PROSPECTUS
WEINGARTEN REALTY INVESTORS
Offer to exchange our 7% Notes due 2011,
which have been registered under the
Securities Act, for all of our
outstanding 7% Notes due 2011,
which have not been registered
____________________________
Terms of the Exchange Offer:
- Offer to exchange up to $200,000,000 aggregate principal amount of our
new 7% notes due 2011 for an equal amount of our old 7% notes due 2011.
- Expires 5:00 p.m, New York City time, on January 14, 2002 unless
extended.
- You may withdraw your tender of old notes any time before the exchange
offer expires.
- We will accept any and all old notes validly tendered and not withdrawn
for exchange before the exchange offer expires.
- Not subject to any condition, other than the exchange offer not violate
applicable law or any applicable interpretation of the staff of
the Securities and Exchange Commission and certain other customary
conditions.
- We will not receive any proceeds from the exchange offer.
- The exchange of old notes for new notes will not be a taxable exchange
for U.S. federal income tax purposes.
- The terms of the new notes and the old notes are identical in all
material respects, except for certain transfer restrictions relating to
the old notes.
- The new notes will be evidence of the same indebtedness as the old notes
and will be issued under, and entitled to the benefits of, the
same indenture that governs the old notes.
- You may tender old notes only in denominations of $1,000 and integral
multiples of $1,000.
________________
Neither the Securities and Exchange Commission nor any state securities
commission has approved or disapproved of these securities or passed upon the
adequacy or accuracy of this prospectus. Any representation to the contrary is
a criminal offense.
___________________
The date of this prospectus is November 30, 2001.
In making your decision to exchange your old notes, you should rely only on
the information contained and incorporated by reference in this prospectus. We
have not authorized anyone to provide you with any other information. We are
offering to exchange the old notes only in places where offers and sales are
permitted. You should not assume that the information contained and incorporated
by reference in this prospectus is accurate as of any date other than the date
on the front cover of this prospectus.
----------------------
TABLE OF CONTENTS
Page
Available Information. . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Incorporation of Certain Documents by Reference. . . . . . . . . . . . . . 1
Forward-Looking Information May Prove Inaccurate . . . . . . . . . . . . . 3
Prospectus Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
The Company. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Use of Proceeds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Combined Ratios of Earnings To Fixed Charges and Preferred Share Dividends 9
Description of the Notes . . . . . . . . . . . . . . . . . . . . . . . . . 10
The Exchange Offer . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Certain United States Federal Income Tax Considerations. . . . . . . . . . 27
Plan of Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Legal Matters. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Experts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
In this prospectus, "we," "us" and "our" refer to Weingarten Realty
Investors and its subsidiaries unless the context otherwise requires. The term
"Notes" refers to the old and new notes.
i
AVAILABLE INFORMATION
We are subject to the informational requirements of the Securities Exchange
Act of 1934, and, in accordance therewith, file reports, proxy statements and
other information with the SEC. These reports, proxy statements and other
information can be inspected and copied at the following public reference
facilities maintained by the SEC at Room 1024, Judiciary Plaza, 450 Fifth
Street, N.W., Washington D.C. 20549 as well as at the regional office of the SEC
at the Citicorp Center, 500 West Madison Street, Suite 1400, Chicago, Illinois
60661. Copies of such material may also be obtained by mail from the Public
Reference Section of the SEC at Room 1024, Judiciary Plaza, 450 Fifth Street,
N.W., Washington, D.C. 20549, upon payment of prescribed rates. Such material
may also be accessed electronically at the SEC's site on the World Wide Web
located at http://www.sec.gov.
Our common shares are traded on The New York Stock Exchange and reports and
other information concerning us can be inspected and copied at the offices of
The New York Stock Exchange at 20 Broad Street, New York, New York 10005.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
We incorporate by reference the documents listed below and any future
filings we make with the SEC under Sections 13(a), 13(c), 14 or 15(d) of the
Securities Exchange Act of 1934 until the offering of the Notes hereunder is
completed:
- Annual Report on Form 10-K/A for the year ended December 31, 2000 (File
No. 001-09876).
- Quarterly Report on Form 10-Q/A for the quarter ended March 31, 2001
(File No. 001-09876).
- Quarterly Report on Form 10-Q/A for the quarter ended June 30, 2001
(File No. 001-09876).
- Quarterly Report on Form 10-Q for the quarter ended September 30, 2001
(File No. 001-09876).
- Current Report on Form 8-K filed January 22, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed March 22, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed April 16, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed April 26, 2001 (File No. 001-09876).
- Current Report on Form 8-K/A filed April 30, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed May 4, 2001 (File No. 001-09876).
- Current Report on Form 8-K/A filed June 18, 2001 (File No. 001-09876).
- Current Report on Form 8-K/A filed June 21, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed August 13, 2001 (File No. 001-09876).
- Current Report on Form 8-K filed October 26, 2001 (File No. 001-09876)
- Current Report on Form 8-K filed October 29, 2001 (File No. 001-09876)
- Current Report on Form 8-K/A filed October 29, 2001 (File No. 001-09876)
- Current Report on Form 8-K filed November 29, 2001 (File No. 001-09876)
Page 1
You may request copies of these filings at no cost by writing or
telephoning our Investor Relations Department at the following address and
telephone number:
Weingarten Realty Investors
2600 Citadel Plaza Drive
Suite 300
Houston, Texas 77008
(713) 866-6000
Any statement contained in a document incorporated or deemed to be
incorporated by reference herein shall be deemed to be modified or superseded
for purposes of this prospectus to the extent that a statement contained herein
or in any other subsequently filed document which also is or is deemed to be
incorporated by reference herein modifies or supersedes such statement. Any
such statement so modified or superseded shall not be deemed, except as so
modified, or superseded, to constitute a part of this prospectus.
As used herein, the terms "prospectus" and "herein" mean this prospectus,
including the documents incorporated or deemed to be incorporated herein by
reference, as the same may be amended, supplemented or otherwise modified from
time to time. Statements contained in this prospectus as to the contents of any
contract or other document referred to herein do not purport to be complete, and
where reference is made to the particular provisions of such contract or other
document, such provisions are qualified in all respects by reference to all of
the provisions of such contract or other document.
Page 2
FORWARD-LOOKING INFORMATION MAY PROVE INACCURATE
We make statements in this prospectus and the documents we incorporate by
reference that are not based on historical facts, including statements
regarding, among other items:
- the condition of the real estate market;
- legislative or regulatory changes affecting the real estate market;
- legislative or regulatory changes affecting the taxation of real estate
investment trusts;
- availability of capital;
- interest rates;
- competition;
- supply and demand for industrial properties in our current and proposed
market areas; and
- general accounting principles, policies and guidelines applicable to
REITs.
Sometimes these statements will contain words such as "believes,"
"expects," "intends," "anticipates," "plans" and other similar words. These
statements are not guarantees of our future performance and are subject to
risks, uncertainties and other important factors that could cause our actual
performance or achievements to be materially different from those we anticipate.
Page 3
PROSPECTUS SUMMARY
This summary highlights information contained elsewhere in this prospectus.
You should read the entire prospectus carefully.
THE EXCHANGE OFFER
Purpose and Effect . . . . . . . . . . . . We sold $200 million of 7% notes
due 2011 (the "old notes") on July
17, 2001. The old notes were sold
to Banc One Capital Markets, Inc.,
Commerzbank Securities, Daiwa
Securities SMBC Europe Limited,
First Union Securities, Inc., PNC
Capital Markets, Inc., SouthTrust
Securities, Inc. and Wells Fargo
Brokerage Services, LLC, the
"initial purchasers," who placed
the old notes with institutional
investors. In connection with this
sale, we executed and delivered for
the benefit of the holders of the
old notes a registration rights
agreement providing for, among
other things, this exchange offer.
See "The Exchange Offer-Terms of
the Exchange Offer."
Terms of the Exchange Offer . . . . . . . . We are offering to exchange $1,000
principal amount of our new 7%
notes due 2011, which will be
registered with the Securities and
Exchange Commission (the "new
notes") for each $1,000 principal
amount of old notes. Old notes may
only be exchanged in integral
multiples of $1,000 principal
amounts. We will issue the new
notes on or promptly after the
expiration of the exchange offer.
Old notes not tendered in the
exchange offer or old notes
withdrawn prior to the expiration
date of the exhange offer will
remain outstanding and continue to
accrue interest but will not be
registered and will no longer have
any rights under the registration
rights agreement.
Expiration Date . . . . . . . . . . . . . .5:00 p.m., New York City time, on
January 14, 2002, unless the
exchange offer is extended in which
case the expiration date means the
latest date and time to which the
exchange offer is extended. See
"The Exchange Offer-Terms of the
Exchange Offer."
Conditions . . . . . . . . . . . . . . . . . The exchange offer is not
conditioned on any minimum
principal amount of old notes being
tendered or accepted for exchange.
The exchange offer is subject to
certain customary conditions, which
may be waived by us. We reserve the
right to terminate or amend the
exchange offer at any time before
the expiration date if these
conditions occur. See "The Exchange
Offer-Material Conditions to the
Exchange Offer."
Procedures for Tendering Old Notes . . . . . If you wish to tender your old
notes through the exchange offer,
you must either (1) complete, sign
and date the letter of transmittal,
or a facsimile of it, according to
the instructions contained in this
prospectus and in the letter of
transmittal or (2) with respect to
the old notes tendered under the
procedures for book-entry transfers
described herein, send an agent's
message to the exchange agent for
the old notes, which is a message
Page 4
that indicates you have agreed to
the contents of the letter of
transmittal and the letter of
transmittal may be enforced against
you. You must mail or otherwise
deliver the letter of transmittal,
or a facsimile of it, or the
agent's message with the old notes
or a Book-Entry Confirmation (as
defined) and any other required
documentation to the exchange agent
at the address listed in this
prospectus. The method of delivery
of this documentation is at your
election and risk. By executing the
letter of transmittal or sending
the agent's message you will
represent to us, among other
things, that:
- the new notes acquired through
the exchange offer by you or any
beneficial owners of old notes
are being obtained in the
ordinary course of business
of the person receiving the
new notes;
- neither you nor the beneficial
owner is participating in,
intends to participate in or has
an arrangement or understanding
with any person to participate
in the distribution of the new
notes; and
- neither you nor the beneficial
owner is an affiliate, as
defined under Rule 405 of the
Securities Act, of us.
Each broker-dealer that receives
new notes for its own account in
exchange for old notes, which were
acquired by the broker or dealer as
a result of market-making
activities or other trading
activities (except for old notes
acquired directly from us), must
acknowledge in the letter of
transmittal that it will deliver a
prospectus for any resale of the
new notes. See "The Exchange
Offer-Procedures for Tendering Old
Notes" and "Plan of Distribution."
Special Procedures for Beneficial Owners . . If you are a beneficial owner whose
old notes are registered in the
name of a broker, dealer,
commercial bank, trust company or
other nominee and you wish to
tender your old notes in the
exchange offer, you should contact
the registered holder promptly and
instruct the registered holder to
tender on your behalf. If you wish
to tender on your own behalf, you
must, before completing and
executing the letter of transmittal
and delivering your old notes,
either make appropriate
arrangements to register ownership
of the old notes in your name or
obtain a properly completed bond
power from the registered holder.
The transfer of registered
ownership may take considerable
time. See "The Exchange
Offer-Procedures for Tendering Old
Notes."
Page 5
Book-Entry Transfer. . . . . . . . . . . . . Any financial institution that is a
participant in the Book-Entry
Transfer Facility's system may make
book-entry delivery of old notes by
causing the Book-Entry Transfer
Facility to transfer these old
notes into the exchange agent's
account at the Book-Entry Transfer
Facility in accordance with the
Book-Entry Transfer Facility's
procedures for transfer. See
"Description of Notes-Book-Entry
System."
Withdrawal Rights . . . . . . . . . . . . . Tenders may be withdrawn at any
time before 5:00 p.m., New York
City time, on the expiration date.
See "The Exchange Offer-Withdrawal
of Tenders."
Acceptance of Old Notes
and Delivery of New Notes . . . . . . . . . Upon satisfaction or waiver of all
conditions of the exchange offer,
we will accept for exchange any and
all old notes that are properly
tendered and not withdrawn before
5:00 p.m., New York City time, on
the expiration date. The new notes
issued through the exchange offer
will be delivered promptly
following acceptance of the old
notes by us after the expiration
date. See "The Exchange
Offer-Acceptance of Old Notes for
Exchange; Delivery of New Notes."
U.S. Federal Income Tax Consequences . . . . The exchange of old notes for new
notes by tendering holders will not
be a taxable exchange for United
States federal income tax purposes.
See "Federal Income Tax
Considerations."
Use of Proceeds. . . . . . . . . . . . . . We will not receive any cash
proceeds from the exchange offer.
Exchange Agent. . . . . . . . . . . . . . . JPMorgan Chase Bank is serving as
exchange agent in the exchange
offer. See "The Exchange
Offer-Exchange Agent."
Resales of the New Notes . . . . . . . . . . The new notes are being offered
by this prospectus to satisfy
certain obligations contained in
the registration rights agreement.
Based on positions of the
Securities and Exchange Commission
and no-action or interpretive
letters issued to others, we
believe that the new notes issued
through the exchange offer may be
offered for resale, resold and
otherwise transferred by you,
without compliance with the
registration and prospectus
delivery provisions of the
Securities Act, provided that:
- you are acquiring the new notes
in the ordinary course of your
business;
- you are not participating, do
not intend to participate and
have no arrangement or
understanding with any person
to participate in the
distribution of the new notes;
and
Page 6
- you are not an affiliate of us.
If you acquire new notes in the
exchange offer to distribute or
participate in a distribution of
new notes, you cannot rely on the
position of the staff of the
Securities and Exchange Commission
contained in its no-action and
interpretive letters and must
comply with the registration and
prospectus delivery requirements of
the Securities Act concerning a
secondary resale transaction,
unless an exemption from
registration is otherwise
available. Each broker-dealer that
receives new notes for its own
account through the exchange offer
must acknowledge that:
- old notes tendered by it in the
exchange offer were acquired in
the ordinary course of its
business as a result of market-
making or other trading
activities; and
- it will deliver a prospectus in
connection with any resale of
new notes received in the
exchange offer.
This prospectus, as it may be
amended or supplemented from time
to time, may be used by a
broker-dealer in connection with
any resales of the new notes
received in exchange for old notes
where the old notes were acquired
by a broker-dealer as a result of
market-making or other trading
activities, except for old notes
acquired directly from us. We have
agreed that, for a period of 30
days after this prospectus is
mailed to holders of the old notes,
we will make this prospectus, as
amended or supplemented, available
to any broker-dealer for use with
any resale. See "The Exchange
Offer-Resales of the New Notes" and
"Plan of Distribution."
SUMMARY DESCRIPTION OF NEW NOTES
The exchange offer relates to the exchange of up to $200,000,000 aggregate
principal amount of new notes for up to an equal principal amount of outstanding
old notes. The form and terms of the new notes are the same as the form and
terms of the outstanding old notes, except that the new notes will be registered
under the Securities Act, and, therefore, the new notes will not be subject to
certain transfer restrictions, registration rights and certain provisions
providing for an increase in the interest rate of the outstanding old notes
under certain circumstances relating to the registration of the new notes. The
new notes issued in the exchange offer will evidence the same debt as the
outstanding old notes, which they replace, and both the outstanding old notes
and the new notes are governed by the same indenture.
Total Amount of New Notes Offered. . . . . . $200.0 million in aggregate
principal amount of 7% Notes
due 2011.
Issuer . . . . . . . . . . . . . . . . . . . Weingarten Realty Investors
Maturity . . . . . . . . . . . . . . . . . . July 15, 2011.
Page 7
Interest . . . . . . . . . . . . . . . . . . Interest on the new notes
will accrue at the rate of 7% per
annum and will be payable in cash
in arrears semiannually on January
15 and July 15 of each year,
commencing on January 15, 2002.
Ranking of the New Notes . . . . . . . . . The new notes are senior debt
securities. They will be
effectively subordinated to our
mortgages and other secured
indebtedness, to the extent of the
value of the assets securing that
indebtedness, and to indebtedness
and other liabilities of any of our
subsidiaries and any of our future
subsidiaries.
Optional Redemption . . . . . . . . . . . . We may redeem the new notes at any
time, in whole or in part, at the
redemption price described in this
prospectus under the heading
"Description of Notes-Optional
Redemption."
Basic Covenants of the Indenture. . . . . The indenture governing the notes,
among other things, places certain
limitations on our ability, and the
ability of our subsidiaries, to
borrow money.
The indenture governing the notes,
among other things, requires us to:
- file financial information with
the Securities and Exchange
Commission;
- preserve our existence, rights
and franchises;
- maintain our properties;
- insure our properties at certain
levels; and
- pay all required taxes and other
claims.
For more details, see "Description
of Notes-Covenants."
Form of the Notes . . . . . . . . . . . . The old notes were issued in global
form and are governed by the laws
of the State of New York.
When issued, the new notes will be
issued in global form and will be
governed by the laws of the State
of New York.
Trustee, Paying Agent and Registrar. . . . . JPMorgan Chase Bank.
Page 8
THE COMPANY
Weingarten Realty Investors is an unincorporated trust organized under the
Texas Real Estate Investment Trust Act that, through its predecessor entity,
began the ownership and development of shopping centers and other commercial
real estate in 1948. As of September 30, 2001, we owned or operated under
long-term leases interests in 282 developed income-producing real estate
projects. We owned 227 shopping centers located in the Houston metropolitan area
and in other parts of Texas and in California, Louisiana, Arizona, Nevada,
Arkansas, New Mexico, Oklahoma, Tennessee, Kansas, Colorado, Missouri, Illinois,
Florida, Mississippi, North Carolina and Maine. We also owned 53 industrial
projects located in Tennessee, Nevada and Houston, Austin, San Antonio and
Dallas, Texas. Additionally, we owned one multi-family residential project and
one office building, which serves, in part, as our headquarters. Our interests
in these properties aggregated approximately 33.9 million square feet of
building area and 142.3 million square feet of land area. We also owned
interests in 37 parcels of unimproved land under development which aggregated
approximately 12.2 million square feet. Our properties were 92% leased as of
September 30, 2001 and historically our portfolio occupancy rate has never been
below 90%.
Historically, we have emphasized investments in properties located
primarily in the Houston area. Since 1987, we have actively acquired properties
outside of Houston. Of our 319 properties which were owned or operated under
long-term leases as of September 30, 2001, 96 of our 282 developed properties
and 13 of our 37 parcels of unimproved land were located in the Houston
metropolitan area. In addition to these properties, 86 of our developed
properties and eight of our parcels of unimproved land are located in other
parts of Texas. Because of our investments in the Houston area, as well as in
other parts of Texas, the Houston and Texas economies affect, to a significant
degree, our business and operations.
USE OF PROCEEDS
The exchange offer is intended to satisfy some of our obligations under the
registration rights agreement. We will not receive any cash proceeds from the
exchange offer.
The net proceeds from the sale of the outstanding old notes were used to
repay indebtedness then existing under our unsecured bank revolving line of
credit.
COMBINED RATIOS OF EARNINGS TO FIXED CHARGES AND PREFERRED SHARE DIVIDENDS
Our combined ratios of earnings to fixed charges and preferred share
dividends for the quarter ended September 30, 2001 and for the years ended
December 31, 2000, 1999, 1998, 1997 and 1996 were 2.55, 1.80, 2.29, 2.27, 2.72
and 3.20, respectively.
For purposes of computing the combined ratios of earnings to fixed charges
and preferred share dividends, earnings have been calculated by adding fixed
charges (excluding capitalized interest) to income from operations before income
allocated to minority interest. Fixed charges consist of interest cost, whether
expensed or capitalized, and amortization of interest rate protection agreements
and deferred financing costs.
Page 9
DESCRIPTION OF THE NOTES
The old notes were, and the new notes will be, issued as a separate series
of Debt Securities under an Indenture (the "Indenture"), between us and JPMorgan
Chase Bank, as trustee (formerly, The Chase Manhattan Bank) (the "Trustee"). The
Indenture will be available for inspection at the corporate trust office of the
Trustee at 600 Travis, Suite 1150, Houston, Texas 77002. The statements made
hereunder relating to the Indenture and the Notes to be issued thereunder are
summaries of the material provisions thereof and do not purport to be complete
and are subject to, and are qualified in their entirety by reference to, all
provisions of the Indenture and the Notes. All capitalized terms used but not
defined herein shall have the respective meanings set forth in the Indenture.
The new notes will be issued only in minimum denominations of $100,000 and
integral multiples of $1,000 in excess thereof. We do not intend to apply for
the listing of the new notes on a securities exchange.
The Indenture does not limit the aggregate principal amount of Debt
Securities that may be issued thereunder and provides that Debt Securities may
be issued in one or more series, in each case as established from time to time
in or pursuant to authority granted by a resolution of our Trust Managers.
The Notes are our unsecured obligations and will rank equally with all our
other unsecured and unsubordinated indebtedness. The Notes are limited to the
aggregate principal amount of $200,000,000. We may from time to time, without
the consent of existing Note holders, create and issue further notes having the
same terms and conditions as the Notes offered hereby in all respects, except
for issue date, issue price and the first payment of interest thereon.
Additional notes issued in this manner will be consolidated with and will form a
single series with the previously outstanding series of Notes.
Interest on the Notes will accrue at 7% per annum from July 17, 2001, or
from the most recent Interest Payment Date to which interest has been paid or
duly provided for, and will be payable in U.S. dollars semi-annually in arrears
on January 15 and July 15 each year, commencing January 15, 2002. Interest
payable on an Interest Payment Date will be paid to the Person in whose name the
applicable Note is registered at the close of business on January 1 or July 1,
as the case may be (whether or not a Business Day in New York), immediately
preceding such Interest Payment Date. Interest payable at maturity will be paid
against presentation and surrender of the related Notes. Interest on the Notes
will be computed on the basis of a 360-day year consisting of twelve 30-day
months.
If any Interest Payment Date or the maturity date is not a Business Day in
New York, New York, the required payment shall be made on the next succeeding
day that is a Business Day as if it were made on the date such payment was due
and no interest shall accrue on the amount so payable for the period from and
after such Interest Payment Date or maturity date, as the case may be, to such
next Business Day.
The Notes will mature and the outstanding principal amount will be payable
on July 15, 2011. The Notes will not have the benefit of any sinking fund.
OPTIONAL REDEMPTION
We may redeem on any one or more occasions some or all of the Notes before
they mature. The redemption price will equal the sum of (1) an amount equal to
100% of the principal amount thereof and (2) a make-whole premium, together with
accrued and unpaid interest up to but not including the redemption date. We
will calculate the make-whole premium as the amount of:
- the aggregate present value as of the redemption date of each dollar of
principal of the Notes being redeemed and the amount of interest
(exclusive of interest accrued to the redemption date) that would have
been payable in respect of such dollar if such redemption had not been
made, determined by discounting,on a semi-annual basis, such principal
and interest at the Reinvestment Rate (determined on the third
business day preceding the date the notice of redemption is given)
from the respective dates on which such principal and
Page 10
interest would have been payable if such redemption had not been made,
over
- the aggregate principal amount of the Notes being redeemed.
"Reinvestment Rate" means .25% (twenty-five one hundredths of one percent)
plus the arithmetic means of the yields under the respective headings "This
Week" and "Last Week" published in the most recent Federal Reserve Statistical
Release H.15 (519) that has become publicly available prior to the date of
determining the make-whole premium (or if such Statistical Release is no longer
published, any such other reasonably comparable index that we designate) under
the caption "Treasury Constant Maturities" for the maturity (rounded to the
nearest month) corresponding to the then remaining maturity of such series of
Notes being redeemed. If no maturity exactly corresponds to such maturity, the
Reinvestment Rate will be obtained by linear interpolation (calculated to the
nearest one-twelfth of a year) from the yields for the two published maturities
most closely corresponding to such maturity.
We will give you notice of any optional redemption at your address, as
shown in our security register, at least 30 but not more than 60 days before the
redemption date. The notice of redemption will specify, among other items, the
redemption price and the principal amount of the Notes held by such holder to be
redeemed.
If we redeem less than all of the Notes at any time, we will notify the
Trustee at least 45 days prior to the redemption date (or such shorter period as
is satisfactory to the Trustee) of the aggregate principal amount of the Notes
to be redeemed and their redemption date. The Trustee will select the Notes to
be redeemed in such manner as it deems fair and appropriate. We will not redeem
in part Notes of $1,000 or less.
On and after the redemption date, the Notes or portion of them called for
redemption will cease accruing interest unless we fail to give notice as
provided in the Indenture or default in the payment of the redemption price.
MERGER, CONSOLIDATION OR SALE
We may consolidate with, or sell, lease or convey all or substantially all
of our assets to, or merge with or into, any other corporation or trust or
entity provided that: (1) either we are the continuing entity, or the successor
entity (if other than us) formed by or resulting from any consolidation or
merger or which shall have received the transfer of those assets shall expressly
assume payment of the principal of (and premium, if any) and interest, if any,
on all of the Debt Securities and the due and punctual performance and
observance of all of the covenants and conditions contained in the Indenture;
(2) immediately after giving effect to the transaction and treating any
indebtedness that becomes our obligation or the obligation of any Subsidiary as
a result thereof as having been incurred by us or that Subsidiary at the time of
the transaction, no Event of Default under the Indenture, and no event which,
after notice or the lapse of time, or both, would become an Event of Default,
shall have occurred and be continuing; and (3) an officers' certificate and
legal opinion covering those conditions shall be delivered to the Trustee
(Sections 801 and 803 of the Indenture).
COVENANTS
Limitations on Incurrence of Debt. We will not, and will not permit any
Subsidiary to, incur any Debt (as defined below) if, immediately after giving
effect to the incurrence of that Debt and the application of the proceeds
thereof, the aggregate principal amount of all our outstanding Debt and that of
any Subsidiaries on a consolidated basis determined in accordance with generally
accepted accounting principles is greater than 60% of the sum of (without
duplication) (1) our Total Assets (as defined below) as of the end of the
calendar quarter covered in our Annual Report on Form 10-K or Quarterly Report
on Form 10-Q, as the case may be, most recently filed with the SEC (or, if that
filing is not permitted under the Exchange Act, with the Trustee) prior to the
incurrence of the additional Debt and (2) the purchase price of any real estate
assets or mortgages receivable acquired, and the amount of any securities
offering proceeds received (to the extent those proceeds were not used to
acquire real estate assets or mortgages receivable or used to reduce Debt), by
us or any Subsidiary since the end of that calendar quarter, including those
proceeds obtained in connection with the incurrence of that additional Debt
(Section 1004 of the Indenture).
Page 11
In addition to the foregoing limitation on the incurrence of Debt, we will
not, and will not permit any Subsidiary to, incur any Debt secured by any
mortgage, lien, charge, pledge, encumbrance or security interest of any kind
upon any of our property or that of any Subsidiary if, immediately after giving
effect to the incurrence of that Debt and the application of the proceeds
thereof, the aggregate principal amount of all our outstanding Debt and that of
the Subsidiaries on a consolidated basis which is secured by any mortgage, lien,
charge, pledge, encumbrance or security interest on our property and that of any
Subsidiary is greater than 40% of our Total Assets (Section 1004 of the
Indenture).
In addition to the foregoing limitations on the incurrence of Debt, we will
not, and will not permit any Subsidiary to, incur any Debt if the ratio of
Consolidated Income Available for Debt Service (as defined below) to the Annual
Service Charge (as defined below) for the four consecutive fiscal quarters most
recently ended prior to the date on which the additional Debt is to be incurred
shall have been less than 1.5, on a pro forma basis after giving effect thereto
and to the application of the proceeds therefrom, and calculated on the
assumption that: (1) such Debt and any other Debt incurred by us and the
Subsidiaries since the first day of that four-quarter period and the application
of the proceeds therefrom, including to refinance other Debt, had occurred at
the beginning of that period; (2) the repayment or retirement of any other Debt
by us and the Subsidiaries since the first day of that four-quarter period had
been incurred, repaid or retired at the beginning of that period (except that,
in making the computation, the amount of Debt under any revolving credit
facility shall be computed based upon the average daily balance of that Debt
during that period); (3) in the case of Acquired Debt (as defined below) or Debt
incurred in connection with any acquisition since the first day of that
four-quarter period, the related acquisition had occurred as of the first day of
that period with the appropriate adjustments with respect to that acquisition
being included in the applicable pro forma calculation; and (4) in the case of
any acquisition or disposition by us or the Subsidiaries of any asset or group
of assets since the first day of the applicable four-quarter period, whether by
merger, stock purchase or sale, or asset purchase or sale, that acquisition or
disposition or any related repayment of Debt had occurred as of the first day of
that period with the appropriate adjustments with respect to that acquisition or
disposition being included in the pro forma calculation (Section 1004 of the
Indenture).
Existence. Except as permitted under "Merger, Consolidation or Sale," we
will do or cause to be done all things necessary to preserve and keep in full
force and effect our legal existence, rights (charter and statutory) and
franchises; provided, however we will not be required to preserve any right or
franchise if we determine that the preservation thereof is no longer desirable
in the conduct of our business (Section 1005 of the Indenture).
Maintenance of Properties. We will cause all of our material properties
used or useful in the conduct of our business or the business of any Subsidiary
to be maintained and kept in good condition, repair and working order and
supplied with all necessary equipment and will cause to be made all necessary
repairs, renewals, replacements, betterments and improvements thereof, all as in
our judgment may be necessary so that the business carried on in connection
therewith may be properly and advantageously conducted at all times (Section
1006 of the Indenture).
Insurance. We will keep, and will cause each of the Subsidiaries to keep,
all of our insurable properties insured against loss or damage in an amount at
least equal to their then full insurable value with insurers of recognized
responsibility and, if those insurers have publicly rated debt, the rating for
that debt must be at least investment grade with a nationally recognized rating
agency (Section 1007 of the Indenture).
Payment of Taxes and Other Claims. We will pay or discharge, or cause to be
paid or discharged, before the same shall become delinquent, (1) all taxes,
assessments and governmental charges levied or imposed upon us or any Subsidiary
or upon our income, profits or property or that of any Subsidiary and (2) all
lawful claims for labor, materials and supplies which, if unpaid, might by law
become a lien upon our property or that of any Subsidiary; provided, however,
that we will not be required to pay or discharge or cause to be paid or
discharged any tax, assessment, charge or claim whose amount, applicability or
validity is being contested in good faith (Section 1008 of the Indenture).
Page 12
Provision of Financial Information. Whether or not we are subject to
Section 13 or 15(d) of the Exchange Act, we will, within 15 days of each of the
respective dates by which we would have been required to file annual reports,
quarterly reports and other documents with the SEC if we were so subject, (1)
transmit by mail to all Note Holders, as their names and addresses appear in the
security Register, without cost to those Note Holders, copies of the annual
reports, quarterly reports and other documents that we would have been required
to file with the SEC pursuant to Section 13 or 15(d) of the Exchange Act if we
were subject to those Sections, (2) file with the Trustee copies of annual
reports, quarterly reports and other documents that we would have been required
to file with the SEC pursuant to Section 13 or 15(d) of the Exchange Act if we
were subject to those Sections and (3) promptly upon written request and payment
of the reasonable cost of duplication and delivery, supply copies of such
documents to any prospective Note Holder (Section 1009 of the Indenture).
Maintenance of Value of Unencumbered Assets to Unsecured Debt. We will at
all times maintain an Unencumbered Total Asset Value (as defined below) in an
amount of not less than 100% of the aggregate principal amount of all our
outstanding Debt and that of the Subsidiaries that is unsecured (Section 1013 of
the Indenture).
Limited Covenants in the Event of a Highly Leveraged Transaction. Other
than our covenants included in the Indenture as described above, there are no
covenants in the Indenture that will afford the Note Holders protection in the
event of a highly leveraged transaction or similar transaction involving us.
Restrictions on ownership and transfers of our common shares and preferred
shares are designed to preserve our status as a REIT and, therefore, may act to
prevent or hinder a change of control.
As used herein,
"Acquired Debt" means Debt of a person (1) existing at the time that person
becomes a Subsidiary or (2) assumed in connection with the acquisition of assets
from that person, in each case, other than Debt incurred in connection with, or
in contemplation of, that person becoming a Subsidiary or that acquisition.
Acquired Debt shall be deemed to be incurred on the date of the related
acquisition of assets from any person or the date the acquired person becomes a
Subsidiary.
"Annual Service Charge" as of any date means the maximum amount which is
payable in any period for interest on, and original issue discount of, our Debt
and that of the Subsidiaries and the amount of dividends which are payable in
respect of any Disqualified Stock (as defined below).
"Capital Shares" means, with respect to any person, any capital shares
(including preferred shares), interests, participations or other ownership
interests (however designated) of that person and any rights (other than debt
securities convertible into or exchangeable for capital shares), warrants or
options to purchase any thereof.
"Consolidated Income Available for Debt Service" for any period means our
Funds from Operations (as defined below) and those of the Subsidiaries plus
amounts which have been deducted for interest on Debt and that of the
Subsidiaries.
"Debt" of ours or any Subsidiary means any of our indebtedness, and that of
any Subsidiary, other than contingent liabilities (except to the extent set
forth in (3) below), in respect of (without duplication) (1) borrowed money
evidenced by bonds, notes, debentures or similar instruments, (2) indebtedness
secured by any mortgage, pledge, lien, charge, encumbrance or any security
interest existing on property owned by us or any Subsidiary, (3) the
reimbursement obligations, contingent or otherwise, in connection with any
letters of credit actually issued or amounts representing the balance deferred
and unpaid of the purchase price of any property or services, except any balance
that constitutes an accrued expense or trade payable, or all conditional sale
obligations or obligations under any title retention agreement, (4) the
principal amount of all our obligations and those of any Subsidiary with respect
to redemption, repayment or other repurchase of any Disqualified Stock or (5)
any lease of property by us or any Subsidiary as lessee which is reflected on
our consolidated balance sheet as a capitalized lease in accordance with
generally accepted accounting principles to the extent, in the case of items of
indebtedness under (1) through (3) above, that any of those items (other than
letters of credit) would appear as a liability on our consolidated balance sheet
in accordance with generally accepted accounting principles, but does not
include any of our obligations or those of any Subsidiary to be liable for, or
to pay, as obligor, guarantor or otherwise, Debt of another person (other than
Page 13
us or any Subsidiary) unless and until we or our Subsidiary shall become
directly liable in respect thereof.
"Disqualified Stock" means, with respect to any person, any Capital Shares
of that person which by the terms of those Capital Shares (or by the terms of
any security into which it is convertible or for which it is exchangeable or
exercisable), upon the happening of any event or otherwise (1) matures or is
mandatorily redeemable, pursuant to a sinking fund obligation or otherwise, (2)
is convertible into or exchangeable or exercisable for Debt or Disqualified
Stock or (3) is redeemable at the option of the holder thereof, in whole or in
part, in each case on or prior to the Stated Maturity of the Debt Securities.
"Funds from Operations" for any period means net income plus depreciation
and amortization of real estate assets and extraordinary charges, excluding
gains and losses on sales of properties and securities.
"Subsidiary" means one of our subsidiaries.
"Total Assets" as of any date means the sum of (1) our Undepreciated Real
Estate Assets and (2) all other assets of ours determined in accordance with
generally accepted accounting principles (but excluding goodwill and unamortized
debt costs).
"Undepreciated Real Estate Assets" as of any date means the cost (original
cost plus capital improvements) of our real estate assets and those of the
Subsidiaries on the applicable date, before depreciation and amortization
determined on a consolidated basis in accordance with generally accepted
accounting principles.
"Unencumbered Total Asset Value" as of any date shall mean the sum of our
Total Assets which are unencumbered by any mortgage, lien, charge, pledge, or
security interest.
EVENTS OF DEFAULT, NOTICE AND WAIVER
The Indenture provides that the following events are "Events of Default"
with respect to any series of Debt Securities issued thereunder: (1) default for
30 days in the payment of any installment of interest on any Debt Security of
that series; (2) default in the payment of the principal of (or premium, if any,
on) any Debt Security of that series at its Maturity; (3) default in making any
sinking fund payment as required for any Debt Security of that series; (4)
default in the performance or breach of any other covenant or warranty of ours
contained in the Indenture (other than a covenant added to the Indenture solely
for the benefit of a series of Debt Securities issued thereunder other than that
series), continued for 60 days after written notice as provided in the
Indenture; (5) a default under any bond, debenture, note or other evidence of
indebtedness for money borrowed by us (including obligations under leases
required to be capitalized on the balance sheet of the lessee under generally
accepted accounting principles but not including any indebtedness or obligations
for which recourse is limited to property purchased or property mortgaged) in an
aggregate principal amount in excess of $10,000,000 or under any mortgage
indenture or instrument under which there may be issued or by which there may be
secured or evidenced any indebtedness for money borrowed by us (including those
leases but not including indebtedness or obligations for which recourse is
limited to property purchased) in an aggregate principal amount in excess of
$10,000,000 by us, whether that indebtedness now exists or shall hereafter be
created, which default shall have resulted in that indebtedness becoming or
being declared due and payable prior to the date on which it would otherwise
have become due and payable or those obligations being accelerated, without that
acceleration having been rescinded or annulled; (6) events of bankruptcy,
insolvency or reorganization, or court appointment of a receiver, liquidator or
trustee of us or any Significant Subsidiary (defined below) or either of our
properties; and (7) any other Event of Default provided with respect to a
particular series of Debt Securities (Section 501 of the Indenture). The term
"Significant Subsidiary" means each of our significant subsidiaries (as defined
in Regulation S-X promulgated under the Securities Act).
If an Event of Default under the Indenture with respect to Debt Securities
of any series at the time outstanding occurs and is continuing, then the Trustee
or the Holders of not less than 25% in principal amount of the outstanding Debt
Page 14
Securities of that series may declare the principal amount (or, if the Debt
Securities of that series are OID Securities or Indexed Securities, that portion
of the principal amount as may be specified in the terms thereof) of all of the
Debt Securities of that series to be due and payable immediately by written
notice thereof to us (and to the Trustee if given by the Holders). However, at
any time after a declaration of acceleration with respect to Debt Securities of
that series (or of all Debt Securities then outstanding under the Indenture, as
the case may be) has been made but before a judgment or decree for payment of
the money due has been obtained by the Trustee, the Holders of not less than a
majority in principal amount of outstanding Debt Securities of the applicable
series (or of all Debt Securities then outstanding under the Indenture, as the
case may be) may rescind and annul any declaration and its consequences if (1)
we shall have deposited with the Trustee all required payments of the principal
of (and premium, if any) and interest on the Debt Securities of the applicable
series (or of all Debt Securities then outstanding under the Indenture, as the
case may be), plus fees, expenses, disbursements and advances of the Trustee and
(2) all Events of Default, other than the non-payment of accelerated principal
(or a specified portion thereof), with respect to Debt Securities of that series
(or of all Debt Securities then outstanding under the Indenture, as the case may
be) have been cured or waived as provided in the Indenture (Section 502 of the
Indenture). The Indenture also provides that the Holders of not less than a
majority in principal amount of the outstanding Debt Securities of any series
(or of all Debt Securities then outstanding under the Indenture, as the case may
be) may waive any past default with respect to the applicable series and its
consequences, except a default (a) in the payment of the principal of (or
premium if any) or interest, if any, on any Debt Security of that series or (b)
in respect of a covenant or provision contained in the Indenture that cannot be
modified or amended without the consent of the Holders of each outstanding Debt
Security affected thereby (Section 513 of the Indenture).
The Trustee is required to give notice to the Holders of Debt Securities
within 90 days of a default under the Indenture unless that default shall have
been cured or waived; provided, however, that the Trustee may withhold notice to
the Holders of any Series of Debt Securities of any default with respect to that
series (except a default in the payment of the principal of (or premium, if any)
or interest, if any, on any Debt Security of that series or in the payment of
any sinking fund installment in respect of any Debt Security of that series) if
the Responsible Officers of the Trustee consider that withholding to be in the
interest of those Holders (Section 601 of the Indenture).
The Indenture provides that no Holders of Debt Securities of any series may
institute any proceedings, judicial or otherwise, with respect to the Indenture
or for any remedy thereunder, except in the case of failure of the Trustee, for
60 days, to act after it has received a written request to institute proceedings
in respect of an Event of Default from the Holders of not less than 25% in
principal amount of the outstanding Debt Securities of that series, as well as
an offer of indemnity reasonably satisfactory to it (Section 507 of the
Indenture). This provision will not prevent, however, any Holder of Debt
Securities from instituting suit for the enforcement of payment of the principal
of (and premium, if any) and interest, if any, on those Debt Securities at the
respective due dates thereof (Section 508 of the Indenture).
Subject to provisions in the Indenture relating to its duties in case of
default, the Trustee is under no obligation to exercise any of its rights or
powers under the Indenture at the request or direction of any Holders of any
series of Debt Securities then outstanding under the Indenture, unless those
Holders shall have offered to the Trustee thereunder reasonable security or
indemnity (Section 602 of the Indenture). The Holders of not less than a
majority in principal amount of the outstanding Debt Securities of any series
(or of all Debt Securities then outstanding under the Indenture, as the case may
be) shall have the right to direct the time, method and place of conducting any
proceeding for any remedy available to the Trustee, or of exercising any trust
or power conferred upon the Trustee. However, the Trustee may refuse to follow
any direction which is in conflict with any law or the Indenture, which may
involve the Trustee in personal liability or which may be unduly prejudicial to
the Holders of Debt Securities of each series not joining therein (Section 512
of the Indenture).
Within 120 days after the close of each fiscal year, we must deliver to the
Trustee a certificate, signed by one of several specified officers, stating
whether or not that officer has knowledge of any default under the Indenture
and, if so, specifying each default and the nature and statues thereof (Section
1010 of the Indenture).
Page 15
MODIFICATION OF THE INDENTURE
Modification and amendment of the Indenture may be made only with the
consent of the Holders of not less than a majority in principal amount of all
outstanding Debt Securities issued under the Indenture which are affected by the
modification or amendment; provided, however, that no modification or amendment
may, without the consent of the Holder of each Debt Security affected thereby,
(1) change the Stated Maturity of the principal of, or any installment of
interest (or premium, if any) on, any Debt Security, (2) reduce the principal
amount of, or the rate or amount of interest on, or any premium payable on
redemption of, that Debt Security, or reduce the amount of principal of an OID
Security that would be due and payable upon declaration of acceleration of the
maturity thereof or would be provable in bankruptcy, or adversely affect any
right of repayment of the Holder of that Debt Security, (3) change the place of
payment, or the coin or currency, for payment of principal of, premium, if any,
or interest, if any, on any Debt Security, (4) impair the right to institute
suit for the enforcement of any payment on or with respect to that Debt
Security, (5) reduce the above-stated percentage of outstanding Debt Securities
of any series necessary to modify or amend the applicable Indenture, to waive
compliance with specific provisions thereof or specific defaults and
consequences thereunder or to reduce the quorum or voting requirements set forth
in the Indenture, or (6) modify any of the foregoing provisions or any of the
provisions relating to the waiver of past defaults or covenants, except to
increase the required percentage to effect that action or to provide that other
provisions may not be modified or waived without the consent of the Holder of
that Debt Security (Section 902 of the Indenture).
The Holders of not less than a majority in principal amount of outstanding
Debt Securities issued under the Indenture have the right to waive compliance by
us with specific covenants in the Indenture (Section 1012 of the Indenture).
Modifications and amendments of the Indenture may be made by us and the
Trustee without the consent of any Holder of Debt Securities for any of the
following purposes: (1) to evidence the succession of another person to us as
obligor under the Indenture; (2) to add to the covenants for the benefit of the
Holders of all or any series of Debt Securities or to surrender any right or
power conferred upon us in the Indenture; (3) to add Events of Default for the
benefit of the Holders of all or any series of Debt Securities; (4) to add or
change any provisions of the Indenture to facilitate the issuance of, or to
liberalize specific terms of, Debt Securities in bearer form, or to permit or
facilitate the issuance of Debt Securities in uncertificated form, provided that
action shall not adversely affect the interests of the Holders of the Debt
Securities of any series in any material respect; (5) to change or eliminate any
provisions of the Indenture, provided that change or elimination shall become
effective only when there are no Debt Securities outstanding of any series
created prior thereto which are entitled to the benefit of that provision; (6)
to secure the Debt Securities; (7) to establish the form or terms of Debt
Securities of any series, including the provisions and procedures, if
applicable, for the conversion of those Debt Securities into our common shares
or preferred shares; (8) to provide for the acceptance or appointment of a
successor Trustee or facilitate the administration of the trusts under the
Indenture by more than one Trustee; (9) to cure any ambiguity, defect or
inconsistency in the Indenture, provided that action shall not adversely affect
the interests of Holders of Debt Securities of any series issued under the
Indenture; or (10) to supplement any of the provisions of the Indenture to the
extent necessary to permit or facilitate defeasance and discharge of any series
of the Debt Securities, provided that action shall not adversely affect the
interests of the Holders of the Debt Securities of any series (Section 901 of
the Indenture).
DISCHARGE, DEFEASANCE AND COVENANT DEFEASANCE
Under the Indenture, we may discharge specific obligations to Holders of
any series of Debt Securities issued thereunder that have not already been
delivered to the Trustee for cancellation and that either have become due and
payable or will become due and payable within one year (or scheduled for
redemption within one year) by irrevocably depositing with the Trustee, in
trust, funds in the currency or currencies, currency unit or units or composite
currency or currencies in which those Debt Securities are payable in an amount
sufficient to pay the entire indebtedness on those Debt Securities in respect of
principal (and premium, if any) and interest to the date of deposit (if those
Debt Securities have become due and payable) or to the Stated Maturity or
Redemption Date, as the case may be (Section 401 of the Indenture).
Page 16
The Indenture provides that, if the provisions of Article Fourteen thereof
are made applicable to the Debt Securities of or within any series pursuant to
Section 301 of the Indenture, we may elect either (1) to defease and be
discharged from any and all obligations with respect to those Debt Securities
(except for the obligation to pay additional amounts, if any, upon the
occurrence of specific events of tax, assessment or governmental charge with
respect to payments on those Debt Securities and the obligations to register the
transfer or exchange of those Debt Securities, to replace temporary or
mutilated, destroyed, lost or stolen Debt Securities, to maintain an office or
agency in respect of those Debt Securities and to hold moneys for payment in
trust ("defeasance") (Section 1402 of the Indenture) or (2) to be released from
our obligations with respect to those Debt Securities under Section 1004 to
1009, inclusive, and Section 1013 of the Indenture (being the restrictions
described under "Covenants") or, if provided pursuant to Section 301 of the
Indenture, our obligations with respect to any other covenant, and any omission
to comply with the obligations shall not constitute a default or an Event of
Default with respect to those Debt Securities ("covenant defeasance") (Section
1403 of the Indenture), in either case upon the irrevocable deposit by us with
the Trustee, in trust, of an amount, in those currency or currencies, currency
unit or units or composite currency or currencies in which those Debt Securities
are payable at Stated Maturity, or Government Obligations (as defined below), or
both applicable to those Debt Securities which through the scheduled payment of
principal and interest in accordance with their terms will provide money in an
amount sufficient to pay the principal of (and premium, if any) and interest on
those Debt Securities, and any mandatory sinking fund or analogous payments
thereon, on the scheduled due dates therefor (Section 1404 of the Indenture).
A trust may only be established if, among other things, we have delivered
to the Trustee an Opinion of Counsel (as specified in the Indenture) to the
effect that the Holders of those Debt Securities will not recognize income, gain
or loss for U.S. federal income tax purposes as a result of a defeasance or
covenant defeasance and will be subject to U.S. federal income tax on the same
amounts, in the same manner and at the same times as would have been the case if
that defeasance or covenant defeasance had not occurred, and that Opinion of
Counsel, in the case of defeasance, must refer to and be based upon a ruling of
the Internal Revenue Service or a change in applicable U.S. federal income tax
law occurring after the date of the Indenture (Section 1404 of the Indenture).
"Government Obligations" means securities which are (1) direct obligations
of the United States of America or the government which issued the foreign
currency in which the Debt Securities of a particular series are payable, for
the payment of which its full faith and credit is pledged or (2) obligations of
a person controlled or supervised by and acting as an agency or instrumentality
of the United States of America or the government which issued the foreign
currency in which the Debt Securities of that series are payable, the payment of
which is unconditionally guaranteed as a full faith and credit obligation by the
United States of America or that other government, which, in either case, are
not callable or redeemable at the option of the issuer thereof, and shall also
include a depository receipt issued by a bank or trust company as custodian with
respect to any Government Obligation or a specified payment of interest on or
principal of any Government Obligation held by the custodian for the account of
the holder of a depository receipt, provided that (except as required by law)
the custodian is not authorized to make any deduction from the amount payable to
the holder of the depository receipt from any amount received by the custodian
in respect of the Government Obligation or the specific payment of interest on
or principal of the Government Obligation evidenced by the depository receipt
(Section 101 of the Indenture).
If after we have deposited funds and/or Government Obligations to effect
defeasance or covenant defeasance with respect to Debt Securities of any series,
(1) the Holder of a Debt Security of that series is entitled to, and does, elect
pursuant to Section 301 of the Indenture or the terms of that Debt Security to
receive payment in a currency, currency unit or composite currency other than
that in which the deposit has been made in respect of that Debt Security, or (2)
a Conversion Event (as defined below) occurs in respect of the currency,
currency unit or composite currency in which the deposit has been made, the
indebtedness represented by that Debt Security shall be deemed to have been, and
will be, fully discharged and satisfied through the payment of the principal of
(and premium, if any) and interest on that Debt Security as they become due out
of the proceeds yielded by converting the amount so deposited in respect of that
Debt Security into the currency, currency unit or composite currency in which
that Debt Security becomes payable as a result of the election or the cessation
of usage based on the applicable market exchange rate (Section 1405 of the
Indenture). "Conversion Event" means the cessation of use of (a) a currency,
currency unit or composite currency both by the government of the country which
issued that currency and for the settlement of transactions by a central bank or
other public institutions of or within the international banking community, (b)
the Euro both within the European Monetary System and for the settlement of
Page 17
transactions by public institutions of or within the European Communities or (c)
any currency unit or composite currency other than the Euro for the purposes of
which it was established. All payments of principal of (and premium, if any)
and interest, if any, on any Debt Security that is payable in a foreign currency
that ceases to be used by its government of issuance shall be made in U.S.
dollars (Section 101 of the Indenture).
In the event that we effect covenant defeasance with respect to any Debt
Securities and those Debt Securities are declared due and payable because of the
occurrence of any Event of Default other than the Event of Default described in
clause (4) under "Events of Default, Notice and Waiver" with respect to Sections
1004 through 1009, inclusive, and Section 1013 of the Indenture (which Sections
would no longer be applicable to those Debt Securities) or described in clause
(7) under "Events of Default, Notice and Waiver" with respect to any other
covenant as to which there has been covenant defeasance, the amount in the
currency, currency unit or composite currency in which those Debt Securities are
payable, and Government Obligations on deposit with the Trustee, will be
sufficient to pay amounts due on those Debt Securities at the time of their
Stated Maturity but may not be sufficient to pay amounts due on those Debt
Securities at the time of the acceleration resulting from that Event of Default.
However, we will remain liable to make payment of the amounts due at the time of
acceleration.
NO CONVERSION RIGHTS
The Notes are not convertible into or exchangeable for any of our capital
shares or other equity interest.
SAME-DAY SETTLEMENT AND PAYMENT
Settlement for the Notes will be made by the Initial Purchasers in
immediately available funds. All payments of principal and interest in respect
of the Notes will be made by us in immediately available funds.
GLOBAL NOTES
The old notes were sold to "qualified institutional buyers" (as defined in
Rule 144A under the Securities Act) in reliance on Rule 144A under the
Securities Act. The old notes are represented by a note in registered, global
form without interest coupons (the "Rule 144A Global Note"). The Rule 144A
Global Note was deposited upon issuance with the Trustee as custodian for the
Depository Trust Company ("DTC") and registered in the name of Cede & Co., as
nominee of DTC, for credit to the accounts of DTC participants or indirect
participants (each as defined below). The new notes will be represented by one
or more notes in registered, global form without interest coupons (the "New
Global Notes" and, together with the Rule 144A Global Note, the "Global Notes").
The New Global Notes will be deposited on the date of the acceptance for
exchange of the old notes and the issuance of the new notes (the "Closing Date")
with the Trustee as custodian for DTC and registered in the name of Cede & Co.
as nominee of DTC, in each case for credit to the accounts of DTC "Direct
Participants" and "Indirect Participants" (each as defined below).
Unless and until they are exchanged in whole or in part for Certificated
Notes as described below under "-Exchange of New Global Notes for Certificated
Notes," the Global Notes may not be transferred except as a whole by DTC to a
nominee of DTC or by a nominee of DTC to DTC or another nominee of DTC or by DTC
or any such nominee to a successor of DTC or a nominee of such successor.
BOOK-ENTRY SYSTEM
So long as DTC or its nominee is the registered owner of a Global Note, DTC
or its nominee, as the case may be, will be considered the sole Holder of the
Notes represented by such Global Note for all purposes under the Indenture and
the beneficial owners of interests in such Global Notes will be entitled only to
those rights and benefits afforded to them in accordance with DTC's regular
operating procedures. Except as provided below, owners of beneficial interests
in a Global Note will not be entitled to have Notes registered in their names,
will not receive or be entitled to receive physical delivery of Notes in
certificated form and will not be considered the registered owners or Holders
thereof under the Indenture.
Page 18
The following is based on information furnished by DTC:
DTC is a limited-purpose trust company organized under the New York Banking
Law, a "banking organization" within the meaning of the New York Banking Law, a
member of the Federal Reserve System, a "clearing corporation" within the
meaning of the New York Uniform Commercial Code and a "clearing agency"
registered pursuant to the provisions of Section 17A of the Exchange Act. DTC
holds securities that its participants ("Direct Participants") deposit with DTC.
DTC also facilitates the settlement among Direct Participants of securities
transactions, such as transfers and pledges, in deposited securities through
electronic computerized book-entry changes in Direct Participants' accounts,
thereby eliminating the need for physical movement of securities certificates.
Direct Participants include securities brokers and dealers, banks, trust
companies, clearing corporations and certain other organizations. DTC is owned
by a number of its Direct Participants, including the Initial Purchasers, and by
the New York Stock Exchange, Inc., the American Stock Exchange, Inc., and the
National Association of Securities Dealers, Inc. Access to the DTC system is
also available to others such as securities brokers and dealers, banks and trust
companies that clear through or maintain a custodial relationship with a Direct
Participant, either directly or indirectly ("Indirect Participants"). The rules
applicable to DTC and its Direct and Indirect Participants are on file with the
SEC.
Purchases of Notes under the DTC system must be made by or through Direct
Participants, which will receive a credit for such Notes on DTC's records. The
ownership interest of each actual purchaser of each Global Note (each, a
"beneficial owner") is in turn recorded on the Direct and Indirect Participants'
records. Beneficial owners will not receive written confirmation from DTC of
their purchase, but beneficial owners are expected to receive written
confirmations providing details of the transaction, as well as periodic
statements of their holdings, from the Direct or Indirect Participant through
which such beneficial owner entered into the transaction. Transfers of ownership
interests in Global Notes are accomplished by entries made on the books of
Direct and Indirect Participants acting on behalf of beneficial owners.
Beneficial owners will not receive certificates representing their ownership
interests in the Global Notes, except in limited circumstances explained below
in this section. The laws of some states require that certain persons take
physical delivery in definitive form of securities that they own. Such limits
and such laws, as well as the transfer restrictions described under "Notice to
Investors," may impair the ability of such persons to own, transfer or pledge
beneficial interest in a Global Note.
To facilitate subsequent transfers, Global Notes are registered in the name
of DTC's partnership nominee, Cede & Co. or such other name as may be requested
by an authorized representative of DTC. The deposit of each Global Note with DTC
and its registration in the name of Cede & Co. or such other nominee effects no
change in beneficial ownership. DTC has no knowledge of the actual beneficial
owners of the Global Notes; DTC's records reflect only the identity of the
Direct Participants to whose accounts the Global Notes are credited, which may
or may not be the beneficial owners. The Direct and Indirect Participants will
remain responsible for keeping account of their holdings on behalf of their
customers.
Delivery of notices and other communications by DTC to Direct Participants,
by Direct Participants to Indirect Participants and by Direct and Indirect
Participants to beneficial owners are governed by arrangements among them,
subject to any statutory or regulatory requirements as may be in effect from
time to time.
Neither DTC nor Cede & Co. (nor such other nominee) will consent or vote
with respect to the Notes. Under its usual procedures, DTC mails an omnibus
proxy to the issuer as soon as possible after the record date. The omnibus proxy
assigns Cede & Co.'s consenting or voting rights to those Direct Participants to
whose accounts the Global Notes are credited on the record date (identified on a
list attached to the omnibus proxy).
Principal, premium, if any, and interest payments in respect of the Global
Notes will be made by us to the Trustee and from the Trustee to DTC. DTC's
practice is to credit Direct Participants' accounts, upon DTC's receipt of funds
and corresponding detailed information from us or the Trustee, on the payable
date in accordance with their respective holdings as shown on DTC's records.
Payments by Direct and Indirect Participants to beneficial owners will be
governed by standing instructions and customary practices, as is the case with
securities held for the accounts of customers in bearer form or registered in
"street name," and will be the responsibility of such Participant and not of
DTC, the Trustee or us, subject to any statutory or regulatory requirements as
may be in effect from time to time. Payment of principal of, and interest on,
the Global Notes to DTC is the responsibility of us or the Trustee, disbursement
of such payments to Direct Participants is the responsibility of DTC, and
disbursement of such payments to the beneficial owners is the responsibility of
Direct and Indirect Participants.
Page 19
Beneficial interests in the Global Notes will trade in DTC's Same-Day Funds
Settlement System until maturity and secondary market trading activity in the
Global Notes will therefor settle in immediately available funds, subject in all
cases to the rules and operating procedures of DTC. Transfers between Direct and
Indirect Participants in DTC will be effected in the ordinary way in accordance
with DTC's rules and operating procedures and will be settled in same-day funds.
DTC may discontinue providing its services as securities depository with
respect to the Global Notes at any time by giving reasonable notice to us or the
Trustee. Under such circumstances, in the event that a successor securities
depository is not appointed, Note certificates are required to be printed and
delivered.
We may decide to discontinue use of the system of book-entry transfers
through DTC (or a successor securities depository). In that event, Note
certificates will be printed and delivered.
None of us, the Initial Purchasers or the Trustee will have any
responsibility or liability for any aspect of the records relating to or
payments made on account of beneficial interests in a Global Note, or for
maintaining, supervising or reviewing any records relating to such beneficial
interest.
The information in this section concerning DTC and DTC's book-entry
system has been obtained from sources that we believe to be reliable, but we
take no responsibility for the accuracy thereof.
EXCHANGE OF NEW GLOBAL NOTES FOR CERTIFICATED NOTES
Notes represented by a New Global Note will be exchangeable for
Certificated Notes if (1) DTC notifies us that it is unwilling or unable to
continue as depository for the New Global Notes or we determine that DTC is
unable to continue as depository, and we thereupon fail to appoint a successor
to DTC within 90 days, (2) we in our discretion at any time determine not to
have Notes represented by New Global Notes or (3) a default entitling the
registered holders of the Notes to accelerate the maturity thereof has occurred
and is continuing. Any Note that is exchangeable pursuant to the preceding
sentence will be exchangeable for Certificated Notes of like tenor in authorized
denominations and registered in such names as DTC shall direct.
THE EXCHANGE OFFER
PURPOSE AND EFFECT OF EXCHANGE OFFER
We sold the old notes on July 17, 2001 to the initial purchasers, who
placed the old notes with certain institutional investors. We entered into a
registration rights agreement with the initial purchasers, concerning the
placement of the old notes, under which we agreed, for the benefit of the
holders of the old notes, that we would, at our cost, (1) within 120 days
following the original issuance of the old notes, use our reasonable best
efforts to file with the Securities and Exchange Commission the exchange offer
registration statement under the Securities Act registering the issuance of a
series of our new notes identical in all material respects to the series of old
notes, except for references to certain interest rate provisions and
restrictions on transfers, and (2) use our reasonable best efforts to cause the
exchange offer registration statement to become effective under the Securities
Act within 165 days following the original issuance of the old notes.
We are hereby offering to the holders of the old notes the opportunity to
exchange their old notes for an equal amount of new notes, to be issued without
a restrictive legend and which may be reoffered and resold by the holder without
restrictions or limitations under the Securities Act. The term "holder"
concerning any Note means any person in whose name the Note is registered on our
books or any other person who has obtained a properly completed bond power from
the registered holder.
TERMS OF THE EXCHANGE OFFER
Upon the terms and subject to the conditions described in this prospectus
and in the accompanying letter of transmittal (which together constitute the
exchange offer), we will accept for exchange old notes that are properly
Page 20
tendered on or before the expiration date and not withdrawn as permitted below.
The term "expiration date" means 5:00 p.m., New York City time, on
January 14, 2002; but if we, in our sole discretion, extend the period of
time during which the exchange offer is open, the term expiration date means the
latest time and date to which the exchange offer is extended. We may choose to
extend the period of time during which the exchange offer is open if we do not
receive substantially all of the old notes in the exchange offer.
As of the date of this prospectus, $200,000,000 aggregate principal amount
of old notes are outstanding. This prospectus, along with the letter of
transmittal, is first being sent on or about December 12, 2001, to all
holders of old notes known to us. Our obligation to accept old notes for
exchange under the exchange offer is subject to certain customary conditions as
described below under "-Certain Conditions to the Exchange Offer."
We expressly reserve the right, at any time and from time to time, to
extend the period of time during which the exchange offer is open, and,
therefore, to delay acceptance for exchange of any old notes, by giving oral or
written notice of an extension to the holders of the old notes as described
below. During the extension, all old notes previously tendered will remain
subject to the exchange offer and may be accepted for exchange by us. Any old
notes not accepted for exchange for any reason will be returned without expense
to the tendering holders of old notes as promptly as practicable after the
expiration or termination of the exchange offer.
Old notes tendered in the exchange offer must be in denominations of $1,000
or any integral multiple of $1,000.
We expressly reserve the right to amend or terminate the exchange offer,
and not to accept for exchange any old notes not previously accepted for
exchange, upon the occurrence of any of the conditions to the exchange offer
specified below under "-Certain Conditions to the Exchange Offer." We will give
oral or written notice of any extension, amendment, non-acceptance or
termination to the holder of the old notes as promptly as practicable, the
notice in the case of any extension to be issued by a press release or other
public announcement no later than 9:00 a.m., New York City time, on the next
business day after the previously scheduled expiration date.
PROCEDURES FOR TENDERING OLD NOTES
If you are a registered holder of old notes you may tender your old notes
in the exchange offer. If you tender old notes to us as described below, our
acceptance of your old notes will constitute a binding agreement between you and
us upon the terms and subject to the conditions described in this prospectus and
in the accompanying letter of transmittal. Except as described below, if you
wish to tender old notes for exchange through the exchange offer, you must
transmit either (1) a properly completed and duly executed letter of
transmittal, including all other documents required by the letter of transmittal
to the exchange agent at the address listed below under "Exchange Agent" on or
before the expiration date or (2) if you tender your old notes under the
procedures for book-entry transfer described below, you may transmit an agent's
message to the exchange agent for the old notes instead of the letter of
transmittal, in either case on or prior to the expiration date. In addition,
either
- certificates for the old notes must be received by the exchange agent
along with the letter of transmittal, or
- a timely confirmation of book-entry transfer (a "Book-Entry
Confirmation") of the old notes, if this procedure is available, into
the exchange agent's account at The Depository Trust Company (the
"Book-Entry Transfer Facility") under the procedure for book-entry
transfer described in this prospectus. The letter of transmittal or
agent's message must be received by the exchange agent before the
expiration date, or
- the holder must comply with the guaranteed delivery procedures
described below.
The term "agent's message" means a message, transmitted to the exchange
agent for the old notes, which states that the Book-Entry Transfer Facility has
received an express acknowledgment from you that you have received and agree to
be bound by the letter of transmittal and that we may enforce the letter of
transmittal against you.
Page 21
The method of delivery of old notes, letters of transmittal or the agent's
message and all other required documents is at your election and risk. If you
mail these documents, we recommend that you use registered mail, properly
insured, with return receipt requested. Always allow sufficient time to assure
timely delivery. Do not send letters of transmittal or old notes to the company.
You may request your respective brokers, dealers, commercial banks, trust
companies or nominees to effect the above transactions for you.
If your old notes are registered in the name of a broker, dealer,
commercial bank, trust company, or other nominee and you wish to tender your old
notes in the exchange offer, then you should contact the registered holder
promptly and instruct the registered holder to tender on your behalf. If you
wish to tender on your own behalf, you must, before completing and executing the
letter of transmittal and delivering the old notes, either make appropriate
arrangements to register ownership of the old notes in your name or obtain a
properly completed bond power from the registered holder. The transfer of
registered ownership may take considerable time.
Signatures on a letter of transmittal or a notice of withdrawal described
below (see "-Withdrawal of Tenders") must be guaranteed (see "-Guaranteed
Delivery Procedures") unless the old notes surrendered for exchange are tendered
(1) by a registered holder of the old notes who has not completed the box
entitled "Special Issuance Instructions" or "Special Delivery Instructions" on
the letter of transmittal or (2) for the account of an Eligible Institution (as
defined below). If signatures on a letter of transmittal or a notice of
withdrawal are required to be guaranteed, these guarantees must be by a
financial institution (including most banks, savings and loan associations and
brokerage houses) that is a participant in the Securities Transfer Agents
Medallion Program, the New York Stock Exchange Medallion Program or the Stock
Exchange Medallion Program (collectively, "Eligible Institutions"). If old notes
are registered in the name of a person other than a signer of the letter of
transmittal, the old notes surrendered for exchange must be endorsed by or be
accompanied by a written instrument or instruments of transfer or exchange in
satisfactory form as determined by us in our sole discretion, duly executed by
the registered holder exactly as the name or names of the registered holder or
holders appear on the old notes with the signature on it guaranteed by an
Eligible Institution.
All questions as to the validity, form, eligibility (including time of
receipt) and acceptance of old notes tendered for exchange will be determined by
us in our discretion, which determination shall be final and binding. We reserve
the absolute right to reject any and all tenders of any particular old notes not
properly tendered or the acceptance of which might, in our judgment or in the
judgment of our counsel, be unlawful. We also reserve the absolute right to
waive any defects or irregularities or conditions of the exchange offer as to
any particular old notes either before or after the expiration date (including
the right to waive the ineligibility of any holder who seeks to tender old
notes in the exchange offer). Our interpretation of the terms and conditions of
the exchange offer as to any particular old notes either before or after the
expiration date (including the letter of transmittal and its instructions) shall
be final and binding on all parties. Unless waived, any defects or
irregularities in connection with tenders of old notes for exchange must be
cured within a reasonable period of time as we shall determine. None of
Weingarten, the exchange agent or any other person shall be under any duty to
notify you of any defect or irregularity of any tender of old notes for
exchange, nor shall any of them have any liability for failure to notify.
By tendering old notes for exchange, you represent to us that, among other
things:
- the new notes acquired through the exchange offer are being acquired
in the ordinary course of business of the person receiving the new
notes, whether or not this person is the holder, and
- that neither the holder nor the other person has any arrangement
or understanding with any person to engage or participate in a
distribution of the new notes.
If any holder or any other person is an affiliate, as defined under Rule
405 of the Securities Act, of us or is engaged in or intends to engage in, or
has an arrangement or understanding with any person to participate in, a
distribution of the new notes to be acquired through the exchange offer, the
holder or the other person
- may not rely on the interpretation of the staff of the Securities
and Exchange Commission otherwise applicable to the exchange offer and
any resales of the new notes and
Page 22
- must comply with the registration and prospectus delivery requirements
of the Securities Act in connection with any resale transaction.
Each broker-dealer that receives new notes for its own account in exchange
for old notes, where the old notes were acquired by the broker-dealer as a
result of market-making activities or other trading activities, must acknowledge
that it will deliver a prospectus in connection with any resale of the new
notes. See "Plan of Distribution." The letter of transmittal states that by so
acknowledging and by delivering a prospectus, a broker-dealer will not have
admitted that it is an "underwriter" within the meaning of the Securities Act.
ACCEPTANCE OF OLD NOTES FOR EXCHANGE; DELIVERY OF NEW NOTES
Upon satisfaction or waiver of all of the conditions to the exchange offer,
we will accept, promptly after the expiration date, any and all old notes
properly tendered and not withdrawn before 5:00 p.m., New York City time, on the
expiration date, and will issue the new notes through the exchange offer for
delivery promptly after acceptance of the old notes after the expiration date.
See "-Certain Conditions to the Exchange Offer" below. For purposes of the
exchange offer, we will be considered to have accepted properly tendered old
notes for exchange when we have given oral or written notice of it to the
exchange agent.
For each old note accepted for exchange you will receive a new note having
a principal amount equal to that of the surrendered old note. Accordingly,
registered holders of new notes on the relevant record date for the first
interest payment date following the consummation of the exchange offer will
receive interest accruing from the most recent date of which interest has been
paid on the old notes or, if no interest has been paid, from July 17, 2001. Old
notes accepted for exchange will cease to accrue interest from and after the
date of consummation of the exchange offer. Holders whose old notes are accepted
for exchange will not receive any payment of accrued interest on these old notes
otherwise payable on any interest payment date for which the record date occurs
on or after the completion of the exchange offer. Old notes not tendered or not
accepted for exchange will continue to accrue interest from and after the date
of the completion of the exchange offer but will not be registered and will
no longer have any rights under the registration rights agreement.
In all cases, issuance of new notes for old notes that are accepted for
exchange through the exchange offer will be made only after timely receipt by
the exchange agent of certificates for these old notes or a timely Book-Entry
Confirmation of these old notes into the exchange agent's account at the
Book-Entry Transfer Facility, a properly completed and duly executed letter of
transmittal and all other required documents or, in the case of a Book-Entry
Confirmation, an agent's message. If any tendered old notes are not accepted for
any reason under the terms and conditions of the exchange offer or if old notes
are submitted for a greater amount than the holder desires to exchange, those
unaccepted or non-exchanged old notes will be returned without expense to the
tendering holder of the notes or, in the case of old notes tendered by
book-entry transfer into the exchange agent's account at the Book-Entry Transfer
Facility according to the book-entry procedures described below, and any
financial institution that is a participant in the Book-Entry Transfer
Facility's systems may make book-entry delivery of old notes by causing the
Book-Entry Transfer Facility under the Book-Entry Transfer Facility's procedures
for transfer. However, although delivery of old notes may be effected through
book-entry transfer at the Book-Entry Transfer Facility, the letter of
transmittal or facsimile of it, with any required signature guarantees or an
agent's message instead of a letter of transmittal, and any other required
documents, must be transmitted to and received by the exchange agent at the
address described below under "-Exchange Agent" on or before the expiration date
or the guaranteed delivery procedures described below must be complied with.
Page 23
GUARANTEED DELIVERY PROCEDURES
If a registered holder of the old notes desires to tender its old notes and
the old notes are not immediately available, or time will not permit the
holder's old notes or other required documents to reach the exchange agent
before the expiration date, or the procedures for book-entry transfer cannot be
completed on a timely basis, a tender may be effected if:
- the tender is made through an Eligible Institution;
- on or before 5:00 p.m., New York City time, on the expiration date,
the exchange agent receives from the Eligible Institution a properly
completed and duly executed letter of transmittal or a facsimile of
it, and Notice of Guaranteed Delivery, substantially in the form
provided by us, by telegram, telex, facsimile transmission, mail or
hand delivery, setting forth the name and address of the holder of the
old notes and the amount of old notes tendered, stating that the
tender is being made by the delivery of the letter of transmittal and
guaranteeing that within three New York Stock Exchange trading days
after the date of execution of the Notice of Guaranteed Delivery, the
certificates for all physically tendered old notes, in proper form for
transfer, or a Book-Entry Confirmation and any other documents
required by the letter of transmittal will be deposited by the
Eligible Institution with the exchange agent; and
- the certificates for all physically tendered old notes, in paper form
for transfer, or a Book-Entry Confirmation, and any other documents
required by the letter of transmittal will be deposited with the
exchange agent by the Eligible Institution within three New York Stock
Exchange trading days after the date of execution of the Notice of
Guaranteed Delivery.
WITHDRAWAL OF TENDERS
Tenders of old notes may be withdrawn at any time before 5:00 p.m., New
York City time, on the expiration date. For a withdrawal to be effective, a
written notice of withdrawal must be received by the exchange agent at the
address described below under "-Exchange Agent." This notice of withdrawal must
specify the name of the person having tendered the old notes to be withdrawn,
identify the old notes to be withdrawn, including the principal amount of the
old notes, and, where certificates for old notes have been transmitted, specify
the name in which the old notes are registered, if different from that of the
withdrawing holder. If certificates for old notes have been delivered or
otherwise identified to the exchange agent, then before the release of these
certificates the withdrawing holder must also submit the serial numbers of the
particular certificates to be withdrawn and a signed notice of withdrawal with
signatures guaranteed by an Eligible Institution unless the holder is an
Eligible Institution in which case the guarantee will not be required. If old
notes have been tendered under the procedure for book-entry transfer described
above, any notice of withdrawal must specify the name and number of the account
at the Book-Entry Transfer Facility to be credited with the withdrawn old notes
and otherwise comply with the procedures of the facility. We will determine all
questions concerning the validity, form and eligibility, including time of
receipt, of the notices. This determination will be final and binding on all
parties. Any old notes so withdrawn will be considered not to have been validly
tendered for exchange and will be returned to the holder of the old notes
without cost to the holder, or, in the case of old notes tendered by book-entry
transfer into the exchange agent's account at the Book-Entry Transfer Facility
maintained with the Book-Entry Transfer Facility for the old notes, as soon as
practicable after withdrawal, rejection of tender or termination of the exchange
offer. Properly withdrawn old notes may be retendered by following one of the
procedures described under "-Procedures for Tendering Old Notes" above at any
time on or before the expiration date.
MATERIAL CONDITIONS TO THE EXCHANGE OFFER
Despite any other provisions of the exchange offer, and subject to our
obligations under the registration rights agreement, we shall not be required to
accept for exchange, or to issue new notes in exchange for, any old notes, and
may terminate or amend the exchange offer, if, at any time before the acceptance
of the new notes for exchange, any of the following events shall occur:
Page 24
(a) any injunction, order or decree shall have been issued by any court
or any governmental agency that would prohibit, prevent or otherwise
materially impair our ability to proceed with the exchange offer;
(b) any change, or any development involving a prospective change, in
our business or financial affairs or the business or financial affairs
of any or our subsidiaries has occurred which, in our sole judgment,
might materially impair our ability to proceed with the exchange offer
or materially impair the contemplated benefits of the exchange offer
to us;
(c) any law, statute, rule or regulation is proposed, adopted or enacted,
which, in our sole judgment, might materially impair our ability to
proceed with the exchange offer or materially impair the contemplated
benefits of the exchange offer to us;
(d) any governmental approval has not been obtained, which approval
we shall, in our sole discretion, consider necessary for the
completion of the exchange offer; or
(e) the exchange offer will violate any applicable law or any applicable
interpretation of the staff of the Securities and Exchange Commission.
The above conditions are for our sole benefit and may be asserted by us in
whole or in part at any time and from time to time in our sole discretion. Our
failure at any time to exercise any of the above rights shall not be considered
a waiver of any of these rights, and these rights shall be considered ongoing
rights which may be asserted at any time and from time to time.
In addition, we will not accept for exchange any old notes tendered, and no
new notes will be issued in exchange for any of these old notes, if at the time
any stop order is threatened by the Securities and Exchange Commission or in
effect concerning the registration statement of which this prospectus is a part
or the qualification of the indenture under the Trust Indenture Act of 1939.
The exchange offer is not conditioned on any minimum principal amount of
old notes being tendered for exchange.
EXCHANGE AGENT
JPMorgan Chase Bank has been appointed as the exchange agent for the notes
for the exchange offer. All executed letters of transmittal should be directed
to the exchange agent at one of the addresses listed below. Questions and
requests for assistance, requests for additional copies of this prospectus or of
the letter of transmittal and requests for Notices of Guaranteed Delivery should
be directed to the exchange agent addressed as follows:
By First-Class, Registered, Certified or Overnight Mail:
600 Travis, Suite 1150
Houston, Texas 77002
Attn: Mauri Cowen
By Hand (all others):
600 Travis, Suite 1150
Houston, Texas 77002
By Facsimile:
(713) 577-5200 (for Eligible Institutions Only)
Telephone Number: (713) 216-6686
Attn: Mauri Cowen
Page 25
Delivery of the letter of transmittal to an address other than one listed
above or transmission of instructions via facsimile other than as listed above
does not constitute a valid delivery of the letter of transmittal.
The exchange agent also acts as trustee under the indenture.
RESALES OF THE NEW NOTES
Based on positions of the Securities and Exchange Commission described in
Exxon Capital Holdings Corporation (available May 13, 1988), Morgan Stanley &
Co. Incorporated (available June 5, 1991) and K-III Communications Corporation
(available May 14, 1993), and similar no-action letters issued to third parties,
we believe that the new notes issued in the exchange offer to a holder in
exchange for old notes may be offered for resale, resold and otherwise
transferred by any holder of old notes, except for a holder which is an
affiliate of ours within the meaning of Rule 405 under the Securities Act,
without compliance with the registration and prospectus delivery provisions of
the Securities Act, if the new notes are acquired in the ordinary course of the
holder's business and the holder is not participating, does not intend to
participate and has no arrangement or understanding with any person to
participate in the distribution of the new notes. We have not requested or
obtained, and do not intend to seek, an interpretive letter from the staff of
the Securities and Exchange Commission concerning this exchange offer, and
neither we nor the holders of notes are entitled to rely on interpretive advice
provided by the staff of the Securities and Exchange Commission to other
persons, which advice was based on the facts and conditions represented in the
letters. Although there can be no assurance that the staff of the Securities and
Exchange Commission would make a similar determination relating to the exchange
offer, the exchange offer is being conducted in a manner intended to be
consistent with the facts and conditions represented in these letters. If any
holder acquires new notes in the exchange offer to distribute or participate in
a distribution of the new notes, the holder cannot rely on the position of the
staff of the Securities and Exchange Commission described in the above no-action
and interpretive letters and must comply with the registration and prospectus
delivery requirements of the Securities Act concerning a secondary resale
transaction, unless an exemption from registration is otherwise available.
Each broker-dealer that receives new notes for its own account through the
exchange offer must acknowledge that it will deliver a prospectus concerning any
resale of the new notes. This prospectus, as it may be amended or supplemented
from time to time, may be used by a broker-dealer concerning resales of new
notes received in exchange for old notes where the old notes were acquired by
the broker-dealer as a result of market-making activities or other trading
activities, except for old notes acquired directly from us. We have agreed that,
for a period of 30 days after this prospectus is mailed to holders of the old
notes, we will make this prospectus available to any broker-dealer for use in
any resale. Under the registration rights agreement, we are required to allow
the broker-dealers and other persons, if any, subject to similar prospectus
delivery requirements to use this prospectus concerning the resale of the new
notes.
FEES AND EXPENSES
We will pay the expenses of soliciting tenders. The principal solicitation
is being made by mail; however, additional solicitation may be made by
telegraph, telephone or in person by our officers and regular employees and our
affiliates.
We have not retained any dealer-manager relating to the exchange offer and
will not make any payments to brokers, dealers or others soliciting acceptances
of the exchange offer. However, we will pay the exchange agent reasonable and
customary fees for its services and will reimburse the exchange agent and the
trustee for reasonable out-of-pocket expenses relating to the exchange offer.
These expenses include accounting and legal fees and printing costs, among
others.
TRANSFER TAXES
We will pay all transfer taxes, if any, applicable to the exchange of old
notes through the exchange offer. If, however, certificates representing new
Page 26
notes or old notes for principal amounts not tendered or accepted for exchange
are to be delivered to, or are to be issued in the name of, any person other
than the registered holder of the old notes tendered, or if tendered old notes
are registered in the name of any person other than the person signing the
letter of transmittal, or if a transfer tax is imposed for any reason other than
the exchange of old notes under the exchange offer, then the amount of these
transfer taxes, whether imposed on the registered holder or any other person,
will be payable by the tendering holder. If satisfactory evidence of payment of
these taxes or exemption from payment of these taxes is not submitted with the
letter of transmittal, the amount of the transfer taxes must accompany the
tender of old notes.
ACCOUNTING TREATMENT
The new notes will be recorded at the same carrying value as the old notes,
which is the aggregate principal amount less discount as reflected in our
accounting records on the date of the exchange. Accordingly, we will recognize
no gain or loss for accounting purposes. The expenses of the exchange offer and
the unamortized expenses related to the issuance of the old notes will be
amortized over the term of the new notes.
REGULATORY APPROVALS
We do not believe that we need to obtain any material federal or state
regulatory approvals concerning the exchange offer.
OTHER
Participation in the exchange offer is voluntary and you should carefully
consider whether to accept the terms and conditions of the exchange offer. You
are urged to consult your financial and tax advisors in making your decisions on
what action to take concerning to the exchange offer.
As a result of the making of, and upon acceptance for exchange of all
validly tendered old notes under the terms of, the exchange offer, we will have
fulfilled a covenant contained in the terms of the old notes and the
registration rights agreement. If you do not tender your old notes in the
exchange offer you will continue to hold these old notes and will be entitled to
all the rights, and limitations applicable to them, under the indenture, except
for the rights under the registration rights agreement that by their terms
terminate or cease to have further effect as a result of the making and
completion of the exchange offer. All untendered old notes will continue to be
subject to the restrictions on transfer contained in the indenture and we do not
currently anticipate that we will register the old notes under the Securities
Act. If old notes are tendered and accepted in the exchange offer, the trading
market, if any, for any remaining old notes could be adversely affected.
CERTAIN UNITED STATES FEDERAL INCOME TAX CONSIDERATIONS
The following summary of certain United States Federal income tax
consequences of the purchase, ownership and disposition of the Notes is based
upon laws, regulations, rulings and decisions now in effect, all of which are
subject to change (including changes in effective dates) or possible differing
interpretations. The following discussion deals only with Notes held as capital
assets and does not purport to deal with persons in special tax situations, such
as financial institutions, banks, insurance companies, regulated investment
companies, dealers in securities or currencies, tax-exempt entities, persons
holding Notes in a tax-deferred or tax-advantaged account, persons holding Notes
as a hedge or as a position in a "straddle" or as part of a "conversion
transaction" for tax purposes, persons who are required to mark-to-market for
tax purposes, persons receiving payments from the offices of any broker not
located in the United States, or persons whose functional currency is not the
United States dollar. It also does not deal with holders other than original
purchasers from the Initial Purchasers (except where otherwise specifically
noted). It also assumes that the Notes will not be issued with original issue
discount. Persons considering the purchase of the Notes should consult their
own tax advisors concerning the application of United States Federal income tax
laws to their particular situations as well as any consequences of the purchase,
ownership and disposition of the Notes arising under the laws of any other
taxing jurisdiction.
As used herein, the term "U.S. Holder" means a beneficial owner of a Note
that is for United States Federal income tax purposes (a) a citizen or resident
of the United States, (b) a corporation or partnership (including an entity
Page 27
treated as a corporation or a partnership for U.S. Federal income tax purposes)
created or organized in or under the laws of the United States or any state
thereof or the District of Columbia (except in the case of a partnership as
otherwise provided by Treasury Regulations), (c) an estate the income of which
is subject to United States Federal income taxation regardless of its source,
(d) a trust if a court within the United States is able to exercise primary
supervision over the administration of the trust and one or more United States
persons have the authority to control all substantial decisions of the trust or
(e) any other person whose income or gain in respect of a Note is effectively
connected with the conduct of a United States trade or business. Notwithstanding
the preceding sentence, to the extent provided in regulations, certain trusts in
existence on August 20, 1996 and treated as United States persons prior to such
date that elect to continue to be so treated also shall be considered U.S.
Holders. As used herein, the term "non-U.S. Holder" means a beneficial owner of
a Note that is not a U.S. Holder.
U.S. HOLDERS
Payments of Interest. Under general principles of current United States
Federal income tax law, payments of interest on a debt instrument generally will
be taxable to a U.S. Holder as ordinary interest income at the time such
payments are accrued or are received (in accordance with the U.S. Holder's
regular method of tax accounting).
Disposition of a Note. Under general principles of current United States
Federal income tax law, upon the sale, exchange or retirement of a Note, a U.S.
Holder generally would recognize taxable gain or loss in an amount equal to the
difference, if any, between the amount realized upon the sale, exchange or
retirement (other than amounts representing accrued and unpaid interest) and
such U.S. Holder's adjusted tax basis in its Note. A U.S. Holder's adjusted tax
basis in a Note generally would equal such U.S. Holder's initial investment in
such Note. Any gain or loss realized by a U.S. Holder upon the sale, exchange or
retirement of a Note generally would be long-term or short-term capital gain or
loss, depending upon whether the U.S. Holder had held the Note for more than one
year. The maximum rate on gains recognized upon the taxable disposition of
capital assets held by individual taxpayers for more than one year as of the
date of disposition is 20% (and could be lower for gains realized in the year
2001 and thereafter for certain individual taxpayers who meet specified
conditions). Prospective investors should consult their own tax advisors
concerning these tax law changes.
Penalty Interest. We intend to take the tax reporting position that the
potential for us to pay penalty interest pursuant to the registration rights
agreement will not result in the treatment of the Notes as contingent payment
debt instruments for federal income tax purposes. If the Internal Revenue
Service were to successfully assert that the Notes were properly treated as
contingent payment debt instruments, holders of the Notes would be subject to
different tax timing rules and any gain upon the sale or exchange of a Note by a
U.S. holder would be treated as ordinary income. In addition, the Notes will be
deemed reissued if the penalty interest becomes payable. Prospective Noteholders
should consult their tax advisors regarding the potential application of the
contingent payment debt rules and regarding the deemed reissuance of the Notes
if the penalty interest becomes payable.
Gain or Income Received by a Foreign Corporation. A foreign corporation
whose income or gain in respect of a Note is effectively connected with the
conduct of a United States trade or business, in addition to being subject to
regular U.S. income tax, may be subject to a branch profits tax equal to 30% of
its "effectively connected earnings and profits" within the meaning of the Code
for the taxable year, as adjusted for certain items, unless it qualifies for a
lower rate under an applicable tax treaty (as modified by the branch profits tax
rules).
NON-U.S. HOLDERS
A non-U.S. Holder will not be subject to United States Federal income taxes
on payments of principal or interest on a Note, if (a) such non-U.S. Holder does
not actually or constructively own 10% or more of the voting power of all our
voting stock, (b) such non-U.S. Holder is not a controlled foreign corporation
related to us and (c) such non-U.S. holder complies to the extent necessary with
certain identification requirements, including the timely delivery of a
statement signed by the beneficial owner of the Note under penalties of perjury
certifying that such owner is not a U.S. Holder and providing the name and
address of the beneficial owner. The statement may be made on a Form W-8BEN or
a substantially similar form, and the beneficial owner must inform the
withholding agent of any change in the information on the statement within 30
days of such change. Interest received by a non-U.S. Holder which does not
qualify for exemption from taxation will be subject to United States Federal
income tax and withholding tax at a rate of 30% unless reduced or eliminated by
an applicable tax treaty.
Page 28
Generally, a non-U.S. Holder will not be subject to Federal income taxes on
any amount which constitutes capital gain upon retirement or disposition of a
Note, provided the gain is not effectively connected with the conduct of a trade
or business in the United States by the non-U.S. Holder. Certain other
exceptions may be applicable, and a non-U.S. Holder should consult its tax
advisor in this regard.
The Notes will not be includable in the estate of a non-U.S. Holder unless
the individual holds actually or constructively 10% or more of the total voting
power of all our voting stock or, at the time of such individual's death,
payments in respect of the Notes would have been effectively connected with the
conduct by such individual of a trade or business in the United States.
BACKUP WITHHOLDING
Backup withholding of United States Federal income tax at a rate of 31% may
apply to principal and interest payments made in respect of the Notes to
registered owners who are not "exempt recipients" and who fail to provide
certain identifying information (such as the registered owner's taxpayer
identification number) in the required manner. Generally, individuals are not
exempt recipients, whereas corporations and certain other entities generally are
exempt recipients. Payments made in respect of the Notes to a U.S. Holder must
be reported to the Internal Revenue Service, unless the U.S. Holder is an exempt
recipient or establishes an exemption. Compliance with the identification
procedures described in the preceding section would establish an exemption from
backup withholding and reporting for those non-U.S. Holders who are not exempt
recipients, provided that the payor does not have actual knowledge that the
holder is a U.S. Holder.
Any amounts withheld under the backup withholding rules from a payment to a
beneficial owner would be allowed as a refund or a credit against such
beneficial owner's United States Federal income tax provided the required
information is furnished to the Internal Revenue Service.
PLAN OF DISTRIBUTION
Each broker-dealer that receives new notes for its own account through the
exchange offer must acknowledge that it will deliver a prospectus in connection
with any resale of the new notes. This prospectus, as it may be amended or
supplemented from time to time, may be used by a broker-dealer in connection
with resales of new notes received in exchange for old notes where the old notes
were acquired by the broker-dealer as a result of market-making activities or
other trading activities. We have agreed that, for a period of 30 days after
this prospectus is mailed to holders of the old notes, we will make this
prospectus, as amended or supplemented, available to any broker-dealer for use
in connection with any resale.
We will not receive any proceeds from any sale of new notes by
broker-dealers. New notes received by broker-dealers for their own account
through the exchange offer may be sold from time to time in one or more
transactions in the over-the-counter market, in negotiated transactions through
the writing of options on the new notes or a combination of these methods of
resale, at market prices prevailing at the time of resale, at prices related to
prevailing market prices or at negotiated prices. The resale may be made
directly to purchasers or to or through brokers or dealers who may receive
compensation in the form of commissions or concessions from the broker-dealer
and/or purchasers of the new notes. Any broker-dealer that resells new notes
that were received by it for its own account under the exchange offer and any
broker or dealer that participates in a distribution of new notes may be
considered to be an "underwriter" within the meaning of the Act and any profit
of such resale of new notes and any commissions or concessions received by any
person may be considered to be underwriting compensation under the Securities
Act. The letter of transmittal states that, by acknowledging that it will
deliver and by delivering a prospectus, a broker-dealer will not have admitted
that it is an "underwriter" within the meaning of the Securities Act. Each
broker-dealer that receives new notes under the exchange offer agrees to notify
us before using this prospectus in connection with the sale or transfer of new
notes and will be notified by us of the happening of any event which makes any
statement in this prospectus untrue in any material respect or which requires
the making of any changes in this prospectus not misleading, which notice we
agree to deliver promptly to the broker-dealer.
We have agreed to pay all expenses for the exchange offer other than
commissions or concessions of any brokers or dealers and will indemnify the
holders of the notes participating in the exchange offer (including any
broker-dealers) against certain liabilities, including liabilities under the
Securities Act.
Page 29
LEGAL MATTERS
The validity of the Notes offered hereby will be passed upon for us by
Locke Liddell & Sapp LLP, Dallas, Texas.
EXPERTS
The consolidated financial statements and the related consolidated
financial statement schedules incorporated in this prospectus by reference from
our Annual Report on Form 10-K/A have been audited by Deloitte & Touche LLP,
independent auditors, as stated in their report, which is incorporated herein by
reference, and have been so incorporated in reliance upon the report of such
firm given upon their authority as experts in accounting and auditing.
Page 30
================================================================================
WEINGARTEN REALTY INVESTORS
$200,000,000 7% NOTES DUE 2011
_________________
PROSPECTUS
__________________
November 30, 2001
________________________________________________________________________________
We have not authorized any dealer, salesperson or other person to give you
written information other than this prospectus or to make representations as to
matters not stated in this prospectus. You must not rely on unauthorized
information. This prospectus is not an offer to exchange these securities in any
jurisdiction where that would not be permitted or legal. Neither the delivery of
this prospectus nor any exchange made hereunder after the date of this
prospectus shall create an implication that the information contained herein or
our affairs have not changed since the date hereof.
________________________________________________________________________________
================================================================================