capital and ATLANTIC, the Merger will be treated for federal income
tax purposes as a reorganization within the
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meaning of Section 368(a) of the Code. Accordingly, ATLANTIC will not recognize
income, gain or loss upon the consummation of the Merger (assuming that
ATLANTIC makes the election described under "--Built-in Gain Rules" below). In
addition, the Merger will not result in a taxable event to the ATLANTIC
shareholders. Nonetheless, such opinion is not binding on the IRS nor will it
preclude the IRS from adopting a contrary position. Moreover, since no ruling
from the IRS will be sought with respect to the federal income tax consequences
of the Merger, there can be no complete assurance that the IRS will agree with
the conclusions set forth herein. The discussion below assumes that the Merger
will be treated as a reorganization within the meaning of Section 368(a) of the
Code.
Basis and Holding Period. Immediately following the closing date of the Merger,
the assets of the REIT Manager and SCG Realty Services in the hands of ATLANTIC
will have the same adjusted tax basis as they had in the hands of the REIT
Manager and SCG Realty Services immediately prior to the closing date of the
Merger. The holding period for each of the assets of the REIT Manager and SCG
Realty Services in the hands of ATLANTIC following the closing date of the
Merger will include the period each asset was held by the REIT Manager and SCG
Realty Services immediately prior to the closing date of the Merger.
Built-in Gain Rules. Under the "Built-in Gain Rules" of IRS Notice 88-19, 1988-
1 C.B. 486, ATLANTIC will be subject to a corporate level tax if it disposes of
any of the assets acquired from Security Capital in the Merger at any time
during the 10-year period beginning on the closing date of the Merger (the
"Restriction Period"). This tax would be imposed on ATLANTIC at the top regular
corporate rate (currently 35%) in effect at the time of the disposition on the
excess of (i) the lesser of (a) the fair market value on the closing date of
the assets disposed of or (b) the selling price of such assets over (ii)
ATLANTIC's adjusted basis on the closing date in such assets (such excess being
referred to as the "Built-in Gain"). ATLANTIC currently does not intend to
dispose of any of the assets acquired in the Merger during the Restriction
Period, but there can be no assurance that one or more of such dispositions
will not occur. The results described above with respect to the recognition of
Built-in Gain assume that ATLANTIC will make the appropriate election pursuant
to the Built-in Gain Rules or applicable future administrative rules or
Treasury regulations. Under the Merger Agreement, ATLANTIC has covenanted to
make this election.
Liability for Other Taxes. Pursuant to the Merger Agreement, Security Capital
will be responsible for income tax liabilities attributable to the operations
of the REIT Manager and SCG Realty Services through the consummation of the
Merger. However, ATLANTIC, as successor to the REIT Manager and SCG Realty
Services in the Merger, will be severally liable (together with Security
Capital and the members of its "affiliated group" within the meaning of Section
1502 of the Code) for income tax liabilities of Security Capital and the
members of its "affiliated group" for periods prior to and including the year
in which the consummation of the Merger occurs. Security Capital, however, has
agreed to indemnify and hold harmless ATLANTIC from and against any income tax
liabilities of the REIT Manager and SCG Realty Services for all periods prior
to the closing date of the Merger and any income tax liabilities of Security
Capital and the members of its "affiliated group".
Consequences of the Merger on ATLANTIC's Qualification as a REIT. In light of
the unique federal income tax requirements applicable to REITs, the Merger
could have adverse consequences on ATLANTIC's continued qualification as a
REIT. In the opinion of Mayer, Brown & Platt, based upon certain
representations of Security Capital and ATLANTIC, the consummation of the
Merger will not jeopardize the status of ATLANTIC as a REIT under the Code.
OTHER TAX CONSIDERATIONS
Tax on Built-in Gain
Pursuant to I.R.S. Notice 88-19, 1988-1 C.B. 486, a "C" corporation that elects
to be taxed as a REIT has to recognize any gain that would have been realized
if the "C" corporation had sold all of its assets for their respective fair
market values at the end of its last taxable year before the taxable year in
which it qualifies to be taxed as a REIT and immediately liquidated unless the
REIT elects to be taxed under rules similar to the rules of Section 1374 of the
Code.
Since ATLANTIC has made this election, if during the 10-year period beginning
on the first day of the first taxable year for which ATLANTIC qualifies as a
REIT (the "Recognition Period"), ATLANTIC recognizes
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gain on the disposition of any asset held by ATLANTIC as of the beginning of
such Recognition Period, then, to the extent of the excess of (a) the fair
market value of such asset as of the beginning of such Recognition Period over
(b) ATLANTIC's adjusted basis in such asset as of the beginning of such
Recognition Period, such gain will be subject to tax at the highest regular
corporate rate. Because ATLANTIC acquired many of its communities in fully
taxable transactions and presently expects to hold each community beyond the
Recognition Period, it is not anticipated that ATLANTIC will pay a substantial
corporate level tax on its built-in gain.
Possible Legislative or Other Actions Affecting Tax Consequences
Prospective investors should recognize that the present federal income tax
treatment of an investment in ATLANTIC may be modified by legislative, judicial
or administrative action at any time and that any such action may affect
investments and commitments previously made. The rules dealing with federal
income taxation are constantly under review by persons involved in the
legislative process and by the IRS and the Treasury, resulting in revisions of
regulations and revised interpretations of established concepts as well as
statutory changes. Revisions in federal tax laws and interpretations thereof
could adversely affect the tax consequences of an investment in ATLANTIC.
State and Local Taxes
ATLANTIC may be subject to state or local taxation in various jurisdictions,
including those in which it or they transact business or reside. The state and
local tax treatment of ATLANTIC may not conform to the federal income tax
consequences discussed above. Consequently, prospective investors should
consult their own tax advisors regarding the effect of state and local tax laws
on ATLANTIC.
EACH PROSPECTIVE PURCHASER OF SERIES A PREFERRED SHARES IS ADVISED TO CONSULT
WITH HIS OR HER OWN TAX ADVISOR REGARDING THE SPECIFIC TAX CONSEQUENCES TO HIM
OR HER OF THE PURCHASE, OWNERSHIP AND SALE OF SERIES A PREFERRED SHARES,
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.
UNDERWRITING
Subject to the terms and conditions of the underwriting agreement dated the
date hereof (the "Underwriting Agreement"), the underwriters (the
"Underwriters") named below have severally agreed to purchase, and ATLANTIC has
agreed to sell to them, severally, the respective number of Series A Preferred
Shares set forth opposite their names below:
<TABLE>
<CAPTION>
NUMBER OF
SERIES A
PREFERRED
UNDERWRITERS SHARES
------------ ---------
<S> <C>
J.P. Morgan Securities Inc.
--------
Total $
========
</TABLE>
Under the terms and conditions of the Underwriting Agreement, the Underwriters
are obligated to purchase all of the Series A Preferred Shares offered hereby
if any shares are purchased.
The Underwriters have advised ATLANTIC that they propose initially to offer the
Series A Preferred Shares directly to the public at the public offering price
set forth on the cover page hereof and to certain dealers at such price less a
concession not in excess of $ per share. The Underwriters may allow, and
such dealers may reallow, a concession not in excess of $ per share to
certain other dealers. After the initial public offering, the offering price
and such concessions may be changed.
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The Series A Preferred Shares are a new issue of securities with no established
trading market. ATLANTIC has been advised by the Underwriters that the
Underwriters intend to make a market in the Series A Preferred Shares but they
are not obligated to do so and may discontinue market making at any time
without notice. No assurance can be given as to the liquidity of the trading
market for the Series A Preferred Shares.
In connection with the Offering, the Underwriters may engage in transactions
that stabilize, maintain or otherwise affect the price of the Series A
Preferred Shares. Specifically, the Underwriters may over-allot in connection
with the Offering, creating a syndicate short position. In addition, the
Underwriters may bid for, and purchase, Series A Preferred Shares in the open
market to cover syndicate short positions or to stabilize the price of the
Series A Preferred Shares. Finally, the underwriting syndicate may reclaim
selling concessions allowed for distributing the Series A Preferred Shares in
the Offering if the syndicate repurchases previously distributed Series A
Preferred Shares in syndicate covering transactions, in stabilization
transactions or otherwise. Any of these activities may stabilize or maintain
the price of the Series A Preferred Shares above independent market levels. The
Underwriters are not required to engage in these activities, and may end any of
these activities at any time.
ATLANTIC has agreed to indemnify the Underwriters against certain civil
liabilities, including liabilities under the Securities Act, or to contribute
to payments the Underwriters may be required to make in respect thereof.
In the ordinary course of their respective businesses, affiliates of J.P.
Morgan Securities Inc. have engaged, and may in the future engage, in
investment banking and commercial banking transactions with ATLANTIC and its
affiliates. It is expected that approximately % of the net proceeds of the
Offering will be applied to repayment of a loan made to ATLANTIC by MGT, an
affiliate of J.P. Morgan Securities Inc. See "Use of Proceeds".
CONCURRENT NOTE OFFERING
At or about the same time as the Offering, ATLANTIC may offer approximately
$150 million (which may increase or decrease subject to market conditions) of
the Notes in the Note Offering. The closing of the Offering will not be
conditioned upon the closing of the Note Offering, nor will the closing of the
Note Offering be conditioned upon the closing of the Offering.
The Notes will be direct, senior unsecured obligations of ATLANTIC and will
rank equally with all other unsecured and unsubordinated indebtedness of
ATLANTIC from time to time outstanding. The Notes will bear interest at the
stated rates, payable semi-annually in arrears. Installments of equal principal
amounts will be paid each year beginning in the specified year, so that the
Notes will amortize beginning in such year.
The Notes will be redeemable at any time at the option of ATLANTIC, in whole or
in part, at a redemption price equal to the sum of (i) the principal amount of
the Notes being redeemed plus accrued interest thereon to the redemption date
and (ii) the specified make-whole amount, if any.
The Notes will be issued under an Indenture between ATLANTIC and State Street
Bank and Trust Company, as Trustee. The Indenture will contain certain
covenants, including covenants which restrict the amount of additional
indebtedness which ATLANTIC and its subsidiaries may incur.
INDEPENDENT AUDITORS AND EXPERTS
The financial statements of ATLANTIC at December 31, 1996 and 1995 and for each
of the three years in the period ended December 31, 1996 and related schedule
as of December 31, 1996, have been audited by Ernst & Young LLP, independent
auditors, as set forth in their report thereon included herein. Such financial
statements are included herein in reliance on their report given on their
authority as experts in accounting and auditing.
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With respect to the unaudited condensed interim financial information for the
three-month periods ended March 31, 1997 and March 31, 1996, included herein,
Ernst & Young LLP have reported that they have applied limited procedures in
accordance with professional standards for a review of such information.
However, their separate report states that they did not audit and they do not
express an opinion on that interim financial information. Accordingly, the
degree of reliance on their report on such information should be restricted
considering the limited nature of the review procedures applied. The
independent auditors are not subject to the liability provisions of Section 11
of the Securities Act for their report on the unaudited interim financial
information because that report is not a "report" or a "part" of the
Registration Statement prepared or certified by the auditors within the meaning
of Sections 7 and 11 of the Act.
VALIDITY OF SERIES A PREFERRED SHARES
The validity of the issuance of the Series A Preferred Shares offered pursuant
to this Prospectus will be passed upon for ATLANTIC by Mayer, Brown & Platt,
Chicago, Illinois. Certain legal matters will be passed upon for the
Underwriters by Skadden, Arps, Slate, Meagher & Flom LLP, New York, New York.
Mayer, Brown & Platt has in the past represented, and is currently
representing, ATLANTIC, Security Capital and certain of their affiliates. As to
certain matters of Maryland law, Mayer, Brown & Platt will rely upon the
opinion of Ballard Spahr Andrews & Ingersoll, Baltimore, Maryland.
ADDITIONAL INFORMATION
ATLANTIC is subject to the informational requirements of the Exchange Act and,
in accordance therewith, files reports, proxy statements and other information
with the Commission. Such reports, proxy statements and other information can
be inspected and copied at the public reference facilities maintained by the
Commission at Room 1024, Judiciary Plaza, 450 Fifth Street, N.W., Washington,
D.C. 20549, and at the following regional offices of the Commission: Seven
World Trade Center, Suite 1300, New York, New York 10048 and Citicorp Center,
500 West Madison Street, Suite 1400, Chicago, Illinois 60661. Copies of such
material can be obtained from the Public Reference Section of the Commission,
450 Fifth Street, N.W., Washington, D.C. 20549, at prescribed rates. Such
reports, proxy statements and other information can also be inspected at the
offices of the NYSE, 20 Broad Street, New York, New York 10005. In addition,
such reports, proxy statements and other information can also be obtained from
the Commission's Web site at http://www.sec.gov.
This Prospectus constitutes a part of a Registration Statement filed by
ATLANTIC with the Commission under the Securities Act. This Prospectus does not
contain all the information set forth in the Registration Statement, certain
portions of which have been omitted as permitted by the rules and regulations
of the Commission. Statements contained in this Prospectus as to the content of
any contract or other document are not necessarily complete, and in each
instance reference is made to the copy of such contract or other document
incorporated by reference in, or filed as an exhibit to, the Registration
Statement, each such statement being qualified in all respects by such
reference and the exhibits and schedules hereto. For further information
regarding ATLANTIC and the Series A Preferred Shares offered hereby, reference
is hereby made to the Registration Statement and such exhibits and schedules.
99
<PAGE>
GLOSSARY
"ADA" means the Americans with Disabilities Act of 1990.
"Administrative Services Agreement" means the administrative services agreement
to be entered into between ATLANTIC and Security Capital upon the closing of
the Merger.
"Administrator" means the Secretary of ATLANTIC as administrator of the Outside
Directors Plan.
"Amended and Restated Investor Agreement" means the Amended and Restated
Investor Agreement to be entered into between Security Capital and ATLANTIC
upon the closing of the Merger.
"ASE" means the American Stock Exchange.
"ATLANTIC" means, as the context may require, Security Capital Atlantic
Incorporated, a Maryland corporation formed in April 1994, and/or its
predecessor and its subsidiaries.
"Atlantic Development Services" means Atlantic Development Services
Incorporated, an entity in which ATLANTIC owns substantially all of the
economic interest.
"Board" means ATLANTIC's Board of Directors.
"Capital Markets Group" means Security Capital Markets Group Incorporated, an
affiliate of the REIT Manager and a registered broker-dealer.
"Charitable Beneficiary" means an organization or organizations described in
Sections 170(b)(1)(A) and 170(c) of the Code and identified by the Board as the
beneficiary or beneficiaries of the Excess Shares trust.
"Charter" means the charter of ATLANTIC.
"Class A Stock" means shares of Security Capital's Class A common stock, par
value $.01 per share.
"Class B Stock" means shares of Security Capital's Class B common stock, par
value $.01 per share.
"Code" means the Internal Revenue Code of 1986, as amended.
"Commission" means the Securities and Exchange Commission.
"Compensation Committee" means the Compensation Committee of the Board.
"DTC" means the Depository Trust Company.
"Excess Shares" means shares of ATLANTIC's stock that would result in a person
owning shares of ATLANTIC's stock in excess of the Ownership Limit or the
Preferred Share Ownership Limit or cause ATLANTIC to become "closely held"
under Section 856(h) of the Code, unless acquired in a permitted transfer.
"Exchange Act" means the Securities Exchange Act of 1934, as amended.
"FHA" means the Fair Housing Amendments Act of 1988.
"FIRPTA" means the Foreign Investment in Real Property Tax Act of 1980.
"FNMA" means the Federal National Mortgage Association.
"Funds from operations" means net earnings (computed in accordance with GAAP),
excluding gains (or losses) from real estate transactions, provisions for
losses, extraordinary items and depreciation, and after adjustments for
unconsolidated partnerships and joint ventures. Adjustments for unconsolidated
partnerships and joint ventures are calculated to reflect funds from operations
on the same basis.
100
<PAGE>
"GAAP" means generally accepted accounting principles.
"Global Securities" means the global securities registered in the name of DTC
or its nominee.
"Historical Financial Results" means selected financial information on an
historical basis for ATLANTIC as of and for the years ended December 31, 1996,
1995 and 1994 and the period from inception (October 26, 1993) through December
31, 1993.
"Homestead" means Homestead Village Incorporated, a Maryland corporation.
"Homestead Assets" means the assets ATLANTIC sold to Homestead on October 17,
1996.
"Homestead Distribution" means the distribution on November 12, 1996 by
ATLANTIC of 0.110875 shares of Homestead common stock and warrants to purchase
0.074384 shares of Homestead common stock to each holder of a Share on October
29, 1996.
"Incentive Plan" means the 1997 Incentive Plan adopted by the Board, subject to
shareholder approval.
"In planning" means communities owned or under control by ATLANTIC (land which
is under control through contingent contract or letter of intent) with
construction anticipated to commence within 12 months.
"Investor Agreement" means the Investor Agreement dated October 28, 1993
between Security Capital and ATLANTIC.
"IRS" means the Internal Revenue Service.
"Laing" means Laing Properties, Inc.
"License Agreement" means the license agreement to be entered into between
ATLANTIC and Security Capital upon the closing of the Merger.
"Merger" means the merger of the REIT Manager and SCG Realty Services into a
newly formed subsidiary of ATLANTIC.
"Merger Agreement" means the Merger and Issuance Agreement dated March 24, 1997
between Security Capital and ATLANTIC relating to the Merger.
"Named Executive Officers" means the Co-Chairmen and the three other most
highly compensated executive officers of ATLANTIC.
"NAREIT" means the National Association of Real Estate Investment Trusts.
"Note Offering" means the offering of the Notes.
"Notes" means the unsecured senior debt securities of ATLANTIC which are
offered by ATLANTIC in the Note Offering.
"NYSE" means the New York Stock Exchange, Inc.
"Offering" means the offering of the Series A Preferred Shares to the public by
the Underwriters pursuant to this Prospectus.
"Offerings" means the Offering together with the Note Offering.
"Options" means options to acquire Shares granted pursuant to the Outside
Directors Plan.
"Outside Directors" means the Directors of ATLANTIC who are not employees or
officers of ATLANTIC or Security Capital or any of its affiliates.
101
<PAGE>
"Outside Directors Plan" means the Security Capital Atlantic Incorporated Share
Option Plan for Outside Directors.
"Ownership Limit" means 9.8% of the number or value of the issued and
outstanding shares of ATLANTIC's stock.
"Preferred Share Ownership Limit" means 25% of the number of Series A Preferred
Shares outstanding at any time.
"Pro Forma Financial Results" means selected financial information on a pro
forma basis for ATLANTIC as of and for the three months ended March 31, 1997
and the year ended December 31, 1996.
"Protection of Business Agreement" means the protection of business agreement
to be entered into between ATLANTIC and Security Capital upon the closing of
the Merger.
"PTR" means Security Capital Pacific Trust, a publicly traded REIT managed by
an affiliate of Security Capital.
"Recognition Period" means the 10-year period beginning on the first day of the
first taxable year for which ATLANTIC qualifies as a REIT.
"REIT" means a real estate investment trust as defined under the Code.
"REIT Management Agreement" means the REIT management agreement pursuant to
which the REIT Manager assumed the day-to-day management of ATLANTIC.
"REIT Manager" or "REIT Management" means Security Capital (Atlantic)
Incorporated, a wholly owned subsidiary of Security Capital.
"RIM" means the Regional Information Management Center.
"SCG Realty Services" means SCG Realty Services Atlantic Incorporated, an
affiliate of the REIT Manager.
"SCI" means Security Capital Industrial Trust, a publicly traded REIT managed
by an affiliate of Security Capital.
"Securities Act" means the Securities Act of 1933, as amended.
"Security Capital" means Security Capital Group Incorporated, ATLANTIC's
principal shareholder and the owner of the REIT Manager.
"Security Capital Real Estate Research" means Security Capital Real Estate
Research Group Incorporated, an affiliate of the REIT Manager.
"Series A Preferred Shares" means the shares of Series A Cumulative Redeemable
Preferred Stock, par value $.01 per share, of ATLANTIC which are offered by
this Prospectus.
"Shares" means the shares of common stock, par value $.01 per share, of
ATLANTIC.
"Stabilized" means that renovation, repositioning, new management and new
marketing programs (or development and marketing in the case of newly developed
communities) have been completed and in effect for a sufficient period of time
(but in no event longer than 12 months, except in cases of major
rehabilitation) to achieve 93% occupancy at market rents. Prior to being
"stabilized", a community is considered "pre-stabilized".
"Total expected investment cost" represents cost plus budgeted renovations (for
operating communities) or cost plus additional budgeted development
expenditures (for communities under construction and in planning).
102
<PAGE>
"Treasury" means the United States Treasury Department.
"UBTI" means unrelated business taxable income as defined under the Code.
"Under control" means that ATLANTIC has an exclusive right (through contingent
contract or letter of intent), during a contractually agreed-upon time period,
to acquire land for future development of multifamily communities, subject to
removal of contingencies during the due diligence process, but does not
currently own the land.
"Underwriters" means the Underwriters participating in the Offering.
"Warrant Issuance" means the issuance of warrants by Security Capital to
ATLANTIC's shareholders in connection with the Merger Agreement.
103
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
INDEX TO FINANCIAL STATEMENTS
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
HISTORICAL:
Independent Accountants' Review Report.................................. F-2
Condensed Balance Sheets as of March 31, 1997 and December 31, 1996..... F-3
Condensed Statements of Earnings for the three-month periods ended March
31, 1997 and 1996...................................................... F-4
Condensed Statements of Cash Flows for the three-month periods ended
March 31, 1997 and 1996................................................ F-5
Notes to Condensed Financial Statements................................. F-6
Report of Independent Auditors.......................................... F-13
Balance Sheets as of December 31, 1996 and 1995......................... F-14
Statements of Earnings for the years ended December 31, 1996, 1995 and
1994................................................................... F-15
Statements of Shareholders' Equity for the years ended December 31,
1994, 1995 and 1996.................................................... F-16
Statements of Cash Flows for the years ended December 31, 1996, 1995 and
1994................................................................... F-17
Notes to Financial Statements........................................... F-18
Schedule III--Real Estate and Accumulated Depreciation.................. F-32
Note to Schedule III.................................................... F-37
PRO FORMA (UNAUDITED):
Summary of Pro Forma adjustments........................................ F-38
Pro Forma Condensed Balance Sheet as of March 31, 1997.................. F-40
Pro Forma Condensed Statement of Earnings for the three-month period
ended March 31, 1997................................................... F-41
Pro Forma Condensed Statement of Earnings for the year ended December
31, 1996............................................................... F-42
Notes to Pro Forma Financial Statements................................. F-43
COMBINED HISTORICAL SUMMARY OF GROSS INCOME AND DIRECT OPERATING EXPENSES
PURSUANT TO RULE 3-14:
Report of Independent Auditors.......................................... F-50
Group C Communities Combined Historical Summary of Gross Income and
Direct Operating Expenses for the year ended December 31, 1995......... F-51
Notes to Group C Communities Combined Historical Summary of Gross Income
and Direct Operating Expenses.......................................... F-52
Report of Independent Auditors.......................................... F-53
Group D Communities Combined Historical Summary of Gross Income and
Direct Operating Expenses for the year ended December 31, 1995......... F-54
Notes to Group D Communities Combined Historical Summary of Gross Income
and Direct Operating Expenses.......................................... F-55
Report of Independent Auditors.......................................... F-57
Group E Communities Combined Historical Summary of Gross Income and
Direct Operating Expenses for the year ended December 31, 1995......... F-58
Notes to Group E Communities Combined Historical Summary of Gross Income
and Direct Operating Expenses.......................................... F-59
</TABLE>
F-1
<PAGE>
INDEPENDENT ACCOUNTANTS' REVIEW REPORT
The Board of Directors and Shareholders
Security Capital Atlantic Incorporated
We have reviewed the accompanying condensed balance sheet of Security
Capital Atlantic Incorporated as of March 31, 1997 and the related condensed
statements of earnings and statements of cash flows for the three-month
periods ended March 31, 1997 and 1996. These financial statements are the
responsibility of the Company's management.
We conducted our reviews in accordance with standards established by the
American Institute of Certified Public Accountants. A review of interim
financial statements consists principally of applying analytical procedures to
financial data, and making inquiries of persons responsible for financial and
accounting matters. It is substantially less in scope than an audit conducted
in accordance with generally accepted auditing standards, which will be
performed for the full year, with the objective of expressing an opinion
regarding the financial statements taken as a whole. Accordingly, we do not
express such an opinion.
Based on our reviews, we are not aware of any material modifications that
should be made to the accompanying condensed financial statements for them to
be in conformity with generally accepted accounting principles.
We have previously audited, in accordance with generally accepted auditing
standards, the balance sheet of Security Capital Atlantic Incorporated as of
December 31, 1996 and the related statements of earnings, shareholders'
equity, and cash flows for the year then ended (not presented herein) and in
our report dated February 3, 1997, we expressed an unqualified opinion on
those financial statements. In our opinion, the information set forth in the
accompanying condensed balance sheet as of December 31, 1996, is fairly
stated, in all material respects, in relation to the balance sheet from which
it has been derived.
Ernst & Young LLP
Dallas, Texas
April 24, 1997, except for Note 6,
as to which the date is May 1, 1997.
F-2
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
CONDENSED BALANCE SHEETS
(IN THOUSANDS, EXCEPT SHARE AMOUNTS)
<TABLE>
<CAPTION>
MARCH 31, DECEMBER 31,
1997 1996
----------- ------------
(UNAUDITED)
<S> <C> <C>
ASSETS
------
Real estate........................................... $1,208,229 $1,157,235
Less accumulated depreciation......................... 47,297 41,166
---------- ----------
1,160,932 1,116,069
Homestead Convertible Mortgages....................... 25,891 --
---------- ----------
Net investments................................... 1,186,823 1,116,069
Cash and cash equivalents--unrestricted............... 3,953 4,339
Cash and cash equivalents--restricted tax-deferred
exchange proceeds.................................... -- 1,672
Other assets.......................................... 13,455 12,985
---------- ----------
Total assets...................................... $1,204,231 $1,135,065
========== ==========
<CAPTION>
LIABILITIES AND SHAREHOLDERS' EQUITY
------------------------------------
<S> <C> <C>
Liabilities:
Line of credit...................................... $ 295,250 $ 228,000
Mortgages payable................................... 155,418 155,790
Distributions payable............................... -- 14,778
Accounts payable.................................... 18,189 20,076
Accrued expenses and other liabilities.............. 20,654 17,779
---------- ----------
Total liabilities................................. 489,511 436,423
---------- ----------
Shareholders' equity:
Common shares (250,000,000 authorized, 37,891,580
issued and outstanding at March 31, 1997 and
December 31, 1996)................................. 379 379
Additional paid-in capital.......................... 747,640 747,640
Unrealized gains on Homestead Convertible Mortgages. 5,900 --
Distributions in excess of net earnings............. (39,199) (49,377)
---------- ----------
Total shareholders' equity........................ 714,720 698,642
---------- ----------
Total liabilities and shareholders' equity ....... $1,204,231 $1,135,065
========== ==========
</TABLE>
See accompanying notes to the condensed financial statements.
F-3
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
CONDENSED STATEMENTS OF EARNINGS
(UNAUDITED)
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
<TABLE>
<CAPTION>
THREE-MONTH
PERIODS
ENDED MARCH 31,
---------------
1997 1996
------- -------
<S> <C> <C>
Revenues:
Rental income................................................ $39,715 $30,809
Homestead Convertible Mortgages interest income.............. 185 --
Other interest income........................................ 57 72
------- -------
39,957 30,881
------- -------
Expenses:
Rental expenses.............................................. 9,974 8,495
Real estate taxes............................................ 3,849 3,104
Property management fees:
Paid to affiliate.......................................... 1,280 920
Paid to third parties...................................... 232 217
Depreciation................................................. 6,132 4,804
Interest..................................................... 4,761 4,342
REIT management fee paid to affiliate........................ 3,029 2,123
General and administrative................................... 265 187
Provision for possible loss on investments................... 200 --
Other........................................................ 57 39
------- -------
29,779 24,231
------- -------
Net earnings................................................... $10,178 $ 6,650
======= =======
Weighted-average shares outstanding............................ 37,892 27,777
======= =======
Net earnings per share......................................... $ 0.27 $ 0.24
======= =======
Distributions paid per share................................... $ 0.39 $ 0.42
======= =======
</TABLE>
See accompanying notes to the condensed financial statements.
F-4
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
CONDENSED STATEMENTS OF CASH FLOWS
(UNAUDITED)
(IN THOUSANDS)
<TABLE>
<CAPTION>
THREE-MONTH PERIODS
ENDED MARCH 31,
--------------------
1997 1996
--------- ---------
<S> <C> <C>
Operating activities:
Net earnings........................................... $ 10,178 $ 6,650
Adjustments to reconcile net earnings to net cash flow
provided by operating activities:
Depreciation and amortization........................ 6,205 5,236
Provision for possible loss on investments........... 200 --
Decrease in accounts payable......................... (2,056) (444)
Increase in accrued expenses and other liabilities... 2,884 2,076
Increase in other assets............................. (498) (1,188)
--------- ---------
Net cash flow provided by operating activities..... 16,913 12,330
--------- ---------
Investing activities:
Real estate investments................................ (51,026) (41,520)
Tax-deferred exchange proceeds held in escrow.......... 1,672 --
Fundings on Homestead Convertible Mortgages............ (20,000) --
--------- ---------
Net cash flow used by investing activities......... (69,354) (41,520)
--------- ---------
Financing activities:
Proceeds from sale of shares........................... -- 430
Proceeds from line of credit........................... 75,000 42,000
Payments on line of credit............................. (7,750) (6,000)
Proceeds from mortgage debt............................ -- 5,000
Distributions paid..................................... (14,778) (11,667)
Debt issuance costs incurred........................... (45) (281)
Regularly scheduled mortgage principal payments........ (372) (233)
--------- ---------
Net cash flow provided by financing activities..... 52,055 29,249
--------- ---------
Net increase (decrease) in cash and cash equivalents..... (386) 59
Cash and cash equivalents, beginning of period........... 4,339 6,494
--------- ---------
Cash and cash equivalents, end of period................. $ 3,953 $ 6,553
========= =========
Non-cash investing activities:
Unrealized gains on Homestead convertible mortgages.... $ 5,900 $ --
</TABLE>
See accompanying notes to the condensed financial statements.
F-5
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS
MARCH 31, 1997
(UNAUDITED)
NOTE 1 GENERAL
The financial statements of Security Capital Atlantic Incorporated
("ATLANTIC") as of March 31, 1997 and for the three-month periods ended March
31, 1997 and 1996 are unaudited and certain information and footnote
disclosures normally included in financial statements have been omitted. While
management of ATLANTIC believes that the disclosures presented are adequate,
these interim financial statements should be read in conjunction with the
financial statements and notes included in ATLANTIC's 1996 Annual Report on
Form 10-K.
In the opinion of management, the accompanying unaudited financial
statements contain all adjustments, consisting only of normal recurring
adjustments, necessary for a fair presentation of ATLANTIC's financial
statements for the interim periods presented. The results of operations for
the three-month periods ended March 31, 1997 and 1996 are not necessarily
indicative of the results to be expected for the entire year.
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
NOTE 2 REAL ESTATE
Real Estate
ATLANTIC's real estate, which consists entirely of multifamily communities,
at cost, was as follows (dollar amounts in thousands):
<TABLE>
<CAPTION>
MARCH 31, 1997 DECEMBER 31, 1996
----------------- --------------------
INVESTMENT UNITS INVESTMENT UNITS
---------- ------ ---------- ------
<S> <C> <C> <C> <C>
Operating communities:
Acquired........................ $ 880,634 17,727 $ 878,029 17,727
Developed....................... 75,711 1,514 74,741 1,514
---------- ------ ---------- ------
956,345 19,241 952,770 19,241
Communities under construction(1). 238,176 5,395 194,587 4,727
Communities in planning(1):
Owned........................... 11,625 1,172(2) 7,795 868(2)
Under control(3)................ -- 2,332(2) -- 2,228(2)
---------- ------ ---------- ------
11,625 3,504 7,795 3,096
Land held for future development.. 2,083 -- 2,083 --
---------- ------ ---------- ------
Total......................... $1,208,229 28,140(4) $1,157,235(4) 27,064
========== ====== ========== ======
</TABLE>
- --------
(1) At March 31, 1997, ATLANTIC had unfunded commitments for communities under
construction of $97.4 million, for a total completed construction cost of
$335.6 million. Costs for communities in planning shown above are
primarily for land acquisitions.
(2) Unit information is based on management's estimates and is unaudited and
unreviewed.
(3) ATLANTIC's investment at March 31, 1997 and December 31, 1996 in land in
planning and under control for future development was $1.2 million and
$1.4 million, respectively, and is reflected in the "Other assets" caption
of ATLANTIC's balance sheets.
(4) Of ATLANTIC's real estate, at cost, communities located in Atlanta,
Georgia aggregated 30.1% and 30.7% at March 31, 1997 and December 31,
1996, respectively.
F-6
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
The change in real estate, at cost, for the three-month period ended March
31, 1997 consisted of the following (in thousands):
<TABLE>
<S> <C>
Balance at January 1, 1997.................................... $1,157,235
Acquisition and renovation expenditures....................... 2,397
Development expenditures, including land acquisitions......... 48,279
Recurring capital expenditures................................ 518
Provision for possible loss on investments.................... (200)
----------
Balance at March 31, 1997..................................... $1,208,229
==========
</TABLE>
Gains and Losses from Dispositions or Impairments of Real Estate
ATLANTIC's real estate investments have been made with a view to effective
long-term operation and ownership. Based upon ATLANTIC's market research and
in an effort to optimize its portfolio composition, ATLANTIC may from time to
time seek to dispose of assets that no longer meet ATLANTIC's investment
criteria and redeploy the proceeds therefrom, primarily through tax-deferred
exchanges, into assets with better prospects for growth. ATLANTIC did not
dispose of any communities in the three-month period ended March 31, 1997. As
discussed below, one community was disposed of subsequent to March 31, 1997.
Long-lived investments held and used are periodically evaluated for
impairment and provisions for possible losses are made if required. At March
31, 1997, such investments are carried at cost, which is not in excess of fair
market value. ATLANTIC recognized a provision for possible loss of $200,000
during the three-month period ended March 31, 1997 and $2,500,000 during 1996
associated with a community that was being held for sale. ATLANTIC disposed of
this community in April 1997. The sales price approximated ATLANTIC's carrying
value at March 31, 1997. This community accounted for $224,000 and $236,000 of
net operating income for the three-month periods ended March 31, 1997 and
1996, respectively.
NOTE 3 HOMESTEAD CONVERTIBLE MORTGAGES
General
To provide funds for the completion of construction of the Homestead Village
assets sold by ATLANTIC in October 1996, ATLANTIC entered into a funding
commitment agreement ("Funding Agreement") which provides for aggregate
fundings of $111.1 million in exchange for convertible mortgages ("Homestead
Convertible Mortgages"). During the three-month period ended March 31, 1997
ATLANTIC funded $20.0 million.
The Homestead Convertible Mortgages (i) bear interest at 9% per annum which
is due in interest only payments on a semi-annual basis, (ii) are due October
2006, (iii) are not callable until 2001, and (iv) beginning March 31, 1997,
are convertible at ATLANTIC's option into one share of common stock of
Homestead Village Incorporated ("Homestead") for every $11.50 of principal
outstanding (approximately 8,522,000 shares upon full funding). The individual
Homestead Village development projects serve as collateral individually and in
the aggregate under cross-collateral provisions. The Homestead Convertible
Mortgages represent approximately 70% of the estimated value of the projects
upon completion.
Carrying Value
ATLANTIC will receive $98.0 million of Homestead Convertible Mortgages
assuming full funding under the Funding Agreement of $111.1 million, resulting
in the recognition of an original issue premium which will be amortized over
the term of the Homestead Convertible Mortgages. The value attributed to the
conversion
F-7
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
feature of the Homestead Convertible Mortgages issued ($6,900,000 assuming
full funding) has been recognized along with an offsetting discount in the
Homestead Convertible Mortgages balance. This discount will be amortized over
the term of the Homestead Convertible Mortgages. The carrying value of the
Homestead Convertible Mortgages has been further adjusted to fair value. The
fair value adjustment of $5,900,000 is recognized as an unrealized gain in
shareholders' equity. The amount of the adjustment is based upon the
conversion value of the Homestead Convertible Mortgages and is calculated
using the trading price of Homestead common stock at March 31, 1997 of
$16.875.
At March 31, 1997 the carrying value of the Homestead Convertible Mortgages
consisted of the following components (in thousands):
<TABLE>
<S> <C>
Face amount...................................................... $17,644
Original issue premium........................................... 2,356
-------
Amount funded.................................................... 20,000
Amortization of original issue premium........................... (20)
Initial value of conversion feature.............................. 1,243
Unamortized discount on conversion feature....................... (1,232)
Fair value adjustment............................................ 5,900
-------
Carrying value................................................. $25,891
=======
</TABLE>
Deferred Revenue
ATLANTIC received a commitment fee in the form of warrants to purchase
shares of Homestead common stock in return for entering into the Funding
Agreement. The warrants, which were distributed to ATLANTIC's shareholders,
were valued at $6,500,000. The commitment fee has been recognized as deferred
revenue in the liability section of ATLANTIC's balance sheet and is being
amortized over the term of the Homestead Convertible Mortgages.
Income Recognized
The aggregate income recognized on the Homestead Convertible Mortgages
consists of (i) the interest income recognized at 9.0% per annum, (ii) the
amortization of the original issue premium which reduces income, (iii) the
amortization of the discount on the conversion feature which increases income,
and, (iv) the amortization of the deferred commitment fee which increases
income. ATLANTIC uses the effective interest method to calculate the
amortization of all items associated with the Homestead Convertible Mortgages.
The effective interest rate on the funded amount is approximately 8.46% per
annum.
NOTE 4 LINE OF CREDIT AND MORTGAGES PAYABLE
Variable Interest Rate Swap Agreements
ATLANTIC has effectively eliminated its variable interest rate debt exposure
on all of its variable interest rate mortgages and $100 million of borrowings
on its line of credit by entering into swap agreements. Under the swap
agreements ATLANTIC pays a fixed rate of interest to a swap counterparty
pursuant to one agreement and receives a variable rate of interest from a swap
counterparty pursuant to another agreement. The amounts received from the
variable rate agreement are structured such that these amounts will closely
approximate the amount of variable interest due on the underlying line of
credit or mortgage note borrowings. The difference
F-8
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
between the variable amount received and the fixed amount paid represents
either the cost or the benefit of the interest rate swap agreement and is
recorded as an increase or decrease to the variable interest paid on the
underlying debt instrument.
Line of Credit
On December 18, 1996, ATLANTIC entered into a $350 million unsecured
revolving line of credit agreement with Morgan Guaranty Trust Company of New
York, as agent for a group of lenders ("MGT"). Borrowings on the unsecured
line of credit bear interest at prime, or at ATLANTIC's option, LIBOR plus a
margin ranging from 1.0% to 1.375% (currently 1.375%) depending on ATLANTIC's
credit rating. ATLANTIC's objective is to achieve an investment-grade debt
rating in 1997. ATLANTIC currently pays a commitment fee on the average
unfunded line of credit balance of 0.1875%. If ATLANTIC achieves an
investment-grade debt rating, the commitment fee on the average unfunded line
of credit balance will range from 0.125% to 0.25% per annum, depending on the
amount of undrawn commitments. The line of credit matures December 1998 and
may be extended for one year with the approval of MGT and the other
participating lenders.
All debt incurrences under the unsecured line of credit are subject to
certain covenants. Specifically, distributions for the preceding four
quarters, excluding the non-cash distribution related to the transaction with
Homestead in October 1996, may not exceed 95% of ATLANTIC's funds from
operations (as defined in the credit agreement) for the preceding four
quarters. ATLANTIC is in compliance with all such covenants.
ATLANTIC has a swap agreement with MGT covering $100 million of borrowings
under the line of credit, effectively eliminating a portion of its variable
interest rate exposure associated with the line of credit. Under this one-year
agreement which became effective on February 5, 1997, ATLANTIC pays a fixed
rate of interest of 7.325% on the $100 million of borrowings. The interest
rate ATLANTIC will pay will be reduced if ATLANTIC achieves an investment-
grade debt rating and will range from 6.95% to 7.2% depending on the rating
achieved. ATLANTIC had a similar swap agreement in place from February 5, 1996
through February 4, 1997. Under that agreement, ATLANTIC paid a fixed rate of
interest on the $100 million of borrowings of 7.46% through December 17, 1996
and 7.335% thereafter. ATLANTIC paid $77,000 and $110,000 more in interest
than it received under the swap agreement during the three-month periods ended
March 31, 1997 and 1996, respectively. ATLANTIC is exposed to credit loss in
the event of non-performance by the swap counterparty; however, ATLANTIC
believes the risk of loss is minimal.
F-9
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
Mortgages Payable
Mortgages payable consisted of the following at March 31, 1997 (dollar
amounts in thousands):
<TABLE>
<CAPTION>
INTEREST MATURITY PERIODIC PRINCIPAL
COMMUNITY RATE DATE PAYMENT TERMS BALANCE
- --------- -------- -------- ---------------- ---------
<S> <C> <C> <C> <C>
Conventional fixed rate:
Cameron Ridge............... 7.000% 09/10/98(1) fully amortizing $ 5,839
Country Place Village I..... 7.750% 11/01/00 (2) 1,995
Country Oaks................ 7.655% 07/01/02 (3) 5,918
Cameron at Hickory Grove.... 8.000% 07/10/03 (4) 5,967
Cameron Villas I............ 8.750% 04/01/24 fully amortizing 6,327
Cameron on the Cahaba II.... 7.125% 03/01/29 fully amortizing 8,005
--------
34,051
--------
Tax-exempt fixed rate or
variable rate subject to swap
agreements(5):
Cameron Station............. 6.000% 06/01/07 interest only 14,500
Azalea Park................. (6) 06/01/25 interest only 15,500
Cameron Brook............... (6) 06/01/25 interest only 19,500
Cameron Cove................ (6) 06/01/25 interest only 8,500
Clairmont Crest............. (6) 06/01/25 interest only 11,600
Forestwood.................. (6) 06/01/25 interest only 11,485
Foxbridge on the Bay........ (6) 06/01/25 interest only 10,400
The Greens.................. (6) 06/01/25 interest only 10,400
Parrot's Landing I.......... (6) 06/01/25 interest only 15,835
WintersCreek................ (6) 06/01/25 interest only 5,000
Less amounts held in
principal reserve fund(7).. (1,353)
--------
121,367
--------
$155,418
--------
Total annual weighted-
average interest rate.... 6.97%
========
</TABLE>
- --------
(1) This loan is callable at the option of the mortgage lender on September
10, 1998 and at subsequent five-year intervals through September 10, 2013.
(2) Interest and principal payments due monthly; balloon payment of $1,849,000
due at maturity.
(3) Interest and financial payments due monthly; balloon payment of $5,539,000
due at maturity.
(4) Interest and principal payments due monthly; balloon payment of $5,556,000
due at maturity.
(5) These communities, in addition to others, are held by Security Capital
Atlantic Multifamily Incorporated, a wholly owned subsidiary of ATLANTIC.
Security Capital Atlantic Multifamily Incorporated is a legal entity that
is separate and distinct from ATLANTIC with separate assets, liabilities
and business operations.
(6) Interest rate is fixed through swap agreements executed in conjunction
with the credit enhancement agreement with the Federal National Mortgage
Association ("FNMA") discussed below. Through these swap agreements,
ATLANTIC has effectively eliminated its variable interest rate exposure
associated with its tax-exempt bond issues.
(7) ATLANTIC has a 30-year credit enhancement agreement with FNMA related to
the tax-exempt bond issues. This credit enhancement agreement requires
ATLANTIC to make monthly payments on each mortgage into a principle
reserve account based on a 30-year amortization.
F-10
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
ATLANTIC's swap agreements related to its tax-exempt variable rate mortgages
are summarized as follows:
<TABLE>
<CAPTION>
AMOUNT OF FIXED
MORTGAGES TERM INTEREST RATE(1) ISSUER
--------- ---- ---------------- ------
<S> <C> <C> <C>
$23.1 million June 1995 to June 2002 6.48% General Re Financial Products Corporation
64.6 million June 1995 to June 2005 6.74% Morgan Guaranty Trust Company of New York
5.0 million March 1996 to March 2006 6.21% Morgan Guaranty Trust Company of New York
15.5 million August 1996 to August 2006 6.50% Morgan Stanley Derivative Products Inc.
-----
Weighted-average interest rate 6.63%
=====
</TABLE>
- --------
(1) Includes the fixed interest rate provided by the swap agreements, annual
fees associated with the swap agreements and credit enhancement agreement
and amortization of capitalized costs associated with the credit
enhancement agreement.
ATLANTIC paid $493,000 and $428,000 more in interest during the three-month
periods ended March 31, 1997 and 1996, respectively than it received under the
swap agreements. The swap agreements cover the principal amount of the bonds,
net of amounts deposited in the principal reserve fund. ATLANTIC pays interest
on that portion of bonds not covered by the swap agreements (an amount equal
to the amount of the principal reserve fund) at the variable rates as provided
by the mortgage agreements. ATLANTIC is exposed to credit loss in the event of
non-performance by the swap counterparties, however, ATLANTIC believes the
risk of loss is minimal.
Real estate with an aggregate undepreciated cost at March 31, 1997 of
$51,019,000 and $207,462,000 serves as collateral for the conventional
mortgages payable and the tax-exempt mortgages payable, respectively.
The change in mortgages payable for the three-month period ended March 31,
1997 is as follows (in thousands):
<TABLE>
<S> <C>
Balance at January 1, 1997...................................... $155,790
Regularly scheduled principal payments.......................... (372)
--------
Balance at March 31, 1997....................................... $155,418
========
</TABLE>
ATLANTIC is in compliance with all debt covenants required by the mortgage
agreements.
Interest Expense
Interest paid in cash on all outstanding debt for the three-month period
ended March 31, 1997 was $7,516,000, including $2,553,000 of interest
capitalized during construction. Interest paid in cash on all outstanding debt
for the three-month period ended March 31, 1996 was $5,948,000, including
$2,036,000 of interest capitalized during construction.
Amortization of loan costs included in interest expense for the three-month
periods ended March 31, 1997 and 1996 was $72,000 and $432,000, respectively.
NOTE 5 SHAREHOLDERS' EQUITY
Capital Offerings
On April 10, 1997 ATLANTIC completed an underwritten public offering of
4,000,000 common shares, par value $.01, ("Shares") at a price of $21.50 per
Share. The proceeds from the sale of these Shares, net of
F-11
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
NOTES TO CONDENSED FINANCIAL STATEMENTS--(CONCLUDED)
underwriters' commissions and other expenses, were approximately $80.5
million. The proceeds were used to repay borrowings under ATLANTIC's $350
million line of credit which had an outstanding balance of $228,250,000 on May
9, 1997.
Distributions
ATLANTIC paid a quarterly distribution of $0.39 per Share on February 19,
1997. On April 22, 1997 the Board declared a distribution of $0.39 per Share
for the second quarter of 1997. The distribution is payable on May 27, 1997 to
shareholders of record on May 12, 1997.
Earnings Per Share
In the fourth quarter of 1997, ATLANTIC will adopt Statement of Financial
Accounting Standards ("SFAS") No. 128, Earnings per Share, which changes the
method used to compute earnings per share. The impact of SFAS No. 128 on the
calculation of ATLANTIC's earnings per share is not expected to be material.
NOTE 6 REIT MANAGER AND PROPERTY MANAGER ACQUISITION PROPOSAL
ATLANTIC has a REIT management agreement with Security Capital (Atlantic)
Incorporated (the "REIT Manager"), to provide REIT management services to
ATLANTIC. The REIT Manager is a wholly-owned subsidiary of Security Capital
Group Incorporated ("Security Capital"), which owned 56.9% of ATLANTIC's
Shares at March 31, 1997 (51.4% after the completion of ATLANTIC's public
offering in April 1997). The REIT management agreement is renewable annually,
subject to a determination by ATLANTIC's independent directors that the REIT
Manager's performance has been satisfactory and that the compensation payable
to the REIT Manager is fair.
SCG Realty Services Atlantic Incorporated ("SCG Realty Services") currently
manages approximately 88% of ATLANTIC's multifamily properties. Security
Capital owns 100% of SCG Realty Services' voting shares. Rates for services
performed by SCG Realty Services are reviewed annually by a third party and
are subject to approval by ATLANTIC's independent Directors and are at rates
prevailing in the markets in which ATLANTIC operates.
On May 1, 1997, Security Capital filed a Form S-4 Registration Statement
with the Securities and Exchange Commission, containing ATLANTIC's preliminary
proxy statement and Security Capital's preliminary prospectus relating to
warrants to purchase Class B common stock of Security Capital, relating to a
proposed merger transaction whereby ATLANTIC would acquire the operations and
businesses of its REIT Manager and SCG Realty Services in exchange for Shares
valued at approximately $54.6 million. The number of Shares issuable to
Security Capital will depend on the average market price of the Shares over
the five-day period prior to the record date, subject to such average not
being more than $25.8633 or less than $20.6367. As a result of the
transaction, ATLANTIC would become an internally managed REIT and Security
Capital would remain ATLANTIC's largest shareholder. ATLANTIC's Board recently
approved the proposed merger transaction based on the recommendation of a
special committee comprised of independent directors. The proposed merger
transaction requires the approval of a majority of the holders of the
outstanding Shares. ATLANTIC's proxy statement, after review and clearance by
the Securities and Exchange Commission will be mailed to ATLANTIC's
shareholders prior to the shareholder vote.
F-12
<PAGE>
REPORT OF INDEPENDENT AUDITORS
The Board of Directors and Shareholders
SECURITY CAPITAL ATLANTIC INCORPORATED
We have audited the accompanying balance sheets of Security Capital Atlantic
Incorporated as of December 31, 1996 and 1995, and the related statements of
earnings, shareholders' equity, and cash flows for each of the three years in
the period ended December 31, 1996. These financial statements are the
responsibility of the Company's management. Our responsibility is to express
an opinion on these financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the financial statements are free of
material misstatement. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements. An audit
also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall financial
statement presentation. We believe that our audits provide a reasonable basis
for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial position of Security Capital Atlantic
Incorporated at December 31, 1996 and 1995, and the results of its operations
and its cash flows for each of the three years in the period ended December
31, 1996 in conformity with generally accepted accounting principles.
Our audits were conducted for the purpose of forming an opinion on the basic
financial statements taken as a whole. The Supplemental Schedule of Real
Estate and Accumulated Depreciation is presented for purposes of additional
analysis and is not a required part of the basic financial statements. Such
information has been subjected to the auditing procedures applied in the
audits of the basic financial statements and, in our opinion, is fairly stated
in all material respects in relation to the basic financial statements taken
as a whole.
Ernst & Young LLP
Dallas, Texas
February 3, 1997
F-13
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
BALANCE SHEETS
(IN THOUSANDS, EXCEPT SHARE AMOUNTS)
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------
1996 1995
---------- --------
<S> <C> <C>
ASSETS
------
Real estate.............................................. $1,157,235 $888,928
Less accumulated depreciation............................ 41,166 23,561
---------- --------
Net investments in real estate......................... 1,116,069 865,367
Cash and cash equivalents--unrestricted.................. 4,339 6,494
Cash and cash equivalents--restricted tax-deferred
exchange proceeds....................................... 1,672 --
Other assets............................................. 12,985 13,963
---------- --------
Total assets........................................... $1,135,065 $885,824
========== ========
LIABILITIES AND SHAREHOLDERS' EQUITY
------------------------------------
Liabilities:
Line of credit......................................... $ 228,000 $190,000
Mortgages payable...................................... 155,790 118,524
Distributions payable.................................. 14,778 --
Accounts payable....................................... 20,076 11,030
Accrued expenses and other liabilities................. 17,779 9,332
---------- --------
Total liabilities.................................... 436,423 328,886
---------- --------
Shareholders' equity:
Common shares (250,000,000 authorized, 37,891,580
issued and outstanding at December 31, 1996 and
27,762,817 issued and outstanding at December 31,
1995)................................................. 379 278
Additional paid-in capital............................. 747,640 576,824
Distributions in excess of net earnings................ (49,377) (20,164)
---------- --------
Total shareholders' equity........................... 698,642 556,938
---------- --------
Total liabilities and shareholders' equity........... $1,135,065 $885,824
========== ========
</TABLE>
The accompanying notes are an integral part of the financial statements.
F-14
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
STATEMENTS OF EARNINGS
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------
1996 1995 1994
-------- -------- -------
<S> <C> <C> <C>
Revenues:
Rental income...................................... $137,729 $103,634 $55,071
Interest income.................................... 427 245 149
-------- -------- -------
138,156 103,879 55,220
-------- -------- -------
Expenses:
Rental expenses.................................... 36,808 27,814 15,260
Real estate taxes.................................. 12,293 9,570 5,595
Property management fees:
Paid to affiliate................................ 4,208 3,475 1,536
Paid to third parties............................ 971 591 661
Depreciation....................................... 20,824 15,925 8,770
Interest........................................... 16,181 19,042 9,240
REIT management fee paid to affiliate.............. 10,445 6,923 3,671
General and administrative......................... 673 646 266
Provision for possible loss on investments......... 2,500 -- --
Other.............................................. 255 254 295
-------- -------- -------
105,158 84,240 45,294
-------- -------- -------
Earnings from operations............................. 32,998 19,639 9,926
Gain on disposition of real estate................. 6,732 -- --
Gain on sale of Homestead Assets................... 2,839 -- --
-------- -------- -------
Earnings before extraordinary item................... 42,569 19,639 9,926
Extraordinary item--loss on early extinguishment of
debt.............................................. 3,940 -- --
-------- -------- -------
Net earnings......................................... $ 38,629 $ 19,639 $ 9,926
======== ======== =======
Weighted-average shares outstanding.................. 32,028 21,944 12,227
======== ======== =======
Per share amounts:
Earnings per share before extraordinary item....... $ 1.33 $ 0.89 $ 0.81
======== ======== =======
Net earnings per share............................. $ 1.21 $ 0.89 $ 0.81
======== ======== =======
</TABLE>
The accompanying notes are an integral part of the financial statements.
F-15
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
STATEMENTS OF SHAREHOLDERS' EQUITY
YEARS ENDED DECEMBER 31, 1994, 1995 AND 1996
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMMON DISTRIBUTIONS
SHARES ADDITIONAL IN EXCESS
AT PAR PAID-IN OF NET
VALUE CAPITAL EARNINGS TOTAL
------ ---------- ------------- --------
<S> <C> <C> <C> <C>
Balances at December 31, 1993........ $ 16 $ 31,618 $ 38 $ 31,672
Net earnings....................... -- -- 9,926 9,926
Distributions paid................. -- -- (14,648) (14,648)
Shares issued--private offerings... 170 339,510 -- 339,680
---- -------- -------- --------
Balances at December 31, 1994........ 186 371,128 (4,684) 366,630
Net earnings....................... -- -- 19,639 19,639
Distributions paid................. -- -- (35,119) (35,119)
Shares issued--private offerings... 130 289,578 -- 289,708
Shares repurchased................. (38) (83,882) -- (83,920)
---- -------- -------- --------
Balances at December 31, 1995........ 278 576,824 (20,164) 556,938
Net earnings....................... -- -- 38,629 38,629
Distributions paid................. -- -- (53,064) (53,064)
Distributions--Homestead........... -- (58,228) -- (58,228)
Distributions accrued.............. -- -- (14,778) (14,778)
Shares issued--private offerings... 52 119,125 -- 119,177
Shares issued--initial public
offering.......................... 49 109,919 -- 109,968
---- -------- -------- --------
Balances at December 31, 1996........ $379 $747,640 $(49,377) $698,642
==== ======== ======== ========
</TABLE>
The accompanying notes are an integral part of the financial statements.
F-16
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
STATEMENTS OF CASH FLOWS
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------------
1996 1995 1994
--------- --------- ---------
<S> <C> <C> <C>
Operating activities:
Net earnings................................ $ 38,629 $ 19,639 $ 9,926
Adjustments to reconcile net earnings to net
cash flow provided by operating activities:
Depreciation and amortization............. 22,492 17,496 9,480
Provision for possible loss on
investments.............................. 2,500 -- --
Gain on disposition of real estate........ (6,732) -- --
Gain on sale of Homestead Assets.......... (2,839) -- --
Extraordinary item-loss on early
extinguishment of debt................... 3,940 -- --
Increase (decrease) in accounts payable... (374) 937 1,909
Increase in accrued expenses and other
liabilities.............................. 1,993 3,053 6,141
Increase in other assets.................. (5,253) (1,393) (3,892)
--------- --------- ---------
Net cash flow provided by operating
activities................................ 54,356 39,732 23,564
--------- --------- ---------
Investing activities:
Real estate investments..................... (331,440) (259,008) (390,077)
Proceeds from disposition of real estate.... 63,544 23,859 --
Cash payment to Homestead................... (16,595) -- --
Tax-deferred exchange proceeds held in es-
crow....................................... (1,672) -- --
Other....................................... (1,255) -- --
--------- --------- ---------
Net cash flow used by investing activities.. (287,418) (235,149) (390,077)
--------- --------- ---------
Financing activities:
Proceeds from sale of shares................ 229,145 289,708 239,680
Repurchase of shares........................ -- (83,920) --
Proceeds from line of credit................ 246,000 270,000 166,000
Payments on line of credit.................. (208,000) (233,000) (13,000)
Proceeds from mortgage debt................. 20,500 -- --
Distributions paid.......................... (53,064) (35,119) (14,648)
Debt issuance costs incurred................ (2,573) (5,019) (5,204)
Regularly scheduled mortgage principal
payments................................... (1,101) (623) (190)
Mortgage principal payments at maturity..... -- (6,378) --
--------- --------- ---------
Net cash flow provided by financing
activities................................. 230,907 195,649 372,638
--------- --------- ---------
Net increase (decrease) in cash and cash
equivalents................................ (2,155) 232 6,125
Cash and cash equivalents, beginning of
year....................................... 6,494 6,262 137
--------- --------- ---------
Cash and cash equivalents, end of year...... $ 4,339 $ 6,494 $ 6,262
========= ========= =========
</TABLE>
See Note 9 for information on non-cash investing and financing activities.
The accompanying notes are an integral part of the financial statements.
F-17
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1996
NOTE 1 DESCRIPTION OF BUSINESS AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Business
Security Capital Atlantic Incorporated ("ATLANTIC") is an equity real estate
investment trust organized as a corporation under the laws of the State of
Maryland, which owns, acquires, develops and operates income-producing
multifamily communities in the southeastern United States.
Principles of Financial Presentation
The accounts of ATLANTIC and its wholly owned subsidiaries are consolidated
in the accompanying financial statements. All significant intercompany
accounts and transactions have been eliminated in consolidation.
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates that
affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reported period.
Actual results could differ from those estimates.
Cash and Cash Equivalents
ATLANTIC considers all cash on hand, demand deposits with financial
institutions and short-term, highly liquid investments with original
maturities of three months or less to be cash equivalents.
Real Estate and Depreciation
Real estate is carried at cost, which is not in excess of net realizable
value. Costs directly related to the acquisition, renovation or development of
real estate are capitalized. Costs incurred in connection with the pursuit of
unsuccessful acquisitions are expensed at the time the pursuit is abandoned.
Repairs and maintenance, including carpet and appliance replacements, are
expensed as incurred. Renovations and improvements are capitalized and
depreciated over their estimated useful lives.
Depreciation is computed over the economic useful lives of depreciable
property on a straight-line basis. Communities are depreciated principally
over the following periods:
<TABLE>
<S> <C>
Buildings and improvements...................... 20-40 years
Furnishings and other........................... 2-10 years
</TABLE>
Make-Ready and Repairs and Maintenance
Make-ready expenses (expenses incurred in preparing a vacant multifamily
unit for the next resident) and repairs and maintenance, other than
acquisition-related renovation costs identified during ATLANTIC's pre-
acquisition due diligence, are expensed as incurred. ATLANTIC expenses carpet
and appliance repairs and replacements once all planned acquisition-related
renovation expenses for such items have been incurred.
F-18
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Interest
Periodically, ATLANTIC enters into swap agreements to manage its variable
interest rate exposure. Swap agreements are used to exchange interest rate
payment streams based on a notional principal amount. Under the swap
agreements, ATLANTIC pays a fixed rate of interest to a swap counterparty
pursuant to one agreement and receives a variable rate of interest from a swap
counterparty pursuant to another agreement. The amounts received from the
variable rate agreement are structured such that the amount received will
closely approximate the amount of variable interest due on a portion of the
underlying line of credit or mortgage note borrowings. The difference between
the variable amount received and the fixed amount paid represents either the
cost or the benefit of the interest rate swap agreement and is recorded as an
increase or decrease to the variable interest paid on the underlying debt
instrument.
During 1996, 1995 and 1994, the total interest paid in cash on all
outstanding debt was $24,677,000, $20,609,000 and $8,412,000, respectively.
ATLANTIC capitalizes interest as part of the cost of real estate projects
under development. Interest capitalized during 1996, 1995 and 1994 aggregated
$10,250,000, $4,404,000 and $793,000, respectively.
Cost of Raising Capital
Costs incurred in connection with the issuance of shares of common stock,
par value $.01 per share (the "Shares"), are deducted from shareholders'
equity. Costs incurred in connection with the incurrence or renewal of debt
are capitalized, included with other assets and amortized over the term of the
related loan or renewal term. Amortization of deferred financing costs
included in interest expense for 1996, 1995 and 1994 totaled $1,663,000,
$1,568,000 and $707,000, respectively.
Revenue Recognition
Rental and interest income are recorded on the accrual method of accounting.
Gains on sales of real estate are recorded when criteria required by Statement
of Financial Accounting Standards No. 66, Accounting for Sales of Real Estate,
have been met. A provision for possible loss is made when collection of
receivables is considered doubtful.
Rental Expenses
Rental expenses include utilities, repairs and maintenance, make-ready costs
(including carpet and appliance replacement), property insurance, marketing,
landscaping, on-site personnel and other administrative costs.
Federal Income Taxes
ATLANTIC has made an election to be taxed as a real estate investment trust
under the Internal Revenue Code of 1986, as amended. ATLANTIC believes it
qualifies as a real estate investment trust. Accordingly, no provisions have
been made for federal income taxes in the accompanying financial statements.
Per Share Data
Per share data is computed based on the weighted average number of Shares
outstanding during the period. The Share and per Share amounts included in the
financial statements have been restated to reflect the reverse Share split
discussed in Note 6.
F-19
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Reclassifications
Certain of the 1995 and 1994 amounts have been reclassified to conform to
the 1996 presentation.
NOTE 2 HOMESTEAD TRANSACTION
On October 17, 1996, ATLANTIC sold its moderate-priced, purpose-built,
extended-stay lodging facilities known as Homestead Village(R) properties to
Homestead Village Incorporated ("Homestead"). In the transaction, ATLANTIC
sold one operating property and 25 properties under construction or in
planning (or the rights to acquire such properties) and paid $16.6 million in
cash (the "Homestead Assets"). In addition, ATLANTIC entered into a funding
commitment agreement to provide secured financing of up to $111.1 million to
Homestead for purposes of completing the development and construction of the
properties sold in the transaction. The Homestead transaction was treated as a
sale for financial accounting purposes, but was treated as a contribution for
tax purposes.
The transaction resulted in ATLANTIC receiving 4,201,220 shares of common
stock of Homestead in exchange for the Homestead Assets and 2,818,517 warrants
to purchase one share of Homestead common stock at $10 per share in exchange
for entering into the funding commitment agreement. On November 12, 1996,
ATLANTIC distributed the Homestead common stock and warrants to its
shareholders of record on October 29, 1996 (the "Homestead Distribution").
ATLANTIC shareholders received 0.110875 shares of Homestead common stock and
0.074384 Homestead warrants per Share. ATLANTIC will receive up to $98.0
million of convertible mortgage notes from Homestead in exchange for funding
up to $111.1 million under the funding commitment agreement. The difference
between the amounts funded and the convertible mortgage notes received of
$13.1 million (assuming full funding of the funding commitment) represents a
mortgage note premium that will be amortized as a reduction to interest income
over the term of the convertible mortgage notes.
ATLANTIC realized a gain of $2.8 million, after deducting expenses
associated with the transaction, representing the excess value of the
Homestead common stock received over the recorded basis of the Homestead
Assets. The Homestead warrants received represent a funding commitment fee
which has been valued at $6.5 million. The conversion feature of the
convertible mortgage notes has been valued at $6.9 million (assuming full
funding of the funding commitment). These deferred credits will be amortized
as an increase to interest income over the term of the convertible mortgage
notes.
The convertible mortgage notes received from Homestead will bear interest at
9% per annum, will be due October 2006, will not be callable until 2001 and
will be convertible commencing March 31, 1997 at the option of the holder into
one share of Homestead common stock for every $11.50 of principal amount
outstanding. Upon full funding of ATLANTIC's convertible mortgage notes, its
conversion rights would represent a 15.35% ownership in Homestead (assuming no
further equity offerings by Homestead, conversion of all convertible mortgage
notes and exercise of all outstanding warrants). The effective yield on the
convertible mortgage notes, assuming conversion of all convertible mortgage
notes and exercise of all outstanding warrants, is estimated to be 8.46%,
after giving effect to the mortgage note premium, the funding commitment fee
and the conversion value of the convertible mortgage notes. At December 31,
1996, no funds had been advanced pursuant to the funding commitment agreement
and there were no convertible mortgage notes outstanding. ATLANTIC advanced
$6.0 million under the funding commitment agreement in January 1997.
F-20
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
NOTE 3 REAL ESTATE
Investment in Real Estate
Investments in real estate, at cost, were as follows (dollar amounts in
thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-------------------------------------------
1996 1995
-------------------- -------------------
INVESTMENT UNITS INVESTMENT UNITS
---------- ------ ---------- ------
<S> <C> <C> <C> <C>
Multifamily:
Operating communities:
Acquired.................... $ 878,029 17,727 $757,986 15,355
Developed................... 74,741 1,514 23,097 468
---------- ------ -------- ------
952,770 19,241 781,083 15,823
Developments under
construction................. 194,587 4,727 94,094 2,958
Developments in planning:
Owned....................... 7,795 868(1) 9,830 1,258(1)
Under control(2)............ -- 2,228(1) -- 922(1)
---------- ------ -------- ------
7,795 3,096 9,830 2,180
Land held for future
development.................. 2,083 -- 1,294 --
---------- ------ -------- ------
Total multifamily(3)...... 1,157,235 27,064 886,301 20,961
---------- ------ -------- ------
Homestead Village(R)
properties(4).................. -- -- 2,627 2,515
---------- ------ -------- ------
Total..................... $1,157,235(5) 27,064 $888,928(5) 23,476
========== ====== ======== ======
</TABLE>
- --------
(1) Unit information is based on management's estimates and is unaudited.
(2) ATLANTIC's investment at December 31, 1996 and 1995 for multifamily
developments under control was $1.4 million and $0.6 million,
respectively, and is reflected in the "Other assets" caption of ATLANTIC's
balance sheets.
(3) At December 31, 1996, ATLANTIC had unfunded commitments for multifamily
developments under construction of $95.9 million, for a total completed
construction cost of $290.5 million. Cost for multifamily developments in
planning shown above are primarily for land acquisitions.
(4) ATLANTIC sold all of its Homestead Village(R) properties to Homestead on
October 17, 1996. The Homestead transaction is discussed in Note 2.
(5) Of ATLANTIC's investment in real estate, at cost, communities located in
Atlanta, Georgia aggregated 30.7% and 36.4% at December 31, 1996 and 1995,
respectively.
F-21
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
The change in investments in real estate, at cost, consisted of the
following (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
------------------------------
1996 1995 1994
---------- -------- --------
<S> <C> <C> <C>
Beginning balances.............................. $ 888,928 $631,260 $ 31,005
Acquisitions and renovation expenditures........ 179,752 187,267 571,288
Development expenditures, including land
acquisitions................................... 179,783 101,335 28,967
Recurring capital expenditures.................. 2,783 -- --
Provision for possible loss..................... (2,500) -- --
Dispositions.................................... (59,988) (30,934) --
Sale of Homestead Assets........................ (31,523) -- --
---------- -------- --------
Ending balances................................. $1,157,235 $888,928 $631,260
========== ======== ========
</TABLE>
Third Party Owner/Developers
To enhance its flexibility in developing and acquiring multifamily
communities, ATLANTIC has and will enter into presale agreements to acquire
communities developed by third-party owner/developers where the developments
meet ATLANTIC's investment criteria. ATLANTIC has and will fund such
developments through development loans to these owner/developers. In addition,
to provide greater flexibility for the use of land acquired for development
and to dispose of excess parcels, ATLANTIC plans to make mortgage loans to
Atlantic Development Services Incorporated ("Atlantic Development Services")
to purchase land for development. ATLANTIC owns all of the preferred stock of
Atlantic Development Services, which entitles ATLANTIC to substantially all of
the net operating cash flow (95%) of Atlantic Development Services. All of the
common stock of Atlantic Development Services is owned by an unaffiliated
trust. The common stock is entitled to receive the remaining 5% of net
operating cash flow. As of December 31, 1996, the outstanding balance of
development and mortgage loans made by ATLANTIC to third-party
owner/developers and Atlantic Development Services aggregated $15,413,000 and
none, respectively. The activities of Atlantic Development Services and third-
party owner/developers are consolidated with ATLANTIC's activities and all
intercompany transactions have been eliminated in consolidation.
Gains and Losses from Dispositions or Impairments of Real Estate
ATLANTIC acquires and develops communities with a view to effective long-
term operation and ownership. Each year, REIT Management generates operating
and capital plans based on an ongoing active review of ATLANTIC's portfolio.
Based upon ATLANTIC's market research and in an effort to optimize its
portfolio composition, ATLANTIC may from time to time dispose of assets that
no longer meet its long-term investment objectives and redeploy the proceeds,
preferably through tax-deferred exchanges, into assets with better prospects
for growth.
As a result of this asset optimization strategy, ATLANTIC disposed of four
operating communities aggregating 1,184 units in 1996. A gain was recognized
on each disposition with the total gain aggregating $6,732,000. These four
communities accounted for $3,648,000 and $5,174,000 of net operating income
during 1996 and 1995, respectively. Each disposition has been included in a
tax-deferred exchange. At December 31, 1996, ATLANTIC held a portion of the
proceeds from one of these dispositions aggregating $1,672,000 in an interest-
bearing escrow account. These funds were used in the acquisition of a land
parcel in January 1997, completing the tax-deferred exchange.
ATLANTIC disposed of two communities in 1995. The proceeds from these
dispositions were not materially different from the book value of the assets
on the date of disposition. These two communities accounted for $2,409,000 of
net operating income during 1995.
F-22
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Statement of Financial Accounting Standards No. 121, Accounting For The
Impairment of Long-Lived Assets And For Long-Lived Assets To Be Disposed Of
("SFAS No. 121"), adopted by ATLANTIC effective January 1, 1996, establishes
accounting standards for the review of long-lived assets to be held and used
for impairment whenever the carrying amount of an asset may not be
recoverable. SFAS No. 121 also requires that certain long-lived assets to be
disposed of be reported at the lower of carrying amount or fair value less
cost to sell. ATLANTIC did not recognize any losses on the date it adopted
SFAS No. 121.
Long-lived investments held and used are periodically evaluated for
impairment and provisions for possible losses are made if required. As of
December 31, 1996, such investments are carried at cost, which is not in
excess of fair market value and no provisions for possible losses have been
made. ATLANTIC recognized a provision for possible loss of $2,500,000 in 1996
associated with a community that is being held for sale. The carrying value of
this community at December 31, 1996 was $8,842,000. This community is not
being depreciated during the period in which it is being held for sale.
ATLANTIC expects the disposition of this community to occur in 1997. This
community accounted for $959,000, $1,023,000 and $501,000 of net operating
income for 1996, 1995 and 1994, respectively. This income is included in
ATLANTIC's earnings from operations in these years.
NOTE 4 LINE OF CREDIT AND MORTGAGES PAYABLE
Line of Credit
On December 18, 1996, ATLANTIC obtained a $350 million unsecured line of
credit from Morgan Guaranty Trust Company of New York ("MGT"), as agent for a
group of lenders, that replaced the previous $350 million secured line of
credit. Borrowings on the unsecured line of credit bear interest at prime or,
at ATLANTIC's option, LIBOR plus a margin ranging from 1.0% to 1.375%
(currently 1.375% as compared to 1.5% under the previous agreement) depending
on ATLANTIC's debt rating. ATLANTIC's objective is to achieve an investment-
grade debt rating in 1997. ATLANTIC currently pays a commitment fee on the
average unfunded line of credit balance of 0.1875%. If ATLANTIC achieves an
investment-grade debt rating, the commitment fee on the average unfunded line
of credit balance will range from 0.125% to 0.25% per annum, depending on the
amount of undrawn commitments. The line of credit matures December 1998 and
may be extended for one year with the approval of MGT and the other
participating lenders.
In 1996, ATLANTIC expensed all previously unamortized costs associated with
the secured line of credit that was extinguished in 1996. These costs
aggregated $3,940,000 and are reflected as an extraordinary item in ATLANTIC's
1996 statement of earnings.
All debt incurrences under the unsecured line of credit are subject to
certain covenants. Specifically, distributions for the preceding four
quarters, excluding the Homestead Distribution, may not exceed 95% (97% for
distributions made before December 31, 1996) of ATLANTIC's funds from
operations (as defined in the loan agreement) for the preceding four quarters.
ATLANTIC is in compliance with all such covenants.
A summary of ATLANTIC's line of credit borrowings is as follows (dollar
amounts in thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
----------------------------
1996 1995 1994
-------- -------- --------
<S> <C> <C> <C>
Total line of credit.... $350,000 $300,000 $225,000
Borrowings outstanding
at December 31......... 228,000 190,000 153,000
Weighted-average daily
borrowings............. 204,265 178,318 65,556
Maximum borrowings
outstanding at any
month end.............. 234,000 252,000 153,000
Weighted-average daily
interest rate.......... 7.39% 7.92% 7.34%
Weighted-average
interest rate at
December 31............ 7.24% 7.73% 8.17%
</TABLE>
F-23
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
In August 1995, ATLANTIC entered into a swap agreement with Goldman Sachs
Capital Markets, L.P. covering $100 million of borrowings under the line of
credit, effectively mitigating a portion of its variable interest rate
exposure. Under this one-year agreement which became effective on February 5,
1996, ATLANTIC paid a fixed rate of interest of 7.46% on the $100 million of
borrowings through December 17, 1996 and 7.335% thereafter. Upon expiration of
the existing swap agreement on February 5, 1997, a swap agreement with MGT
will take effect. The new agreement will provide for a fixed rate of 7.325% on
$100 million of borrowings through February 5, 1998. The interest rate
ATLANTIC will pay under the new agreement will be reduced if ATLANTIC achieves
an investment-grade debt rating and will range from 6.95% to 7.2%, depending
on the rating achieved. ATLANTIC paid $332,000 more in interest than it
received under the swap agreement during 1996. ATLANTIC is exposed to credit
loss in the event of non-performance by the swap counterparty; however,
ATLANTIC believes the risk of loss is minimal.
Mortgages Payable
Mortgages payable consisted of the following at December 31, 1996 (dollar
amounts in thousands):
<TABLE>
<CAPTION>
PERIODIC
INTEREST MATURITY PAYMENT PRINCIPAL
COMMUNITY RATE DATE TERMS BALANCE
--------- -------- -------- ---------------- ---------
<S> <C> <C> <C> <C>
Conventional fixed rate:
Cameron Ridge.............. 7.000% 09/18/98(1) fully amortizing $ 5,888
Country Place Village I.... 7.750 11/01/00 (2) 2,004
Country Oaks............... 7.655 07/01/02 (3) 5,933
Cameron at Hickory Grove... 8.000 07/10/03 (4) 5,979
Cameron Villas I........... 8.750 04/01/24 fully amortizing 6,343
Cameron on the Cahaba II... 7.125 03/01/29 fully amortizing 8,021
--------
34,168
--------
Tax exempt fixed rate or
variable rate subject to
swap agreements(5):
Cameron Station............ 6.000% 06/01/07 interest only 14,500
Azalea Park................ (6) 06/01/25 interest only 15,500
Cameron Brook.............. (6) 06/01/25 interest only 19,500
Clairmont Crest............ (6) 06/01/25 interest only 11,600
Forestwood................. (6) 06/01/25 interest only 11,485
Foxbridge on the Bay....... (6) 06/01/25 interest only 10,400
The Greens................. (6) 06/01/25 interest only 10,400
Parrot's Landing I......... (6) 06/01/25 interest only 15,835
Sun Pointe Cove............ (6) 06/01/25 interest only 8,500
WintersCreek............... (6) 06/01/25 interest only 5,000
Less amounts held in
principal reserve
fund(7)................... (1,098)
--------
121,622
--------
$155,790
========
Total annual weighted-
average interest rate..... 6.95%
========
</TABLE>
- --------
(1) This loan is callable at the option of the mortgage lender on September
10, 1998 and at subsequent five-year intervals through September 10, 2013.
(2) Interest and principal payments due monthly; balloon payment of $1,849,000
due at maturity.
F-24
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
(3) Interest and principal payments due monthly; balloon payment of $5,539,000
due at maturity.
(4) Interest and principal payments due monthly; balloon payment of $5,556,000
due at maturity.
(5) These communities, in addition to others, are held by Security Capital
Atlantic Multifamily Incorporated, a wholly owned subsidiary of ATLANTIC.
Security Capital Atlantic Multifamily Incorporated is a legal entity that
is separate and distinct from ATLANTIC with separate assets and
liabilities and business operations.
(6) Interest rate is fixed through swap agreements executed in conjunction
with the credit enhancement agreement with the Federal National Mortgage
Association ("FNMA") discussed below. Through these swap agreements,
ATLANTIC has effectively mitigated its variable interest rate exposure.
(7) ATLANTIC has a 30-year credit enhancement agreement with FNMA related to
the tax-exempt bond issues. This credit enhancement agreement requires
ATLANTIC to make monthly payments on each mortgage, based on a 30-year
amortization, into a principal reserve account.
ATLANTIC's swap agreements related to its tax-exempt variable rate mortgages
are summarized as follows:
<TABLE>
<CAPTION>
AMOUNTS FIXED
OF INTEREST
BONDS TERM RATE(1) ISSUER
- ------- ---- -------- ------
<S> <C> <C> <C>
$23.1
million June 1995 to June 2002 6.48% General Re Financial Products Corporation
64.6
million June 1995 to June 2005 6.74 Morgan Guaranty Trust Company of New York
5.0
million March 1996 to March 2006 6.18 Morgan Guaranty Trust Company of New York
15.5
million August 1996 to August 2006 6.51 Morgan Stanley Derivative Products Inc.
----
Weighted-average interest rate.... 6.64%
====
</TABLE>
- --------
(1) Includes the fixed interest rate provided by the swap agreements, annual
fees associated with the swap agreements and credit enhancement agreement
and amortization of capitalized costs associated with the credit
enhancement agreement.
ATLANTIC paid $1,832,000 more in interest during 1996 and $575,000 more in
interest during 1995 than it received under the swap agreements. The swap
agreements cover the principal amount of the bonds, net of amounts deposited
in the principal reserve fund. ATLANTIC pays interest on that portion of bonds
not covered by the swap agreements at the variable rates as provided by the
mortgage agreements. ATLANTIC is exposed to credit loss in the event of non-
performance by the swap counterparties; however, ATLANTIC believes the risk of
loss is minimal.
Real estate with an aggregate undepreciated cost at December 31, 1996 of
$50,714,000 and $206,963,000 serves as collateral for the conventional
mortgages payable and the tax-exempt mortgages payable, respectively.
The change in mortgages payable is as follows (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
----------------------------
1996 1995 1994
-------- -------- --------
<S> <C> <C> <C>
Balances at January 1............................ $118,524 $107,347 $ --
Mortgages assumed................................ 17,867 24,678 107,537
Mortgage proceeds................................ 20,500 -- --
Regularly scheduled principal payments........... (1,101) (623) (190)
Reduction upon disposition of multifamily
community....................................... -- (6,500) --
Principal payments at maturity................... -- (6,378) --
-------- -------- --------
Balances at December 31.......................... $155,790 $118,524 $107,347
======== ======== ========
</TABLE>
F-25
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Approximate principal payments due on mortgages payable during each of the
years in the five-year period ending December 31, 2001 and thereafter are as
follows (in thousands):
<TABLE>
<S> <C>
1997................................................................... $ 1,537
1998................................................................... 7,136
1999................................................................... 1,577
2000................................................................... 3,554
2001................................................................... 1,812
Thereafter............................................................. 140,174
--------
$155,790
========
</TABLE>
NOTE 5 DISTRIBUTIONS
ATLANTIC made total cash distributions of $1.65 per Share in 1996, $1.60 per
Share in 1995 and $1.20 per Share in 1994. On December 19, 1996, ATLANTIC's
Board of Directors (the "Board") declared a distribution of $0.39 per Share
for the first quarter of 1997. The distribution is payable on February 19,
1997.
In addition, on November 12, 1996, ATLANTIC distributed 0.110875 shares of
Homestead common stock and warrants to purchase 0.074384 shares of Homestead
common stock per Share in the Homestead Distribution to each shareholder of
record on October 29, 1996. The Homestead Distribution was valued at $58.2
million based on the estimated fair value of the net assets sold to Homestead.
For federal income tax purposes, the following summarizes the taxability of
cash distributions paid for 1994 and 1995 and the estimated taxability for
1996:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-----------------------
1996 1995 1994
------- ------- -------
<S> <C> <C> <C>
Per Share:
Ordinary income....................................... $ 0.78 $ 0.92 $ 0.92
Return of capital..................................... 0.87 0.68 0.28
------- ------- -------
Total............................................... $ 1.65 $ 1.60 $ 1.20
======= ======= =======
</TABLE>
The securities distributed to each ATLANTIC shareholder in the Homestead
Distribution were valued at $1.91 per Share for federal income tax purposes,
of which $0.90 was taxable as ordinary income and $1.01 was treated as a
return of capital. ATLANTIC's tax return for the year ended December 31, 1996
has not been filed, and the taxability information for 1996 is based on the
best available data. ATLANTIC's tax returns for prior years have not been
examined by the Internal Revenue Service and, therefore, the taxability of
distributions and dividends is subject to change.
NOTE 6 SHAREHOLDERS' EQUITY
Shares Authorized
At December 31, 1996, 250,000,000 Shares were authorized. The Board may
classify or reclassify any unissued shares of ATLANTIC's stock from time to
time by setting or changing the preferences, conversion or other rights,
voting powers, restrictions, limitations as to distributions, qualifications
and terms or conditions of redemption of such shares. No such shares have been
reclassified, except as described under "Purchase Rights" below, and no
reclassified shares are issued or outstanding.
F-26
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Reverse Share Split
On September 10, 1996, the shareholders of ATLANTIC authorized a one-for-two
reverse split of ATLANTIC's Shares. A transfer from the common shares account
to additional paid-in capital was made to reflect the reduced number of Shares
outstanding after the split. All references in the accompanying financial
statements to the number of Shares and per Share amounts have been restated to
reflect the reverse Share split.
Ownership Restrictions and Significant Shareholder
ATLANTIC's Charter restricts beneficial ownership (or ownership generally
attributed to a person under the REIT tax rules) of ATLANTIC's outstanding
shares of stock by a single person, or persons acting as a group, to 9.8% of
ATLANTIC's outstanding shares of stock. The purpose of this provision is to
assist in protecting and preserving ATLANTIC's REIT status and to protect the
interest of shareholders in takeover transactions by preventing the
acquisition of a substantial block of shares unless the acquiror makes a cash
tender offer for all outstanding shares. For ATLANTIC to qualify as a REIT
under the Internal Revenue Code of 1986, as amended, not more than 50% in
value of its outstanding shares of stock may be owned by five or fewer
individuals at any time during the last half of ATLANTIC's taxable year. The
provision permits five persons to individually acquire up to a maximum of 9.8%
each of the outstanding shares of stock, or an aggregate of 49% of the
outstanding shares and, thus, assists the Board in protecting and preserving
ATLANTIC's REIT status for tax purposes.
Shares of stock owned by a person or group of persons in excess of these
limits are subject to redemption by ATLANTIC. The provision does not apply
where a majority of the Board, in its sole absolute discretion, waives such
limit after determining that the status of ATLANTIC as a REIT for federal
income tax purposes will not be jeopardized or the disqualification of
ATLANTIC as a REIT is advantageous to the shareholders.
The Board has exempted Security Capital Group Incorporated ("Security
Capital"), an affiliate of the REIT Manager (see Note 7), from the ownership
restrictions described above. Security Capital owned 56.9% of the outstanding
Shares at December 31, 1996. For tax purposes, Security Capital's ownership is
attributed to its shareholders.
Capital Offerings
On October 18, 1996, ATLANTIC completed an initial public offering of
4,940,000 Shares at a price of $24.00 per Share (before adjusting for the
Homestead Distribution described in Notes 2 and 5). The Shares, excluding the
416,666 Shares sold to Security Capital, were sold through an underwritten
offering. The proceeds from the sale of these 4,940,000 Shares, net of
underwriters' commission and other expenses, were approximately $110.0
million. The proceeds were used to repay borrowings under ATLANTIC's $350
million line of credit.
From inception through May 1996, ATLANTIC raised capital through various
private offerings. ATLANTIC sold a total of 31,701,580 Shares during this
period at prices ranging from $20 to $23.136 per Share. In addition, ATLANTIC
exchanged 5,000,000 Shares at a price of $20 per Share as partial
consideration for the acquisition of a pool of communities in May 1994. The
acquisition price was negotiated prior to the seller becoming a related party.
To facilitate ATLANTIC's transactions with the seller, Security Capital
granted the seller certain rights to require Security Capital to purchase the
5,000,000 Shares owned by the seller at pre-agreed prices. In consideration
for Security Capital purchasing Shares through its private offerings, ATLANTIC
assumed Security Capital's obligation with respect to 3,750,000 Shares.
ATLANTIC repurchased these Shares directly from the seller. The remaining
1,250,000 Shares were acquired directly from the seller by Security Capital.
F-27
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
Option Plan
On March 12, 1996, ATLANTIC adopted the Security Capital Atlantic
Incorporated Share Option Plan for Outside Directors (the "Outside Directors
Plan"). There are 100,000 Shares reserved for issuance upon exercise of
options granted under the Outside Directors Plan. The Outside Directors Plan
provides that each member of the Board who is not an employee of ATLANTIC or
the REIT Manager on the date of each annual meeting of ATLANTIC's shareholders
will receive an option to purchase 1,000 Shares at an exercise price equal to
the fair market value of the Shares on such date. The options will be granted
on the date of the annual meeting of shareholders for the years 1997 through
and including 2006. The options granted are for a term of five years and are
exercisable in whole or in part. At December 31, 1996, 3,000 options had been
granted at an exercise price of $24.00 per Share, none of which have been
exercised.
Purchase Rights
On March 12, 1996, the Board declared and paid a dividend of one preferred
share purchase right ("Purchase Right") for each Share outstanding at the
close of business on March 12, 1996 to the holders of ATLANTIC's Shares on
that date. Holders of additional Shares issued after March 12, 1996 and prior
to the expiration of the rights on March 12, 2006 will be entitled to one
Purchase Right for each additional Share.
Each Purchase Right entitles the holder, under certain circumstances, to
purchase from ATLANTIC two one-hundredths of a share of non-redeemable Series
A Junior Participating Preferred Stock of ATLANTIC, par value $0.01 per share
(the "Participating Preferred Shares"), at a price of $40 per one one-
hundredth of a Participating Preferred Share, subject to adjustment. ATLANTIC
has designated two one-hundredths of the total Shares outstanding at any point
in time as Participating Preferred Shares. Purchase Rights are exercisable
when a person or group of persons (other than certain affiliates of ATLANTIC)
acquire beneficial ownership of 20% or more of the outstanding Shares,
commence or announce a tender offer or exchange offer which would result in
the beneficial ownership by a person or group of persons (other than certain
affiliates of ATLANTIC) of 25% or more of the outstanding Shares or file or
announce their intention to file with any regulatory authority an application
seeking approval of any transaction which would result in the beneficial
ownership by a person or group of persons (other than certain affiliates of
ATLANTIC) of 25% or more of the outstanding Shares. Under certain
circumstances, each Purchase Right entitles the holder to purchase at the
Purchase Right's then current subscription price, a number of Shares having a
market value of twice the Purchase Right's subscription price. The acquisition
of ATLANTIC pursuant to certain mergers or other business transactions would
entitle each holder to purchase, at the Purchase Right's then current
subscription price, a number of the acquiring company's common shares having a
market value at that time equal to twice the Purchase Right's subscription
price. The Purchase Rights held by certain 20% shareholders (other than
certain affiliates of ATLANTIC) would not be exercisable. As of December 31,
1996, ATLANTIC had no Participating Preferred Shares outstanding and the
events required to exercise the Purchase Rights had not occurred. Therefore,
the Purchase Rights dividend had no value and was not recorded in the
financial statements.
NOTE 7 REIT MANAGEMENT AND PROPERTY MANAGEMENT AGREEMENTS
REIT Management Agreement
ATLANTIC has a REIT management agreement (the "REIT Management Agreement")
with Security Capital (Atlantic) Incorporated (the "REIT Manager") to provide
management services to ATLANTIC. The REIT Manager is a subsidiary of Security
Capital (see Note 6). All officers of ATLANTIC are employees
F-28
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
of the REIT Manager and ATLANTIC currently has no employees. The REIT Manager
provides both strategic and day-to-day management of ATLANTIC, including
research, investment analysis, acquisition, development, marketing,
disposition of assets, asset management, due diligence, capital markets, legal
and accounting services.
The REIT Management Agreement requires ATLANTIC to pay an annual fee of 16%
of cash flow, as defined in the REIT Management Agreement, payable monthly.
Cash flow is calculated by reference to ATLANTIC's cash flow from operations
plus (i) fees paid to the REIT Manager, (ii) extraordinary expenses incurred
at the request of the independent Directors of ATLANTIC (of which there were
none in the periods reported) and (iii) 33% of any interest paid by ATLANTIC
on convertible subordinated debentures (of which there were none in the
periods reported); and after deducting (i) regularly scheduled principal
payments (excluding prepayments or balloon payments) for debt with
commercially reasonable amortization schedules, (ii) assumed principal and
interest payments on senior unsecured debt treated as having regularly
scheduled principal and interest payments like a 20-year level-payment, fully
amortizing mortgage (of which there were none in the periods reported) and
(iii) distributions actually paid with respect to any non-convertible
preferred stock (of which there were none in the periods reported). Cash flow
does not include: (i) realized gains or losses from dispositions of
investments, (ii) interest income from cash equivalent investments and the
Homestead convertible mortgage notes and dividend and interest income from
Atlantic Development Services, (iii) provisions for possible losses on
investments and (iv) extraordinary items.
The REIT Manager also receives a fee of 0.20% per year on the average daily
balance of cash equivalent investments. ATLANTIC must also reimburse the REIT
Manager for third-party and out-of-pocket expenses relating to travel,
transaction costs and similar costs relating to the acquisition, development
or disposition of assets or the obtaining of financing for ATLANTIC and its
operations. The REIT Manager will pay all of its own salary and other overhead
expenses. ATLANTIC will not have any employee expense; however, it will pay
all of the third-party costs related to its normal operations, including
legal, accounting, travel, architectural, engineering, shareholder relations,
independent Director fees and similar expenses, property management and
similar fees paid on behalf of ATLANTIC, and travel expenses incurred in
seeking financing, community acquisitions, community dispositions and similar
activities on behalf of ATLANTIC and in attending ATLANTIC Board, committee
and shareholder meetings.
The REIT Management Agreement is renewable by ATLANTIC annually, subject to
a determination by the independent Directors that the REIT Manager's
performance has been satisfactory and that the compensation payable to the
REIT Manager is fair. Each of ATLANTIC and the REIT Manager may terminate the
REIT Management Agreement on 60 days' notice. Because of the year-to-year
nature of the agreement, its maximum effect on ATLANTIC's results of
operations cannot be predicted, other than that REIT management fees will
generally increase or decrease in proportion to cash flow increases or
decreases.
Property Management Agreement
SCG Realty Services Atlantic Incorporated ("SCG Realty Services") provides
property management services to ATLANTIC. At January 31, 1997, SCG Realty
Services managed approximately 87% of ATLANTIC's multifamily communities.
Security Capital owns 100% of SCG Realty Services' voting shares.
The property management agreement, like the REIT Management Agreement, is
renewable annually and subject to a determination by the independent Directors
that SCG Realty Services' performance has been satisfactory and that the
compensation payable to SCG Realty Services is at rates prevailing in the
markets in which ATLANTIC operates. ATLANTIC may terminate the property
management agreement on 30 days' notice.
F-29
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
NOTE 8 SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)
Selected quarterly financial data (in thousands except per Share amounts)
for 1996 and 1995 is as follows:
<TABLE>
<CAPTION>
THREE MONTHS ENDED
--------------------------------------------------
MARCH 31 JUNE 30 SEPTEMBER 30 DECEMBER 31 TOTAL
-------- ------- ------------ ----------- --------
<S> <C> <C> <C> <C> <C>
1996:
Rental income.............. $30,809 $32,876 $35,959 $38,085 $137,729
======= ======= ======= ======= ========
Earnings before
extraordinary item........ $ 6,650 $ 9,747 $11,131 $15,041 $ 42,569
======= ======= ======= ======= ========
Net earnings............... $ 6,650 $ 9,747 $11,131 $11,101 $ 38,629
======= ======= ======= ======= ========
Earnings per Share before
extraordinary item........ $ 0.24 $ 0.32 $ 0.34 $ 0.41 $ 1.33
======= ======= ======= ======= ========
Net earnings per Share..... $ 0.24 $ 0.32 $ 0.34 $ 0.30 $ 1.21
======= ======= ======= ======= ========
Weighted-average Shares.... 27,777 30,393 32,952 36,925 32,028
======= ======= ======= ======= ========
1995:
Rental income.............. $22,952 $24,330 $26,969 $29,383 $103,634
======= ======= ======= ======= ========
Net earnings............... $ 4,175 $ 4,956 $ 5,333 $ 5,175 $ 19,639
======= ======= ======= ======= ========
Net earnings per Share..... $ 0.22 $ 0.23 $ 0.23 $ 0.21 $ 0.89
======= ======= ======= ======= ========
Weighted-average Shares.... 18,567 21,642 23,340 24,153 21,944
======= ======= ======= ======= ========
</TABLE>
The total of the four quarterly amounts for net earnings per Share may not
equal the total for the year. These differences result from the use of a
weighted average to compute the average number of Shares outstanding.
NOTE 9 SUPPLEMENTAL CASH FLOW INFORMATION
Non-cash investing and financing activities for the years ended December 31,
1996, 1995 and 1994 are as follows:
(a) As discussed in Note 2, in 1996, ATLANTIC received Homestead common
stock valued at $51,717,000 upon the sale of the Homestead Assets (assets
with a net book value of $31,028,000 and cash of $16,595,000). A gain of
$2,839,000, net of expenses of $1,255,000, was recognized on the
transaction.
(b) As discussed in Note 2, in 1996, ATLANTIC received warrants to
purchase Homestead common stock valued at $6,511,000 in exchange for
entering into a funding commitment agreement. The value of the warrants has
been recognized as deferred revenue.
(c) ATLANTIC made a $58,228,000 non-cash distribution to its shareholders
in November 1996 consisting of the Homestead common stock and warrants.
(d) In December 1996, ATLANTIC declared a distribution for the first
quarter of 1997 in the amount of $14,778,000.
(e) In connection with the acquisition of communities, ATLANTIC assumed
mortgage debt in the amount of $17,867,000, $24,678,000 and $107,537,000 in
1996, 1995 and 1994, respectively.
(f) In 1994, ATLANTIC issued $100,000,000 of Shares in partial
consideration for the purchase of a pool of communities.
(g) ATLANTIC sold a community in 1995 that secured $6,500,000 of mortgage
debt.
F-30
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO FINANCIAL STATEMENTS--(CONTINUED)
NOTE 10 COMMITMENTS AND CONTINGENCIES
ATLANTIC is a party to various claims and routine litigation arising in the
ordinary course of business. ATLANTIC does not believe that the claims and
litigation, individually or in the aggregate, will have a material adverse
effect on its business, financial position or results of operations.
ATLANTIC is subject to environmental regulations related to the ownership,
operation, development and acquisition of real estate. As part of its due
diligence procedures, ATLANTIC has conducted Phase I environmental assessments
on each community prior to acquisition. The cost of complying with
environmental regulations was not material to ATLANTIC's results of
operations. ATLANTIC is not aware of any environmental condition on any of its
communities that is likely to have a material adverse effect on its business,
financial position or results of operations.
NOTE 11 FAIR VALUES OF FINANCIAL INSTRUMENTS
The carrying amount of cash and cash equivalents, other assets, accrued
expenses and other liabilities approximates fair value as of December 31, 1996
and 1995 because of the short maturity of these instruments. Similarly, the
carrying value of line of credit borrowings approximates fair value as of
those dates because the interest rate fluctuates based on published market
rates. In the opinion of management, the interest rates associated with the
mortgages payable approximates the market interest rates for this type of
instrument, and as such, the carrying values approximate fair value at
December 31, 1996 and 1995, in all material respects.
NOTE 12 PROPOSED TRANSACTION
On January 22, 1997, ATLANTIC received a proposal from Security Capital to
exchange the REIT Manager and SCG Realty Services for Shares. As a result of
the proposed transaction, ATLANTIC would become an internally managed REIT,
and Security Capital would remain ATLANTIC's largest shareholder. The Board
has formed a special committee comprised of independent Directors to review
the proposed transaction. The proposed transaction is subject to approval by
the special committee, the Board and ATLANTIC's shareholders.
F-31
<PAGE>
SCHEDULE III
SECURITY CAPITAL ATLANTIC
Incorporated
REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1996
(In thousands)
<TABLE>
<CAPTION>
Gross Amount at
Initial Cost Which Carried at
to ATLANTIC Costs December 31, 1996
-------------------- Capitalized ----------------------------
Encum- Buildings and Subsequent to Buildings and Totals Accumulated Construction Year
Multifamily Communities brances Land Improvements Acquisition Land Improvements (c) Depreciation Year Acquired
----------------------- ------- ------ ------------- ------------- ------ ------------- ------- ------------ ------------ --------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Communities Acquired:
Atlanta, Georgia:
Azalea Park.......... $15,500 $3,717 $21,076 $ 975 $3,717 $22,051 $25,768 $ 715 1987 1995
Balmoral Village..... - 2,871 16,270 74 2,871 16,344 19,215 73 1990 1996
Cameron Ashford...... - 3,672 20,841 399 3,672 21,240 24,912 1,551 1990 1994
Cameron Briarcliff... (b) 2,105 11,953 191 2,105 12,144 14,249 897 1989 1994
Cameron Brook........ 19,500 3,318 18,784 326 3,318 19,110 22,428 1,279 1988 1994
Cameron Creek I...... - 3,627 20,589 328 3,627 20,917 24,544 1,473 1988 1994
Cameron Crest........ - 3,525 20,009 290 3,525 20,299 23,824 1,426 1988 1994
Cameron Dunwoody..... - 2,486 14,114 252 2,486 14,366 16,852 1,050 1989 1994
Cameron Forest....... - 884 5,008 352 884 5,360 6,244 145 1981 1995
Cameron Place........ - 1,124 6,372 579 1,124 6,951 8,075 185 1979 1995
Cameron Pointe....... - 2,172 12,306 413 2,172 12,719 14,891 192 1987 1996
Cameron Station...... 14,500 2,338 13,246 496 2,338 13,742 16,080 354 (c) 1995
Clairmont Crest...... 11,600 1,603 9,102 315 1,603 9,417 11,020 626 1987 1994
The Greens........... 10,400 2,004 11,354 382 2,004 11,736 13,740 794 1986 1994
Lake Ridge........... - 2,001 11,359 4,012 2,001 15,371 17,372 1,200 1979 1993
Morgan's Landing..... - 1,168 6,646 857 1,168 7,503 8,671 608 1983 1993
Old Salem............ - 1,053 6,144 919 1,053 7,063 8,116 485 1968 1994
Trolley Square....... - 2,031 11,528 347 2,031 11,875 13,906 911 1989 1994
Vinings Landing...... - 1,363 7,902 714 1,363 8,616 9,979 613 1978 1994
WintersCreek......... 5,000 1,133 6,434 220 1,133 6,654 7,787 233 1984 1995
Woodlands............ - 3,785 21,471 485 3,785 21,956 25,741 761 (d) 1995
Birmingham, Alabama:
Cameron on the
Cahaba I............ - 1,020 5,784 352 1,020 6,136 7,156 281 1987 1995
Cameron on the
Cahaba II........... 8,021 1,688 9,580 501 1,688 10,081 11,769 463 1990 1995
Colony Woods I....... - 1,560 8,845 281 1,560 9,126 10,686 676 1991 1994
Morning Sun Villas... - 1,260 7,309 732 1,260 8,041 9,301 554 1985 1994
Charlotte, North
Carolina:
Cameron at
Hickory Grove....... 5,979 1,203 6,808 381 1,203 7,189 8,392 137 1988 1996
Cameron Oaks........ - 2,255 12,800 306 2,255 13,106 15,361 974 1989 1994
</TABLE>
(see notes following table)
F-32
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
SCHEDULE III-REAL ESTATE AND ACCUMULATED DEPRECIATION-(Continued)
December 31, 1996
(In thousands)
<TABLE>
<CAPTION>
Gross Amount at
Initial Cost Which Carried at
to ATLANTIC Costs December 31, 1996
-------------------- Capitalized ----------------------------
Encum- Buildings and Subsequent to Buildings and Totals Accumulated Construction Year
Multifamily Communities brances Land Improvements Acquisition Land Improvements (c) Depreciation Year Acquired
----------------------- ------- ------ ------------- ------------- ------ ------------- ------- ------------ ------------ --------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Ft. Lauderdale/West
Palm Beach, Florida:
Cypress Lakes........ $ - $1,225 $ 6,961 $ 324 $1,225 $ 7,285 $ 8,510 $ 271 1987 1995
Park Place at
Turtle Run.......... - 2,208 12,223 1,283 2,208 13,506 15,714 223 1989 1996
Parrot's Landing I... 15,835 2,691 15,276 684 2,691 15,960 18,651 1,072 1986 1994
The Pointe at
Bayberry Lake....... - 2,508 14,210 303 2,508 14,513 17,021 222 1988 1996
Spencer Run.......... (b) 2,852 16,194 425 2,852 16,619 19,471 1,133 1987 1994
Sun Pointe Cove...... 8,500 1,367 7,773 229 1,367 8,002 9,369 550 1986 1994
Trails at Meadow
Lakes............... - 1,285 7,293 262 1,285 7,555 8,840 282 1983 1995
Ft. Myers, Florida:
Forestwood........... 11,485 2,031 11,540 210 2,031 11,750 13,781 815 1986 1994
Greenville, South
Carolina:
Cameron Court........ - 1,602 9,369 89 1,602 9,458 11,060 163 1991 1996
Jacksonville, Florida:
Bay Club............. - 1,789 10,160 273 1,789 10,433 12,222 773 1990 1994
Memphis, Tennessee:
Cameron Century
Center.............. - 2,382 13,496 50 2,382 13,546 15,928 60 1988 1996
Cameron at Kirby
Parkway............. - 1,386 7,959 829 1,386 8,788 10,174 686 1985 1994
Country Oaks......... 5,933 1,246 7,061 177 1,246 7,238 8,484 63 1985 1996
Stonegate............ - 985 5,608 483 985 6,091 7,076 360 1986 1994
Miami, Florida:
Park Hill............ - 1,650 9,377 (2,185)(e) 1,650 7,192 8,842 606 1968 1994
Nashville, Tennessee:
Arbor Creek.......... - - (f) 17,671 512 - 18,183 18,183 1,267 1986 1994
Enclave at Brentwood. - 2,263 12,847 1,016 2,263 13,863 16,126 605 1988 1995
Orlando, Florida:
Camden Springs....... - 2,477 14,072 808 2,477 14,880 17,357 1,056 1986 1994
Cameron Villas I..... 6,343 1,087 6,317 609 1,087 6,926 8,013 473 1982 1994
Cameron Villas II.... (b) 255 1,454 64 255 1,518 1,773 56 1981 1995
Kingston Village..... - 876 4,973 164 876 5,137 6,013 192 1982 1995
The Wellington....... (b) 1,155 6,565 282 1,155 6,847 8,002 466 1988 1994
Raleigh, North
Carolina:
Cameron Lake......... - 1,385 7,848 60 1,385 7,908 9,293 35 1985 1996
Cameron Ridge........ 5,888 1,503 8,519 109 1,503 8,628 10,131 38 1985 1996
Cameron Square....... - 2,314 13,143 525 2,314 13,668 15,982 959 1987 1994
Emerald Forest....... - 2,202 12,478 - 2,202 12,478 14,680 - 1986 1996
Richmond, Virginia:
Camden at Wellesley.. - 2,878 16,339 293 2,878 16,632 19,510 1,240 1989 1994
Potomac Hunt......... (b) 1,486 8,452 181 1,486 8,633 10,119 464 1987 1994
</TABLE>
(see notes following table)
F-33
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
SCHEDULE III-REAL ESTATE AND ACCUMULATED DEPRECIATION-(Continued)
December 31, 1996
(In thousands)
<TABLE>
<CAPTION>
Gross Amount at
Initial Cost Which Carried at
to ATLANTIC Costs December 31, 1996
--------------------- Capitalized ----------------------------
Encum- Buildings and Subsequent to Buildings and Totals Accumulated Construction Year
Multifamily Communities brances Land Improvements Acquisition Land Improvements (c) Depreciation Year Acquired
----------------------- ------- ------- ------------- ------------- ------ ------------- ------- ------------ ------------ --------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Sarasota, Florida:
Camden at Palmer
Ranch................ $ - $ 3,534 $ 20,057 $ 607 $ 3,534 $ 20,664 $ 24,198 $ 1,469 1988 1994
Tampa, Florida:
Camden Downs......... - 1,840 10,447 305 1,840 10,752 12,592 780 1988 1994
Cameron Bayshore..... - 1,607 9,105 - 1,607 9,105 10,712 - 1984 1996
Cameron Lakes........ - 1,126 6,418 1,107 1,126 7,525 8,651 365 1986 1995
Country Place
Village I........... 2,004 567 3,219 140 567 3,359 3,926 125 1982 1995
Country Place
Village II.......... - 644 3,658 94 644 3,752 4,396 141 1983 1995
Foxbridge on
the Bay............. 10,400 1,591 9,036 328 1,591 9,364 10,955 652 1986 1994
Summer Chase......... (b) 542 3,094 136 542 3,230 3,772 219 1988 1994
Washington, D.C.:
Camden at Kendall
Ridge............... - 1,708 9,698 295 1,708 9,993 11,701 755 1990 1994
Cameron at
Saybrooke........... - 2,802 15,906 258 2,802 16,164 18,966 1,190 1990 1994
Sheffield Forest..... - 2,269 12,859 418 2,269 13,277 15,546 374 1987 1995
West Springfield
Terrace............. - 2,417 13,695 98 2,417 13,793 16,210 92 1978 1996
Less amounts held in
principal reserve
fund(g)............. (1,098) - - - - - - -
--------- ------- -------- ------- -------- -------- -------- -------
Total Operating
Communities
Acquired............ $155,790 $124,701 $726,004 $27,324 $124,701 $753,328 $878,029 $38,948
-------- -------- -------- ------- -------- -------- -------- -------
Communities Developed:
Birmingham, Alabama:
Colony Woods II...... $ - $ 1,254 $ - $ 9,261 $ 1,551 $ 8,964 $ 10,515 $ 365 1995 1994
Charlotte, North
Carolina:
Waterford Hills...... - 1,508 - 11,109 1,943 10,674 12,617 476 1995 1993
Waterford Square I... - 1,890 - 17,763 2,053 17,600 19,653 436 1996 1994
Jacksonville, Florida:
Cameron Lakes I...... - 1,759 - 14,358 1,959 14,158 16,117 216 1996 1995
Raleigh, North
Carolina:
Waterford Point...... - 985 - 14,854 1,493 14,346 15,839 519 1996 1994
-------- -------- -------- ------- -------- -------- -------- -------
Total Operating
Communities
Developed.......... $ - $ 7,396 $ - $67,345 $ 8,999 $ 65,742 $ 74,741 $ 2,012
-------- -------- -------- ------- -------- -------- -------- -------
Total Operating
Communities......... $155,790 $132,097 $726,004 $94,669 $133,700 $819,070 $952,770 $40,960
-------- -------- -------- ------- -------- -------- -------- -------
</TABLE>
(see notes following table)
F-34
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
SCHEDULE III-REAL ESTATE AND ACCUMULATED DEPRECIATION-(Continued)
December 31, 1996
(In thousands)
<TABLE>
<CAPTION>
Gross Amount at
Initial Cost Which Carried at
to ATLANTIC Costs December 31, 1996
--------------------- Capitalized ----------------------------
Encum- Buildings and Subsequent to Buildings and Totals Accumulated Construction Year
Multifamily Communities brances Land Improvements Acquisition Land Improvements (c) Depreciation Year Acquired
- ----------------------- ------- ------ ------------- ------------- ------ ------------- ------- ------------ ------------ --------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Communities Under
Construction:
Atlanta, Georgia:
Cameron Creek II..... $ - $ 2,730 $ - $ 16,602 $ 2,897 $ 16,435 $ 19,332 $ 39 - (h) 1994
Birmingham, Alabama:
Cameron at the
Summit I............ - 2,774 - 5,709 2,778 5,705 8,483 - - 1996
Charlotte, North
Carolina:
Waterford Square II.. - 2,014 - 4,578 2,065 4,527 6,592 - - 1995
Ft. Lauderdale/West
Palm Beach, Florida:
Parrot's Landing II.. - 1,328 - 6,742 1,367 6,703 8,070 - - 1994
Jacksonville, Florida:
Cameron Deerwood..... - 2,331 - 12,173 2,332 12,172 14,504 - - (h) 1996
Cameron Lakes II..... - 1,340 - 1,529 1,340 1,529 2,869 - - 1996
Cameron Timberlin
Parc I.............. - 2,167 - 13,280 2,282 13,165 15,447 16 - (h) 1995
Nashville, Tennessee:
Cameron Overlook..... - 2,659 - 4,679 2,659 4,679 7,338 - - 1996
Raleigh, North
Carolina:
Cameron Brooke....... - 1,353 - 8,717 1,382 8,688 10,070 - - 1995
Waterford Forest..... - 2,371 - 17,978 2,480 17,869 20,349 52 - (h) 1995
Richmond, Virginia:
Cameron at Wyndham... - 2,038 - 2,366 2,052 2,352 4,404 - - 1993
Cameron Crossing
I & II.............. - 2,752 - 8,450 2,768 8,434 11,202 - - 1995(i)
Washington, D.C.:
Cameron at
Milestone........... - 5,477 - 24,867 5,607 24,737 30,344 43 - (h) 1995
Woodway at
Trinity Center...... - 5,342 - 30,241 5,584 29,999 35,583 56 - (h) 1994
------- ------- ------- -------- ------- -------- -------- ----
Total Commun-
ities under
Construction...... $ - $36,676 $ - $157,911 $37,593 $156,994 $194,587 $206
------- ------- ------- -------- ------- -------- -------- ----
</TABLE>
(see notes following table)
F-35
<PAGE>
SECURITY CAPITAL ATLANTIC
Incorporated
SCHEDULE III-REAL ESTATE AND ACCUMULATED DEPRECIATION-(Concluded)
December 31, 1996
(In thousands)
<TABLE>
<CAPTION>
Gross Amount at
Initial Cost Which Carried at
to ATLANTIC Costs December 31, 1996
-------------------- Capitalized ----------------------------
Encum- Buildings and Subsequent to Buildings and Totals Accumulated Construction Year
Multifamily Communities brances Land Improvements Acquisition Land Improvements (c) Depreciation Year Acquired
----------------------- ------- ------ ------------- ------------- ------ ------------- ------- ------------ ------------ --------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Communities in
Planning:
Atlanta, Georgia:
Cameron Landing....... $ - $ 1,508 $ - $ 512 $ 1,508 $ 512 $ 2,020 $ - - 1996
Ft. Lauderdale/West
Palm Beach, Florida:
Cameron Waterway...... - 4,025 - 361 4,029 357 4,386 - - 1996
Jacksonville, Florida:
Cameron Timberlin
Parc II............... - 1,294 - 95 1,294 95 1,389 - - 1995
-------- -------- --------- -------- -------- -------- ---------- -------
Total Communities in
Planning............ $ - $ 6,827 $ - $ 968 $ 6,831 $ 964 $ 7,795 $ -
-------- -------- --------- -------- -------- -------- ---------- -------
Land Held for
Future Development:
Birmingham, Alabama:
Cameron at the
Summit II............. - 2,008 - 75 2,083 - 2,083 - - 1996
-------- -------- --------- -------- -------- -------- ---------- -------
Total Land Held for
Future Development.. $ - $ 2,008 $ - $ 75 $ 2,083 $ - $ 2,083 $ -
-------- -------- --------- -------- -------- -------- ---------- -------
Total............... $155,790 $177,608 $726,004 $253,623 $180,207 $977,028 $1,157,235 $41,166
======== ======== ========= ======== ======== ======== ========== =======
</TABLE>
- -----
(a) For federal income tax purposes, ATLANTIC's aggregate cost of real estate
at December 31, 1996 was $1,133,431,000.
(b) Pledged as additional collateral under credit enhancement agreement with
the Federal National Mortgage Association.
(c) Phase I (108 units) was constructed in 1981 and Phase II (240 units) was
constructed in 1983.
(d) Phase I (332 units) was constructed in 1983 and Phase II (312 units) was
constructed in 1985.
(e) A provision for possible loss of $2,500,000 was recognized in December
1996 to more properly reflect the fair value of this community.
(f) The land associated with this community is leased by ATLANTIC through the
year 2058 under an agreement with the Metropolitan Nashville Airport
Authority.
(g) The FNMA credit enhancement agreement requires payments to be made to a
principal reserve fund.
(h) This community is leasing completed units.
(i) 19.24 acres purchased in 1995; 9.86 acres purchased in 1996.
F-36
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTE TO SCHEDULE III
AS OF DECEMBER 31, 1996
The following is a reconciliation of the carrying amount and related
accumulated depreciation of ATLANTIC's investment in real estate, at cost (in
thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
------------------------------
CARRYING AMOUNT 1996 1995 1994
--------------- ---------- -------- --------
<S> <C> <C> <C>
Beginning balances........................ $ 888,928 $631,260 $ 31,005
Acquisitions and renovation expenditures.. 179,752 187,267 571,288
Development expenditures, including land
acquisitions............................. 179,783 101,335 28,967
Recurring capital expenditures............ 2,783 -- --
Provision for possible loss............... (2,500) -- --
Dispositions.............................. (59,988) (30,934) --
Sale of Homestead Assets.................. (31,523) -- --
---------- -------- --------
Ending balances........................... $1,157,235 $888,928 $631,260
========== ======== ========
<CAPTION>
YEAR ENDED DECEMBER 31,
------------------------------
ACCUMULATED DEPRECIATION 1996 1995 1994
------------------------ ---------- -------- --------
<S> <C> <C> <C>
Beginning balances........................ $ 23,561 $ 8,798 $ 28
Depreciation for the period............... 20,824 15,925 8,770
Accumulated depreciation of real estate
disposed of.............................. (3,219) (1,162) --
---------- -------- --------
Ending balances........................... $ 41,166 $ 23,561 $ 8,798
========== ======== ========
</TABLE>
F-37
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
PRO FORMA CONDENSED FINANCIAL STATEMENTS
(UNAUDITED)
The accompanying pro forma condensed financial statements for ATLANTIC
reflect the Merger pursuant to which ATLANTIC will acquire its REIT Manager
and SCG Realty Services currently owned by Security Capital, in exchange for
ATLANTIC Shares. The Merger, if approved by a majority of ATLANTIC's
shareholders, will result in ATLANTIC becoming an internally managed REIT. The
Merger does not meet the significance tests of the Securities and Exchange
Commission that require pro forma financial statements and financial
statements of the acquired companies. However, pro forma condensed financial
statements have been included because management believes that presenting the
pro forma effects of the Merger will help shareholders evaluate and understand
the Merger.
The pro forma condensed financial statements have been prepared based on
certain pro forma adjustments to the historical financial statements of
ATLANTIC. The pro forma financial statements do not reflect the Offering as
ATLANTIC is not able to estimate what portion, if any, of the rights
distributed to shareholders in the Offering will ultimately be exercised.
The accompanying pro forma condensed balance sheet as of March 31, 1997 has
been prepared as if the Merger had been completed as of the balance sheet date
and also reflects: (i) the sale of $86.0 million of Shares on April 10, 1997
(4,000,000 Shares at $21.50 per Share), net of estimated costs of issuance of
$5.5 million, as if the Shares had been sold as of March 31, 1997; (ii) the
proposed Note Offering with aggregate gross proceeds of $150.0 million, net of
estimated costs of issuance of $4.3 million, as if the Notes had been issued
as of March 31, 1997; and (iii) the proposed Preferred Share Offering with
gross proceeds of $50.0 million, net of estimated costs of issuance of $2.0
million, as if the Series A Preferred Shares had been issued as of March 31,
1997. For pro forma purposes, the proceeds from the sale of Shares, the Note
Offering and the Preferred Share Offering have been assumed to be used to
repay borrowings on ATLANTIC's $350 million line of credit.
The accompanying pro forma condensed statements of earnings for the three-
month period ended March 31, 1997 and the year ended December 31, 1996 have
been prepared as if the Merger had occurred on January 1, 1996 and also
reflects: (i) the sale of ATLANTIC's Homestead Village(R) properties to
Homestead and subsequent distribution of the Homestead common stock and
warrants to ATLANTIC's shareholders as if the transaction had been consummated
on January 1, 1996; (ii) the acquisition and disposition by ATLANTIC of all
communities acquired or disposed of from December 31, 1995 through March 31,
1997 as if these communities had been acquired or disposed of as of January 1,
1996; (iii) the assumption of mortgage debt associated with the acquisition of
the communities acquired from December 31, 1995 through March 31, 1997 as if
this mortgage debt had been assumed as of January 1, 1996; (iv) the sale of
Shares through private placement subsequent to December 31, 1995, necessary to
fund pro forma acquisitions as if the Shares had been sold as of January 1,
1996; (v) the sale of Shares in ATLANTIC's initial public offering in October
1996, net of costs of issuance, necessary to fund pro forma acquisitions as if
the Shares had been sold as of January 1, 1996; (vi) the sale of $86.0 million
of Shares on April 10, 1997 (4,000,000 Shares at $21.50 per Share), net of
estimated costs of issuance of $5.5 million as if the Shares had been sold as
of January 1, 1996; (vii) the proposed Note Offering with aggregate gross
proceeds of $150.0 million, net of estimated costs of issuance of $4.3
million, as if the Notes had been issued as of January 1, 1996; and (viii) the
proposed Preferred Share Offering with gross proceeds of $50.0 million, net of
estimated costs of issuance of $2.0 million, as if the Series A Preferred
Shares had been issued as of January 1, 1996. For pro forma purposes, the
proceeds from the sale of Shares on April 10, 1997, the Note Offering and the
Preferred Share Offering have been assumed to be used to repay pro forma
borrowings on ATLANTIC's $350 million line of credit.
The accompanying pro forma condensed statements of earnings for the three-
month period ended March 31, 1997 and the year ended December 31, 1996 do not
give effect to the fully stabilized results of operations
F-38
<PAGE>
related to ATLANTIC communities under construction or in planning and owned at
March 31, 1997 with a total budgeted completion cost of $410.2 million or the
1996 and first quarter 1997 development completions with a total budgeted cost
of $56.4 million. Management believes there will be sufficient depth of
management and personnel such that additional assets can be acquired, developed
and managed without a significant increase in personnel or other costs. As a
result, management of ATLANTIC believes that the accretion in net earnings and
funds from operations from the Merger reflected in the pro forma condensed
statements of earnings is not indicative of the full accretion that is expected
to occur under an internally managed structure.
The pro forma condensed financial statements do not reflect the funding of
ATLANTIC's unfunded obligation of approximately $91.1 million at March 31, 1997
under a funding commitment agreement with Homestead or receipt of the related
convertible mortgage notes, as this funding is related to future development
costs of the properties sold to Homestead.
The pro forma condensed financial statements do not purport to be indicative
the financial position or results of operations which would actually have been
obtained had the transactions described above been completed on the dates
indicated or which may be obtained in the future. The pro forma condensed
financial statements should be read in conjunction with the historical
financial statements of ATLANTIC included elsewhere herein. In management's
opinion all material adjustments necessary to reflect the effects of these
transactions have been made.
F-39
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
PRO FORMA CONDENSED BALANCE SHEET
MARCH 31, 1997
(IN THOUSANDS, EXCEPT SHARE AMOUNTS)
(UNAUDITED)
<TABLE>
<CAPTION>
PROPOSED
SERIES A
PROPOSED PREFERRED
ATLANTIC SHARE THE NOTES SHARES
HISTORICAL ISSUANCE(A) SUBTOTAL MERGER SUBTOTAL ISSUANCE(B) ISSUANCE(C) PRO FORMA
---------- ----------- ---------- ------ ---------- ----------- ----------- ----------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
ASSETS
------
Real estate............. $1,208,229 $ -- $1,208,229 $ -- $1,208,229 $ -- $ -- $1,208,229
Less accumulated
depreciation.......... 47,297 -- 47,297 -- 47,297 -- -- 47,297
---------- -------- ---------- ------ ---------- --------- -------- ----------
1,160,932 -- 1,160,932 -- 1,160,932 -- -- 1,160,932
Homestead Convertible
Mortgages.............. 25,891 -- 25,891 -- 25,891 -- -- 25,891
---------- -------- ---------- ------ ---------- --------- -------- ----------
Net investments........ 1,186,823 -- 1,186,823 -- 1,186,823 -- -- 1,186,823
Cash and cash
equivalents............ 3,953 -- 3,953 24 (d) 3,977 -- -- 3,977
Due from Security
Capital................ -- -- -- 625 (e) 625 -- -- 625
Other fixed assets...... -- -- -- 1,102 (f) 1,102 -- -- 1,102
Accounts receivable and
other assets........... 13,455 -- 13,455 413 (d) 13,868 4,250 -- 18,118
---------- -------- ---------- ------ ---------- --------- -------- ----------
Total assets......... $1,204,231 $ -- $1,204,231 $2,164 $1,206,395 $ 4,250 $ -- $1,210,645
========== ======== ========== ====== ========== ========= ======== ==========
<CAPTION>
LIABILITIES AND
SHAREHOLDERS' EQUITY
--------------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Liabilities:
Line of credit......... $ 295,250 $(80,480) $ 214,770 $ -- $ 214,770 $(145,750) $(48,000) $ 21,020
Long-term debt......... -- -- -- -- -- 150,000 -- 150,000
Mortgages payable...... 155,418 -- 155,418 -- 155,418 -- -- 155,418
Accounts payable....... 18,189 -- 18,189 1,062 (d) 19,251 -- -- 19,251
Accrued expenses and
other liabilities..... 20,654 -- 20,654 700 (g) 21,354 -- -- 21,354
---------- -------- ---------- ------ ---------- --------- -------- ----------
Total liabilities.... 489,511 (80,480) 409,031 1,762 410,793 4,250 (48,000) 367,043
---------- -------- ---------- ------ ---------- --------- -------- ----------
Shareholders' equity:
Series A Preferred
Shares (2,000,000
shares at a stated
liquidation
preference of $25.00
per share)............ -- -- -- -- -- -- 50,000 50,000
Common shares
(250,000,000
authorized,
37,891,580 issued
historical and
44,240,580 pro
forma)................ 379 40 419 23 (h) 442 -- -- 442
Additional paid-in
capital............... 747,640 80,440 828,080 379 (i) 828,459 -- (2,000) 826,459
Unrealized gains on
Homestead Convertible
Mortgages............. 5,900 -- 5,900 -- 5,900 -- -- 5,900
Distributions in
excess of net
earnings.............. (39,199) -- (39,199) -- (39,199) -- -- (39,199)
---------- -------- ---------- ------ ---------- --------- -------- ----------
Total shareholders'
equity.............. 714,720 80,480 795,200 402 795,602 -- 48,000 843,602
---------- -------- ---------- ------ ---------- --------- -------- ----------
Total liabilities and
shareholders'
equity.............. $1,204,231 $ -- $1,204,231 $2,164 $1,206,395 $ 4,250 $ -- $1,210,645
========== ======== ========== ====== ========== ========= ======== ==========
</TABLE>
See accompanying notes to pro forma condensed financial statements.
F-40
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
PRO FORMA CONDENSED STATEMENT OF EARNINGS
THREE-MONTH PERIOD ENDED MARCH 31, 1997
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
(UNAUDITED)
<TABLE>
<CAPTION>
PROPOSED
SERIES A
PROPOSED PREFERRED
ATLANTIC SHARE THE NOTES SHARES PRO
HISTORICAL ISSUANCE(A) SUBTOTAL MERGER SUBTOTAL ISSUANCE(B) ISSUANCE(C) FORMA
---------- ----------- -------- ------- -------- ----------- ----------- --------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Revenues:
Rental income.......... $ 39,715 $ -- $ 39,715 $ -- $ 39,715 $ -- $ -- $ 39,715
Homestead Convertible
Mortgages interest
income................ 185 -- 185 -- 185 -- -- 185
Other interest income.. 57 -- 57 -- 57 -- -- 57
-------- ------- -------- ------- -------- ------- ------- --------
39,957 -- 39,957 -- 39,957 -- -- 39,957
-------- ------- -------- ------- -------- ------- ------- --------
Expenses:
Rental expenses........ 13,823 -- 13,823 1,540 (j) 15,363 -- -- 15,363
Property management
fees:
Paid to affiliate...... 1,280 -- 1,280 (1,280)(k) -- -- -- --
Paid to third parties.. 232 -- 232 232 -- -- 232
Depreciation........... 6,132 -- 6,132 71 (l) 6,203 -- -- 6,203
Interest:
Mortgage............... 2,650 -- 2,650 -- 2,650 -- -- 2,650
Line of credit and
long-term debt........ 2,111 (1,429)(m) 682 -- 682 413 (n) (852)(o) 243
REIT management fee
paid to affiliate..... 3,029 229 (m) 3,258 (3,258)(k) -- -- -- --
General and
administrative........ 265 -- 265 1,486 (p) 1,751 -- -- 1,751
Provision for possible
loss on investments... 200 -- 200 -- 200 -- -- 200
Other.................. 57 -- 57 -- 57 -- -- 57
-------- ------- -------- ------- -------- ------- ------- --------
29,779 (1,200) 28,579 (1,441) 27,138 413 (852) 26,699
-------- ------- -------- ------- -------- ------- ------- --------
Net earnings from
operations............. $10,178 $ 1,200 $ 11,378 $ 1,441 (q) $ 12,819 $ (413) $ 852 $ 13,258
Less Series A Preferred
Share dividends....... -- -- -- -- -- -- 1,125 (r) 1,125
-------- ------- -------- ------- -------- ------- ------- --------
Net earnings
attributable to
Shares................ $ 10,178 $ 1,200 $ 11,378 $ 1,441 $ 12,819 $ (413) $ (273) $ 12,133
======== ======= ======== ======= ======== ======= ======= ========
Weighted average Shares
outstanding............ 37,892 4,000 (s) 41,892 2,349 (t) 44,241 -- -- 44,241
======== ======= ======== ======= ======== ======= ======= ========
Net earnings
attributable to Shares
per Share.............. $ 0.27 $ -- $ 0.27 $ 0.02 $ 0.29 $ (0.01) $ (0.01) $ 0.27
======== ======= ======== ======= ======== ======= ======= ========
Reconciliation of net
earnings attributable
to Shares to funds from
operations:
Net earnings
attributable to
Shares................ $ 10,178 $ 1,200 $ 11,378 $ 1,441 $ 12,819 $ (413) $ (273) $ 12,133
Add (Deduct):
Real estate
depreciation ......... 6,132 -- 6,132 -- 6,132 -- -- 6,132
Provision for possible
loss on investments... 200 -- 200 -- 200 -- -- 200
Amortization of
discount on conversion
feature and deferred
commitment fee related
to Homestead
Convertible Mortgages. (20) -- (20) -- (20) -- -- (20)
-------- ------- -------- ------- -------- ------- ------- --------
Funds from
operations(u)......... $ 16,490 $ 1,200 $ 17,690 $ 1,441 $ 19,131 $ (413) $ (273) $ 18,445
======== ======= ======== ======= ======== ======= ======= ========
Weighted average Shares
outstanding............ 37,892 4,000 41,892 2,349 44,241 -- -- 44,241
======== ======= ======== ======= ======== ======= ======= ========
Cash Flow Summary:
Net cash provided
(used) by operating
activities............ $ 16,913 $ 1,200 $ 18,113 $ 1,252 $ 19,365 $ (413) $ 852 $ 19,804
Net cash used by
investing activities.. (69,354) -- (69,354) (1,132) (70,486) -- -- (70,486)
Net cash provided
(used) by financing
activities............ $ 52,055 $ -- $ 52,055 $ (197) $ 51,858 $ -- $(1,125) $ 50,733
</TABLE>
See accompanying notes to pro forma condensed financial statements.
F-41
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
PRO FORMA CONDENSED STATEMENT OF EARNINGS
YEAR ENDED DECEMBER 31, 1996
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
(UNAUDITED)
<TABLE>
<CAPTION>
ACQUISITIONS PROPOSED
ATLANTIC HOMESTEAD DISPOSITIONS & THE NOTES
HISTORICAL TRANSACTION(V) SUBTOTAL SHARE ISSUANCE SUBTOTAL MERGER SUBTOTAL ISSUANCE
---------- -------------- -------- -------------- -------- ------- --------- --------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Revenues:
Rental income... $137,729 $ (424) $137,305 $11,056 (w) $148,361 $ -- $ 148,361 $ --
Interest income. 427 (21) 406 -- 406 -- 406 --
-------- ------- -------- ------- -------- ------- --------- -------
138,156 (445) 137,711 11,056 148,767 -- 148,767 --
-------- ------- -------- ------- -------- ------- --------- -------
Expenses:
Rental expenses. 49,101 (173) 48,928 4,279 (w) 53,207 5,662 (x) 58,869 --
Property
management fees:
Paid to affiliate. 4,208 -- 4,208 404 (w) 4,612 (4,612)(k) -- --
Paid to third
parties......... 971 -- 971 -- 971 -- 971 --
Depreciation.... 20,824 (43) 20,781 1,753 (y) 22,534 213 (z) 22,747 --
Interest:
Mortgage........ 9,484 -- 9,484 785 (aa) 10,269 -- 10,269 --
Line of credit
and long-term
debt............ 6,697 2,739 9,436 (5,168)(bb) 4,268 -- 4,268 1,229 (cc)
REIT management
fee paid to
affiliate....... 10,445 (475) 9,970 1,682 (ee) 11,652 (11,652)(k) -- --
General and
administrative.. 673 (32) 641 -- 641 5,282 (ff) 5,923 --
Provision for
possible loss on
investments..... 2,500 -- 2,500 -- 2,500 -- 2,500 --
Other........... 255 (23) 232 -- 232 -- 232 --
-------- ------- -------- ------- -------- ------- --------- -------
105,158 1,993 107,151 3,735 110,886 (5,107) 105,779 1,229
-------- ------- -------- ------- -------- ------- --------- -------
Net earnings from
operations
excluding gains
on dispositions
and extraordinary
item............. $ 32,998 $(2,438) $ 30,560 $ 7,321 $ 37,881 $ 5,107 (q) $ 42,988 $(1,229)
Less Series A
Preferred Share
dividends........ -- -- -- -- -- -- -- --
-------- ------- -------- ------- -------- ------- --------- -------
Net earnings
attributable to
Shares.......... $ 32,998 $(2,438) $ 30,560 $ 7,321 $ 37,881 $ 5,107 $ 42,988 $(1,229)
======== ======= ======== ======= ======== ======= ========= =======
Weighted average
Shares
outstanding...... 32,028 -- 32,028 5,869 (hh) 37,897 2,349 (t) 40,246 --
======== ======= ======== ======= ======== ======= ========= =======
Net earnings
attributable to
Shares per Share
excluding gains
on dispositions
and extraordinary
item............. $ 1.03 $ (0.08) $ 0.95 $ 0.05 $ 1.00 $ 0.07 $ 1.07 $ (0.03)
Reconciliation of
net earnings
attributable to
Shares excluding
gains on
dispositions and
extraordinary
item to funds
from operations:
Net earnings
attributable to
Shares excluding
gains on
dispositions and
extraordinary
item............ $ 32,998 $(2,438) $ 30,560 $ 7,321 $ 37,881 $ 5,107 $ 42,988 $(1,229)
Add (Deduct):
Real estate
depreciation.... 20,824 (43) 20,781 1,753 22,534 -- 22,534 --
Provision for
possible loss on
investments..... 2,500 -- 2,500 -- 2,500 -- 2,500 --
-------- ------- -------- ------- -------- ------- --------- -------
Funds from
operations (u).. $ 56,322 $(2,481) $ 53,841 $ 9,074 $ 62,915 $ 5,107 $ 68,022 $(1,229)
======== ======= ======== ======= ======== ======= ========= =======
Weighted average
Shares
outstanding...... 32,028 -- 32,028 5,869 37,897 2,349 40,246 --
======== ======= ======== ======= ======== ======= ========= =======
Cash Flow
Summary:
Net cash
provided (used)
by operating
activities...... $ 54,356 $(2,481) $ 51,875 $ 9,074 $ 60,949 $ 6,418 $ 67,367 $(1,229)
Net cash used by
investing
activities...... (287,418) -- (287,418) -- (287,418) (4,058) (291,476) --
Net cash
provided (used)
by financing
activities...... $230,907 $ -- $230,907 $ -- $230,907 $ (381) $ 230,526 $ --
<CAPTION>
PROPOSED
SERIES A
PREFERRED
SHARES PRO
ISSUANCE FORMA
------------- ---------
<S> <C> <C>
Revenues:
Rental income... $ -- $148,361
Interest income. -- 406
------------- ---------
-- 148,767
------------- ---------
Expenses:
Rental expenses. -- 58,869
Property
management fees:
Paid to affiliate. -- --
Paid to third
parties......... -- 971
Depreciation.... -- 22,747
Interest:
Mortgage........ -- 10,269
Line of credit
and long-term
debt............ (3,547)(dd) 1,950
REIT management
fee paid to
affiliate....... -- --
General and
administrative.. -- 5,923
Provision for
possible loss on
investments..... -- 2,500
Other........... -- 232
------------- ---------
(3,547) 103,461
------------- ---------
Net earnings from
operations
excluding gains
on dispositions
and extraordinary
item............. $ 3,547 $ 45,306
Less Series A
Preferred Share
dividends........ 4,500 (gg) 4,500
------------- ---------
Net earnings
attributable to
Shares.......... $ (953) $ 40,806
============= =========
Weighted average
Shares
outstanding...... -- 40,246
============= =========
Net earnings
attributable to
Shares per Share
excluding gains
on dispositions
and extraordinary
item............. $ (0.03) $ 1.01
Reconciliation of
net earnings
attributable to
Shares excluding
gains on
dispositions and
extraordinary
item to funds
from operations:
Net earnings
attributable to
Shares excluding
gains on
dispositions and
extraordinary
item............ $ (953) $ 40,806
Add (Deduct):
Real estate
depreciation.... -- 22,534
Provision for
possible loss on
investments..... -- 2,500
------------- ---------
Funds from
operations (u).. $ (953) $ 65,840
============= =========
Weighted average
Shares
outstanding...... -- 40,246
============= =========
Cash Flow
Summary:
Net cash
provided (used)
by operating
activities...... $ 3,547 $ 69,685
Net cash used by
investing
activities...... -- (291,476)
Net cash
provided (used)
by financing
activities...... $(4,500) $226,026
</TABLE>
See accompanying notes to pro forma condensed financial statements.
F-42
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS
MARCH 31, 1997
(UNAUDITED)
(a) Reflects the sale of 4,000,000 Shares at a price of $21.50 per Share
which occurred on April 10, 1997. The total proceeds of $86.0 million, net of
estimated costs of issuance of $5.5 million, results in $80.5 million of cash
available which, for pro forma purposes, has been assumed to be used to repay
borrowings on ATLANTIC's $350 million unsecured line of credit.
(b) Reflects the proposed sale of $100.0 million of % Notes and $50.0
million of % Notes, net of estimated costs of issuance of $4.3 million,
resulting in $145.7 million of cash available which, for pro forma purposes,
has been assumed to be used to repay borrowings on ATLANTIC's $350 million
unsecured line of credit.
(c) Reflects the proposed sale of 2,000,000 shares of Series A Preferred
Shares at a price of $25.00 per share. The total proceeds of $50.0 million,
net of estimated costs of issuance of $2.0 million, results in $48.0 million
of cash available which, for pro forma purposes, has been assumed to be used
to repay borrowings on ATLANTIC's $350 million unsecured line of credit. For
pro forma purposes, the issuance price and the redemption price are assumed to
be the same.
(d) Reflects the historical operating assets and liabilities of the REIT
Manager and SCG Realty Services for which Security Capital will reimburse
ATLANTIC as more fully discussed in note (e).
(e) In accordance with the terms of the Merger Agreement, reflects the
amount due to ATLANTIC from Security Capital as reimbursement for the net
historical operating liabilities (as discussed in note (d)) acquired from the
REIT Manager and SCG Realty Services as of March 31, 1997.
(f) Reflects the historical cost of the fixed assets (primarily computer
equipment and software) of the REIT Manager and SCG Realty Services that are
being acquired by ATLANTIC. Assets and liabilities, consisting primarily of
intercompany and related accounts, which are not being acquired in the Merger
have not been reflected as they will have no impact on the financial position
of ATLANTIC.
(g) Reflects estimated costs of completing the Merger which are reflected in
shareholders' equity. See note (i).
(h) Reflects the par value of the Shares issued as consideration for the
purchase of the net tangible assets of the REIT Manager and SCG Realty
Services. For pro forma purposes, 2,349,000 Shares were calculated using the
purchase price of $54.6 million and an assumed per Share price of $23.25. This
price represents the midpoint of the pricing range set forth in the Merger
Agreement.
(i) Reflects: (i) the additional paid-in capital related to the Shares
issued as consideration for the purchase of the net tangible assets of the
REIT Manager and SCG Realty Services, (ii) the costs associated with the
Merger and (iii) the difference between the Merger purchase price and the
historical cost of the net tangible assets of the REIT Manager and SCG Realty
Services being acquired by ATLANTIC. Because the management companies being
acquired do not qualify as "businesses" for purposes of applying APB Opinion
No. 16, "Business Combinations" and because the transaction is occurring
between entities with common control this difference has been accounted for as
a capital transaction reflected in shareholders' equity.
<TABLE>
<S> <C> <C>
Additional paid-in capital
associated with Shares issued
($54,609,000 less par value
of $23,000).................. $54,586,000
Purchase price................ 54,609,000
Costs associated with the
Merger....................... 700,000
Net tangible assets acquired.. (1,102,000)
----------
54,207,000
-----------
Net adjustment to additional
paid-in capital.............. $ 379,000
===========
</TABLE>
F-43
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
(j) Reflects the historical operating expenses of SCG Realty Services,
including charges for administrative services provided by Security Capital,
which were directly related to providing services to ATLANTIC for the three-
month period ended March 31, 1997. See note (p) for further discussion.
(k) Reflects the elimination of ATLANTIC's expenses related to REIT
management fees and property management fees. The corresponding fee revenue
recognized by the REIT Manager and SCG Realty Services have not been reflected
as they would be eliminated.
(l) Reflects the historical depreciation expense of the REIT Manager and SCG
Realty Services ($60,000) directly related to fixed assets being acquired in
the Merger for the three-month period ended March 31, 1997, as adjusted for
the estimated increase that would result from the capitalization of
acquisition and development costs ($11,000) discussed in note (p). These
capitalized costs will be depreciated utilizing the same lives and methods
currently utilized by ATLANTIC.
(m) Reflects the reduction to interest expense and related increase in the
REIT management fee resulting from the pro forma repayments on the line of
credit due to the Share issuance on April 10, 1997. The interest reduction is
calculated using the weighted average daily interest rate of 7.1% for the
three-month period ended March 31, 1997.
(n) Reflects the net change in interest expense as a result of the Note
Offering for the three-month period ended March 31, 1997 as follows:
<TABLE>
<S> <C>
Increase in interest expense related to the Notes............... $ 3,000
Decrease in interest expense associated with the pro forma
repayments on the line of credit............................... (2,587)
-------
Net change.................................................... $ 413
=======
</TABLE>
The interest expense on the Notes is calculated at an assumed effective rate
of 8.0% (including the amortization of associated deferred loan costs). The
reduction in interest expense associated with the line of credit is calculated
using the line of credit weighted average interest rate of 7.1%.
<TABLE>
<S> <C>
===
</TABLE>
(o) Reflects the reduction in interest expense resulting from the pro forma
repayments on the line of credit due to the proposed Preferred Share Offering
calculated using the line of credit weighted average interest rate of 7.1% for
the three-month period ended March 31, 1997.
(p) Reflects the historical general and administrative costs of the REIT
Manager ($2,488,000) which were associated with providing services to ATLANTIC
for the three-month period ended March 31, 1997, reduced for the pro forma
adjustment to capitalize qualifying direct and incremental costs relating
primarily to the acquisition and development of real estate investments
($1,002,000) that would have been capitalized by ATLANTIC under GAAP, had the
Merger occurred on January 1, 1996. Under the current management structure,
ATLANTIC pays a REIT management fee which is based on 16% of cash flow, as
defined. The entire fee is expensed in accordance with GAAP since the
underlying costs of service are not directly incurred by ATLANTIC and the fees
do not represent a reimbursement of such costs. Upon consummation of the
Merger, all such costs will be incurred directly by ATLANTIC and to the extent
that they are qualifying, incremental costs, they will be capitalized in
accordance with GAAP.
In connection with the Merger, it is expected that ATLANTIC will enter into
a proposed Administrative Services Agreement (ASA) with Security Capital.
Under the ASA, Security Capital will provide ATLANTIC with administrative
services such as payroll, accounts payable, cash management, risk management,
internal audit, tax and legal administration, systems development and systems
support. Such services are currently
F-44
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
provided by Security Capital to ATLANTIC through the REIT Manager and SCG
Realty Services. The fees payable to Security Capital will be equal to
Security Capital's cost of providing such services, plus 20%. Based upon a
review of the terms of the ASA, it was determined that the costs that would
have been incurred under the ASA for the three-month period ended March 31,
1997 and the year ended December 31, 1996 would not differ materially from the
actual costs charged to the REIT Manager and SCG Realty Services by Security
Capital during these periods and therefore no pro forma adjustments are
required.
(q) No income tax adjustment is reflected in the accompanying pro forma
condensed statements of earnings as the operations of the REIT Manager and SCG
Realty Services will be merged into a qualified REIT subsidiary which, under
federal income tax laws, would not be subject to income taxes.
(r) Reflects the dividend related to the Series A Preferred Shares
calculated at an assumed dividend rate of 9.0% for the three-month period
ended March 31, 1997.
(s) Reflects the issuance of 4,000,000 Shares on April 10, 1997 as if the
Shares had been issued as of March 31, 1997.
(t) Reflects the increase in weighted average Shares outstanding that would
result from the issuance of Shares as consideration for the purchase of the
net tangible assets of the REIT Manager and SCG Realty Services as if the
purchase had occurred on January 1, 1996. The number of Shares shown is based
on the purchase price of $54.6 million at an assumed per Share price of
$23.25. The price represents the mid point of the pricing range set forth in
the Merger Agreement.
(u) Funds from operations represents ATLANTIC's net earnings computed in
accordance with GAAP, excluding gains (or losses) from real estate
transactions, provisions for possible losses, extraordinary items and real
estate depreciation. ATLANTIC believes that an understanding of funds from
operations will enhance the reader's comprehension of the impact of the Merger
to ATLANTIC. The impact of the Merger on ATLANTIC's funds from operations was
a specific consideration of ATLANTIC's Special Committee which was formed for
purposes of making a recommendation to ATLANTIC's Board. Funds from operations
should not be considered as an alternative to net earnings or any other GAAP
measurement of performance as an indicator of ATLANTIC's operating performance
or as an alternative to cash flows from operating, investing or financing
activities as a measure of liquidity. Furthermore, the funds from operations
measure presented by ATLANTIC may not be comparable to similarly titled
measures of other REITs. Funds from operations is not intended to represent
cash made available to shareholders.
(v) Reflects the sale of ATLANTIC's Homestead Village(R) properties to
Homestead as if the transaction had taken place on January 1, 1996 as follows:
(i) the elimination of the historical results of operations of ATLANTIC's
Homestead Village(R) properties from January 1, 1996 to the date of sale
(October 17, 1996), (ii) the recognition of additional interest expense and a
corresponding reduction in the REIT management fee resulting from the
additional borrowings that would have been necessary in 1996 to complete the
Homestead transaction and (iii) the recognition of the historical interest
expense that was capitalized on the properties sold to Homestead and the
corresponding reduction in the REIT management fee.
F-45
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
(w) All of ATLANTIC's acquisitions subsequent to December 31, 1995 were
acquired from unaffiliated third parties. These acquisitions are described
below:
<TABLE>
<CAPTION>
OCCUPANCY
ACQUISITION ACQUISITION AT DATE OF
COMMUNITY DATE LOCATION COST (IN 000'S) UNITS PRODUCT TYPE ACQUISITION
--------- ----------- -------- --------------- ----- ------------ -----------
<S> <C> <C> <C> <C> <C> <C>
Cameron at Hickory Grove
(formerly Esprit)...... 4/10/96 Charlotte, NC $ 8,000 202 Moderate 93.6%
Cameron Court (formerly
Paces Court)........... 4/22/96 Greenville, SC 11,007 234 Middle 91.0
Park Place at Turtle Run
(formerly Park Place).. 4/22/96 Ft. Lauderdale, FL 14,355 350 Moderate 91.7
The Pointe at Bayberry
Lake................... 5/29/96 Ft. Lauderdale, FL 16,650 308 Moderate 90.9
Cameron Pointe.......... 5/30/96 Atlanta, GA 14,450 214 Middle 96.3
Country Oaks............ 9/5/96 Memphis, TN 8,250 200 Moderate 98.0
West Springfield
Terrace................ 9/30/96 Washington, DC 16,100 244 Moderate 94.7
Cameron Ridge (formerly
Lincoln Ridge)......... 10/17/96 Raleigh, NC 10,000 228 Middle 99.6
Cameron Century Center
(formerly Arbors of
Century Center)........ 10/18/96 Memphis, TN 15,800 420 Moderate 90.7
Balmoral Village........ 10/22/96 Atlanta, GA 19,125 312 Middle 95.5
Cameron Lake (formerly
Summer Lake)........... 11/12/96 Raleigh, NC 9,225 196 Moderate 84.1
Emerald Forest.......... 12/19/96 Raleigh, NC 14,625 320 Moderate 85.6
Cameron Bayshore (for-
merly Chesapeake)...... 12/20/96 Tampa, FL 10,700 328 Moderate 97.0
</TABLE>
This adjustment reflects historical gross income and rental expenses for all
communities acquired subsequent to December 31, 1995 for the period from
January 1, 1996 to the respective dates of acquisition (results of operations
after the date of acquisition are included in ATLANTIC's historical operating
results). It also reflects the removal from ATLANTIC's historical balances of
gross income and rental expenses for all communities disposed of subsequent to
December 31, 1995 for the period from January 1, 1996 to the respective dates
of disposition. The historical gross income and rental expenses relating to
the period prior to ATLANTIC's acquisition of the communities exclude amounts
which would not be comparable to the proposed future operations of the
communities such as certain interest income and income taxes.
F-46
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
The following tables summarize the historical income and expense amounts
shown on the pro forma statement of earnings for the year ended December 31,
1996 (in thousands). There were no community acquisitions or dispositions in
the three-month period ended March 31, 1997.
<TABLE>
<CAPTION>
RENTAL RENTAL
INCOME EXPENSES(1)
------- -----------
<S> <C> <C>
FOR THE YEAR ENDED DECEMBER 31, 1996:
Group C Communities................................ $ 5,805 $ 2,481
Group D Communities................................ 6,180 2,505
Group E Communities................................ 11,645 4,753
Other communities acquired in 1996................. 3,683 1,534
------- -------
Totals for the year.............................. 27,313 11,273
Less: Post acquisition amounts already included in
ATLANTIC's historical balances................ (9,690) (3,616)
Less: Dispositions................................. (6,567) (2,920)
------- -------
Net adjustment to ATLANTIC's historical balances. $11,056 $ 4,737 (2)
======= =======
</TABLE>
- --------
(1) Includes property management fees and real estate taxes.
(2) Rental expenses are further adjusted by ($54) to reflect the difference
for the year ended December 31, 1996 between historical property
management fee expense and ATLANTIC's pro forma property management fee
expense.
The following analysis reconciles the audited information for the Group C
Communities, the Group D Communities and the Group E Communities to the
amounts contained in the pro forma statement of earnings (in thousands):
<TABLE>
<CAPTION>
RENTAL RENTAL
INCOME EXPENSES(1)
------- -----------
<S> <C> <C>
Group C Communities: Audited results of operations
for the year ended December 31, 1995............. $ 5,876 $3,043
Adjustment to reflect the results of operations
of Group C Communities for 1996................ (71)(2) (562)(2)
------- ------
Total 1996 Group C............................ $ 5,805 $2,481
======= ======
Group D Communities: Audited results of operations
for the year ended December 31, 1995............. $ 6,173 $2,576
Adjustment to reflect the results of operations
of Group D Communities for 1996................ 7(2) (71)(2)
------- ------
Total 1996 Group D............................ $ 6,180 $2,505
======= ======
Group E Communities: Audited results of operations
for the year ended December 31, 1995............. $11,347 $4,990
Adjustment to reflect the results of operations
of Group E Communities for 1996................ 298(2) (237)(2)
------- ------
Total 1996 Group E............................ $11,645 $4,753
======= ======
</TABLE>
- --------
(1) Includes property management fees and real estate taxes.
(2) Represents incremental income and expense adjustments necessary to
reconcile the 1995 audited results with the 1996 actual results.
F-47
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
(x) Reflects the historical operating expenses of the Property Manager
($5,257,000), including charges for administrative services provided by
Security Capital (see note (p)) which were directly related to providing
services to ATLANTIC for the year ended December 31, 1996, as adjusted for the
estimated increase to historical operating expenses of SCG Realty Services
($405,000) resulting from the pro forma acquisitions, net of dispositions,
discussed in note (w).
(y) Reflects (i) the removal of depreciation expense recognized on
communities disposed of subsequent to December 31, 1995 which is included in
ATLANTIC's historical balances ($735,000) and (ii) the addition of
depreciation expense from January 1, 1996 through the acquisition date for all
communities acquired subsequent to December 31, 1995 ($2,488,000)
(depreciation expense after the date of acquisition is included in ATLANTIC's
historical operating results). This depreciation adjustment is based on
ATLANTIC's purchase cost assuming asset lives of ten to 40 years. Depreciation
is computed using a straight-line method.
(z) Reflects the historical depreciation expense of the REIT Manager and the
Property Manager ($193,000) directly related to fixed assets being acquired in
the Merger for the year ended December 31, 1996, as adjusted for the estimated
increase that would result from the capitalization of acquisition and
development costs ($20,000) discussed in note (ff). These capitalized costs
will be depreciated utilizing the same lives and methods currently utilized by
ATLANTIC.
(aa) Reflects pro forma interest expense for the year ended December 31,
1996 on the three mortgage notes assumed in connection with acquisitions in
1996. The interest rates on the mortgage notes vary from 7.0% to 8.0%.
(bb) Represents the reduction to interest expense resulting from the pro
forma repayments on the line of credit due to the Share issuance on April 10,
1997. The interest reduction is calculated using the weighted-average daily
interest rate of 7.39% for 1996.
(cc) Reflects the net change in interest expense as a result of the Note
Offering for the year ended December 31, 1996 as follows:
<TABLE>
<S> <C>
Increase in interest expense related to the Notes............... $12,000
Decrease in interest expense associated with the pro forma
repayments on the line of credit............................... (10,771)
-------
Net change.................................................... $ 1,229
=======
</TABLE>
The interest expense on the Notes is calculated at an assumed effective rate
of 8.0% (including the amortization of associated deferred loan costs). The
reduction in interest expense associated with the line of credit is calculated
using the line of credit weighted average interest rate of 7.39%.
(dd) Reflects the reduction in interest expense resulting from the pro forma
repayments on the line of credit due to the proposed Preferred Share Offering
calculated using the line of credit weighted average interest rate of 7.39%
for the year ended December 31, 1996.
(ee) Reflects the additional REIT management fee that would have been
incurred for the year ended December 31, 1996, had the pro forma acquisitions
and dispositions and the pro forma repayments on the line of credit all
occurred as of January 1, 1996.
(ff) Reflects the historical general and administrative costs of the REIT
Manager ($9,383,000), including charges for administrative services provided
by Security Capital which were associated with providing services to ATLANTIC
for the year ended December 31, 1996, reduced for the pro forma adjustment to
capitalize
F-48
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
NOTES TO PRO FORMA CONDENSED FINANCIAL STATEMENTS--(CONTINUED)
qualifying direct and incremental costs relating primarily to the acquisition
and development of real estate investments ($4,101,000) that would have been
capitalized by ATLANTIC under GAAP, had the Merger occurred on January 1,
1996. See note (p) for further discussion.
Historical general and administrative costs of the REIT Manager relating to
the operations of Homestead Village properties which were contributed to
Homestead (as discussed in note (v)), have not been reflected as they would
not impact the ongoing operations of ATLANTIC.
(gg) Reflects the dividends related to the Series A Preferred Shares
calculated at an assumed dividend rate of 9.0% for the year ended December 31,
1996.
(hh) The number of Shares used in the calculation of the pro forma per Share
data was based on the weighted-average number of Shares outstanding during the
period, adjusted to give effect to Shares assumed to have been issued on
January 1, 1996 as necessary to complete the pro forma acquisitions and to
make the pro forma repayments on the line of credit.
F-49
<PAGE>
REPORT OF INDEPENDENT AUDITORS
To the Board of Directors and Shareholders
Security Capital Atlantic Incorporated
We have audited the accompanying combined Historical Summary of Gross Income
and Direct Operating Expenses (the Historical Summary) of the Group C
Communities described in Note 1 for the year ended December 31, 1995. This
combined Historical Summary is the responsibility of the Group C Communities'
management. Our responsibility is to express an opinion on this combined
Historical Summary based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the combined Historical Summary is
free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the combined Historical
Summary. An audit also includes assessing the accounting principles used and
the significant estimates made by management, as well as evaluating the
overall presentation of the combined Historical Summary. We believe that our
audit provides a reasonable basis for our opinion.
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the registration statement on Form S-11
of Security Capital Atlantic Incorporated as described in the accompanying
Note 1 of the combined Group C Communities and is not intended to be a
complete presentation of the income and expenses of the combined Group C
Communities.
In our opinion, the combined Historical Summary of Gross Income and Direct
Operating Expenses referred to above presents fairly, in all material
respects, the combined gross income and direct operating expenses as described
in Note 1 of the combined Group C Communities for the year ended December 31,
1995, in conformity with generally accepted accounting principles.
Ernst & Young LLP
West Palm Beach, Florida
April 26, 1996
F-50
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP C COMMUNITIES
COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
YEAR ENDED DECEMBER 31, 1995
<TABLE>
<S> <C>
Gross income:
Rental...................................................... $5,760,923
Other....................................................... 114,949
----------
Total gross income........................................ 5,875,872
----------
Direct operating expenses:
Utilities and other operating expenses...................... 1,279,237
Real estate taxes........................................... 615,907
Repairs and maintenance..................................... 783,851
Management fees............................................. 228,903
Advertising................................................. 88,289
Insurance................................................... 47,163
----------
Total direct operating expenses........................... 3,043,350
----------
Excess of gross income over direct operating expenses......... $2,832,522
==========
</TABLE>
See accompanying notes.
F-51
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP C COMMUNITIES
NOTES TO COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
DECEMBER 31, 1995
1. ORGANIZATION AND BASIS OF PRESENTATION
The combined Historical Summary of Gross Income and Direct Operating
Expenses (the "Historical Summary") for the year ended December 31, 1995,
relates to the operations of the following Group C Communities which were
acquired from unaffiliated parties by Security Capital Atlantic Incorporated
("ATLANTIC") between January 1, 1996 and April 29, 1996:
<TABLE>
<CAPTION>
ACQUISITION DATE COMMUNITY NAME LOCATION ACQUISITION COST
---------------- -------------- -------------------------- ----------------
(IN 000S)
<C> <S> <C> <C>
April 10, 1996 Cameron at Charlotte, North Carolina $ 8,000
Hickory
Grove
(formerly
Esprit)
April 22, 1996 Park Place Ft. Lauderdale, Florida 14,355
at Turtle
Run
(formerly
Park
Place)
April 22, 1996 Cameron Greenville, South Carolina 11,007
Court
(formerly
Paces
Court)
</TABLE>
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the Registration Statement on Form S-11
of ATLANTIC. The combined Historical Summary is not intended to be a complete
presentation of combined income and expenses of the Group C Communities for
the year ended December 31, 1995, as certain costs such as depreciation,
amortization, certain mortgage interest, professional fees and other costs not
considered comparable to the future operations of the Group C Communities have
been excluded.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Revenue Recognition
Rental income from leasing activities consist of lease payments earned from
tenants under lease agreements with terms of one year or less.
Capitalization Policy
Ordinary repairs and maintenance are expensed as incurred; major
replacements and betterments are capitalized.
Advertising Expense
The cost of advertising is expensed as incurred.
Use of Estimates
The preparation of the combined Historical Summary in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the amounts reported in the combined Historical
Summary and accompanying notes. Actual results could differ from those
estimates.
3. RELATED PARTY TRANSACTIONS
Management fees of $228,903 were paid to affiliates of the prior owners
under property management contracts.
4. DEBT ASSUMPTION
During 1995, the Cameron at Hickory Grove Apartments secured an 8.75%,
interest-only mortgage note with a balance of $6,660,000. ATLANTIC assumed
this mortgage note on April 10, 1996 in connection with the acquisition of the
community. Substantial modifications in the terms of the note were made prior
to the assumption by ATLANTIC. Therefore, on a continuing basis, the interest
expense incurred will differ from the amounts incurred prior to ATLANTIC's
assumption of the debt. Accordingly, no interest expense is recognized in the
accompanying combined Historical Summary.
F-52
<PAGE>
REPORT OF INDEPENDENT AUDITORS
To the Board of Directors and Shareholders
Security Capital Atlantic Incorporated
We have audited the accompanying combined Historical Summary of Gross Income
and Direct Operating Expenses (the Historical Summary) of the Group D
Communities described in Note 1 for the year ended December 31, 1995. This
combined Historical Summary is the responsibility of the Group D Communities'
management. Our responsibility is to express an opinion on this combined
Historical Summary based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the combined Historical Summary is
free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the combined Historical
Summary. An audit also includes assessing the accounting principles used and
the significant estimates made by management, as well as evaluating the
overall presentation of the combined Historical Summary. We believe that our
audit provides a reasonable basis for our opinion.
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the registration statement on Form S-11
of Security Capital Atlantic Incorporated as described in the accompanying
Note 1 of the combined Group D Communities and is not intended to be a
complete presentation of the income and expenses of the combined Group D
Communities.
In our opinion, the combined Historical Summary of Gross Income and Direct
Operating Expenses referred to above presents fairly, in all material
respects, the combined gross income and direct operating expenses as described
in Note 1 of the combined Group D Communities for the year ended December 31,
1995, in conformity with generally accepted accounting principles.
Ernst & Young LLP
West Palm Beach, Florida
August 13, 1996
F-53
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP D COMMUNITIES
COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
YEAR ENDED DECEMBER 31, 1995 AND THE PERIOD FROM JANUARY 1, 1996 THROUGH THE
EARLIER OF JUNE 30, 1996 OR DATE OF ACQUISITION
<TABLE>
<CAPTION>
1995 1996
---------- -----------
(UNAUDITED)
<S> <C> <C>
Gross income:
Rental................................................. $5,927,498 $2,530,039
Other.................................................. 245,113 95,154
---------- ----------
Total gross income................................... 6,172,611 2,625,193
---------- ----------
Direct operating expenses:
Utilities and other operating expenses................. 1,252,442 595,707
Real estate taxes...................................... 557,446 278,615
Repairs and maintenance................................ 336,297 78,735
Management fees........................................ 266,917 106,175
Advertising............................................ 65,935 35,320
Insurance.............................................. 97,417 58,141
---------- ----------
Total direct operating expenses...................... 2,576,454 1,152,693
---------- ----------
Excess of gross income over direct operating expenses.... $3,596,157 $1,472,500
========== ==========
</TABLE>
See accompanying notes.
F-54
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP D COMMUNITIES
NOTES TO COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
YEAR ENDED DECEMBER 31, 1995 AND THE PERIOD FROM JANUARY 1, 1996 THROUGH THE
EARLIER OF JUNE 30, 1996 OR DATE OF ACQUISITION (UNAUDITED)
1. ORGANIZATION AND BASIS OF PRESENTATION
The combined Historical Summary of Gross Income and Direct Operating
Expenses (the "Historical Summary") for the year ended December 31, 1995 and
the period from January 1, 1996 through the earlier of June 30, 1996 or the
date Security Capital Atlantic Incorporated (" ATLANTIC") acquired the
community (the "Date of Acquisition") relates to the operations of the
following Group D Communities which have been or are likely to be acquired
from unaffiliated parties by ATLANTIC between May 29, 1996 and September 30,
1996:
<TABLE>
<CAPTION>
ACQUISITION ACQUISITION
DATE COMMUNITY NAME LOCATION COST
----------- -------------- -------- -----------
<S> <C> <C> <C>
(IN 000'S)
May 29, 1996 The Pointe at Bayberry Lake Ft. Lauderdale, Florida $ 16,650
May 30, 1996 Cameron Pointe (formerly Calibre Pointe) Atlanta, Georgia 14,450
-- (1) Country Oaks Memphis, Tennessee -- (1)
</TABLE>
- --------
(1) Community is under contract
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the Registration Statement on Form S-11
of ATLANTIC. The combined Historical Summary is not intended to be a complete
presentation of combined income and expenses of the Group D Communities for
the year ended December 31, 1995 and the period from January 1, 1996 through
the earlier of June 30, 1996 or the Date of Acquisition, as certain costs such
as depreciation, amortization, certain mortgage interest, professional fees
and other costs not considered comparable to the future operations of the
Group D Communities have been excluded.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Revenue Recognition
Rental income from leasing activities consist of lease payments earned from
tenants under lease agreements with terms of one year or less.
Capitalization Policy
Ordinary repairs and maintenance are expensed as incurred; major
replacements and betterments are capitalized.
Advertising Expense
The cost of advertising is expensed as incurred.
Use of Estimates
The preparation of the combined Historical Summary in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the amounts reported in the combined Historical
Summary and accompanying notes. Actual results could differ from those
estimates.
F-55
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP D COMMUNITIES
NOTES TO COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES--(CONCLUDED)
Unaudited Interim Historical Summary
The combined Historical Summary for the period from January 1, 1996 through
the earlier of June 30, 1996 or the Date of Acquisition is unaudited. In the
opinion of management, all adjustments necessary for a fair presentation of
such combined Historical Summary have been included. The results of operations
for the period are not necessarily indicative of the Group D Communities'
future results of operations.
3. RELATED PARTY TRANSACTIONS
Management fees of $266,917 and $106,175 were paid to affiliates of the
prior owners under property management contracts in 1995 and 1996,
respectively.
4. DEBT ASSUMPTION
In June 1995, the Country Oaks Apartments secured a mortgage note in the
amount of $6,010,000. The note provides for monthly payments of $42,663,
including principal and interest at 7.655% through July 2002, at which time
all outstanding principal and interest will be due. ATLANTIC will assume this
note in connection with the acquisition of the community.
F-56
<PAGE>
REPORT OF INDEPENDENT AUDITORS
Board of Directors and Shareholders
Security Capital Atlantic Incorporated
We have audited the accompanying combined Historical Summary of Gross Income
and Direct Operating Expenses (the Historical Summary) of the Group E
Communities described in Note 1 for the year ended December 31, 1995. This
combined Historical Summary is the responsibility of the Group E Communities'
management. Our responsibility is to express an opinion on this combined
Historical Summary based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the combined Historical Summary is
free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the combined Historical
Summary. An audit also includes assessing the basis of accounting used and
significant estimates made by management, as well as evaluating the overall
presentation of the combined Historical Summary. We believe that our audit
provides a reasonable basis for our opinion.
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the registration statement on Form S-11
of Security Capital Atlantic Incorporated as described in the accompanying
Note 1 of the combined Group E Communities and is not intended to be a
complete presentation of the income and expenses of the combined Group E
Communities.
In our opinion, the combined Historical Summary of Gross Income and Direct
Operating Expenses referred to above presents fairly, in all material
respects, the combined gross income and direct operating expenses as described
in Note 1 of the combined Group E Communities for the year ended December 31,
1995, in conformity with generally accepted accounting principles.
Ernst & Young LLP
Dallas, Texas
January 31, 1997
F-57
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP E COMMUNITIES
COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
YEAR ENDED DECEMBER 31, 1995 AND
THE PERIOD FROM JANUARY 1, 1996 THROUGH THE DATE OF ACQUISITION
(IN THOUSANDS)
<TABLE>
<CAPTION>
1995 1996
------- -----------
(UNAUDITED)
<S> <C> <C>
Gross income:
Rental.................................................... $10,774 $9,022
Other..................................................... 573 554
------- ------
Total gross income...................................... 11,347 9,576
------- ------
Direct operating expenses:
Utilities and other operating expenses.................... 1,674 1,351
Real estate taxes......................................... 956 848
Repairs and maintenance................................... 1,470 1,198
Management fees........................................... 468 378
Interest on certain obligations assumed................... 437 341
Advertising............................................... 207 148
Insurance................................................. 215 176
------- ------
Total direct operating expenses......................... 5,427 4,440
------- ------
Excess of gross income over direct operating expenses....... $ 5,920 $5,136
======= ======
</TABLE>
See accompanying notes.
F-58
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP E COMMUNITIES
NOTES TO COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES
YEAR ENDED DECEMBER 31, 1995 AND
THE PERIOD FROM JANUARY 1, 1996 THROUGH THE DATE OF ACQUISITION (UNAUDITED)
1. ORGANIZATION AND BASIS OF PRESENTATION
The combined Historical Summary of Gross Income and Direct Operating
Expenses (the "Historical Summary") for the year ended December 31, 1995 and
the period from January 1, 1996 through the date Security Capital Atlantic
Incorporated ("ATLANTIC") acquired the community (the "Date of Acquisition"),
relates to the operations of the following Group E Communities which were
acquired from unaffiliated parties by ATLANTIC between September 30, 1996 and
December 20, 1996:
<TABLE>
<CAPTION>
ACQUISITION
PRICE
DATE COMMUNITY NAME LOCATION (IN 000'S)
---- -------------- -------- -----------
<C> <S> <C> <C>
September 30, 1996 West Springfield Terrace Washington, D.C. $16,100
October 17, 1996 Cameron Ridge (formerly Lin- Raleigh, NC 10,000
coln Ridge)
October 18, 1996 Cameron Century Center Memphis, TN 15,800
(formerly Arbors at Century
Center)
October 22, 1996 Balmoral Village Atlanta, GA 19,125
December 20, 1996 Cameron Bayshore Tampa, FL 10,700
(formerly Chesapeake)
</TABLE>
The accompanying combined Historical Summary has been prepared for the
purpose of complying with the rules and regulations of the Securities and
Exchange Commission for inclusion in the Registration Statement of Form S-11
of ATLANTIC. The combined Historical Summary is not intended to be a complete
presentation of combined income and expenses of the Group E Communities for
the year ended December 31, 1995 and the period from January 1, 1996 through
the Date of Acquisition, as certain costs such as depreciation, amortization,
certain mortgage interest, professional fees and other costs not considered
comparable to the future operations of the Group E Communities have been
excluded.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Revenue Recognition
Rental income from leasing activities consists of lease payments earned from
tenants under lease agreements with terms of one year or less.
Capitalization Policy
Ordinary repairs and maintenance are expensed as incurred; major
replacements and betterments are capitalized.
Advertising Expense
The cost of advertising is expensed as incurred.
F-59
<PAGE>
SECURITY CAPITAL ATLANTIC
INCORPORATED
GROUP E COMMUNITIES
NOTES TO COMBINED HISTORICAL SUMMARY OF GROSS
INCOME AND DIRECT OPERATING EXPENSES--(CONTINUED)
Use of Estimates
The preparation of the combined Historical Summary in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the amounts reported in the combined Historical
Summary and accompanying notes. Actual results could differ from those
estimates.
Unaudited Interim Historical Summary
The combined Historical Summary for the period from January 1, 1996 through
the Date of Acquisition is unaudited. In the opinion of management, all
adjustments necessary for a fair presentation of such combined Historical
Summary have been included. The results of operations for the period are not
necessarily indicative of the Group E Communities' future results of
operations.
3. RELATED PARTY TRANSACTIONS
Management fees of $73,000 and $73,000 in 1995 and 1996, respectively, and
allocated accounting costs of $53,000 and $49,000 in 1995 and 1996,
respectively, were paid to affiliates of the prior owners under property
management contracts.
4. DEBT ASSUMPTION
ATLANTIC assumed outstanding debt in connection with the acquisition of the
Lincoln Ridge Apartments. A 7% mortgage note with an outstanding balance of
$5,920,186 at October 17, 1996 (the date of acquisition) was assumed by
ATLANTIC. The note, which is collateralized by the community, matures on
September 10, 2013, subject to the lender's call options in 1998, 2003 or
2008. The mortgage note requires monthly principal and interest payments of
$50,660 until September 1998, at which time the interest rate will be based on
the prime rate or, at ATLANTIC's option, may be fixed at a rate based on the
current Treasury rate. Beginning in September, 1998, the note requires monthly
payments of interest and monthly principal payments beginning at $15,206,
increasing by approximately 9% annually.
The mortgage note had an outstanding balance of $6,071,000 at December 31,
1995. ATLANTIC's assumption of this mortgage note did not provide for any
modification to the original terms of the note through September 1998;
therefore, interest expense incurred prior to ATLANTIC's assumption is
representative of future interest expense. Accordingly, interest expense of
$437,000 and $341,000 for 1995 and 1996, respectively, is recognized in the
combined Historical Summary.
F-60
<PAGE>
The inside front cover page contains a map of the Southeastern United States,
including the location of Registrants target market cities, operating
communities and communities under construction or in planning.
Page thirty-one contains a chart which indicates the expected population and
employment growth in the Registrants primary target market cities versus the
United States as a whole from 1997 to 2016.
<PAGE>
PART II.
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 30. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION.
The following table itemizes the expenses incurred by the Registrant in
connection with the offering of the shares being registered. All the amounts
shown are estimates (other than the SEC registration fee and the NASD fee).
<TABLE>
<CAPTION>
AMOUNT
----------
<S> <C>
SEC registration fee......................................... $ 15,152
NASD fee.....................................................
Transfer agent and registrar fees............................
Printing fees................................................
Legal fees and expenses (other than Blue Sky)................
Accounting fees and expenses.................................
Blue Sky fees and expenses (including fees of counsel).......
Miscellaneous expenses.......................................
----------
Total.................................................... $
==========
</TABLE>
ITEM 31. SALES TO SPECIAL PARTIES.
See Item 32. In addition, on October 18, 1996, Security Capital Group
Incorporated ("Security Capital") purchased 416,666 shares of common stock in
the Registrant's initial public offering of 4,940,000 shares of common stock.
ITEM 32. RECENT SALES OF UNREGISTERED SECURITIES.
From October 26, 1993 (the date of the Registrant's inception) through June 28,
1994, Security Capital purchased an aggregate of 13,066,575 shares of the
Registrant's common stock at a price of $20.00 per share. Such purchases were
exempt from registration pursuant to Section 4(2) of the Securities Act. On May
12, 1994, Laing Properties, Inc. received 5,000,000 shares of the Registrant's
common stock in partial consideration for ATLANTIC's acquisition of a portfolio
of properties. Of the 5,000,000 shares issued to Laing Properties, Inc.,
3,750,000 shares have been repurchased by the Registrant under a put
obligation. In August 1994, the Registrant sold 500,000 shares of common stock
in a private offering at a price of $20.00 per share (including 331,713 shares
which were sold to Security Capital). From March 1995 through June 1995, the
Registrant sold 7,272,728 shares of common stock in a private offering at a
price of $22.00 per share (including 4,310,705 shares which were sold to
Security Capital). From November 1995 through May 1996, the Registrant sold
10,862,278 shares of common stock in a private offering at a price of $23.00
per share (including 919,712 shares which were sold to Security Capital at a
price of $23.00 per share and 1,250,000 shares which were sold to Security
Capital at a price of $23.136 per share). All such transactions were effected
pursuant to the exemption from registration contained in Section 4(2) of the
Securities Act and Rule 506 thereunder.
ITEM 33. INDEMNIFICATION OF DIRECTORS AND OFFICERS.
Maryland law permits a Maryland corporation to include in its charter a
provision limiting the liability of its directors and officers to the
corporation and its stockholders for money damages except for liability
resulting from (a) actual receipt of an improper benefit of profit in money,
property or services or (b) active and deliberate dishonesty established by a
final judgment as being material to the cause of action. The Registrant's
Charter contains such a provision which eliminates such liability to the
maximum extent permitted by Maryland law.
The Registrant's officers and Directors are and will be indemnified under the
Registrant's charter against certain liabilities. The Registrant's charter
provides that the Registrant will, to the maximum extent permitted by Maryland
law in effect from time to time, indemnify and pay or reimburse reasonable
expenses
II-1
<PAGE>
in advance of final disposition of a proceeding to (a) any individual who is a
present or former Director or officer of the Registrant or (b) any individual
who, while a Director or officer of the Registrant and at the request of the
Registrant, serves or has served another corporation, partnership, joint
venture, trust, employee benefit plan or any other enterprise as a director,
officer, partner or trustee of such corporation, partnership, joint venture,
employee benefit plan or other enterprise. The Registrant has the power, with
the approval of the Registrant's Board of Directors, to provide such
indemnification and advancement of expenses to a person who served a
predecessor of the Registrant in any of the capacities described in (a) or (b)
above and to any employee or agent of the Registrant or its predecessors.
Maryland law requires a corporation (unless its charter provides otherwise,
which the Registrant's charter does not) to indemnify a director or officer who
has been successful, on the merits or otherwise, in the defense of any
proceeding to which he or she is made a party by reason of his or her service
in that capacity. Maryland law permits a corporation to indemnify its present
and former directors and officers, among others, against judgments, penalties,
fines, settlements and reasonable expenses actually incurred by them in
connection with any proceeding to which they may be made a party by reason of
their service in those or other capacities unless it is established that (a)
the act or omission of the director or officer was material to the matter
giving rise to the proceeding and (i) was committed in bad faith or (ii) was
the result of active and deliberate dishonesty, (b) the director or officer
actually received an improper personal benefit in money, property or services
or (c) in the case of any criminal proceeding, the director or officer had
reasonable cause to believe that the act or omission was unlawful. However, a
Maryland corporation may not indemnify for an adverse judgment in a suit by or
in the right of the corporation. Maryland law permits the Registrant to advance
reasonable expenses to a Director or officer upon the Registrant's receipt of
(a) a written affirmation by the Director or officer of his or her good faith
belief that he or she has met the standard of conduct necessary for
indemnification by the Registrant as authorized by the Registrant's Bylaws and
(b) a written statement by or on his or her behalf to repay the amount paid or
reimbursed by the Registrant if it shall ultimately be determined that the
standard of conduct was not met.
The Registrant has entered into indemnity agreements with each of its officers
and Directors which provide for reimbursement of all expenses and liabilities
of such officer or Director, arising out of any lawsuit or claim against such
officer or Director due to the fact that he or she was or is serving as an
officer or Director, except for such liabilities and expenses (a) the payment
of which is judicially determined to be unlawful, (b) relating to claims under
Section 16(b) of the Securities Exchange Act of 1934 or (c) relating to
judicially determined criminal violations.
The form of Underwriting Agreement filed as an exhibit to this registration
statement provides for the reciprocal indemnifications by the Underwriters of
the Registrant, and its Directors, officers and controlling persons, and by the
Registrant of the Underwriters, and their respective directors, officers and
controlling persons, against certain liabilities under the Securities Act.
ITEM 34. TREATMENT OF PROCEEDS FROM STOCK BEING REGISTERED.
The consideration to be received by the Registrant for the stock being
registered will be credited to the appropriate capital account.
ITEM 35. FINANCIAL STATEMENTS AND EXHIBITS.
See Index to Financial Statements and Index to Exhibits.
ITEM 36. UNDERTAKINGS.
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 foregoing provisions, 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
II-2
<PAGE>
matter has been settled by controlling precedent, submit to a court of
appropriate jurisdiction the questions of whether such indemnification is
against public policy as expressed in the Act and will be governed by the final
adjudication of such issue.
The Registrant hereby undertakes that: (1) for purposes of determining any
liability under the Securities Act of 1933, the information omitted from the
form of prospectus filed as part of this registration statement in reliance
upon Rule 430A and contained in a form of prospectus filed by the Registrant
pursuant to Rule 424(b)(1) or (4), or 497(h) under the Securities Act shall be
deemed to be part of this registration statement as of the time it was declared
effective; and (2) for the purpose of determining any liability under the
Securities Act of 1933, each post-effective amendment that contains a form of
prospectus shall be deemed to be a new registration statement relating to the
securities offered therein, and the offering of such securities at that time
shall be deemed to be the initial bona fide offering thereof.
POWER OF ATTORNEY
KNOW ALL MEN BY THESE PRESENTS, that each of Security Capital Atlantic
Incorporated, a Maryland corporation, and each of the undersigned directors and
officers of Security Capital Atlantic Incorporated, hereby constitutes and
appoints James C. Potts, Constance B. Moore, William Kell, Jeffrey A. Klopf and
Ariel Amir its, his or her true and lawful attorneys-in-fact and agents, for
it, him or her and in its, his or her name, place and stead, in any and all
capacities, with full power to act alone, to sign any and all amendments to
this registration statement, and any registration statement to register
additional securities pursuant to Rule 462 under the Securities Act of 1933,
and to file each such document with all exhibits thereto, and any and all
documents in connection therewith, with the Securities and Exchange Commission,
hereby granting unto said attorneys-in-fact and agents, and each of then, full
power and authority to do and perform any and all acts and things requisite and
necessary to be done in and about the premises, as fully and to all intents and
purposes as it, he or she might or could do in person, hereby ratifying and
confirming all that said attorneys-in-fact and agents, or any of them, may
lawfully do or cause to be done by virtue hereof.
II-3
<PAGE>
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-11 AND HAS DULY CAUSED THIS REGISTRATION
STATEMENT TO BE SIGNED ON ITS BEHALF BY THE UNDERSIGNED, THEREUNTO DULY
AUTHORIZED, IN THE CITY OF ATLANTA, STATE OF GEORGIA, ON THE 1ST DAY OF JULY,
1997.
SECURITY CAPITAL ATLANTIC INCORPORATED
/s/ Constance B. Moore
By: ___________________________________
Constance B. Moore
Co-Chairman and Chief Operating
Officer
PURSUANT TO THE REQUIREMENTS OF THE SECURITIES ACT OF 1933, THIS REGISTRATION
STATEMENT HAS BEEN SIGNED BY THE FOLLOWING PERSONS IN THE CAPACITIES AND ON THE
DATES INDICATED.
<TABLE>
<CAPTION>
SIGNATURE TITLE DATE
--------- ----- ----
<S> <C> <C>
/s/ James C. Potts Co-Chairman, Chief July 1, 1997
____________________________________ Investment Officer and
James C. Potts Director
/s/ Constance B. Moore Co-Chairman, Chief Operating July 1, 1997
____________________________________ Officer and Director
Constance B. Moore
/s/ William Kell Vice President and July 1, 1997
____________________________________ Controller (Principal
William Kell Financial and Accounting
Officer)
/s/ M. A. Garrcia III Director July 1, 1997
____________________________________
M. A. Garcia III
/s/ Ned S. Holmes Director July 1, 1997
____________________________________
Ned S. Holmes
/s/ Jonh M. Richman Director July 1, 1997
____________________________________
John M. Richman
</TABLE>
II-4
<PAGE>
INDEX TO EXHIBITS
<TABLE>
<CAPTION>
EXHIBIT NO. DOCUMENT DESCRIPTION
----------- --------------------
<C> <S>
*1 Form of Underwriting Agreement
2.1 Merger and Distribution Agreement, dated as of May 21, 1996, among
Security Capital Pacific Trust ("PTR"), ATLANTIC, Security Capital
Group Incorporated ("Security Capital") and Homestead Village
Properties Incorporated ("Homestead") (incorporated by reference
to Exhibit 2 to Homestead's Form S-4 Registration Statement (File
No. 333-4455; the "Homestead S-4"))
2.2 Form of Articles of Merger (incorporated by reference to Exhibit
2.1 to the Homestead S-4)
2.3 Merger and Issuance Agreement, dated as of March 24, 1997, between
Security Capital and ATLANTIC (incorporated by reference to
Exhibit 2.1 to ATLANTIC's Form 8-K dated March 24, 1997 (File No.
1-12303, the "ATLANTIC 8-K"))
2.4 First Amendment to Merger and Issuance Agreement (incorporated by
reference to Exhibit 2.7 to Security Capital's Form S-4
Registration Statement (File No. 333-26263; the "Security Capital
S-4")
2.5 Second Amendment to Merger and Issuance Agreement (incorporated by
reference to Exhibit 2.8 to the Security Capital S-4)
2.6 Form of Agreement and Plan of Merger (incorporated by reference to
Exhibit 2.4 to the Security Capital S-4)
4.1 Second Amended and Restated Articles of Incorporation of ATLANTIC
(incorporated by reference to Exhibit 4.1 to ATLANTIC's Form S-11
Registration Statement (File No. 333-07071; the "ATLANTIC S-11"))
4.2 Articles of Amendment to Second Amended and Restated Articles of
Incorporation of ATLANTIC (incorporated by reference to Exhibit
4.2 to the ATLANTIC S-11)
4.3 Articles of Amendment to Second Amended and Restated Articles of
Incorporation of ATLANTIC (incorporated by reference to Exhibit
4.3 to the ATLANTIC S-11)
4.4 Articles Supplementary to Second Amended and Restated Articles of
Incorporation relating to ATLANTIC's Series A Junior Participating
Preferred Stock (incorporated by reference to Exhibit 4.4 to
ATLANTIC's Form 10-K for the year ended December 31, 1996 (File
No. 1-12303, the "ATLANTIC 10-K"))
*4.5 Articles Supplementary to Second Amended and Restated Articles of
Incorporation relating to ATLANTIC's Series A Cumulative
Redeemable Preferred Stock.
4.6 Second Amended and Restated Bylaws of ATLANTIC (incorporated by
reference to Exhibit 4.4 to the ATLANTIC S-11)
4.7 Rights Agreement, dated as of March 12, 1996, between ATLANTIC and
The First National Bank of Boston, as Rights Agent, including form
of Rights Certificate (incorporated by reference to Exhibit 4.5 to
the ATLANTIC S-11)
4.8 Form of stock certificate for shares of common stock of ATLANTIC
(incorporated by reference to Exhibit 4.6 to the ATLANTIC S-11)
*4.9 Form of Indenture
*4.10 Form of % Note Due
*4.11 Form of % Note Due
*4.12 Form of stock certificate for shares of Series A Cumulative
Redeemable Preferred Stock of ATLANTIC
*5 Opinion of Mayer, Brown & Platt as to the legality of the Notes
being registered
8 Opinion of Mayer, Brown & Platt as to certain tax matters
10.1 Transfer and Registration Rights Agreement, dated as of December
15, 1995, among ATLANTIC and the investors listed on the signature
pages thereto (incorporated by reference to Exhibit 10.1 to the
ATLANTIC S-11)
</TABLE>
E-1
<PAGE>
<TABLE>
<CAPTION>
EXHIBIT NO. DOCUMENT DESCRIPTION
----------- --------------------
<C> <S>
10.2 Supplemental Registration Rights Agreement, dated as of December
15, 1995, among ATLANTIC and the investors listed on the signature
pages thereto (incorporated by reference to Exhibit 10.2 to the
ATLANTIC S-11)
10.3 Second Amended and Restated REIT Management Agreement, dated as of
June 30, 1996, between ATLANTIC and the REIT Manager (incorporated
by reference to Exhibit 10.3 to the ATLANTIC S-11)
10.4 Investor Agreement, dated as of October 28, 1993, between ATLANTIC
and Security Capital (incorporated by reference to Exhibit 10.4 to
the ATLANTIC S-11)
10.5 Revolving Credit Agreement, dated as of December 18, 1996, between
ATLANTIC and Morgan Guaranty Trust Company of New York, as agent
bank, including form of Revolving Credit Note (incorporated by
reference to Exhibit 10.5 to the ATLANTIC 10-K)
10.6 Form of Indemnification Agreement entered into between ATLANTIC
and each of its Directors (incorporated by reference to Exhibit
10.6 to the ATLANTIC S-11)
10.7 Security Capital Atlantic Incorporated Share Option Plan for
Outside Directors (incorporated by reference to Exhibit 10.7 to
the ATLANTIC S-11)
10.8 First Amendment to Security Capital Atlantic Incorporated Share
Option Plan for Outside Directors (incorporated by reference to
Exhibit 10.8 to the ATLANTIC S-11)
10.9 Consolidated Amended and Restated Promissory Note by Atlantic
Homestead Village Incorporated in favor of ATLANTIC (incorporated
by reference to Exhibit 4.6 to the Homestead S-4)
10.10 Amended and Restated Promissory Note by Atlantic Homestead Village
Limited Partnership in favor of ATLANTIC (incorporated by
reference to Exhibit 4.7 to the Homestead S-4)
10.11 Protection of Business Agreement among ATLANTIC, PTR, Security
Capital and Homestead (incorporated by reference to Exhibit 10.11
to the ATLANTIC 10-K)
10.12 Investor and Registration Rights Agreement between Homestead and
ATLANTIC (incorporated by reference to Exhibit 10.12 to the
ATLANTIC 10-K)
10.13 Funding Commitment Agreement between Homestead and ATLANTIC
(incorporated by reference to Exhibit 10.13 to the ATLANTIC 10-K)
10.14 Form of Property Management Agreement for ATLANTIC's communities
(incorporated by reference to Exhibit 10.13 to the ATLANTIC S-11)
10.15 Form of Amended and Restated Investor Agreement between ATLANTIC
and Security Capital (incorporated by reference to Exhibit 10.1 to
the ATLANTIC 8-K)
10.16 Form of Administrative Services Agreement between ATLANTIC and SC
Group Incorporated (incorporated by reference to Exhibit 10.2 to
the ATLANTIC 8-K)
10.17 Form of Protection of Business Agreement between ATLANTIC and
Security Capital (incorporated by reference to Exhibit 10.3 to the
ATLANTIC 8-K)
12 Computation of Ratio of Earnings to Combined Fixed Charges and
Preferred Share Dividends
15 Letter re unaudited interim financial information
21 Subsidiaries of ATLANTIC (incorporated by reference to Exhibit 21
to the ATLANTIC 10-K)
*23.1 Consent of Mayer, Brown & Platt (included in the opinions filed as
Exhibits 5 and 8)
23.2 Consent of Ernst & Young LLP, Dallas, Texas
24 Power of Attorney pursuant to which amendments to this
Registration Statement may be filed (included at page II-3)
</TABLE>
- --------
*To be filed by amendment
E-2
<PAGE>
Exhibit 8
July 2, 1997
Board of Directors
Security Capital Atlantic Incorporated
Six Piedmont Center
Atlanta, Georgia 30305
Re: Security Capital Atlantic Incorporated
Registration Statement on Form S-11
---------------------------------------
Ladies and Gentlemen:
In connection with the offering of Series A Preferred Shares/1/ in
Security Capital Atlantic Incorporated, a Maryland corporation ("ATLANTIC"),
pursuant to the Form S-11 Registration Statement filed with the Securities and
Exchange Commission (the "Registration Statement"), you have requested our
opinions concerning (i) the qualification and taxation of ATLANTIC as a REIT and
(ii) the information in the Registration Statement under the headings
"Prospectus Summary -- Tax Status of ATLANTIC" and "Federal Income Tax
Considerations."
In formulating our opinions, we have reviewed and relied upon the
Registration Statement, such other documents and information provided by you,
and such applicable provisions of law as we have considered necessary or
desirable for purposes of the opinions expressed herein.
In addition, we have relied upon certain representations made by ATLANTIC
relating to the organization and actual and proposed operation of ATLANTIC and
its relevant subsidiaries. For purposes of our opinions, we have not made an
independent investigation of the facts set forth in such documents,
representations from ATLANTIC or the Registration Statement. We have,
consequently, relied upon your representations that the information
- -----------
/1/ Unless otherwise specifically defined herein, all capitalized terms have
the meaning assigned to them in the Registration Statement.
<PAGE>
Board of Directors
Security Capital Atlantic Incorporated
July 2, 1997
Page 2
presented in such documents, or otherwise furnished to us, accurately and
completely describes all material facts.
Our opinions expressed herein are based on the Internal Revenue Code of
1986, as amended (the "Code"), the Treasury regulations promulgated thereunder,
and the interpretations of the Code and such regulations by the courts and the
Internal Revenue Service, all as they are in effect and exist at the date of
this letter. It should be noted that statutes, regulations, judicial decisions,
and administrative interpretations are subject to change at any time and, in
some circumstances, with retroactive effect. A material change that is made
after the date hereof in any of the foregoing bases for our opinions, could
adversely affect our conclusions.
Based upon and subject to the foregoing, it is our opinion that:
1. Beginning with ATLANTIC's taxable year ended December 31, 1994,
ATLANTIC has been organized in conformity with the requirements for
qualification as a REIT under the Code, and ATLANTIC's actual and proposed
method of operation, as described in the Registration Statement and as
represented by ATLANTIC has enabled it and will continue to enable it to satisfy
the requirements for qualification as a REIT.
2. The information in the Registration Statement under the headings
"Prospectus Summary -- Tax Status of ATLANTIC" and "Federal Income Tax
Considerations," to the extent that it constitutes matters of law or legal
conclusions, has been reviewed by us and is correct in all material respects.
Other than as expressly stated above, we express no opinion on any issue
relating to ATLANTIC or to any investment therein.
We hereby consent to the filing of this opinion as an exhibit to the
Registration Statement and to the use of the name of our firm therein and under
the captions "Prospectus Summary -- Tax Status of ATLANTIC" and "Federal Income
Tax Considerations" in the Registration Statement.
Very truly yours,
/s/ Mayer, Brown & Platt
MAYER, BROWN & PLATT
<PAGE>
Exhibit 12
SECURITY CAPITAL ATLANTIC
Incorporated
COMPUTATION OF RATIO OF EARNINGS TO COMBINED FIXED CHARGES
AND PREFERRED SHARE DIVIDENDS
(Dollar amounts in thousands)
<TABLE>
<CAPTION>
Pro Forma Historical Pro Forma Historical
----------- ----------- ----------- ------------------------------------
Three-Month Three-Month
Period Period Period Ended
Ended Ended Year Ended December 31,
March 31, March 31, December 31, ------------------------------------
1997 1997 1996 1996 1995 1994 1993
------- ------- ------- ------- ------- ------- -----
<S> <C> <C> <C> <C> <C> <C> <C>
Net earnings from operations........... $13,258 $10,178 $45,306 $32,998 $19,639 $ 9,926 $ 38
Add:
Interest expense................... 2,893 4,761 12,219 16,181 19,042 9,240 --
------- ------- ------- ------- ------- ------- -----
Earnings as adjusted................... $16,151 $14,939 $57,525 $49,179 $38,681 $19,166 $ 38
======= ======= ======= ======= ======= ======= ====
Combined fixed charges and preferred
share dividends:
Interest expense................... $ 2,893 $ 4,761 $12,219 $16,181 $19,042 $ 9,240 --
Capitalized interest............... 2,553 2,553 10,250 10,250 4,404 793 --
------- ------- ------- ------- ------- ------- -----
Total fixed charges............. 5,446 7,314 22,469 26,431 23,446 10,033 --
Preferred share dividends.......... 1,125 -- 4,500 -- -- -- --
------- ------- ------- ------- ------- ------- -----
Combined fixed charges and preferred
share dividends:..................... $ 6,571 $ 7,314 $26,969 $26,431 $23,446 $10,033 $ --
======= ======= ======= ======= ======= ======= ====
Ratio of earnings to combined fixed
charges and preferred share
dividends............................ $ 2.5 $ 2.0 $ 2.1 $ 1.9 $ 1.7 $ 1.9 $N/A
======= ======= ======= ======= ======= ======= ====
</TABLE>
<PAGE>
EXHIBIT 15
July 1, 1997
Shareholders and Board of Directors
Security Capital Atlantic Incorporated
We are aware of the inclusion in the Registration Statement on Form S-11 of
Security Capital Atlantic Incorporated dated July 2, 1997 for the registration
of its Series A Cumulative Redeemable Preferred Stock of our report dated April
24, 1997, except for Note 6, as to which the date is May 1, 1997, relating to
the unaudited condensed interim financial statements of Security Capital
Atlantic Incorporated as of March 31, 1997 and for the three-month periods ended
March 31, 1997 and 1996.
Pursuant to Rule 436 (c) of the Securities Act of 1933 our reports are not a
part of the registration statement prepared or certified by accountants within
the meaning of Section 7 or 11 of the Securities Act of 1933.
Ernst & Young LLP
/s/ Ernst & Young LLP
<PAGE>
EXHIBIT 23.2
CONSENT OF INDEPENDENT AUDITORS
We consent to the reference to our firm under the caption "Experts" and to the
use of (a) our report dated February 3, 1997, with respect to the financial
statements at December 31, 1996 and 1995 and for each of the three years in the
period ended December 31, 1996 and schedule of Security Capital Atlantic
Incorporated ("ATLANTIC"), (b) our report dated April 26, 1996 with respect to
the combined Historical Summary of Gross Income and Direct Operating Expenses of
the Group C Communities of ATLANTIC, (c) our report dated August 13, 1996 with
respect to the combined Historical Summary of Gross Income and Direct Operating
Expenses of the Group D Communities of ATLANTIC and (d) our report dated January
31, 1997 with respect to the combined Historical Summary of Gross Income and
Direct Operating Expenses of the Group E Communities of ATLANTIC, all of which
are included in the Registration Statement of ATLANTIC on Form S-11 and the
related Prospectus dated July 2, 1997 for the registration of its Series A
Cumulative Redeemable Preferred Stock.
Ernst & Young LLP
/s/ Ernst & Young LLP
Dallas, Texas
July 1, 1997
