AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON JUNE 6, 2001
REGISTRATION STATEMENT NO. 333-
================================================================================
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
------------------------
FORM S-3
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
------------------------
SL GREEN REALTY CORP.
(Exact name of each registrant as specified in its charter)
MARYLAND 13-3956775
(State or other jurisdiction of (I.R.S. employer identification
incorporation or organization) number)
------------------------
420 LEXINGTON AVENUE
NEW YORK, NEW YORK 10170
(212) 594-2700
(Address, including zip code, and telephone number, including area
code, of each registrant's principal executive office)
------------------------
STEPHEN L. GREEN
CHAIRMAN AND CHIEF EXECUTIVE OFFICER
420 LEXINGTON AVENUE
NEW YORK, NEW YORK 10170
(212) 594-2700
(Name, address, including zip code, and telephone number, including area code,
of agent for service)
------------------------
COPY TO:
MICHAEL F. TAYLOR, ESQ.
SIDLEY AUSTIN BROWN & WOOD LLP
555 CALIFORNIA STREET
SAN FRANCISCO, CALIFORNIA 94104-1715
(415) 772-1205
------------------------
APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO PUBLIC: From time to
time after this Registration Statement becomes effective.
If the only securities being registered on this form are being offered
pursuant to dividend or interest reinvestment plans, please check the following
box.|_|
If any of the securities being registered on this form are to be offered on
a delayed or continuous basis pursuant to Rule 415 under the Securities Act of
1933, as amended, other than securities offered only in connection with dividend
or interest reinvestment plans, please check the following box.|X|
If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act of 1933, please check the
following box and list the Securities Act of 1933 registration statement number
of the earlier effective registration statement for the same offering.|_|
If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act of 1933, check the following box and list the
Securities Act of 1933 registration statement number of the earlier effective
registration statement for the same offering.|_|
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box.|X|
------------------------
CALCULATION OF REGISTRATION FEE
=================================================================================================================================
PROPOSED MAXIMUM PROPOSED MAXIMUM
TITLE OF CLASS OF AMOUNT TO BE AGGREGATE PRICE PER AGGREGATE OFFERING AMOUNT OF
SECURITIES TO BE REGISTERED REGISTERED SHARE (1) PRICE (1) REGISTRATION FEE (2)
-------------------------------------- ------------------- ------------------------ ----------------------- ---------------------
Shares of Common Stock, $.01 par
value per share (2) ................. 284,787 $28.18 $8,025,297 $2,006
=================================================================================================================================
(1) Estimated solely for purposes of calculating the registration fee.
(2) Pursuant to Rule 457(c) of the rules and regulations under the Securities
Act of 1933, as amended, the registration fee is calculated based on the
average of the high and low sale prices of SL Green Realty Corp.'s common
stock on the New York Stock Exchange for June 1, 2001
------------------------
THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON THE DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT
SHALL FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE WITH SECTION 8(A) OF THE SECURITIES
ACT OF 1933 OR UNTIL THIS REGISTRATION STATEMENT SHALL BECOME EFFECTIVE ON THE
DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(A), MAY DETERMINE.
================================================================================
The information contained in this prospectus is not complete and may be changed.
We may not sell these securities until the registration statement filed with the
Securities and Exchange Commission is effective. This prospectus is not an offer
to sell these securities and it is not soliciting an offer to buy these
securities in any State where the offer or sale is not permitted.
SUBJECT TO COMPLETION,
PRELIMINARY PROSPECTUS DATED JUNE 6, 2001
PROSPECTUS
284,787 SHARES
SL GREEN
[LOGO]
COMMON STOCK
--------------
This Prospectus relates to:
o the offer and sale from time to time by a selling shareholder of up to
44,772 shares of our common stock issued to that shareholder in exchange for
units of limited partnership interest in SL Green Operating Partnership, L.P.
and
o the offer and sale from time to time by certain shareholders of up to
240,015 shares of our common stock which may be offered from time to time by the
selling shareholders named in this prospectus.
The registration of the shares does not necessarily mean that any of the
unitholders will redeem their units or that any of the shares will be offered or
sold by any of the selling shareholders. We will receive no proceeds of any
sales of the shares, but will incur expenses in connection with the offering.
See "Selling Shareholders" and "Plan of Distribution"
We will acquire units from the redeeming unitholders in exchange for
shares of common stock that we issue. Upon any redemption, we may elect to pay
cash for the units tendered rather than common shares.
Our common stock is listed on the New York Stock Exchange under the symbol
SLG.
The selling shareholders from time to time may offer and sell the shares
held by them directly or through agents or broker-dealers on terms to be
determined at the time of sale. To the extent required, the names of any agent
or broker-dealer and applicable commissions or discounts and any other required
information with respect to any particular offer will be set forth in the
section of this prospectus entitled "Plan of Distribution" or in an accompanying
prospectus supplement. Each of the selling shareholders reserves the sole right
to accept or reject, in whole or in part, any proposed purchase of the shares to
be made directly or through agents.
SEE "RISK FACTORS" BEGINNING ON PAGE 2 OF THIS PROSPECTUS FOR A
DESCRIPTION OF FACTORS THAT SHOULD BE CONSIDERED BY PURCHASERS OF THE
SECURITIES.
Neither the Securities and Exchange Commission nor any state securities
commission has approved or disapproved of these securities or passed upon the
adequacy of this prospectus. Any representation to the contrary is a criminal
offence.
June 6, 2001
TABLE OF CONTENTS
PAGE
INFORMATION ABOUT SL GREEN...................................................1
RISK FACTORS.................................................................2
FORWARD-LOOKING STATEMENTS MAY PROVE INACCURATE..............................8
NO PROCEEDS TO SL GREEN......................................................8
SELLING SHAREHOLDERS.........................................................9
DESCRIPTION OF COMMON STOCK..................................................9
RESTRICTIONS ON OWNERSHIP OF CAPITAL STOCK..................................11
MATERIAL FEDERAL INCOME TAX CONSEQUENCES....................................12
PLAN OF DISTRIBUTION........................................................22
LEGAL MATTERS...............................................................23
EXPERTS.....................................................................23
WHERE YOU CAN FIND MORE INFORMATION.........................................23
i
INFORMATION ABOUT SL GREEN
SL Green is a self managed real estate investment trust, which we refer to
as a REIT, with in-house capabilities in property management, development,
construction and acquisitions. We are the first such REIT to own, manage, lease,
acquire and reposition only Class B office properties in Manhattan. We own all
of our assets and conduct substantially all of our business through our
operating partnership, SL Green Operating Partnership, L.P. We are the managing
general partner of the operating partnership and as of March 31, 2001, we owned
91.5% of the outstanding partnership interests in the operating partnership.
The term "Class B" is generally used in the Manhattan office market to
describe office properties which are more than 25 years old but are in good
physical condition, enjoy widespread acceptance by high-quality tenants and are
situated in desirable locations in Manhattan. Class B office properties can be
distinguished from Class A properties in that Class A properties are generally
newer properties with higher finishes and obtain the highest rental rates within
their markets.
As of March 31, 2001, the Company's wholly owned portfolio consisted of 20
Class B commercial properties encompassing approximately 7.8 million rentable
square feet located primarily in midtown Manhattan, a borough of New York City
("Manhattan") (the "Properties") and one triple-net leased property located in
Shelton, Connecticut. As of March 31, 2001, the weighted average occupancy
(total occupied square feet divided by total available square feet) of the
Properties was 99%. The Company's portfolio also includes ownership interests in
unconsolidated joint ventures, which own five Class B commercial properties in
Manhattan, encompassing approximately 2.2 million rentable square feet (97%
occupied as of March 31, 2001). In addition, the Company continues to manage
four office properties owned by third-parties and affiliated companies
encompassing approximately 1.0 million rentable square feet.
A variety of tenants who do not require or desire or who cannot afford
Class A space are attracted to Class B office properties due to their prime
locations, excellent amenities, distinguished architecture and relatively less
expensive rental rates. Class B office space has historically attracted many
smaller growth-oriented firms and has played a critical role in satisfying the
space requirements of particular industry groups in Manhattan, such as the
advertising, apparel, business services, engineering, not-for-profit, "new
media" and publishing industries. By way of example, some of the tenants that
currently occupy space in our properties include The City of New York, BMW of
Manhattan, Inc., Metro North, New York Life Insurance Company, St. Luke's
Roosevelt Hospital, CBS, Inc., Parade Publications, Dow Jones, Crain
Communications, Ann Taylor, Escada, Cowles Business Media, Kallir, Philips, Ross
Inc., MCI International, New York Presbyterian Hospital, Ross Stores, UNICEF,
Gibbs & Co Inc. and Young Rubicam, Inc.
Our management team has developed a comprehensive knowledge of the
Manhattan Class B office market, an extensive network of tenant and other
business relationships and experience in acquiring underperforming office
properties and repositioning them into profitable Class B properties through
intensive full-service management and leasing efforts.
We were incorporated in the State of Maryland on June 10, 1997. Our
executive offices are located at 420 Lexington Avenue, New York, New York 10170
and our telephone number is (212) 594-2700. We also maintain a Web site at
www.slgreen.com.
1
RISK FACTORS
An investment in the shares of SL Green involves various risks.
o FUTURE DECLINES IN THE DEMAND FOR OFFICE SPACE IN MIDTOWN MANHATTAN
COULD ADVERSELY AFFECT OUR RESULTS OF OPERATIONS AND, CONSEQUENTLY, OUR ABILITY
TO MAKE DISTRIBUTIONS TO SHAREHOLDERS.
Most of our office properties are located in midtown Manhattan. As a
result, our business is largely dependent on the condition of the New York City
economy in general and the market for office space in midtown Manhattan, in
particular. The New York City economy may not continue to grow. The market for
office space in midtown Manhattan has experienced downturns, most recently in
the late 1980's and the early 1990's. A similar downturn could result in a
reduction of our revenue and thus adversely affect our ability to make
distributions to shareholders.
WE MAY BE UNABLE TO RENEW LEASES OR RELET SPACE AS LEASES EXPIRE. When our
tenants decide not to renew their leases upon their expiration, we may not be
able to relet the space. Even if tenants do renew or we can relet the space, the
terms of renewal or reletting, including the cost of required renovations, may
be less favorable than current lease terms. Over the next five years, through
the end of 2005, leases will expire on approximately 37.5% and 36.1% of the
rentable square feet at our wholly owned and joint venture properties,
respectively. As of March 31, 2001, approximately 2.9 million and 0.8 million
square feet are scheduled to expire by December 31, 2005 at our wholly owned and
joint venture properties, respectively and these leases currently have
annualized escalated rental income totaling $85.8 million and $20.6 million,
respectively. If we are unable to promptly renew the leases or relet this space
at similar rates, our cash flow and ability to service debt and make
distributions to shareholders would be adversely affected.
THE EXPIRATION OF LONG TERM LEASES OR OPERATING SUBLEASE INTERESTS COULD
ADVERSELY AFFECT OUR RESULTS OF OPERATION. Our interest in four of our
properties is through either long-term leasehold or operating sublease interests
in the land and the improvements, rather than by a fee interest in the land.
Unless we can purchase a fee interest in the underlying land or extend the terms
of these leases before their expiration, we will lose our right to operate these
properties and our interest in the improvements upon expiration of the leases.
These properties are 673 First Avenue, 420 Lexington Avenue, 711 Third Avenue
and 1140 Avenue of the Americas. The average term of these long term leases,
including our unilateral extension rights on two of the properties, is 48 years.
Pursuant to the operating sublease arrangements, we, as tenant under the
operating sublease, perform the functions traditionally performed by landlords
with respect to our subtenants. We are responsible for not only collecting rent
from our subtenants, but also maintaining the property and paying expenses
relating to the property. The annualized escalated rents of these properties at
March 31, 2001 totaled $74.4 million or 34.4% of SL Green's total annualized
revenue.
RELIANCE ON MAJOR TENANTS COULD ADVERSELY AFFECT OUR RESULTS OF
OPERATIONS. Giving effect to signed leases in effect as of March 31, 2001 for
wholly owned properties as of that date, the five largest tenants, based on
annualized rent, accounted for approximately 10.2% of our total annualized
rental revenues and no one tenant accounted for more than 2.5% of that total.
Our business would be adversely affected if any of these tenants became
insolvent, declared bankruptcy or otherwise refused to pay rent in a timely
fashion or at all.
o OUR DEPENDENCE ON SMALLER AND GROWTH-ORIENTED BUSINESSES TO RENT CLASS B
OFFICE SPACE COULD ADVERSELY AFFECT OUR CASH FLOW.
Many of the tenants in our wholly owned properties are smaller,
growth-oriented businesses that may not have the financial strength of larger
corporate tenants. Smaller companies generally experience a higher rate of
failure than large businesses. Growth-oriented firms may seek other office
space, including Class A space, as they develop. Dependence on these companies
could create a higher risk of tenant defaults, turnover and bankruptcies, which
could adversely affect our distributable cash flow.
2
o DEBT FINANCING, FINANCIAL COVENANTS, DEGREE OF LEVERAGE, AND INCREASES
IN INTEREST RATES COULD ADVERSELY AFFECT OUR ECONOMIC PERFORMANCE.
SCHEDULED DEBT PAYMENTS COULD ADVERSELY AFFECT OUR RESULTS OF OPERATION.
The total principal amount of our outstanding consolidated indebtedness was
$740.5 million as of March 31, 2001, $44.9 million of which was borrowings under
our secured credit facility, $167 million under our unsecured credit facility
and $528.6 million of which was non-recourse mortgage loans on 11 of our
properties. Cash flow could be insufficient to pay distributions at expected
levels and meet the payments of principal and interest required under our
current mortgage indebtedness and our credit facilities. Our secured credit
facility matures on December 22, 2001. Our unsecured credit facility matures on
June 27, 2003. The total principal amount of indebtedness outstanding at the
joint venture properties was $274.6 million, of which our share was $128.4
million.
If we are unable to make payments under our secured or unsecured credit
facilities, all amounts due and owing at such time shall accrue interest at a
rate equal to 5% and 4%, respectively, higher than the rate at which each such
loan was made. If a property is mortgaged to secure payment of indebtedness and
we are unable to meet mortgage payments, the mortgagee could foreclose on the
property, resulting in loss of income and asset value. Foreclosure on mortgaged
properties or an inability to make scheduled payments under the credit facility
would likely have a negative impact on our financial condition and results of
operations.
We may not be able to refinance existing indebtedness, which in virtually
all cases requires substantial principal payments at maturity. In December 2003,
$11.3 million of debt on one of our wholly owned buildings will have matured and
in 2004, $229 million of debt on other of our wholly owned buildings will have
matured. In 2002, $64.6 million, and in 2003, $58.0 million of debt on three of
our joint venture properties will have matured. At the present time we intend to
refinance the debt associated with these properties on or prior to their
respective maturity dates. If any principal payments due at maturity cannot be
refinanced, extended or paid with proceeds of other capital transactions, such
as new equity capital, our cash flow will not be sufficient in all years to
repay all maturing debt. At the time of refinancing, prevailing interest rates
or other factors such as the possible reluctance of lenders to make commercial
real estate loans, may result in higher interest rates. Increased interest
expense on the refinanced debt would adversely affect cash flow and our ability
to service debt and make distributions to shareholders.
FINANCIAL COVENANTS COULD ADVERSELY AFFECT OUR ABILITY TO CONDUCT OUR
BUSINESS. The mortgages on our properties contain negative covenants which limit
our ability to further mortgage the property, to enter into new leases or
materially modify existing leases, and to discontinue insurance coverage. In
addition, our secured and unsecured credit facilities contain restrictions and
requirements on our method of operations. Our secured and unsecured credit
facilities also have requirements that designate total debt to assets ratios,
debt service coverage ratios and minimum ratios of unencumbered assets to
unsecured debt are maintained. Restrictions on our ability to conduct business
could adversely affect our results of operations and our ability to make
distributions to shareholders.
RISING INTEREST RATES COULD ADVERSELY AFFECT OUR CASH FLOW. Advances under
our secured and unsecured credit facilities and certain property-level mortgage
debt will bear interest at a variable rate. These variable rate borrowings
totaled $361.9 million at March 31, 2001. Borrowings under our unsecured credit
facility bear interest at a spread equal to the London Interbank Offered Rate
("LIBOR") plus from 137.5 basis points to 175 basis points, depending on our
leverage ratio. Borrowings under our secured credit facility bear interest at a
spread equal to the LIBOR plus 125 basis points. As of March 31, 2001 borrowings
under the secured and unsecured facilities totaled $167.0 and $44.9 million and
bore interest at 7.00% and 7.19%, respectively. Additionally, certain advances
under property-level mortgage debt ($150.0 million) bear interest at a variable
rate. We may incur indebtedness in the future that also bears interest at a
variable rate or may be required to refinance our debt at higher rates.
Accordingly, increases in interest rates above that which we anticipated based
upon historical trends could adversely affect our ability to continue to make
distributions to shareholders. At March 31, 2001, a hypothetical 100 basis
point adverse move (increase) in interest rates along the entire interest
rate curve would adversely effect our interest costs by approximately $4.0
million annually.
3
OUR POLICY OF NO LIMITATION ON DEBT COULD ADVERSELY AFFECT OUR CASH FLOW.
Our organizational documents do not contain any limitation on the amount of
indebtedness we may incur. As of March 31, 2001, assuming the conversion of all
outstanding units of the operating partnership into shares of our common stock,
our debt to market capitalization ratio, excluding our share of joint venture
debt of $128.0 million, was approximately 46%. However, our policy is to incur
debt only if upon this incurrence our debt to market capitalization ratio would
be 55% or less. Our board of directors can alter or eliminate this policy and
would do so if our board of directors determines that this action is in the best
interests of our business. If this policy is changed and we become more highly
leveraged, an increase in debt service that could adversely affect cash
available for distribution to shareholders and could increase the risk of
default on our indebtedness. In addition, any change that increases our debt to
market capitalization percentage could be viewed negatively by investors. As a
result, our share price could decrease.
We have established our debt policy relative to the total market
capitalization of our business rather than relative to the book value of our
assets. We use total market capitalization because we believe that the book
value of our assets, which to a large extent is the depreciated original cost of
our properties, our primary tangible assets, does not accurately reflect our
ability to borrow and to meet debt service requirements. Our market
capitalization, however, is more variable than book value, and does not
necessarily reflect the fair market value of our assets at all times. We also
will consider factors other than market capitalization in making decisions
regarding the incurrence of indebtedness, such as the purchase price of
properties to be acquired with debt financing, the estimated market value of our
properties upon refinancing and the ability of particular properties and our
business as a whole to generate cash flow to cover expected debt service.
INVESTMENTS IN MORTGAGE LOANS COULD CAUSE EXPENSES WHICH COULD ADVERSELY
AFFECT OUR RESULTS OF OPERATIONS. We own mortgage interests in three properties
with an aggregate book value of $93.0 million at March 31, 2001. To the extent
we invest in mortgage loans and preferred equity, such investments may or may
not be recourse obligations of the borrower and generally will not be insured or
guaranteed by governmental agencies or otherwise. In the event of a default
under these obligations, we may have to foreclose our mortgages or protect our
investments by acquiring title to a property and thereafter making substantial
improvements or repairs in order to maximize the property's investment
potential. Borrowers may contest enforcement of foreclosure or other remedies,
seek bankruptcy protection against such enforcement and/or bring claims for
lender liability in response to actions to enforce mortgage obligations.
Relatively high loan-to-value ratios and declines in the value of the property
may prevent us from realizing an amount equal to its mortgage loan upon
foreclosure.
JOINT INVESTMENTS COULD BE ADVERSELY AFFECTED BY OUR LACK OF SOLE
DECISION-MAKING AUTHORITY AND RELIANCE UPON A CO-VENTURER'S FINANCIAL CONDITION.
We co-invest with third parties through partnerships, joint ventures,
co-tenancies or other entities, acquiring non-controlling interests in, or
sharing responsibility for managing the affairs of, a property, partnership,
joint venture, co-tenancy or other entity. Therefore, we will not be in a
position to exercise sole decision-making authority regarding that property,
partnership, joint venture or other entity. Investments in partnerships, joint
ventures, or other entities may involve risks not present were a third party not
involved, including the possibility that our partners, co-tenants or
co-venturers might become bankrupt or otherwise fail to fund their share of
required capital contributions. Additionally, our partners or co-venturers might
at any time have economic or other business interests or goals which are
inconsistent with our business interests or goals. These investments may also
have the potential risk of impasses on decisions such as a sale, because neither
we nor the partner, co-tenant or co-venturer would have full control over the
partnership or joint venture. Consequently, actions by such partner, co-tenant
or co-venturer might result in subjecting properties owned by the partnership or
joint venture to additional risk. In addition, we may in specific circumstances
be liable for the actions of our third-party partners, co-tenants or
co-venturers. As of March 31, 2001, SL Green was participating in five
unconsolidated joint ventures encompassing five properties and had an aggregate
cost basis in the joint ventures totaling $72.7 million.
o OUR SHAREHOLDERS' ABILITY TO EFFECT CHANGES IN CONTROL OF SL GREEN IS
LIMITED.
PROVISIONS OF OUR ARTICLES OF INCORPORATION AND BYLAWS COULD INHIBIT
CHANGES IN CONTROL. A change of control of SL Green could benefit shareholders
by providing them with a premium over the then-prevailing market price of the
stock. However provisions contained in our articles of incorporation and bylaws
may delay or prevent a change in control of SL Green. These provisions,
discussed more fully below, are:
4
o staggered board of directors;
o ownership limitations for tax purposes;
o the board of directors ability to issue additional common stock and
preferred stock without shareholder approval; and
o shareholder rights plan.
o OUR BOARD OF DIRECTORS IS STAGGERED INTO THREE SEPARATE CLASSES.
The board of directors of SL Green is divided into three classes. The terms
of the class I, class II and class III directors expire in 2004, 2002 and
2003, respectively. Our classified board may deter changes in control because
of the increased time period necessary for a third party to acquire control
of the board.
o WE HAVE A SHARE OWNERSHIP LIMIT FOR REIT TAX PURPOSES. To remain
qualified as a REIT for federal income tax purposes, not more than 50% in
value of our outstanding capital stock may be owned by five or fewer
individuals at any time during the last half of any year. For this purpose,
stock may be "owned" directly, as well as indirectly under certain
constructive ownership rules, including, for example, rules that attribute
stock held by one family member to another family member. To avoid violating
this rule regarding share ownership limitations and maintain our REIT
qualification, our articles of incorporation prohibit ownership by any single
shareholder of more than 9.0% in value or number of shares of any class or
series of our stock.
The board of directors has the discretion to raise or waive this
limitation on ownership for any shareholder if deemed to be in our best
interest. To obtain a waiver, a shareholder must present the board and our tax
counsel with evidence that ownership in excess of this limit will not affect our
present or future REIT status.
Absent any exemption or waiver, stock acquired or held in excess of the
limit on ownership will be transferred to a trust for the exclusive benefit of a
designated charitable beneficiary, and the shareholder's rights to distributions
and to vote would terminate. The shareholder would be entitled to receive, from
the proceeds of any subsequent sale of the shares transferred to the charitable
trust, the lesser of: the price paid for the stock or, if the owner did not pay
for the stock, the market price of the stock on the date of the event causing
the stock to be transferred to the charitable trust; and the amount realized
from the sale.
THIS LIMITATION ON OWNERSHIP OF STOCK COULD DELAY OR PREVENT A CHANGE IN
CONTROL.
o FUTURE ISSUANCES OF COMMON STOCK AND PREFERRED STOCK COULD DILUTE
EXISTING SHAREHOLDERS' INTERESTS. Our articles of incorporation authorize our
board of directors to issue additional shares of common stock and preferred
stock without shareholder approval. This issuance could dilute our existing
shareholders' interests. Also, any future series of preferred stock may have
voting provisions that could delay or prevent a change of control.
o WE HAVE A SHAREHOLDER RIGHTS PLANS.
We adopted a shareholder rights plan which provides, among other things,
that when specified events occur, our shareholders will be entitled to purchase
from us a newly created series of junior preferred shares, subject to our
ownership limit described below. The preferred share purchase rights are
triggered by the earlier to occur of (1) ten days after the date of a public
announcement that a person or group acting in concert has acquired, or obtained
the right to acquire, beneficial ownership of 17% or more of our outstanding
shares of common stock or (2) ten business days after the commencement of or
announcement of an intention to make a tender offer or exchange offer, the
consummation of which would result in the acquiring person becoming the
beneficial owner of 17% or more of our outstanding common stock. The preferred
share purchase rights would cause substantial dilution to a person or group that
attempts to acquire us on terms not approved by our board of directors.
5
o THERE ARE POTENTIAL CONFLICTS OF INTEREST BETWEEN US AND MESSRS.
GREEN AND FELDMAN.
There is a potential conflict of interest relating to the disposition of
the property contributed to us by Stephen L. Green, and his family and Benjamin
P. Feldman. Both Mr. Green and Mr. Feldman serve as members of the board of
directors and Mr. Green is the Chief Executive Officer. As part of our
formation, these individuals contributed appreciated property, with a net book
value of $73.4 million, to the operating partnership in exchange for units of
interest in the operating partnership. They did not recognize any taxable
gain as a result of the contribution. The operating partnership, however,
took a tax basis in the contributed property equal to that of the
contributing unitholder. The fair market value of the property contributed by
these individuals exceeded its tax basis by approximately $34.0 million at
the time of contribution. The difference between fair market value and tax
basis at the time of contribution represents a built-in gain. If we sell a
property in a transaction in which a taxable gain is recognized, for tax
purposes the built-in gain would be allocated solely to those individuals but
not to us. As a result, Messrs. Green and Feldman have a conflict of interest
if the sale of a property which they contributed is in our best interest but
not theirs.
There is a potential conflict of interest relating to the refinancing of
indebtedness allocated to Messrs. Green and Feldman. These individuals would
recognize gain if they were to receive a distribution of cash from the operating
partnership in an amount that exceeds their tax basis in their respective
partnership units. Their tax basis includes their share of debt, including
mortgage indebtedness, owed by the operating partnership. If the operating
partnership were to retire such debt, then these individuals would experience a
decrease in their share of liabilities which, for tax purposes, would be treated
as a distribution of cash to them. To the extent the deemed distribution of cash
exceeded their tax basis, they would recognize gain.
o LIMITATIONS ON ABILITY TO SELL OR REDUCE THE INDEBTEDNESS ON SPECIFIC
MORTGAGED PROPERTIES COULD ADVERSELY AFFECT THE VALUE OF THE STOCK.
We have agreed to restrictions relating to future transactions involving
673 First Avenue and 470 Park Avenue South. During the period of time that these
restrictions apply, our ability to manage or use these properties in a manner
that is in our overall best interests may be impaired. In particular, these
restrictions could preclude us from participating in major transactions
otherwise favorable to us if a disposition of these restricted assets is
required. These restrictions may also inhibit a change in control of SL Green
even though a disposition or change in control might be in the best interests of
the shareholders.
Specifically, we have agreed not to sell our interest in these properties
until August 20, 2009 without the approval of unit holders holding at least 75%
of the units issued in consideration for these properties. The current
carrying value of the commerical real estate totalled $81.9 million at March
31, 2001. We have also agreed not to reduce the mortgage indebtedness ($20.9
million at March 31, 2001), other than pursuant to scheduled amortization, on
either property until one year prior to their respective maturity dates
without the same consent. In addition, we are obligated to use commercially
reasonable efforts to refinance these mortgages prior to their respective
maturity dates in amounts not less than the principal amount outstanding on
the maturity date. With respect to 673 First Avenue, Stephen Green controls
at least 75% of the units whose approval is necessary. With respect to 470
Park Avenue South, Stephen Green controls at least 65% of the units whose
approval is necessary. Finally, during this period, we may not incur debt
secured by any of these properties if the amount of our new debt would exceed
the greater of 75% of the value of the property securing the debt or the
amount of existing debt being refinanced plus associated costs. The maturity
date for the mortgage loan for 673 First Avenue is December 12, 2003 and the
maturity date for the mortgage loan for 470 Park Avenue South is April 1,
2004.
In connection with future acquisitions of interests in properties, we may
agree to similar restrictions on our ability to sell or refinance the acquired
properties with similar potential adverse consequences.
MEMBERS OF MANAGEMENT MAY HAVE A CONFLICT OF INTEREST OVER WHETHER TO
ENFORCE TERMS OF AGREEMENTS WITH ENTITIES IN WHICH SENIOR MANAGEMENT, DIRECTLY
OR INDIRECTLY, HAS AN INTEREST. Two entities owned by one of Mr. Green's sons,
First Quality Maintenance, L.P. and Classic Security LLC, currently provide
cleaning and security services to all of our office properties, with the
exception of cleaning services at one property. SL Green and our tenants account
for approximately 37.5% of First Quality Maintenance, L.P.'s 2000 total revenue
and 46.0% of Classic Security LLC's 2000 total revenue. While the contracts
pursuant to which these services are provided are
6
reviewed annually by the board of directors, they are not the result of arm's
length negotiations and, therefore, there can be no assurance that the terms and
conditions are not less favorable than those which could be obtained from third
parties providing comparable services.
MEMBERS OF MANAGEMENT MAY HAVE A CONFLICT OF INTEREST OVER WHETHER TO
ENFORCE TERMS OF SENIOR MANAGEMENT'S EMPLOYMENT AND NONCOMPETITION AGREEMENTS.
Stephen Green, Marc Holliday, Michael Reid, Andrew Levine, Thomas Wirth and
Gerard Nocera entered into employment and noncompetition agreements with us
pursuant to which they have agreed not to engage in the acquisition, development
or operation of office real estate in the New York City metropolitan area.
However, Mr. Green has interests in two properties in Manhattan which are exempt
from the non-competition provisions of his employment and non-competition
agreement. For the most part these restrictions apply to the executive both
during their employment and for a period of time thereafter. Each executive is
also prohibited from otherwise disrupting or interfering with our business
through the solicitation of our employees or clients or otherwise. To the extent
that we choose to enforce our rights under any of these agreements, we may
determine to pursue available remedies, such as actions for damages or
injunctive relief, less vigorously than we otherwise might because of our desire
to maintain our ongoing relationship with the individual involved. Additionally,
the non-competition provisions of these agreements despite being limited in
scope and duration, could be difficult to enforce, or may be subject to limited
enforcement, should litigation arise over them in the future.
o FAILURE OF SL GREEN TO QUALIFY AS A REIT WOULD BE COSTLY
SL Green operates in a manner to qualify as a REIT for federal income tax
purposes. Many of these requirements, however, are highly technical and complex.
The determination that we are a REIT requires an analysis of factual matters and
circumstances. These matters, some of which may not be totally within our
control, can affect our qualification as a REIT. For example, to qualify as a
REIT, at least 95% of our gross income must come from designated sources that
are listed in the REIT tax laws. We are also required to distribute to
shareholders at least 90% of our REIT taxable income excluding capital gains.
The fact that we hold our assets through the operating partnership and its
subsidiaries further complicates the application of the REIT requirements. Even
a technical or inadvertent mistake could jeopardize our REIT status.
Furthermore, Congress and the Internal Revenue Service (the "IRS") might make
changes to the tax laws and regulations, and the courts might issue new rulings
that make it more difficult, or impossible for us to remain qualified as a REIT.
If we fail to qualify as a REIT, we would be subject to federal income tax
at regular corporate rates. Also, unless the IRS grants us relief under specific
statutory provisions, we would remain disqualified as a REIT for four years
following the year we first failed to qualify. If we failed to qualify as a
REIT, we would have to pay significant income taxes and would therefore have
less money available for investments or for distributions to shareholders. This
would likely have a significant adverse affect of the value of our securities.
In addition, the REIT tax laws would no longer require us to make any
distributions to shareholders.
o WE ARE DEPENDENT ON EXTERNAL SOURCES OF CAPITAL
Because of distribution requirements imposed on us to qualify as a REIT,
it is not likely that we will be able to fund all future capital needs,
including acquisitions, from income from operations. We therefore will have to
rely on third-party sources of capital, which may or may not be available on
favorable terms or at all. Our access to third-party sources of capital depends
on a number of things, including the market's perception of our growth potential
and our current and potential future earnings. In addition, we anticipate having
to raise money in the public equity and debt markets with some regularity, and
our ability to do so will be dependent upon the general conditions prevailing in
these markets. Recent conditions have demonstrated that conditions may exist
which effectively prevent us, and REITs in general, from accessing these
markets. Moreover, additional equity offerings may result in substantial
dilution of our shareholders' interests, and additional debt financing may
substantially increase our leverage.
7
FORWARD-LOOKING STATEMENTS MAY PROVE INACCURATE
This document and the documents that are incorporated by reference contain
forward-looking statements that are subject to risks and uncertainties.
Forward-looking statements include information concerning possible or assumed
future results of our operations, including any forecasts, projections and plans
and objections for future operations. You can identify forward looking
statements by the use of forward looking expressions like "may," "will,"
"should," "expect," "anticipate," "estimate," or "continue" or any negative or
other variations on the expressions. Many factors could affect our actual
financial results, and could cause actual results to differ materially from
those in the forward-looking statements. These factors include the following:
o general economic or business conditions, either nationally or in New
York City, being less favorable than expected;
o demand for office space;
o risks of real estate acquisition;
o availability and creditworthiness of prospective tenants;
o adverse changes in the real estate markets;
o unanticipated increases occurring in financing and other costs;
o competition with other companies;
o legislative or regulatory changes adversely affecting real estate
investment trusts and the real estate business; and
o environmental and/or safety requirements.
We undertake no obligation to publicly update or revise any
forward-looking statements, whether as a result of new information, future
events or otherwise. In light of these risks and uncertainties, the
forward-looking events and circumstances discussed in this prospectus might not
occur.
-----------
You should rely only on the information contained or incorporated by
reference in this prospectus. We have not, and the underwriters have not,
authorized anyone to provide you with different information. If anyone provides
you with different or inconsistent information, you should not rely on it. We
are not, and the underwriters are not making an offer to sell these securities
in any jurisdiction where the offer or sale is not permitted. You should not
assume that the information contained or incorporated by reference in this
prospectus is accurate as of any date other than the date on the front cover of
this prospectus. Our business, financial condition, results of operations and
prospects may have changed since that date.
NO PROCEEDS TO SL GREEN
SL Green will not receive any of the proceeds from sales of shares by the
selling shareholders. All costs and expenses incurred in connection with the
registration under the Securities Act of 1933 of the offering made hereby will
be paid by SL Green, other than any brokerage fees and commissions, fees and
disbursements of legal counsel for the selling shareholders and share transfer
and other taxes attributable to the sale of the shares, which will be paid by
the selling shareholders.
8
SELLING SHAREHOLDERS
SL Green may issue the shares to selling shareholders holding up to an
aggregate of 44,772 units, if and to the extent that such selling shareholder
redeems its units and we issue them shares of common stock in exchange therefor.
SL Green may also issue shares to selling shareholders holding options for up to
an aggregate of 240,015 shares of common stock. The shares were either
originally issued, or upon redemption of units or exercise of the underlying
options, will be issued, by us in offerings exempt from the registration
requirements of the Securities Act of 1933. The shareholders in those offerings
or their pledgees, donees, transferees or other successors in interest who we
collectively refer to in this prospectus as selling shareholders, may from time
to time offer and sell any and all of the common shares offered under this
prospectus.
The following table sets forth information as of June 6, 2001 with respect
to shares covered by this prospectus. Because the selling shareholders may offer
all, some or none of the common shares that are covered by this prospectus, no
estimate can be made of the number of shares that will be offered under this
prospectus or the number of shares that will be owned by any of the selling
shareholders upon completion of the offering to which this prospectus relates.
Number of Shares Owned
Name of Selling Stockholder and Offered Hereby
--------------------------- ----------------------
Roger Kahn.................... 30,000
Andrew Levine................. 80,000
Steven Marks.................. 28,000
Andrew Mathias................ 12,500
David Nettina................. 9,515
Michael Reid.................. 80,000
SWIG Investors................ 44,772
--------
TOTAL................... 284,787
========
DESCRIPTION OF COMMON STOCK
GENERAL
SL Green's articles of incorporation provide that we may issue up to 100
million shares of common stock, $.01 par value per share. Subject to the
provisions of the articles of incorporation regarding excess stock, each
outstanding share of common stock entitles the holder to one vote on all matters
submitted to a vote of shareholders, including the election of directors, and,
except as provided with respect to any other class or series of stock, the
holders of this stock will possess the exclusive voting power. There is no
cumulative voting in the election of directors, which means that the holders of
a majority of the outstanding shares of common stock can elect all of the
directors then standing for election and the holders of the remaining shares
will not be able to elect any directors. On March 31, 2001, there were
24,705,163 shares of common stock outstanding.
All shares of common stock offered hereby have been duly authorized, and
will be fully paid and nonassessable. Subject to the preferential rights of any
other shares or series of stock and to the provisions of the articles of
incorporation regarding excess stock, holders of shares of common stock are
entitled to receive dividends on this stock if, as and when authorized and
declared by the board of directors of SL Green out of assets legally available
therefor and to share ratably in the assets of SL Green legally available for
distribution to its shareholders in the event of its liquidation, dissolution or
winding up after payment of or adequate provision for all known debts and
liabilities of SL Green.
Holders of shares of common stock have no preference, conversion,
exchange, sinking fund, redemption or appraisal rights and have no preemptive
rights to subscribe for any securities of SL Green. Subject to the provisions of
the articles of incorporation regarding excess stock, shares of common stock
will have equal dividend, liquidation and other rights.
9
PROVISIONS OF SL GREEN'S ARTICLES OF INCORPORATION
The articles of incorporation authorize the board of directors to
reclassify any unissued shares of common stock into other classes or series of
classes of stock and to establish the number of shares in each class or series
and to set the preferences, conversion and other rights, voting powers,
restrictions, limitations and restrictions on ownership, limitations as to
dividends or other distributions, qualifications and terms or conditions of
redemption for each class or series.
The board of directors is divided into three classes of directors, each
class constituting approximately one-third of the total number of directors,
with the classes serving staggered terms. At each annual meeting of
shareholders, the class of directors to be elected at the meeting will be
elected for a three-year term and the directors in the other two classes will
continue in office. We believe that classified directors will help to assure the
continuity and stability of the board of directors and our business strategies
and policies as determined by the board of directors. The use of a staggered
board may delay or defer a change in control of SL Green or removal of incumbent
management.
RESTRICTIONS ON OWNERSHIP
For SL Green to qualify as a REIT under the Internal Revenue Code of 1986,
as amended (the "Code"), not more than 50% in value of its outstanding common
stock may be owned, directly or indirectly, by five or fewer individuals,
according to the definition in the Code, during the last half of a taxable year
and the common stock must be beneficially owned by 100 or more persons during at
least 335 days of a taxable year of 12 months or during a proportionate part of
a shorter taxable year. To satisfy the above ownership requirements and other
requirements for qualification as a REIT, the board of directors has adopted,
and the shareholders prior to the initial public offering approved, a provision
in the articles of incorporation restricting the ownership or acquisition of
shares of common stock. SEE "RESTRICTIONS ON OWNERSHIP OF CAPITAL STOCK."
TRANSFER AGENT AND REGISTRAR
The transfer agent and registrar for the common stock is The Bank of New
York.
10
RESTRICTIONS ON OWNERSHIP OF CAPITAL STOCK
EXCESS STOCK
The articles of incorporation provide that SL Green may issue up to 75
million shares of excess stock, par value $.01 per share. FOR A DESCRIPTION OF
EXCESS STOCK, SEE "RESTRICTIONS ON OWNERSHIP" BELOW.
RESTRICTIONS ON OWNERSHIP
For SL Green to qualify as a REIT under the Code, among other things, not
more than 50% in value of its outstanding capital stock may be owned, directly
or indirectly, by five or fewer individuals during the last half of a taxable
year, other than the first year, and the shares of capital stock must be
beneficially owned by 100 or more persons during at least 335 days of a taxable
year of 12 months, other than the first year, or during a proportionate part of
a shorter taxable year. Pursuant to the Code, common stock held by specific
types of entities, such as pension trusts qualifying under Section 401(a) of the
Code, United States investment companies registered under the Investment Company
Act of 1940, partnerships, trusts and corporations, will be attributed to the
beneficial owners of these entities for purposes of the five or fewer
requirement: generally, the beneficial owners of these entities will be counted
as shareholders of SL Green.
In order to protect SL Green against the risk of losing its status as a
REIT due to a concentration of ownership among its shareholders, its articles of
incorporation, subject to exceptions, provide that no shareholder may own, or be
deemed to own by virtue of the attribution provisions of the Code, more than
9.0% which we refer to as the "Ownership Limit," of the aggregate number or
value of SL Green's outstanding shares of common stock. Limitations on the
ownership of preferred stock may also be imposed by SL Green. Any direct or
indirect ownership of shares of stock in excess of the Ownership Limit or that
would result in the disqualification of SL Green as a REIT, including any
transfer that results in shares of capital stock being owned by fewer than 100
persons or results in SL Green being "closely held" within the meaning of
Section 856(h) of the Code, shall be null and void, and the intended transferee
will acquire no rights to the shares of capital stock. The foregoing
restrictions on transferability and ownership will not apply if the board of
directors determines that it is no longer in the best interests of SL Green to
attempt to qualify, or to continue to qualify, as a REIT. The board of directors
may, in its sole discretion, waive the Ownership Limit if evidence satisfactory
to the board of directors and SL Green's tax counsel is presented that the
changes in ownership will not then or in the future jeopardize SL Green's REIT
status and the board of directors otherwise decides that this action is in the
best interest of SL Green.
Shares of capital stock owned, or deemed to be owned, or transferred to a
shareholder in excess of the Ownership Limit will automatically be converted
into shares of excess stock that will be transferred, by operation of law, to
the trustee of a trust for the exclusive benefit of one or more charitable
organizations described in Section 170(b)(1)(A) and 170(c) of the Code. The
trustee of the trust will be deemed to own the excess stock for the benefit of
the charitable beneficiary on the date of the violative transfer to the original
transferee-shareholder. Any dividend or distribution paid to the original
transferee-shareholder of excess stock prior to the discovery by SL Green that
capital stock has been transferred in violation of the provisions of SL Green's
articles of incorporation shall be repaid to the trustee upon demand. Any
dividend or distribution authorized and declared but unpaid shall be rescinded
as void from the beginning with respect to the original transferee-shareholder
and shall instead be paid to the trustee of the trust for the benefit of the
charitable beneficiary. Any vote cast by an original transferee-shareholder of
shares of capital stock constituting excess stock prior to the discovery by SL
Green that shares of capital stock have been transferred in violation of the
provisions of the articles of incorporation shall be rescinded as void from the
beginning. While the excess stock is held in trust, the original
transferee-shareholder will be deemed to have given an irrevocable proxy to the
trustee to vote the capital stock for the benefit of the charitable beneficiary.
The trustee of the trust may transfer the interest in the trust representing the
excess stock to any person whose ownership of the shares of capital stock
converted into this excess stock would be permitted under the Ownership Limit.
If this transfer is made, the interest of the charitable beneficiary shall
terminate and the proceeds of the sale shall be payable to the original
transferee-shareholder and to the charitable beneficiary as described herein.
The original transferee-shareholder shall receive the lesser of (a) the price
paid by the original transferee-shareholder for the shares of capital stock that
were converted into excess stock or, if the original
11
transferee-shareholder did not give value for the shares, the average closing
price for the class of shares from which the shares of capital stock were
converted for the ten trading days immediately preceding the sale or gift, and
(b) the price received by the trustee from the sale or other disposition of the
excess stock held in trust. The trustee may reduce the amount payable to the
original transferee-shareholder by the amount of dividends and distributions
relating to the shares of excess stock which have been paid to the original
transferee-shareholder and are owed by the original transferee-shareholder to
the trustee. Any proceeds in excess of the amount payable to the original
transferee-shareholder shall be paid by the trustee to the charitable
beneficiary. Any liquidation distributions relating to excess stock shall be
distributed in the same manner as proceeds of a sale of excess stock. If the
foregoing transfer restrictions are determined to be void or invalid by virtue
of any legal decision, statute, rule or regulations, then the original
transferee-shareholder of any shares of excess stock may be deemed, at the
option of SL Green, to have acted as an agent on behalf of SL Green in acquiring
the shares of excess stock and to hold the shares of excess stock on behalf of
SL Green.
In addition, SL Green will have the right, for a period of 90 days during
the time any shares of excess stock are held in trust, to purchase all or any
portion of the shares of excess stock at the lesser of (a) the price initially
paid for the shares by the original transferee-shareholder, or if the original
transferee-shareholder did not give value for the shares, the average closing
price for the class of stock from which the shares of excess stock were
converted for the ten trading days immediately preceding the sale or gift, and
(b) the average closing price for the class of stock from which the shares of
excess stock were converted for the ten trading days immediately preceding the
date SL Green elects to purchase the shares. SL Green may reduce the amount
payable to the original transferee-shareholder by the amount of dividends and
distributions relating to the shares of excess stock which have been paid to the
original transferee-shareholder and are owed by the original
transferee-shareholder to the trustee. SL Green may pay the amount of the
reductions to the trustee for the benefit of the charitable beneficiary. The
90-day period begins on the later date of which notice is received of the
violative transfer if the original transferee-shareholder gives notice to SL
Green of the transfer or, if no notice is given, the date the board of directors
determines that a violative transfer has been made.
These restrictions will not preclude settlement of transactions through
the New York Stock Exchange.
All certificates representing shares of stock will bear a legend referring
to the restrictions described above.
Each shareholder shall upon demand be required to disclose to SL Green in
writing any information with respect to the direct, indirect and constructive
ownership of capital stock of SL Green as the board of directors deems necessary
to comply with the provisions of the Code applicable to REITs, to comply with
the requirements of any taxing authority or governmental agency or to determine
any such compliance.
The Ownership Limit may have the effect of delaying, deferring or
preventing a change in control of SL Green unless the board of directors
determines that maintenance of REIT status is no longer in the best interest of
SL Green.
MATERIAL FEDERAL INCOME TAX CONSEQUENCES
The following discussion summarizes the material federal income tax
consequences that are generally applicable to prospective holders of the offered
securities. The specific tax consequences of owning the offered securities will
vary depending on the circumstances of a particular stockholder. The discussion
contained herein does not address all aspects of federal income taxation that
may be relevant to particular holders. Therefore, we strongly recommend that
stockholders review the following discussion and then consult with a tax advisor
to determine the anticipated tax consequences of owning the offered securities.
The information in this section and the opinions of Sidley Austin Brown &
Wood LLP are based on the Code, existing and proposed Treasury Regulations
thereunder, current administrative interpretations and court decisions. We
cannot assume that future legislation, Treasury Regulations, administrative
interpretations and court decisions will not significantly change current law or
affect existing interpretations of current law in a manner which is adverse to
stockholders. Any such change could apply retroactively to transactions
preceding the date of change.
12
With the exception of the ruling below, SL Green and the operating partnership
do not plan to obtain any rulings from the IRS concerning any tax issue with
respect to SL Green other than that described below under Taxation of SL Green
"Requirements for Qualification" Income Tests. Thus, we cannot assume that the
opinions and statements set forth herein, which do not bind the IRS or the
courts, will not be challenged by the IRS or will be sustained by a court if so
challenged.
This summary does not discuss state, local or foreign tax considerations.
Except where indicated, the discussion below describes general federal income
tax considerations applicable to individuals who are U.S. persons for federal
income tax purposes and who hold the offered securities as "capital assets"
within the meaning of Section 1221 of the Code. Accordingly, the following
discussion has limited application to domestic corporations and persons subject
to specialized federal income tax treatment, such as foreign persons, trusts,
estates, tax-exempt entities, regulated investment companies and insurance
companies.
Under applicable Treasury regulations a provider of advice on specific
issues of law is not considered an income tax return preparer unless the advice
is (i) given with respect to events that have occurred at the time the advice is
rendered and is not given with respect to the consequences of contemplated
actions, and (ii) is directly relevant to the determination of an entry on a tax
return. Accordingly, prospective stockholders should consult their respective
tax advisors and tax return preparers regarding the preparation of any item on a
tax return, even where the anticipated tax treatment has been discussed herein.
IN ADDITION, PROSPECTIVE STOCKHOLDERS ARE URGED TO CONSULT WITH THEIR OWN TAX
ADVISORS WITH REGARD TO THE APPLICATION OF THE FEDERAL INCOME TAX LAWS TO SUCH
STOCKHOLDERS' RESPECTIVE PERSONAL TAX SITUATIONS, AS WELL AS ANY TAX
CONSEQUENCES ARISING UNDER THE LAWS OF ANY STATE, LOCAL OR FOREIGN TAXING
JURISDICTION.
TAXATION OF SL GREEN
We elected to be taxed as a REIT under Sections 856 through 860 of the
Code effective for our taxable year ending December 31, 1997. In the opinion of
Sidley Austin Brown & Wood LLP, commencing with our taxable year ended December
31, 1997, we have been organized in conformity with the requirements for
qualification and taxation as a REIT under the Code and our method of operation
enables us to meet the requirements for qualification and taxation as a REIT.
This opinion is based on factual representations relating to the organization
and operation of SL Green, the operating partnership, their respective
subsidiaries, and factual representations relating to our continued efforts to
comply with the various REIT tests. Qualification and taxation as a REIT depends
upon our ability to meet on a continuing basis, through actual annual operating
results, the various qualification tests imposed under the Code. Sidley Austin
Brown & Wood LLP will not review compliance with these tests on a continuing
basis. SEE "FAILURE TO QUALIFY" BELOW.
The following is a general summary of the material Code provisions that
govern the federal income tax treatment of a REIT and its stockholders. These
provisions of the Code are highly technical and complex.
If we qualify for taxation as a REIT, we generally will not be subject to
Federal corporate income taxes on net income that we distribute currently to
stockholders. This treatment substantially eliminates the double taxation
(taxation at both the corporate and stockholder levels) that generally results
from investment in a corporation. However, we will be subject to Federal income
and excise tax in specific circumstances, including the following:
o we will be taxed at regular corporate rates on any undistributed
REIT taxable income, including undistributed net capital gains,
other than retained capital gains as discussed below.
o we may be subject to the alternative minimum tax on our items of tax
preference.
o if we have (a) net income from the sale or other disposition of
foreclosure property, which is, in general, property acquired by
foreclosure or otherwise on default of a loan secured by the
property, held primarily for sale to customers in the ordinary
course of business or (b) other nonqualifying
13
income from foreclosure property, we will be subject to tax at the
highest corporate rate on such income.
o if we have net income from prohibited transactions, which are, in
general, sales or other dispositions of property held primarily for
sale to customers in the ordinary course of business, such income
will be subject to a 100% tax.
o if we fail to satisfy either the 75% gross income test or the 95%
gross income test, but nonetheless maintain our qualification as a
REIT because other requirements have been met, we will be subject to
a 100% tax on the greater of the amount by which we fail the 75% or
95% test, multiplied by a fraction intended to reflect our
profitability.
o if we fail to distribute during each calendar year at least the sum
of (a) 85% of our REIT ordinary income for such year, (b) 95% of our
REIT capital gain net income for such year and (c) any undistributed
taxable income from prior years, we will be subject to a 4% excise
tax on the excess of such required distribution over the amounts
actually distributed,
o if we acquire any asset from a corporation generally subject to full
corporate level tax in a transaction in which the basis of the asset
in our hands is determined by reference to the basis of the asset in
the hands of the seller and we recognize gain on the disposition of
such asset during the ten-year period beginning on the date on which
such asset was acquired by us, then we will be subject to the
built-in gain rule. Built-in gain is the excess of the fair market
value of such property at the time of acquisition by SL Green over
the adjusted basis in such property at such time. Under the built-in
gain rule, such gain will be subject to tax at the highest regular
corporate rate applicable,
o if it is determined that amounts of certain income and expense were
not allocated between us and a Taxable REIT subsidiary (as defined
herein) on the basis of arm's length dealing, we will be subject to
a tax equal to 100% of those amounts.
REQUIREMENTS FOR QUALIFICATION
The Code defines a REIT as a corporation, trust, or association
(a) that is managed by one or more trustees or directors;
(b) the beneficial ownership of which is evidenced by transferable
shares or by transferable certificates of beneficial interest;
(c) that would be taxable as a domestic corporation, but for Section 856
through 859 of the Code;
(d) that is neither a financial institution nor an insurance company
subject to specific provisions of the Code;
(e) the beneficial ownership of which is held by 100 or more persons;
(f) during the last half of each taxable year not more than 50% in value
of the outstanding stock of which is owned, directly or indirectly,
by five or fewer individuals; and
(g) that meets other tests, described below, regarding the nature of its
income and assets.
The Code provides that conditions (a) through (d), inclusive, must be met
during the entire taxable year and that condition (e) must be met during at
least 335 days of a taxable year of 12 months, or during a proportionate part of
a taxable year of less than 12 months. Conditions (e) and (f), however, will not
apply until after the first taxable year for which an election is made to be
taxed as a REIT. We believe we have issued and have outstanding sufficient
14
shares of stock with sufficient diversity of ownership to allow us to satisfy
conditions (e) and (f). In addition, we intend to comply with Treasury
Regulations requiring us to ascertain the actual ownership of our outstanding
shares. Our articles of incorporation include restrictions regarding the
transfer of shares of capital stock that are intended to assist us in continuing
to satisfy the share ownership requirements described in (e) and (f) above. SEE
"RESTRICTIONS ON OWNERSHIP OF CAPITAL STOCK."
If a REIT owns a corporate subsidiary that is a qualified REIT subsidiary,
that subsidiary is disregarded for federal income tax purposes and all assets,
liabilities and items of income, deduction and credit of the subsidiary are
treated as assets, liabilities and items of the REIT itself. Similarly, a single
member limited liability company owned by the REIT or by the operating
partnership is disregarded as a separate entity for federal income tax purposes.
In the case of a REIT that is a partner in a partnership, Treasury
Regulations provide that for purposes of the gross income tests and asset tests,
the REIT will be deemed to own its proportionate share, based on its interest in
partnership capital, of the assets of the partnership and will be deemed to be
entitled to the income of the partnership attributable to such share. In
addition, the assets and gross income of the partnership will retain the same
character in the hands of the REIT for purposes of Section 856 of the Code,
including satisfying the gross income tests and asset tests, that they have in
the hands of the partnership. Thus, our proportionate share of the assets,
liabilities and items of gross income of the operating partnership will be
treated as our assets, liabilities and items of gross income for purposes of
applying the requirements described herein.
INCOME TESTS. In order to maintain qualification as a REIT, we must
annually satisfy gross income tests. First, at least 75% of the REIT's gross
income, excluding gross income from specific prohibited transactions, for each
taxable year must be derived directly or indirectly from investments relating to
real property or mortgages on real property, including rents from real property
and, in specific circumstances, from certain types of temporary investments.
Second, at least 95% of the REIT's gross income, excluding gross income from
prohibited transactions, for each taxable year must be derived from such real
property investments described above and from dividends, interest and gain from
the sale or disposition of stock or securities, or from any combination of the
foregoing. If we fail to satisfy one or both of the 75% or the 95% gross income
tests for any taxable year, we nevertheless may qualify as a REIT for such year
if we are entitled to relief under specific provisions of the Code. These relief
provisions generally are available if our failure to meet any such tests was due
to reasonable cause and not due to willful neglect, we attach a schedule of the
sources of our income to our Federal corporate income tax return and any
incorrect information on the schedule was not due to fraud with intent to evade
tax. It is not possible, however, to state whether in all circumstances we would
be entitled to the benefit of these relief provisions. As discussed above, even
if these relief provisions were to apply, a tax would be imposed with respect to
the excess net income.
For purposes of the income test, rents received by a REIT will qualify as
rents from real property only if the following conditions are met:
o the amount of rent must not be based in whole or in part on the
income or profits of any person. However, an amount received or
accrued generally will not be excluded from rents from real property
solely by reason of being based on a fixed percentage or percentages
of receipts or sales.
o rents received from a tenant will not qualify as rents from real
property in satisfying the gross income tests if the REIT, or a
direct or indirect owner of 10% or more of the REIT, directly or
constructively, owns 10% or more of such tenant.
o if rent attributable to personal property, leased in connection with
a lease of real property, is greater than 15% of the total rent
received under the lease, then the portion of rent attributable to
such personal property will not qualify as rents from real property.
o the REIT generally must not operate or manage the property or
furnish or render services to tenants, except through a Taxable REIT
subsidiary (as defined herein) or through an independent contractor
who is adequately compensated and from whom the REIT derives no
income.
15
The independent contractor requirement, however, does not apply to the
extent the services provided by the REIT are usually or customarily rendered in
connection with the rental of space for occupancy only and are not otherwise
considered rendered to the occupant. However, under the DE MINIMIS rule for
noncustomary services, if the value of the noncustomary service income with
respect to a property, valued at no less than 150% of the REIT's direct costs of
performing such services, is 1% or less of the total income derived from the
property, then all rental income except the noncustomary service income will
qualify as rents from real property.
We have recently received a favorable ruling from the IRS with respect to
our provision of telecommunication services, including high-speed Internet
access, to our tenants. Under the ruling, providing these services to a property
will not disqualify rents received from the property. In addition, amounts that
we receive for providing these services will constitute rents from real
property.
ASSET TESTS. In order to maintain qualification as a REIT, we must also
satisfy, at the close of each quarter of our taxable year, the following tests
relating to the nature of our assets:
o at least 75% of the value of our total assets must be represented by
real estate assets, including (a) our allocable share of real estate
assets held by the operating partnership or any partnerships in
which the operating partnership owns an interest and (b) stock or
debt instruments held for not more than one year purchased with the
proceeds of a stock offering or long-term (I.E., at least five-year)
public debt offering of SL Green, cash, cash items and government
securities,
o no more than 20% of the value of our total assets may be securities
of one or more Taxable REIT subsidiaries; and
o except for securities in the 75% asset class, securities in a
Taxable REIT subsidiary or qualified REIT subsidiary, and certain
partnership interests and debt obligations;
o the value of any one issuer's securities owned by SL Green may not
exceed 5% of the value of our total assets;
o we may not own more than 10% of the total voting power of any one
issuer's outstanding securities; and
o we may not own more than 10% of the total value of any one issuer's
outstanding securities.
A "Taxable REIT subsidiary" is a corporation that may earn income that
would not be qualifying income if we earned it directly and may hold assets that
would not be qualifying assets if we held them directly. We may hold up to 100%
of the stock in a Taxable REIT subsidiary. To treat a subsidiary as a Taxable
REIT subsidiary, we and the subsidiary must make a joint election by filing a
Form 8875 with the IRS. A Taxable REIT subsidiary will be liable for tax at
corporate rates on any income it earns. Moreover, to prevent shifting of income
and expenses between us a Taxable REIT subsidiary, the Code imposes on us a tax
equal to 100% of certain items of income and expense that are not allocated
between us and the Taxable REIT subsidiary at arm's length.
After initially meeting an asset test at the close of any quarter, we will
not lose our status as a REIT for failure to satisfy that asset test at the end
of a later quarter solely by reason of changes in asset values. If the failure
to satisfy the asset test results from an acquisition of securities or other
property during a quarter, the failure can be cured by disposition of sufficient
nonqualifying assets within 30 days after the close of that quarter.
ANNUAL DISTRIBUTION REQUIREMENTS. In order to qualify as a REIT, we are
required to distribute dividends, other than capital gain dividends, to our
stockholders in an amount at least equal to (a) the sum of (A) 90% of our REIT
taxable income (computed without regard to the dividends paid deduction and the
REIT's net capital gain) and (B) 90% of the net income, after tax, if any, from
foreclosure property, minus (b) the sum of specific items of non-cash income. We
must pay the distribution during the taxable year to which the distributions
relate, or during the following taxable year, if declared before we timely file
our tax return for the preceding year and paid on or before
16
the first regular dividend payment after the declaration. In addition, a
dividend declared and payable to a stockholder of record in October, November or
December of any year may be treated as paid and received on December 31 of such
year even if paid in January of the following year. To the extent that we do not
distribute all of our net capital gain or distribute at least 90%, but less than
100%, of our REIT ordinary taxable income, we will be subject to tax on the
undistributed amount at regular corporate capital gains rates and ordinary
income tax rates. Furthermore, if we fail to distribute during each calendar
year at least the sum of (a) 85% of our REIT ordinary income for such year, (b)
95% of our REIT capital gain income for such year and (c) any undistributed
taxable income from prior periods, we will be subject to a 4% excise tax on the
excess of such amounts over the amounts actually distributed.
We intend to make timely distributions sufficient to satisfy the annual
distribution requirements. In this regard, it is expected that our REIT taxable
income will be less than our cash flow due to the allowance of depreciation and
other non-cash charges in computing REIT taxable income. Moreover, the
partnership agreement of the operating partnership authorizes us, as general
partner, to take such steps as may be necessary to cause the operating
partnership to make distributions to its partners in amounts sufficient to
permit us to meet these distribution requirements. It is possible, however, that
we may not have sufficient cash or other liquid assets to meet the 90%
distribution requirement. In the event that such circumstances do occur, then in
order to meet the 90% distribution requirement, we may cause the operating
partnership to arrange for short-term, or possibly long-term, borrowings to
permit the payment of required distributions.
Under specific circumstances, we may rectify a failure to meet the
distribution requirement for a year by paying deficiency dividends to
stockholders in a later year that may be included in our deduction for dividends
paid for the earlier year. Thus, we may be able to avoid being taxed on amounts
distributed as deficiency dividends. However, we would be required to pay to the
IRS interest based upon the amount of any deduction taken for deficiency
dividends.
FAILURE TO QUALIFY
If we fail to qualify for taxation as a REIT in any taxable year and other
relief provisions do not apply, we will be subject to tax, including any
applicable alternative minimum tax, on our taxable income at regular corporate
rates. Distributions to stockholders in any year in which we fail to qualify as
a REIT will not be deductible by us, nor will we be required to make
distributions. Unless entitled to relief under specific statutory provisions, we
also will be disqualified from taxation as a REIT for the four taxable years
following the year during which qualification was lost. It is not possible to
state whether in all circumstances we would be entitled to such statutory
relief.
TAXATION OF STOCKHOLDERS
The discussion does not address all of the tax consequences that may be
relevant to particular stockholders in light of their particular circumstances.
Stockholders should consult their own tax adviser for a complete description of
the tax consequences of investing in the offered stock.
U.S. STOCKHOLDERS
As used herein, the term U.S. Stockholder means a stockholder who is a
U.S. Person. A U.S. Person is defined as a citizen or resident of the United
States, a corporation or partnership (including an entity treated as a
corporation or partnership for United States federal income tax purposes)
created or organized in or under the laws of the United States, any State of the
United States or the District of Columbia (other than a partnership that is not
treated as a U.S. Person under any applicable Treasury regulations) or an estate
whose income is subject to United States federal income tax regardless of its
source, or 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 U.S.
Persons have the authority to control all substantial decisions of the trust.
Notwithstanding the preceding sentence, to the extent provided in Treasury
regulations, specific trusts in existence on August 20, 1996, and treated as
U.S. Persons prior to such date, that elect to continue to be treated as U.S.
Persons, also will be U.S. Persons.
17
DISTRIBUTIONS. As long as we qualify as a REIT, distributions made to our
taxable U.S. Stockholders out of current or accumulated earnings and profits and
not designated as capital gain dividends will be taken into account by them as
ordinary income. Corporate stockholders will not be eligible for the dividends
received deduction as to such amounts. Distributions that are designated as
capital gain dividends will be taxed as capital gains to the extent they do not
exceed our actual net capital gain for the taxable year without regard to the
period for which the stockholder has held our stock. If we elect to retain and
pay income tax on any net capital gain, U.S. Stockholders would include in their
income as capital gain their proportionate share of such net capital gain. A
U.S. Stockholder would also receive the right to claim a refundable tax credit
for such stockholder's proportionate share of the tax paid by SL Green on such
retained capital gains and an increase in its basis in the stock of SL Green.
This increase in basis will be in an amount equal to the excess of the
undistributed capital gains over the amount of tax paid thereon by SL Green.
Distributions in excess of current and accumulated earnings and profits will not
be taxable to a stockholder to the extent that they do not exceed the adjusted
basis of the stock, but rather will reduce the adjusted basis of the stock. To
the extent that such distributions exceed a stockholder's adjusted basis in the
stock, such distribution will be included in income as capital gain, assuming
the stock is a capital asset in the hands of the stockholder.
Any dividend declared by us in October, November or December of any year
payable to a stockholder of record on a specific date in any such month shall be
treated as both paid by us and received by the stockholder on December 31 of
such year, provided the dividend is actually paid by us during January of the
following calendar year.
SALE OR EXCHANGE. In general, a U.S. Stockholder realizes capital gain or
loss on the sale or exchange of the stock equal to the difference between (a)
the amount of cash and the fair market value of any property received on such
disposition, and (b) the stockholder's adjusted basis in the stock. To the
extent a U.S. Stockholder who is an individual, a trust or an estate holds the
stock for at least one year, any gain realized would be subject to a maximum
rate of 20%.
BACKUP WITHHOLDING. We will report to our U.S. Stockholders and the IRS
the amount of dividends paid during each calendar year and the amount of tax
withheld, if any, with respect thereto. Under the backup withholding rules, a
stockholder may be subject to backup withholding at the rate of 31% with respect
to dividends paid unless the holder (a) is a corporation or comes within other
exempt categories and, when required, demonstrates this fact, or (b) provides a
taxpayer identification number and certifies as to no loss of exemption, and
otherwise complies with the applicable requirements of the backup withholding
rules. In addition, we may be required to withhold a portion of capital gain
distributions made to any stockholders who fail to certify their non-foreign
status to us.
An individual who is a U.S. Stockholder may satisfy the requirements by
providing us with an appropriately prepared IRS Form W-9. If a U.S. Stockholder
does not provide us with their correct taxpayer identification number, then the
U.S. Stockholder may also be subject to penalties imposed by the IRS.
Backup withholding tax is not an additional tax. Any amounts withheld
under the backup withholding tax rules will be refunded or credited against the
U.S. Stockholders federal income tax liability, provided the U.S. Stockholder
furnishes the required information to IRS.
TAXATION OF TAX-EXEMPT STOCKHOLDERS
The IRS has ruled that amounts distributed as dividends by a qualified
REIT generally do not constitute unrelated business taxable income ("UBTI") when
received by a tax-exempt entity. Based on that ruling, the dividend income will
not be UBTI to a tax-exempt stockholder, provided that the tax-exempt
stockholder has not held stock as debt financed property within the meaning of
the Code and such stock is not otherwise used in a trade or business unrelated
to the tax-exempt stockholder's exempt purpose. Similarly, income from the sale
of the stock will not constitute UBTI unless such tax-exempt stockholder has
held such stock as debt financed property within the meaning of the Code or has
used the shares in a trade or business.
18
Notwithstanding the above paragraph, if we are a pension-held REIT, then
any qualified pension trust that holds more than 10% of our stock will have to
treat dividends as UBTI in the same proportion that our gross income would be
UBTI. A qualified pension trust is any trust described in Section 401(a) of the
Code that is exempt from tax under Section 501(a). In general, we will be
treated as a pension-held REIT if both (a) we are predominantly owned by
qualified pension trusts and (b) we would not be a REIT if we had to treat our
stock held by qualified pension trust as owned by the qualified pension trust
(instead of treating such stock as owned by the qualified pension trust's
multiple beneficiaries). Although we do not anticipate being classified as a
pension-held REIT, we cannot assume that this will always be the case.
In addition, if you are a tax-exempt stockholder described in Section
512(a)(3) of the Code, then distributions received from us may also constitute
UBTI. You are described in Section 512(a)(3) if you qualify for exemption under
Sections 501(c)(7), (9), (17), or (20).
TAXATION OF NON-U.S. STOCKHOLDERS
The rules governing U.S. federal income taxation of nonresident alien
individuals, foreign corporations, foreign partnerships and other foreign
stockholders, which refer to collectively as Non-U.S. Stockholders are complex
and no attempt will be made herein to provide more than a limited summary of
such rules. Non-U.S. Stockholders should consult with their own tax advisors to
determine the impact of U.S. Federal, state and local income tax laws with
regard to an investment in the stock, including any reporting requirements.
ORDINARY DIVIDENDS. Distributions, other than distributions that are
treated as attributable to gain from sales or exchanges by us of U.S. real
property interests and other than distributions designated by us as capital gain
dividends, will be treated as ordinary income to the extent that they are made
out of our current or accumulated earnings and profits. Such distributions to
Non-U.S. Stockholders will ordinarily be subject to a withholding tax equal to
30% of the gross amount of the distribution, unless an applicable tax treaty
reduces that tax rate. However, if income from the investment in the shares of
the stock is treated as effectively connected with the Non-U.S. Stockholder's
conduct of a U.S. trade or business, the Non-U.S. Stockholder generally will be
subject to a tax at graduated rates in the same manner as U.S. stockholders are
taxed with respect to such dividends and may also be subject to the 30% branch
profits tax if the stockholder is a foreign corporation.
Pursuant to the Final Regulations generally effective for payments made on
or after January 1, 2001, dividends paid to an address in a country outside the
United States are no longer presumed to be paid to a resident of such country
for purposes of determining the applicability of withholding discussed above and
the applicability of a tax treaty rate. A Non-U.S. Stockholder who wishes to
claim the benefit of an applicable treaty rate may need to satisfy certification
and other requirements, such as providing IRS Form W-8BEN. A Non-U.S.
Stockholder who wishes to claim distributions are effectively connected with a
United States trade or business, may need to satisfy certification and other
requirements, such as providing IRS Form W-8ECI. Other requirements may apply to
Non-U.S. Stockholders that hold their shares through a financial intermediary or
foreign partnership.
RETURN OF CAPITAL. Distributions in excess of our current and accumulated
earnings and profits, which are not treated as attributable to the gain from the
disposition by us of a U.S. real property interest, will not be taxable to a
Non-U.S. Stockholder to the extent that they do not exceed the adjusted basis of
the stock, but rather will reduce the adjusted basis of such stock. To the
extent that such distributions exceed the adjusted basis of the stock, they will
give rise to tax liability if the Non-U.S. Stockholder otherwise would be
subject to tax on any gain from the sale or disposition of its stock, as
described below. If it cannot be determined at the time a distribution is made
whether such distribution will be in excess of current and accumulated earnings
and profits, the distribution will be subject to withholding at the rate
applicable to dividends. However, the Non-U.S. Stockholder may seek a refund of
such amounts from the IRS if it is subsequently determined that such
distribution was, in fact, in excess of our current and accumulated earnings and
profits.
CAPITAL GAIN DIVIDENDS. For any year in which we qualify as a REIT,
distributions that are attributable to gain from sales or exchanges by us of
U.S. real property interests will be taxed to a Non-U.S. Stockholder under the
provisions of the Foreign Investment in Real Property Tax Act of 1980, as
amended ("FIRPTA"). Under FIRPTA,
19
these distributions are taxed to a Non-U.S. Stockholder as if such gain were
effectively connected with a U.S. business. Thus, Non-U.S. Stockholders will be
taxed on such distributions at the same capital gain rates applicable to U.S.
stockholders, subject to any applicable alternative minimum tax and special
alternative minimum tax (in the case of nonresident alien individuals), without
regard to whether such distributions are designated by us as capital gain
dividends. Also, distributions subject to FIRPTA may be subject to a 30% branch
profits tax in the hands of a corporate Non-U.S. Stockholder not entitled to
treaty relief or exemption. We are required by applicable Treasury Regulations
under FIRPTA to withhold 35% of any distribution that could be designated by us
as a capital gain dividend.
SALE OR EXCHANGE OF STOCK. Gain recognized by a Non-U.S. Stockholder upon
a sale or exchange of stock, including a redemption that is treated as a sale,
generally will not be taxed under FIRPTA if we are a domestically controlled
REIT. A REIT is a "domestically controlled REIT" if at all times during a
specified testing period less than 50% in value of its stock is held directly or
indirectly by foreign persons. However, gain not subject to FIRPTA will be
taxable to a Non-U.S. Stockholder if (a) investment in the stock is treated as
effectively connected with the Non-U.S. Stockholder's U.S. trade or business, in
which case the Non-U.S. Stockholder will be subject to the same treatment as
U.S. stockholders with respect to such gain, or (b) the Non-U.S. Stockholder is
a nonresident alien individual who was present in the United States for 183 days
or more during the taxable year and has a tax home in the United States, or
maintains an office or fixed place of business in the United States to which the
gain is attributable, in which case the nonresident alien individual will be
subject to a 30% tax on the individual's capital gains. A similar rule will
apply to capital gain dividends not subject to FIRPTA.
Although we anticipate that we will qualify as a domestically controlled
REIT, we cannot assume that we will continue to so qualify. If we were not a
domestically controlled REIT, whether or not a Non-U.S. Stockholder's sale of
stock would be subject to tax under FIRPTA would depend on whether or not the
stock was regularly traded on an established securities market and on the size
of the selling Non-U.S. Stockholder's interest in us. If the gain on the sale of
the stock were to be subject to tax under FIRPTA, the Non-U.S. Stockholder would
be subject to the same treatment as U.S. stockholders with respect to such gain,
subject to any applicable alternative minimum tax and a special alternative
minimum tax (in the case of nonresident alien individuals) and the purchaser of
such stock may be required to withhold 10% of the gross purchase price.
OTHER TAX CONSIDERATIONS
EFFECT OF TAX STATUS OF OPERATING PARTNERSHIP AND OTHER ENTITIES ON REIT
QUALIFICATION. All of our significant investments are held through the operating
partnership. The operating partnership may hold interests in properties through
property-owning entities. The operating partnership and the property-owning
entities, as well as SL Green Management LLC, involve special tax
considerations. These tax considerations include:
o allocations of income and expense items of the operating partnership
and the property-owning entities, which could affect the computation
of taxable income of SL Green,
o the status of the operating partnership, the property-owning
entities and SL Green Management LLC as partnerships or entities
that are disregarded as entities separate from their owners as,
opposed to associations taxable as corporations, for income tax
purposes and
o the taking of actions by the operating partnership or any of the
property-owning entities that could adversely affect our
qualification as a REIT.
In the opinion of Sidley Austin Brown & Wood LLP, based on the factual
representations by SL Green and the operating partnership, as set forth in the
first paragraph of this section, for federal income tax purposes, the operating
partnership will be treated as a partnership and neither SL Green Management LLC
nor any of the property-owning entities will be treated as an association
taxable as a corporation. If, however, the operating partnership or any of such
other entities were treated as an association taxable as a corporation, we would
fail to qualify as a REIT for a number of reasons.
20
The partnership agreement requires that the operating partnership be
operated in a manner that will enable us to satisfy the requirements for
classification as a REIT. In this regard, we will control the operation of the
operating partnership through its rights as the sole general partner of the
operating partnership.
TAX ALLOCATIONS WITH RESPECT TO THE PROPERTIES. When property is
contributed to a partnership in exchange for an interest in the partnership, the
partnership generally takes a carryover basis in that property for tax purposes.
Therefore, the partnership's basis is equal to the adjusted basis of the
contributing partner in the property, rather than a basis equal to the fair
market value of the property at the time of contribution. Pursuant to Section
704(c) of the Code, income, gain, loss and deductions attributable to such
contributed property must be allocated in a manner such that the contributing
partner is charged with, or benefits from, respectively, the unrealized gain or
unrealized loss associated with the property at the time of the contribution.
The amount of unrealized gain or unrealized loss is generally equal to the
difference between the fair market value of the contributed property at the time
of contribution and the adjusted tax basis of such property at the time of
contribution, which we refer to as a "Book-Tax Difference". Such allocations are
solely for federal income tax purposes and do not affect the book capital
accounts or other economic or legal arrangements among the partners. The
operating partnership was funded by way of contributions of appreciated property
to the operating partnership in the transactions leading to its formation.
Consequently, the partnership agreement will require these allocations to be
made in a manner consistent with Section 704(c) of the Code and the regulations
thereunder, which we refer to as the "Section 704(c) Regulations".
The Section 704(c) Regulations require partnerships to use a "reasonable
method" for allocation of items affected by Section 704(c) of the Code and they
outline three methods which may be considered reasonable for these purposes. The
operating partnership intends to use the "traditional method" of Section 704(c)
allocations, which is the least favorable method from our perspective because of
technical limitations. Under the traditional method, depreciation with respect
to a contributed property for which there is a Book-Tax Difference first will be
allocated to SL Green and other partners who did not have an interest in the
property until they have been allocated an amount of depreciation equal to what
they would have been allocated if the operating partnership had purchased such
property for its fair market value at the time of contribution. In addition, if
this property is sold, gain equal to the Book-Tax Difference at the time of sale
will be specially allocated to the contributor of the property. These
allocations will tend to eliminate the Book-Tax Differences with respect to the
contributed properties over the depreciable lives of the contributed property.
However, they may not always entirely eliminate the Book-Tax Difference on an
annual basis or with respect to a specific taxable transaction such as a sale.
This could cause us (a) to be allocated lower depreciation deductions for tax
purposes than would be allocated to us if all properties were to have a tax
basis equal to their fair market value at the time of contribution and (b) to be
allocated lower amounts of taxable loss in the event of a sale of such
contributed interests in the properties at a book loss, than the economic or
book loss allocated to us as a result of such sale, with a corresponding benefit
to the other partners in the operating partnership. These allocations might
adversely affect our ability to comply with REIT distribution requirements,
although we do not anticipate that this will occur. These allocations may also
affect our earnings and profits for purposes of determining the portion of
distributions taxable as a dividend income. The application of these rules over
time may result in a higher portion of distributions being taxed as dividends
than would have occurred had we purchased our interests in the Properties at
their agreed values.
Interests in the properties purchased by the operating partnership for
cash simultaneously with or subsequent to our admission to the operating
partnership initially will have a tax basis equal to their fair market value.
Thus, Section 704(c) of the Code will not apply to such interests.
FEDERAL ESTATE TAXES
In general, if an individual who is not a citizen or resident (as defined
in the Code) of the United States owns (or is treated as owning) our stock at
the date of death, such stock will be included in the individual's estate for
United States Federal estate tax purposes, unless an applicable estate tax
treaty provides otherwise.
21
STATE AND LOCAL TAX
SL Green and our stockholders may be subject to state and local tax in
states and localities in which it does business or owns property. Our tax
treatment and the tax treatment of the stockholders in such jurisdictions may
differ from the federal income tax treatment described above.
PLAN OF DISTRIBUTION
Any of the selling shareholders may from time to time, in one or more
transactions, sell all or a portion of the offered shares on the NYSE, in the
over-the-counter market, on any other national securities exchange on which the
common shares are listed or traded, in negotiated transactions, in underwritten
transactions or otherwise, at prices then prevailing or related to the then
current market price or at negotiated prices. The offering price of the offered
shares from time to time will be determined by the selling shareholders and, at
the time of the determination, may be higher or lower than the market price of
the common shares on the New York Stock Exchange. In connection with an
underwritten offering, underwriters or agents may receive compensation in the
form of discounts, concessions or commissions from a selling shareholder or from
purchasers of offered shares for whom they may act as agents, and underwriters
may sell offered shares to or through dealers, and such dealers may receive
compensation in the form of discounts, concessions or commissions from the
underwriters and/or commissions from the purchasers for whom they may act as
agents. Under agreements that may be entered into by SL Green, underwriters,
dealers and agents who participate in the distribution of offered shares may be
entitled to indemnification by SL Green against specific liabilities, including
liabilities under the Securities Act, or to contribution with respect to
payments which such underwriters, dealers or agents may be required to make in
respect thereof. The offered shares may be sold directly or through
broker-dealers acting as principal or agent, or pursuant to a distribution by
one or more underwriters on a firm commitment or best-efforts basis. The methods
by which the offered shares may be sold include: (a) a block trade in which the
broker-dealer so engaged will attempt to sell the offered shares as agent but
may position and resell a portion of the block as principal to facilitate the
transaction; (b) purchases by a broker-dealer as principal and resale by such
broker-dealer for its account pursuant to this prospectus; (c) ordinary
brokerage transactions and transactions in which the broker solicits purchasers;
(d) an exchange distribution in accordance with the rules of the New York Stock
Exchange; (e) privately negotiated transactions; and (f) underwritten
transactions. The selling shareholders and any underwriters, dealers or agents
participating in the distribution of the offered shares may be deemed to be
"underwriters" within the meaning of the Securities Act of 1933, and any profit
on the sale of the offered shares by the selling shareholders and any
commissions received by an such broker-dealers may be deemed to be underwriting
commissions under the Securities Act.
When a selling shareholder elects to make a particular offer of offered
shares, a prospectus supplement, if required, will be distributed which will
identify any underwriters, dealers or agents and any discounts, commissions and
other terms constituting compensation from such selling shareholder and any
other required information.
In order to comply with state securities laws, if applicable, the offered
shares may be sold only through registered or licensed brokers or dealers. In
addition, in specific states, the offered shares may not be sold unless they
have been registered or qualified for sale in such state or an exemption from
such registration or qualification requirement is available and is complied
with.
SL Green has agreed to pay all costs and expenses incurred in connection
with the registration under the Securities Act of 1933 of the offered shares,
including, without limitation, all registration and filing fees, printing
expenses and fees and disbursements of counsel and accountants for SL Green. The
selling shareholders will pay any brokerage fees and commissions, fees and
disbursements of legal counsel for the selling shareholders and stock transfer
and other taxes attributable to the sale of the offered shares. SL Green also
has agreed to indemnify each of the selling shareholders and their respective
officers, directors and trustees and each person who controls, within the
meaning of the Securities Act of 1933, such selling shareholder against
specified losses, claims, damages, liabilities and expenses arising under the
securities laws in connection with this offering. Each of the selling
shareholders has agreed to indemnify SL Green, its officers and directors and
each person who controls, within the meaning of the Securities Act of 1933, SL
Green, and each of the other selling shareholders, against any losses, claims,
damages, liabilities and expenses arising under the securities laws in
connection with this offering with respect to written
22
information furnished to SL Green by such selling shareholder; provided,
however, that the indemnification obligation is several, not joint, as to each
selling shareholder.
LEGAL MATTERS
The validity of the issuance of the securities offered hereby and the
legal matters described under "Federal Income Tax Considerations" will be passed
upon for SL Green by Sidley Austin Brown & Wood LLP, New York, New York.
EXPERTS
Ernst & Young LLP, independent auditors, have audited our consolidated
financial statements and schedule included in our Annual Report on Form 10-K
for the three years ended December 31, 2000, and the statement of revenues and
certain expenses for One Park Avenue included in our Current Report on Form
8-K/A dated January 10, 2001, for the year ended December 31, 2000 as set
forth in their reports, which are incorporated by reference in this
registration statement. Our financial statements and schedule are
incorporated by reference in reliance on Ernst & Young LLP's reports, given
on their authority as experts in accounting and auditing.
WHERE YOU CAN FIND MORE INFORMATION
We file annual, quarterly and current reports, proxy statements and other
information with the Securities and Exchange Commission. You may read and copy
any reports, statements or other information we file at the SEC's public
reference rooms located at Judiciary Plaza, 450 Fifth Street, N.W., Washington,
D.C. 20549, Citicorp Center, 500 West Madison Street, Suite 1400, Chicago, IL
60661 and 7 World Trade Center, Suite 1300, New York, NY 10048. Please call the
SEC at 1-800-SEC-0330 for further information on the public reference rooms. Our
SEC filings are also available to the public from commercial document retrieval
services and at the web site maintained by the SEC at "http://www.sec.gov."
We have filed a registration statement on Form S-3, of which this
prospectus forms a part, to register the securities with the SEC. As allowed by
SEC rules, this prospectus does not contain all the information you can find in
the registration statement or the exhibits to the registration statement.
The SEC allows us to "incorporate by reference" information into this
prospectus, which means that we can disclose important information to you by
referring you to another document filed separately with the SEC. The information
incorporated by reference is deemed to be part of this prospectus, except for
any information superseded by information in this prospectus. This prospectus
incorporates by reference the documents set forth below that we have previously
filed with the SEC. These documents contain important information about us, our
business and our finances.
23
DOCUMENT PERIOD
-------- ------
Annual Report on Form 10-K (File No. 1-13199)...................... Year ended December 31, 2000
Quarterly Report on Form 10-Q (File No. 1-13199)................... Quarter ended March 31, 2001
DATED FILED
Current Reports on Form 8-K (File No. 1-13199)..................... January 10, 2001 January 25, 2001
February 7, 2001 February 8, 2001
February 8, 2001 February 8, 2001
May 29, 2001 June 6, 2001
DATED FILED
Amendments to Current Reports on Form 8-K
(File No. 1-13199)................................................. January 10, 2001 March 26, 2001
January 10, 2001 March 27, 2001
January 10, 2001 March 29, 2001
Any documents which we file pursuant to Sections 13(a), 13(c), 14 or 15(d)
of the Exchange Act after the date of this prospectus but before the end of any
offering of securities made under this prospectus will also be considered to be
incorporated by reference.
If you request, either orally or in writing, we will provide you with a
copy of any or all documents which are incorporated by reference. Such documents
will be provided to you free of charge, but will not contain any exhibits,
unless those exhibits are incorporated by reference into the document. Requests
should be addressed to Andrew S. Levine, Esq., SL Green Realty Corp., 420
Lexington Avenue, New York, NY 10170, telephone number (212) 594-2700.
24
284,787 SHARES
SL GREEN REALTY CORP.
SHARES OF COMMON STOCK
----------
PROSPECTUS
----------
June 6, 2001
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
ITEM 16. EXHIBITS.
1.1 Form of Underwriting Agreement
5.1 Opinion of Sidley Austin Brown & Wood LLP as to the legality of the
securities
8.1 Opinion of Sidley Austin Brown & Wood LLP as to tax matters.
23.1 Consent of Sidley Austin Brown & Wood LLP (included in Exhibit 5.1)
23.2 Consent of Ernst & Young LLP
24.1 Power of attorney (included on signature page of this registration
statement)
II-1
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, SL Green
Realty Corp. certifies that it has reasonable grounds to believe that it meets
all of the requirements for filing on Form S-3 and has duly caused this
registration statement to be signed on its behalf by the undersigned, thereunto
duly authorized, in New York, on June 6, 2001.
SL GREEN REALTY CORP.
By: /s/ Thomas E. Wirth
--------------------------------------
Thomas E. Wirth
CHIEF FINANCIAL OFFICER
KNOW ALL MEN BY THESE PRESENTS, that we, the undersigned officers and
directors of SL Green Realty Corp. hereby severally constitute Stephen L. Green,
Thomas E. Wirth and Andrew Levine, and each of them singly, our due and lawful
attorneys with full power to them, and each of them singly, to sign for us and
in our names in the capacities indicated below, the registration statement filed
herewith and any and all amendments to said registration statement, and
generally to do all similar things in our names and in our capacities as
officers and directors to enable SL Green Realty Corp. to comply with the
provisions of the Securities Act of 1933, and all requirements of the Securities
and Exchange Commission, hereby ratifying and confirming our signatures as they
may be signed by our said attorneys, or any of them, to said registration
statement and any and all amendments thereto.
Pursuant to the requirements of the Securities Act of 1933, this
registration statement has been signed by the following persons in the
capacities and on the dates indicated.
SIGNATURE TITLE DATE
---------------------------------- ------------------------------------------------------ -----------------
/s/ Stephen L. Green Chief Executive Officer and Chairman of the June 6, 2001
----------------------- Board of Directors
Stephen L. Green
/s/ Marc Holliday President June 6, 2001
-----------------------
Marc Holliday
/s/ Thomas E. Wirth Executive Vice President and Chief Financial June 6, 2001
------------------------ Officer (principal financial officer and
Thomas E. Wirth principal accounting officer)
/s/ Benjamin P. Feldman Director June 6, 2001
-------------------------
Benjamin P. Feldman
/s/ John H. Alschuler Director June 6, 2001
-------------------------
John H. Alschuler
/s/ Edwin Thomas Burton, III Director June 6, 2001
-----------------------------
Edwin Thomas Burton, III
/s/ John S. Levy Director June 6, 2001
---------------------------
John S. Levy
EXHIBIT INDEX
EXHIBITS DESCRIPTION
---------- ----------------------------------------------------
1.1 ____ Form of Underwriting Agreement (Incorporated by
reference to the Company's registration statement on
Form S-3 (Reg. No. 333-30394).
5.1 ____ Opinion of Sidley Austin Brown & Wood LLP as to the
legality of the Securities
8.1 ____ Opinion of Sidley Austin Brown & Wood LLP as to tax
matters.
23.1 ____ Consent of Sidley Austin Brown & Wood LLP (included
in Exhibit 5.1)
23.2 ____ Consent of Ernst & Young LLP
24.1 ____ Power of attorney (included on signature page of
this Registration Statement)