Use these links to rapidly review the document
FARMLAND PARTNERS INC. TABLE OF CONTENTS
INDEX TO FINANCIAL STATEMENTS
As filed with the Securities and Exchange Commission on March 11, 2014
Registration No. 333-193318
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
AMENDMENT NO. 2 TO
FORM S-11
FOR REGISTRATION
UNDER
THE SECURITIES ACT OF 1933
OF SECURITIES OF CERTAIN REAL ESTATE COMPANIES
FARMLAND PARTNERS INC.
(Exact name of registrant as specified in its governing instruments)
8670 Wolff Court, Suite 240
Westminster, CO 80031
(720) 452-3100
(Address, including zip code, and telephone number, including area code, of registrant's principal executive offices)
Paul A. Pittman
Executive Chairman, President and Chief Executive Officer
Farmland Partners Inc.
8670 Wolff Court, Suite 240
Westminster, CO 80031
(720) 452-3100
(720) 398-3238 (facsimile)
(Name, address, including zip code, and telephone number, including area code, of agent for service)
Copies to: |
||
John A. Good
|
David C. Wright
|
Approximate date of commencement of proposed sale to the public:
As soon as practicable after the effective date of this Registration Statement.
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, check the following box: o
If this Form is filed to register additional securities for an offering pursuant to Rule 462(b) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
If this Form is a post-effective amendment filed pursuant to Rule 462(c) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
If this Form is a post-effective amendment filed pursuant to Rule 462(d) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
If delivery of the prospectus is expected to be made pursuant to Rule 434, check the following box. o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of "large accelerated filer," "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act. (Check one):
Large accelerated filer o | Accelerated filer o |
Non-accelerated filer
ý
(Do not check if a smaller reporting company) |
Smaller reporting company o |
The registrant hereby amends this registration statement on such date or dates as may be necessary to delay its effective date until the registrant shall file a further amendment which specifically states that this registration statement shall thereafter become effective in accordance with Section 8(a) of the Securities Act of 1933 or until the registration statement shall become effective on such date as the Commission, acting pursuant to said Section 8(a), may determine.
The information 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 thereof is not permitted.
SUBJECT TO COMPLETION
PRELIMINARY PROSPECTUS DATED March 11, 2014
PROSPECTUS
Shares
Farmland Partners Inc.
Common Stock
Farmland Partners Inc. is an internally managed real estate company that owns and seeks to acquire high-quality primary row crop farmland located in agricultural markets throughout North America. We generally lease our farmland to farm operators pursuant to triple-net leases.
We are selling all of the shares of our common stock to be sold in this offering. This is our initial public offering, and currently no public market exists for our common stock. Our common stock has been approved for listing, subject to official notice of issuance, on the New York Stock Exchange under the symbol "FPI."
We expect the initial public offering price of our common stock to be between $ and $ per share.
We intend to elect to be taxed and to operate in a manner that will allow us to qualify as a real estate investment trust, or REIT, for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014. To assist us in qualifying as a REIT, among other purposes, our charter generally limits any person from beneficially or constructively owning more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock. See "Description of Our Capital StockRestrictions on Ownership and Transfer."
We are an "emerging growth company" under the federal securities laws and will be subject to reduced public company reporting requirements. Investing in our common stock involves a high degree of risk. See "Risk Factors" beginning on page 22 of this prospectus for a discussion of the following and certain other risk factors that you should consider before investing in our common stock:
|
||||
|
Per Share
|
Total
|
||
---|---|---|---|---|
Public offering price |
$ | $ | ||
Underwriting discount(1) |
$ | $ | ||
Proceeds, before expenses, to us |
$ | $ | ||
|
The underwriters may also exercise their option to purchase up to an additional shares of our common stock from us, at the public offering price, less the underwriting discount, for 30 days after the date of this prospectus to cover over-allotments, if any.
Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or passed upon the adequacy or accuracy of this prospectus. Any representation to the contrary is a criminal offense.
The underwriters expect to deliver the shares of common stock on , 2014.
Baird | BMO Capital Markets | Janney Montgomery Scott |
The date of this prospectus is , 2014
You should rely only on the information contained in this prospectus or in any free writing prospectus prepared by us or information to which we have referred you. No dealer, salesperson or other person is authorized to make any representations other than those contained in this prospectus and supplemental literature authorized by Farmland Partners Inc. and referred to in this prospectus. If anyone provides you with different information, you should not rely on it. This prospectus and any free writing prospectus prepared by us is not an offer to sell nor is it seeking an offer to buy these securities in any jurisdiction where the offer or sale thereof is not permitted. The information contained in this prospectus is accurate only as of the date of this prospectus or as of another date specified herein, regardless of the time of delivery of this prospectus or any sale of these securities. You should not assume that the delivery of this prospectus or that any sale made pursuant to this prospectus implies that the information contained in this prospectus will remain fully accurate and correct as of any time subsequent to the date of this prospectus.
You should read the following summary together with the more detailed information regarding our company and the historical and pro forma financial statements appearing elsewhere in this prospectus, including under the caption "Risk Factors." References in this prospectus to "we," "our," "us" and "our company" refer to Farmland Partners Inc., a Maryland corporation, together with our consolidated subsidiaries, including Farmland Partners Operating Partnership, LP, a Delaware limited partnership, or our operating partnership, of which Farmland Partners OP GP, LLC, or the general partner, a wholly owned subsidiary of our company, is the sole general partner. Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, is our promoter. The historical and current operations described in this prospectus refer to historical and current operations of the businesses and assets of FP Land LLC, a Delaware limited liability company formed in September 2013, and its wholly owned subsidiaries (which we refer to collectively in this prospectus as our Predecessor) that we will succeed to upon consummation of the formation transactions described in this prospectus under the caption "Structure and Formation of Our Company" as if such operations were conducted by us. Unless otherwise indicated, the information contained in this prospectus is as of December 31, 2013 and assumes that: (1) the underwriters' over-allotment option is not exercised; (2) the formation transactions are consummated; and (3) the common stock to be sold in this offering is sold at $ per share, which is the midpoint of the price range set forth on the front cover of this prospectus.
Our Company
We are an internally managed real estate company that owns and seeks to acquire high-quality primary row crop farmland located in agricultural markets throughout North America. The substantial majority of the farms in our initial portfolio are devoted to primary row crops, such as corn and soybeans, because we believe primary row crop farmland is likely to provide attractive risk-adjusted returns over time through a combination of stable rental income generation and value appreciation. Upon completion of a series of formation transactions, our initial portfolio will be comprised of 38 farms with approximately 7,300 total acres, including 33 farms in Illinois, four farms in Nebraska and one farm in Colorado. In addition, our initial portfolio will include three grain storage facilities.
We intend to acquire additional farmland to achieve scale in our portfolio and to diversify our portfolio by geography, crop type and tenant. While we expect our principal investment focus to be on farmland that is suitable for primary row crops, which include grains (such as corn, wheat and rice), oilseeds (such as soybeans and rapeseed), forage crops (such as alfalfa, grass hay and corn silage) and cotton, in the future we may diversify into farmland suitable for other annual row crops, such as fresh produce, peanuts and biofuel feedstocks, as well as permanent crops, such as oranges and almonds. We also may acquire properties related to farming, such as grain storage facilities, grain elevators, feedlots, processing plants and distribution centers, as well as livestock farms or ranches.
Our principal source of revenue will be rent from tenants that conduct farming operations on our farmland. Upon completion of this offering, substantially all of the farmland in our initial portfolio will be leased to either Astoria Farms, which is controlled by Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, or Hough Farms, in which Mr. Pittman and Jesse J. Hough, who will provide consulting services to us, have an interest. See "Our Business and PropertiesDescription of Tenants." We refer to Astoria Farms and Hough Farms as our "related tenants" in this prospectus. The leases with our related tenants will be triple-net leases with terms ranging from one to three years and pursuant to which the tenant is responsible for substantially all of the property-related expenses, including taxes, maintenance, water usage and insurance, as well as all of the additional input costs related to the farming operations on the property, such as seed, fertilizer, labor and fuel. All but two of the leases that will be in place upon completion of this offering have fixed annual rental payments and provide that 100% of the annual rent is due and payable in advance of each spring planting season. Although our leases typically do not provide that lease payments are based on the revenue generated
1
by our farm-operator tenants, all but one of the leases that will be in place upon completion of this offering have payment terms that represent approximately 35-45% of the revenue expected to be produced by farm operations at the respective property, which we believe is typical for farm leases in the midwestern United States. In the future, we expect that the farms that we acquire will be leased to farm-operator tenants unrelated to Mr. Pittman or us pursuant to similar triple-net leases. We believe this lease structure will help insulate us from the variability of farming operations and reduce our credit-risk exposure to farm-operator tenants. However, we may be exposed to tenant credit risk and farming operation risks, particularly with respect to leases that do not require advance payment of 100% of the annual rent (such as our lease for the Crane Creek farm), leases for which the rent is based on a percentage of a tenant's farming revenues (such as our lease for the Baca farm) and leases with terms greater than one year.
Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Luca Fabbri, our Chief Financial Officer, comprise our management team. In addition, effective upon completion of this offering, we will enter into a consulting agreement with Jesse J. Hough, or the Consulting Agreement, pursuant to which Mr. Hough will advise us with respect to business strategies and related matters, including asset underwriting, asset acquisitions and accounting matters, as well as other matters reasonably requested by us during the term of the Consulting Agreement. See "ManagementConsulting Agreement." Mr. Hough was previously a partner of Kennedy and Coe, a top 100 accounting firm that focuses on agribusiness accounting, and has worked with Mr. Pittman since late 2011, when Messrs. Pittman and Hough agreed to merge their respective farmland and farming operations holdings. See "Our Business and PropertiesOur Real Estate Experience." Messrs. Pittman, Fabbri and Hough have more than ten, three and ten years of experience, respectively, as owners of agricultural real estate and operators of farming businesses and collectively have consummated over 70 transactions to acquire and consolidate various farmland parcels. As a result, we believe Messrs. Pittman, Fabbri and Hough have a deeper understanding of agribusiness fundamentals and greater insight into factors affecting the value of farmland than many of our competitors. Upon completion of this offering and the formation transactions, Mr. Pittman and Mr. Hough will own approximately % and %, respectively, of the fully diluted equity interests in our company, which we believe aligns their interests with those of our stockholders.
We are an internally managed Maryland corporation. We intend to elect to be taxed as REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014.
Our Market Opportunity
United States cropland area totaled approximately 402 million acres, or 18% of the country's land area, in 2011, according to the United Nations Food and Agriculture Organization, or the UN FAO. Cropland is defined as land usually under annual row crops and permanent crops. We invest primarily in farmland used to grow primary row crops. Annual row crops are both planted and harvested annually or more frequently. Annual row crops can be further divided into two subcategories: primary row crops and fresh produce. Primary row crops include grains (such as corn, wheat and rice), oilseeds (such as soybeans and rapeseed), forage crops (such as alfalfa, grass hay and corn silage) and cotton. Fresh produce generally encompasses non-permanent fruits and vegetables (such as strawberries, lettuce, melons and peppers). Permanent crops, such as oranges, apples, almonds and grapes, have plant structures that produce yearly crops without being replanted. We believe we are well positioned to capitalize on the U.S. cropland investment opportunity created by the following market conditions:
2
According to the UN FAO, rising incomes and global population growth are expected to drive increasing food consumption and changing diet composition in the developing world as a result of increased consumption of meat and dairy. Primary row crops constitute a significant portion of livestock feed, with seven pounds of feed required to produce one pound of beef, according to the United States Department of Agriculture, or the USDA. These changing diet trends, coupled with global population growth, are expected to require additional annual production of over one billion tons of grains by 2050, an increase of 45.5% from 2005-2007 levels, according to the UN FAO.
3
and has a low risk of obsolescence. We believe quality farmland benefits from a near-zero vacancy rate, which can support increases in rental rates based on global supply and demand factors. Moreover, we believe farmland leases in many markets are unique as compared to most commercial real estate leases in that a substantial portion (up to 100%) of the annual rent is due and payable in advance of each spring planting season. We intend to emphasize leases that provide for rent payments in advance to reduce our exposure to tenant credit risk.
Our Competitive Strengths
We believe the following competitive strengths distinguish us from many of our competitors:
4
our ability as a public company to access the capital markets, will allow us to secure an early-mover advantage to become a large-scale, national owner of high-quality farmland.
Our Business and Growth Strategies
Our principal business objective is to provide attractive stockholder returns through a combination of: (1) quarterly cash distributions to our stockholders; (2) sustainable long-term growth in cash flows from increased rents, which we hope to pass on to stockholders in the form of increased distributions; and (3) potential long-term appreciation in the value of our properties. Our primary strategy to achieve our business objective is to invest in and own a portfolio of triple-net-leased farmland and properties related to farming operations. Key components of our strategy include the following:
5
investment criteria and underwriting standards. We expect our acquisition strategy will include the following key components:
6
near-zero vacancy rate for quality farmland in quality markets. In addition, we intend to lease our properties under triple-net leases, pursuant to which our tenants will be responsible for substantially all of the property-related expenses of the properties, including taxes, maintenance, water usage and insurance, as well as all of the additional input costs related to the farming operations on the property, such as seed, fertilizer, labor and fuel. As a result, we believe that our existing systems and personnel are capable of supporting a significant increase in the size of our portfolio without a proportional increase in administrative or management costs. We also believe that, once we achieve scale in our portfolio, we will be able to realize significant cost savings and greater operational efficiency.
Our ability to effectively implement our business and growth strategies is subject to numerous risks and uncertainties, including those set forth under "Risk FactorsRisks Related to Our Business and Properties."
Our Initial Portfolio
Upon completion of this offering and consummation of the formation transactions, we will own a 100% fee simple interest in 38 farms located in Illinois, Nebraska and Colorado, consisting of a total of approximately 7,300 total acres of farmland, as well as three grain storage facilities. We expect to enter into new leases for 36 of the 38 farms and the three grain storage facilities in our initial portfolio prior to the completion of this offering, which leases will be effective upon completion of this offering, and to assume two existing leases (for the Baca and Crane Creek farms) from our Predecessor in connection with the formation transactions. For additional information regarding the leases that will be in place upon completion of this offering and the formation transactions, see "Our Business and PropertiesDescription of Our Leases." The table below provides certain information regarding each property in our initial portfolio.
Property Name
|
County, State |
Date
Acquired(1) |
Tillable
Acres |
Total
Acres |
2014 Contractual
Rent(2) |
Lease
Expirations(2) |
||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Pella Bins and Tracks(3)(4) |
McDonough, IL | 10/1/2007 | 459 | 490 | $ | 229,497 | 12/31/2015 | |||||||||||
|
3/1/2010 | |||||||||||||||||
Kaufman |
McDonough, IL | 12/1/2010 | 338 | 427 | 170,800 | 12/31/2016 | ||||||||||||
Cleer(4)(5) |
Fulton, IL | 9/1/2007 | 271 | 298 | 155,895 | 12/31/2014 | ||||||||||||
Matulka(6) |
Butler, NE | 1/1/2012 | 234 | 242 | 144,300 | 12/31/2016 | ||||||||||||
Big Pivot(4) |
Mason, IL | 1/1/2007 | 336 | 342 | 136,608 | 12/31/2016 | ||||||||||||
Curless(4) |
Fulton, IL | 1/1/2009 | 250 | 250 | 112,500 | 12/31/2015 | ||||||||||||
Pumphouse West |
Schuyler, IL | 11/1/2008 | 267 | 317 | 101,440 | 12/31/2016 | ||||||||||||
Scripps(4) |
Schuyler, IL | 12/1/2000 | 299 | 310 | 99,200 | 12/31/2014 | ||||||||||||
Baca(4)(7)(8) |
Baca, CO | 11/1/2010 | 725 | 961 | 96,100 | 12/31/2014 | ||||||||||||
Stelter(4) |
Mason, IL | 1/1/2008 | 234 | 234 | 93,600 | 12/31/2014 | ||||||||||||
Henninger(4) |
Schuyler, IL | 1/1/2004 | 232 | 232 | 92,903 | 12/31/2015 | ||||||||||||
John's Shop |
McDonough, IL | 12/1/2004 | 199 | 205 | 92,250 | 12/31/2015 | ||||||||||||
|
11/1/2006 | |||||||||||||||||
Tazewell |
Tazewell, IL | 1/1/2008 | 241 | 241 | 84,270 | 12/31/2015 | ||||||||||||
Crane Creek(4)(7) |
Schuyler, IL | 6/1/2003 | 211 | 211 | 68,575 | 12/31/2014 | ||||||||||||
Stanbra/Zeller |
Butler, NE | 1/1/2012 | 178 | 181 | 72,400 | 12/31/2016 | ||||||||||||
Bardolph(4) |
McDonough, IL | 4/1/2008 | 147 | 160 | 71,978 | 12/31/2014 | ||||||||||||
Symond(4) |
Mason, IL | 12/21/2012 | 195 | 200 | 69,864 | 12/31/2016 | ||||||||||||
Pella Kelso(4) |
McDonough, IL | 11/1/2007 | 111 | 115 | 51,818 | 12/31/2014 | ||||||||||||
Duncantown(4) |
Fulton, IL | 2/1/2008 | 151 | 172 | 51,732 | 12/31/2014 | ||||||||||||
Dilworth(4) |
McDonough, IL | 6/9/2011 | 112 | 115 | 51,687 | 12/31/2016 | ||||||||||||
Weber(4) |
Schuyler, IL | 4/1/2001 | 146 | 153 | 48,960 | 12/31/2015 | ||||||||||||
Zeagers(9) |
Butler, NE | 12/26/2012 | 118 | 120 | 48,000 | 12/31/2014 | ||||||||||||
Copes(4) |
Schuyler, IL | 12/1/2007 | 123 | 137 | 47,894 | 12/31/2014 | ||||||||||||
Beckerdite(4) |
Schuyler, IL | 2/12/2012 | 112 | 120 | 44,936 | 12/31/2015 | ||||||||||||
Smith |
McDonough, IL | 6/26/2013 | 95 | 100 | 44,793 | 12/31/2014 |
7
Property Name
|
County, State |
Date
Acquired(1) |
Tillable
Acres |
Total
Acres |
2014 Contractual
Rent(2) |
Lease
Expirations(2) |
||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Busch(4) |
Mason, IL | 12/1/2010 | 109 | 110 | 41,250 | 12/31/2014 | ||||||||||||
Pumphouse East |
Schuyler, IL | 6/1/2003 | 112 | 125 | 40,000 | 12/31/2014 | ||||||||||||
Adair FS(4) |
McDonough, IL | 1/1/2006 | 73 | 75 | 33,894 | 12/31/2016 | ||||||||||||
Ambrose(4) |
Mason, IL | 12/1/2006 | 80 | 80 | 32,132 | 12/31/2016 | ||||||||||||
Crabtree(4) |
Mason, IL | 11/1/2009 | 77 | 79 | 31,676 | 12/31/2015 | ||||||||||||
Kelly |
Butler, NE | 6/29/2012 | 74 | 75 | 30,000 | 12/31/2014 | ||||||||||||
Heap |
McDonough, IL | 9/11/2011 | 70 | 79 | 29,610 | 12/31/2016 | ||||||||||||
Table Grove(4) |
Fulton, IL | 11/1/2006 | 58 | 60 | 27,000 | 12/31/2016 | ||||||||||||
McFadden MD(4) |
McDonough, IL | 10/8/2012 | 88 | 107 | 26,673 | 12/31/2014 | ||||||||||||
Parr(4) |
Fulton, IL | 11/1/2008 | 61 | 79 | 23,736 | 12/31/2016 | ||||||||||||
Skien |
Fulton, IL | 4/27/2011 | 45 | 52 | 16,730 | 12/31/2015 | ||||||||||||
Estep(4) |
Mason, IL | 3/28/2011 | 35 | 35 | 13,253 | 12/31/2015 | ||||||||||||
McFadden SC(4) |
Schuyler, IL | 10/8/2012 | 31 | 34 | 11,560 | 12/31/2014 | ||||||||||||
TOTAL |
6,697 | 7,323 | $ | 2,639,514 | ||||||||||||||
Our Acquisition Pipeline
Our management team has an extensive network of long-standing relationships across a broad network of businesses and individuals in the agricultural sector, including family and corporate farmers, real estate brokers, lenders, auction houses and suppliers of agricultural goods in our existing markets and in other major U.S. farming markets. We believe that these relationships provide us with valuable market intelligence related to agriculture fundamentals and will give us access to acquisition opportunities, many of which may not be available to our competitors.
We are currently in discussions regarding a number of acquisition opportunities that we have identified through our management team's network of relationships and that we believe will enhance our growth and operating performance metrics. As of the date of this prospectus, we have identified and are in various stages of reviewing and negotiating 15 potential farm acquisitions comprising an
8
aggregate of approximately 43,000 acres of farmland with an estimated aggregate purchase price of approximately $151 million, based on our preliminary discussions with sellers and our internal assessment of the values of the farmland. We believe each of the farms in our acquisition pipeline meets our investment criteria. Although we continue to engage in discussions and preliminary negotiations with the potential sellers and have commenced the process of conducting diligence on some of these farms or have submitted non-binding indications of interest, we and the potential sellers have not agreed upon terms relating to, and, prior to completion of this offering, do not expect to enter into binding commitments with respect to, any of these potential acquisition opportunities, and therefore do not believe any of these acquisitions are probable at this time. As such, there can be no assurance that we will complete any of the potential acquisitions we are currently evaluating or that the purchase prices of the farmland in our acquisition pipeline will be in the amounts we currently anticipate.
Summary Risk Factors
Investing in our common stock involves a high degree of risk. Prospective investors are urged to carefully consider the matters discussed under "Risk Factors" prior to making an investment in our common stock. Such risks include, but are not limited to:
9
Structure and Formation of Our Company
Our Operating Entities
Our Company
We were formed as a Maryland corporation on September 27, 2013 and will commence operations upon completion of this offering and consummation of the formation transactions. We will conduct our business through a traditional umbrella partnership real estate investment trust, or UPREIT, structure in which our properties are owned by our operating partnership directly or through subsidiaries, as described below under "Our Operating Partnership." Our wholly owned subsidiary, Farmland Partners OP GP, LLC, is the sole general partner of our operating partnership and, upon completion of this offering and consummation of the formation transactions, we will own approximately % of the OP units in our operating partnership. Our Board of Directors will oversee our business and affairs.
Our Operating Partnership
Our operating partnership was formed as a Delaware limited partnership on September 27, 2013 and will commence operations upon completion of this offering and consummation of the formation transactions. Following completion of this offering and consummation of the formation transactions, substantially all of our assets will be held by, and our operations will be conducted through, our operating partnership. Our wholly owned subsidiary, Farmland Partners OP GP, LLC, is the sole general partner of the operating partnership. As a result, we generally will have the exclusive power under the partnership agreement of our operating partnership, or the partnership agreement, to manage and conduct its business and affairs, subject to certain limited approval and voting rights of the limited partners, which are described more fully below in "Our Operating Partnership and the Partnership Agreement." In the future, we expect to issue OP units from time to time in connection with property acquisitions, as compensation or otherwise.
Formation Transactions
The properties that will be owned by us through our operating partnership upon completion of this offering and consummation of the formation transactions are currently owned indirectly by our Predecessor, FP Land LLC, or FP Land, a Delaware limited liability company that is 100% owned by Pittman Hough Farms LLC, or Pittman Hough Farms, a Colorado limited liability company in which
10
Mr. Pittman owns a 75% controlling interest and in which Mr. Hough and certain members of Mr. Hough's family own the remaining 25% interest. We refer to the individuals that indirectly own 100% of the limited liability company interests in FP Land as the "prior investors." FP Land has entered into a merger agreement with our operating partnership, or the FP Land Merger Agreement, pursuant to which FP Land will merge with and into our operating partnership (with our operating partnership surviving) and Pittman Hough Farms will receive OP units as consideration for the merger. We refer to this merger as the FP Land Merger. See "Certain Relationships and Related Party Transactions." The number of OP units issuable to Pittman Hough Farms in the formation transactions is based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and the outstanding indebtedness of our Predecessor. The estimates of the properties' fair market value were based on various factors, including assessments of comparable farmland in each of the markets in which the properties are located and publicly available records of farmland sales. See "Structure and Formation of Our CompanyDetermination of Consideration Payable in the Formation Transactions." No shares of our common stock will be issued as consideration in the formation transactions.
The values of OP units set forth below and elsewhere in this prospectus assume a value per OP unit equal to the price per share to the public of our common stock in this offering equal to the midpoint of the price range set forth on the front cover of this prospectus. Pursuant to the terms of the FP Land Merger Agreement, the number of OP units to be received by Pittman Hough Farms as consideration for the merger is fixed. As a result, in the event the price to the public in this offering is less than the midpoint of the price range set forth on the front cover of this prospectus, the value of the OP units issuable to Pittman Hough Farms will decrease. Conversely, in the event the price to the public in this offering is greater than the midpoint of the price range set forth on the front cover of this prospectus, the value of the OP units issuable to Pittman Hough Farms will increase.
The following formation transactions have occurred or will occur substantially concurrently with the completion of this offering:
11
Benefits of the Formation Transactions to Related Parties
In connection with this offering and the formation transactions, Messrs. Pittman, Fabbri and Hough will receive material benefits described in "Certain Relationships and Related Party Transactions," including those described below.
12
13
wholly owned by Messrs. Pittman and Hough, pursuant to which American Agriculture will provide certain support services to us, including providing office space and administrative support, accounting support, information technology services and human resources assistance. See "Certain Relationships and Related Party TransactionsShared Services Agreement."
Our Structure
The following diagram depicts our expected ownership structure upon completion of this offering and consummation of the formation transactions. Our operating partnership will own the various properties in our initial portfolio directly or indirectly, and in some cases through special purpose entities created in connection with various financings.
14
Restrictions on Ownership and Transfer
Under the partnership agreement, holders of OP units may not transfer their OP units without our prior consent, as the sole member of the general partner of our operating partnership. Each of our executive officers, directors and director nominees and Mr. Hough has agreed not to sell or otherwise transfer or encumber any shares of our common stock or securities convertible or exchangeable into our common stock (including OP units) owned by them at the completion of this offering or thereafter acquired by them for a period of 180 days without the written consent of the representatives of the
15
underwriters of this offering. Beginning on the first anniversary of the completion of the formation transactions, holders of OP units may tender their OP units for redemption by our operating partnership in exchange for cash equal to the market price of our common stock at the time of redemption or, at our option, for shares of our common stock on a one-for-one basis, as described under "Our Operating Partnership and the Partnership AgreementRedemption Rights."
Due to limitations on the concentration of ownership of REIT stock imposed by the Internal Revenue Code of 1986, as amended, or the Code, effective upon completion of this offering and subject to certain exceptions, our charter will provide that no person may beneficially or constructively own more than 9.8% in value or in number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock. See "Description of Our Capital StockRestrictions on Ownership and Transfer."
Our charter will also prohibit any person from, among other things:
Our Board of Directors, in its sole discretion, may exempt (prospectively or retroactively) a person from the 9.8% ownership limit and certain other restrictions in our charter and may establish or increase an excepted holder percentage limit for such person if our Board of Directors obtains such representations, covenants and undertakings as it deems appropriate in order to conclude that granting the exemption or establishing or increasing the excepted holder percentage limit will not cause us to lose our status as a REIT.
Our charter will also provide that any ownership or purported transfer of our stock in violation of the foregoing restrictions will result in the shares owned or transferred in such violation being automatically transferred to one or more charitable trusts for the benefit of a charitable beneficiary and the purported owner or transferee acquiring no rights in such shares, except that any transfer that results in the violation of the restriction relating to shares of our capital stock being beneficially owned by fewer than 100 persons will be null and void. If the transfer to the trust is ineffective for any reason to prevent a violation of the restriction, the transfer that would have resulted in such violation will be null and void.
Conflicts of Interest
Formation Transactions and Related Agreements
Following the completion of this offering and consummation of the formation transactions, conflicts of interest may arise between the holders of OP units, on the one hand, and our stockholders, on the other hand, with respect to certain transactions, such as the sale of properties or a reduction of indebtedness, which could have adverse tax consequences to the beneficial owners of OP units, including Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Mr. Hough, who will provide consulting services to us pursuant to the Consulting Agreement, thereby
16
making those transactions less desirable to such holders. See "Policies with Respect to Certain ActivitiesConflicts of Interest and Related Policies" and "Our Operating Partnership and the Partnership Agreement."
We did not negotiate on an arm's-length basis the terms of the formation transactions and their operative documents, including the FP Land Merger Agreement, the Shared Services Agreement, the Consulting Agreement, the tax protection agreement and the Representation, Warranty and Indemnity Agreement. In the course of structuring the formation transactions and negotiating these agreements, Messrs. Pittman, Fabbri and Hough had the ability to influence the type and amount of compensation and benefits that they will receive from us. See "Structure and Formation of Our CompanyFormation Transactions." There may be conflicts of interest in the interpretation and enforcement of such agreements. Furthermore, the tax protection agreement that our operating partnership will enter into with Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, may affect the way in which we conduct our business, including with respect to when and under what circumstances we sell properties in our initial portfolio or interests therein or repay debt during the restriction period. See "Certain Relationships and Related Party TransactionsTax Protection Agreement."
Leases with Our Related Tenants
Upon completion of this offering and the formation transactions, 84.0% of the total acres in our initial portfolio will be leased to either Astoria Farms or Hough Farms, which we refer to as our related tenants. Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. Mr. Hough manages the farming operations of both of our related tenants. These leases were not negotiated on an arm's-length basis, and the terms, including the annual rent and other amounts payable, may not be as favorable to us as if the leases had been negotiated with an unaffiliated third party. See "Risk FactorsRisks Related to Our Organizational StructureThe leases with our related tenants were not negotiated on an arm's-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third parties." The renewal of any of the leases with our related tenants and any new leases with these entities or any other entity affiliated with our management team or Mr. Hough will require the approval of a majority of the independent members of our Board of Directors. See "Certain Relationships and Related Party TransactionsLeases with Our Related Tenants."
Excluded Assets and Businesses
Messrs. Pittman and Hough will retain ownership interests in one farm in Illinois (consisting of 3,202 total acres) and one farm in Nebraska (consisting of 1,204 total acres) that will not be acquired by us in our formation transactions, due to their families' long-term ownership of those farms and the high proportion of non-tillable acreage of those farms, including pasture land, livestock facilities and land devoted to recreational activities. In addition, the excluded Illinois farm contains a substantial amount of timberland from which revenues are generated from logging and hunting. We refer to the excluded Illinois farm and the excluded Nebraska farm as the "homestead farms" in this prospectus. We generally do not believe the two homestead farms are consistent with our investment criteria and business and growth strategies. However, upon completion of this offering and consummation of the formation transactions, we will enter into agreements with Mr. Pittman and Pittman Hough Farms pursuant to which we will be granted a right of first offer with respect to any portion of the two homestead farms that Mr. Pittman and Pittman Hough Farms desire to transfer.
In addition, Messrs. Pittman and Hough have an indirect non-controlling and non-managing interest in a joint venture that owns one farm in Illinois, consisting of approximately 759 acres, and one farm in Colorado, consisting of approximately 159 acres, which will not be acquired by us in our formation transactions. This joint venture may acquire additional farmland in our markets that is
17
consistent with our investment criteria; however, Messrs. Pittman and Hough will not make any additional contributions to this joint venture without the approval of a majority of the independent members of our Board of Directors.
Mr. Pittman also owns a property in California that will not be acquired by us in the formation transactions. The California property was historically operated as a ranch but is being held for a potential residential development and is not consistent with our investment criteria and business and growth strategies.
In addition, Messrs. Pittman and Hough are the sole owners of, and Mr. Hough is an employee of, American Agriculture, which provides services related to farming and livestock and is a party to the Shared Services Agreement. See "Certain Relationships and Related Party TransactionsShared Services Agreement." Mr. Pittman also has (i) ownership interests in Astoria Farms and Hough Farms, which are engaged primarily in the production and sale of corn and soybeans and will lease 84.0% of the total acres in our initial portfolio, and (ii) a controlling interest in a livestock business. Mr. Hough has ownership interests in and manages the farming operations of Astoria Farms and Hough Farms and the livestock business controlled by Mr. Pittman.
As a result of these ownership interests, Messrs. Pittman and Hough will have conflicts of interest. See "Risk FactorsRisks Related to Our Organizational StructureMessrs. Pittman and Hough have outside business interests that could require time and attention and may interfere with their ability to devote time to our business and affairs or present financial conflicts with us and may adversely affect our business." However, we do not believe that the excluded assets and businesses in which Messrs. Pittman and Hough are engaged will compete with us for tenants or investment opportunities.
Homestead Exemption Policy
Our Board of Directors has adopted a policy, which we refer to as the Homestead Exemption Policy, to allow Mr. Pittman and entities controlled by him to acquire additional farmland in close proximity to the two homestead farms. Pursuant to the Homestead Exemption Policy, Mr. Pittman and entities controlled by him have a right of first opportunity to acquire farmland in a total of 15 townships that are located within Fulton County or Schuyler County in Illinois or Butler County in Nebraska, which are the counties in which the two homestead farms are located. The specific townships are Astoria, Isabel, Kerton, Pleasant, Vermont and Woodland in Fulton County, Illinois; Browning, Hickory, Oakland and Rushville in Schuyler County, Illinois; and Alexis, Bone Creek, Olive, Savannah and Summit in Butler County, Nebraska. Under the Homestead Exemption Policy, Mr. Pittman and entities controlled by him may acquire no more than an aggregate of $5.0 million of farmland properties in these 15 townships annually without first offering the acquisition opportunity to us or otherwise receiving the consent or approval of the majority of the independent members of our Board of Directors. Some of the farms in our initial portfolio are located in townships in which Mr. Pittman and entities controlled by Mr. Pittman will be permitted to acquire farms pursuant to this policy. Although this policy could allow Mr. Pittman and the entities controlled by him to acquire farmland that is directly competitive with certain of the farms in our initial portfolio, Mr. Pittman has advised us that he does not intend to acquire for his own account farms that would directly compete with the farms we then own without first offering the acquisition opportunity to us. The independent members of our Board of Directors will review this policy annually.
Distribution Policy
We intend to make regular quarterly distributions to holders of shares of our common stock. Distributions declared by us will be authorized by our Board of Directors in its sole discretion out of funds legally available therefor and will depend upon a number of factors, including restrictions under applicable law, the capital requirements of our company and the distribution requirements necessary to qualify and maintain our qualification as a REIT. We may be required to fund distributions from working capital or with a portion of the net proceeds from this offering or borrow to provide funds for
18
such distributions, or we may choose to make a portion of the required distributions in the form of a taxable stock dividend to preserve our cash balance. However, we currently have no intention to use the net proceeds from this offering to make distributions nor do we currently intend to make distributions using shares of our common stock.
Our Tax Status
We intend to elect and qualify to be taxed as a REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014. Our qualification as a REIT will depend upon our ability to meet, on a continuing basis, through actual investment and operating results, various complex requirements under the Code relating to, among other things, the sources of our gross income, the composition and values of our assets, our distribution levels and the diversity of ownership of our capital stock. We believe that we will be organized in conformity with the requirements for qualification as a REIT under the Code and that our intended manner of operation will enable us to meet the requirements for qualification and taxation as a REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014.
As a REIT, we generally will not be subject to U.S. federal income tax on our taxable income that we distribute currently to our stockholders. Under the Code, REITs are subject to numerous organizational and operational requirements, including a requirement that they distribute on an annual basis at least 90% of their REIT taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gains. If we fail to qualify for taxation as a REIT in any taxable year and do not qualify for certain statutory relief provisions, our income for that year will be subject to tax at regular corporate rates, and we would be disqualified from taxation as a REIT for the four taxable years following the year during which we ceased to qualify as a REIT. Even if we qualify as a REIT for U.S. federal income tax purposes, we may still be subject to state and local taxes on our income and assets and to U.S. federal income and excise taxes on our undistributed income. Additionally, any income earned by any TRSs that we form or acquire in the future, will be fully subject to U.S. federal, state and local corporate income tax.
Implications of Being an Emerging Growth Company
We qualify as an "emerging growth company," as defined in the Jumpstart Our Business Startups Act of 2012, or the JOBS Act. An emerging growth company may take advantage of specified reduced reporting requirements and is relieved of certain other significant requirements that are otherwise generally applicable to public companies. For as long as we are an emerging growth company, among other things:
We may take advantage of these provisions until December 31, 2019 or such earlier time that we are no longer an emerging growth company. We would cease to be an emerging growth company if we have more than $1 billion in annual revenues, have more than $700 million in market value of shares of our common stock held by non-affiliates, or issue more than $1 billion of non-convertible debt securities over a three-year period. We have irrevocably elected not to take advantage of the extension of time to comply with new or revised financial accounting standards under Section 102(b) of the JOBS Act.
Corporate Information
Our executive offices are located at 8670 Wolff Court, Suite 240, Westminster, Colorado 80031. Our telephone number at our executive offices is (720) 452-3100 and our corporate website is www.farmlandpartners.com. The information contained on, or accessible through, our website is not incorporated by reference into this prospectus.
19
Common stock offered by us |
shares (plus up to an additional shares of our common stock that we may issue and sell upon the exercise of the underwriters' over-allotment option in full) | |
Common stock to be outstanding after this offering |
shares(1) |
|
Common stock and OP units to be outstanding after this offering and the formation transactions |
shares and OP units(1)(2) |
|
Use of proceeds |
We estimate that the net proceeds from this offering, after deducting the underwriting discount and commissions and estimated offering expenses payable by us, will be approximately $ million ($ million if the underwriters exercise their over-allotment option in full). We will contribute the net proceeds from this offering to our operating partnership. Our operating partnership intends to use the net proceeds from this offering as follows: |
|
|
approximately $12.0 million to repay outstanding indebtedness, as well as exit fees, defeasance costs and assumption costs of approximately $ million; and |
|
|
the remaining net proceeds, if any, for general corporate purposes, including working capital, future acquisitions and, potentially, paying distributions. |
|
Risk factors |
Investing in our common stock involves a high degree of risk. You should carefully read and consider the information set forth under the heading "Risk Factors" beginning on page 22 of this prospectus and other information included in this prospectus before investing in our common stock. |
|
NYSE listing symbol |
FPI |
20
Summary Selected Financial Data
The following table sets forth summary selected financial and operating data on (i) a historical combined basis for our Predecessor and (ii) a pro forma basis for our company after giving effect to this offering and the formation transactions. Our Predecessor, FP Land, is a Delaware limited liability company that owns 100% of the equity interests in two entities, which we refer to as the ownership entities, that directly wholly own the 38 farms and three grain storage facilities that comprise our initial portfolio. Pursuant to the FP Land Merger, we will acquire the 38 farms and three grain storage facilities owned indirectly by our Predecessor and assume the ownership and operation of its business. We have not presented historical information for Farmland Partners Inc. because we have not had any corporate activity since our formation other than the issuance of 1,000 shares of our common stock in connection with the initial capitalization of the company in connection with this offering, and because we believe that a discussion of the results of Farmland Partners Inc. would not be meaningful.
You should read the following summary selected financial data in conjunction with our historical combined financial statements and the related notes and with "Management's Discussion and Analysis of Financial Condition and Results of Operations," which are included elsewhere in this prospectus.
The historical combined consolidated balance sheet information as of December 31, 2013 and 2012 of our Predecessor and the combined consolidated statements of operations for the years ended December 31, 2013 and 2012 of our Predecessor have been derived from the historical audited combined consolidated financial statements of our Predecessor included elsewhere in this prospectus.
Our summary selected unaudited pro forma consolidated financial and operating data as of and for the year ended December 31, 2013 assume the completion of this offering and the consummation of the formation transactions (each as described in the unaudited pro forma consolidated financial statements included elsewhere in this prospectus) as of January 1, 2013 for the operating data and as of the stated date for the balance sheet data. Our pro forma financial information is not necessarily indicative of what our actual financial position and results of operations would have been as of the date and for the periods indicated, nor does it purport to represent our future financial position or results of operations.
|
As of and For the
Years Ended December 31, |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
|
Predecessor
Historical Combined |
||||||||
|
2013 (Company
Pro Forma Consolidated) |
|||||||||
|
2013 | 2012 | ||||||||
|
(Unaudited)
|
|
|
|||||||
Total operating revenues |
$ | $ | 2,350,025 | $ | 2,123,116 | |||||
Net income |
34,172 | 586,352 | ||||||||
EBITDA(1) |
1,525,013 | 1,872,906 | ||||||||
FFO(1) |
182,719 | 710,928 | ||||||||
Total assets |
39,668,676 | 36,913,823 | ||||||||
Total liabilities |
44,392,598 | 36,580,455 | ||||||||
Total (deficit) equity |
(4,723,922 | ) | 333,368 |
21
Before you invest in our securities, you should be aware that your investment is subject to various risks, including those described below. You should carefully consider these risk factors together with all of the other information included in this prospectus before you decide to purchase our securities.
Risks Related to Our Business and Properties
The geographic concentration of our initial portfolio could cause us to be more susceptible to adverse weather, economic or regulatory changes or developments in the markets in which our properties are located than if we owned a more geographically diverse portfolio, which could materially and adversely affect the value of our farms and our ability to lease our farms on favorable terms or at all.
All of the farms in our initial portfolio are located in Illinois, Nebraska and Colorado, with a significant concentration in Illinois and Nebraska, which exposes us to greater economic risks than if we owned a more geographically diverse portfolio. Upon completion of this offering and the formation transactions, our farms in Illinois, Nebraska and Colorado will represent approximately 85%, 11% and 4%, respectively, of the total 2014 contractual rent of our initial portfolio. As a result, we are particularly susceptible to developments or conditions in these states and/or the specific counties in which our farms are located, including adverse weather conditions (such as windstorms, tornados, floods, drought, hail and temperature extremes), transportation conditions (including navigation of the Mississippi River), crop disease, pests and other adverse growing conditions, and unfavorable or uncertain political, economic, business or regulatory conditions (such as changes in price supports, subsidies and environmental regulations). Any such developments or conditions could materially and adversely affect the value of our farms and our ability to lease our farms on favorable terms or at all, which could adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders.
Our initial portfolio is comprised almost entirely of properties used to grow primary row crops, principally corn and soybeans, which subjects us to risks associated with concentrating our portfolio in a single asset class devoted to a limited number of crop types.
Our initial portfolio is comprised almost entirely of properties used to grow primary row crops, principally corn and soybeans. As a result, any development or situation that adversely affects the value of properties generally or the prices of corn or soybeans, including those described in the risk factor above, could have a more significant adverse impact on us than if our initial portfolio were diversified by asset type or crop type, which could materially and adversely impact our financial condition, results of operations and ability to make distributions to our stockholders.
Our business is dependent in part upon the profitability of our tenants' farming operations, and any downturn in the profitability of their farming operations could have a material adverse effect on our financial condition, results of operations, cash flow and ability to make distributions to our stockholders.
We depend on our tenants to operate the farms we own in a manner that generates revenues sufficient to allow them to meet their obligations to us, including their obligations to pay rent and real estate taxes, maintain certain insurance coverage and maintain the properties generally. The ability of our tenants to fulfill their obligations under our leases depends, in part, upon the overall profitability of their farming operations, which could be adversely impacted by, among other things, adverse weather conditions, crop prices, crop disease, pests, contaminants, and unfavorable or uncertain political, economic, business or regulatory conditions. We will be particularly susceptible to any decline in the profitability of our tenants' farming operations if we enter into any additional leases that do not require 100% of the annual rent to be paid in advance of each spring planting season, such as the lease for the Crane Creek farm, or if we utilize variable-rent leases, such as the lease for the Baca farm, pursuant to which the amount of rent depends on crop yields and prices realized by our tenants, or if we enter into
22
leases with terms longer than one year, such as the leases for 23 of the 38 farms in our initial portfolio. In addition, many farms are dependent on a limited number of key individuals whose injury or death may significantly affect the successful operation of the farm. We can provide no assurances that, if a tenant defaults on its obligations to us under a lease, we will be able to lease or re-lease that farm on economically favorable terms in a timely manner, or at all. In addition, we may experience delays in enforcing our rights as landlord and may incur substantial costs in protecting our investment.
The rents we are able to negotiate for the properties we own will be based, in part, on each tenant's expectation of the land's future productivity. To the extent we lease to tenants whose operations become less profitable, prospective tenants may assume reduction in profitability is due, in part, to less productive land, which could make it more difficult to negotiate favorable rental rates for such properties. Our tenants' profitability could also be adversely affected by declines in market prices for primary row crops.
As a result, any downturn in the profitability of the farming operations of our tenants or a downturn in the farming industry as a whole could have a material adverse effect on our financial condition, results of operations, cash flow and ability to make distributions to our stockholders.
Substantially all of the farms in our initial portfolio will be leased to our related tenants pursuant to triple-net leases, and the failure of these entities to meet their obligations to us, or their determination to not renew leases or to terminate their farming operations, could materially and adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders.
Of the 38 farms in our initial portfolio, 36 farms, as well as three grain storage facilities (representing an aggregate of approximately 94% of the total 2014 contractual rent of our initial portfolio), will be leased to either Astoria Farms or Hough Farms, our related tenants, pursuant to triple-net leases. Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. In addition, although we expect that most of the farms we acquire in the future will be leased to tenants unrelated to our management team, we may lease such newly acquired farms to our affiliates from time to time in the future. Therefore, the success of our business will depend in part upon the profitability of these entities' farming operations and their ability to meet their obligations to us. In the event these affiliates are unable to meet their obligations to us, whether as a result of a downturn in the profitability of their farming operations or otherwise, our financial condition, results of operations, cash flow and ability to make distributions to our stockholders could be materially adversely affected. See "Risks Related to Our Organizational StructureThe leases with our affiliates were not negotiated on an arm's-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third parties."
Moreover, these entities may determine to not renew their leases with us at the end of the lease term or to terminate their farming operations, whether as a result of a downturn in the profitability of their farming operations or otherwise, in which case, a substantial number of our properties would become vacant at the same time. In the event such a situation develops in the future, we may not have sufficient infrastructure in place to successfully identify suitable tenants to lease a large number of properties on an expedited basis, which may cause us to have vacant properties or negotiate lease terms less favorable to us.
We have very limited experience leasing farmland to third parties, and our inability to execute our business plan of continuously leasing our properties on favorable economic and other terms would materially and adversely affect our results of operations and cash available for distribution to stockholders.
While we will lease substantially all of the properties in our initial portfolio to our related tenants pursuant to triple-net leases that require payment of 100% of the annual rent in advance of each spring
23
planting season, our business plan contemplates leasing properties that we acquire in the future to farm-operator tenants unrelated to Mr. Pittman, Mr. Hough or us (including tenants from whom we acquire farmland in the future), pursuant to leases having similar terms. Our management team has very limited experience leasing farmland to third-party tenants and there can be no assurance that we will be able to identify suitable third-party tenants or negotiate acceptable lease terms for properties we acquire in the future. In particular, we may not be able to obtain triple-net lease terms for our properties on economic terms that are consistent with the terms of the leases for the properties in our initial portfolio. In addition, we may not be able to negotiate for the full payment of rent in advance of each spring planting season, which could increase our exposure to credit risk of our farm-operator tenants and the risks associated with farming operations, such as weather, commodity price fluctuations and other factors described above under "Our business is dependent in part upon the profitability of our tenants' farming operations, and any downturn in the profitability of their farming operations could have a material adverse effect on our financial condition, results of operations, cash flow and ability to make distributions to our stockholders."
Even if we enter into leases that require payment of all or a substantial portion of annual rent in advance of each spring planting season, in the event of a default by the tenant in payment of the annual rent when due, there can be no assurance that we would be able to timely locate a new tenant and obtain acceptable lease terms before the spring planting season, in which event our lease revenue from any affected property would likely be substantially decreased.
Our failure to identify and consummate suitable acquisitions would significantly impede our growth and our ability to diversify our portfolio by geography, crop type and tenant, which would materially and adversely affect our results of operations and cash available for distribution to our stockholders.
Our ability to expand through acquisitions is integral to our business strategy and requires that we identify and consummate suitable acquisition or investment opportunities that meet our investment criteria and are compatible with our growth strategy. We will compete for the acquisition of farmland and properties related to farming with many other entities engaged in agricultural and real estate investment activities, including individual and family operators of farming businesses, corporate agriculture companies, financial institutions, institutional pension funds, real estate companies, private equity funds and other private real estate investors. These competitors may prevent us from acquiring desirable properties or may cause an increase in the price we must pay for such properties. Our competitors may have greater resources than we do and may be willing to pay more for certain assets or may have a more compatible operating philosophy with our acquisition targets. In particular, larger institutions may enjoy significant competitive advantages that result from, among other things, a lower cost of capital and enhanced operating efficiencies. Our competitors may also adopt transaction structures similar to ours, which would decrease our competitive advantage in offering flexible transaction terms. In addition, the number of entities and the amount of funds competing for suitable investment properties may increase, resulting in increased demand and increased prices paid for these properties. If we pay higher prices for properties, our profitability may decrease, and you may experience a lower return on your investment. Our failure to identify and consummate suitable acquisitions would significantly impede our growth and our ability to diversify our portfolio by geography, crop type and tenant, which would materially and adversely affect our results of operations and cash available for distribution to our stockholders.
We do not intend to continuously monitor and evaluate tenant credit quality and may be subject to risks associated with our tenants' financial condition and liquidity position.
We may not be able to negotiate for the full payment of rent in cash in advance of the planting season (such as our lease for the Crane Creek farm), which subjects us to credit risk exposure to our farm-operator tenants and the risks associated with farming operations, such as weather, commodity price fluctuations and other factors. We will also be exposed to these risks with respect to leases for
24
which the rent is based on a percentage of a tenant's farming revenues (such as our lease for the Baca farm) and leases with terms greater than one year (such as the leases for 23 of the 38 farms in our initial portfolio). Because we do not intend to monitor and evaluate the credit risk exposure related to farm-operator tenants on an ongoing basis, we will be subject to the risk that our tenants, particularly those that may depend on debt and leverage to finance their operations, could be susceptible to bankruptcy in the event that their cash flows are insufficient to satisfy their financial obligations, including meeting their obligations to us under their leases. As a result, we may not become aware of a tenant's financial distress until the tenant fails to make payments to us when due, which may significantly reduce the amount of time we have to evict the tenant and re-lease the farmland to a new tenant before the start of the spring planting season, and in the event of a tenant bankruptcy we may not be able to terminate the lease. If we are unable to re-lease the farmland on a timely basis, it could have a material adverse effect on our revenues.
Some state laws prohibit or restrict the ownership of agricultural land by business entities, which could impede the growth of our portfolio and our ability to diversify geographically.
Certain states, including Iowa, North Dakota, South Dakota, Minnesota, Oklahoma, Wisconsin, Missouri and Kansas, in which a substantial amount of primary row cropland is located, have laws that prohibit or restrict to varying degrees the ownership of agricultural land by corporations or business entities like us. Additional states may, in the future, pass similar or more restrictive laws, and we may not be legally permitted, or it may become overly burdensome or expensive, to acquire properties in these states, which could impede the growth of our portfolio and our ability to diversify geographically in states that might otherwise have attractive investment opportunities.
Failure to succeed in new markets may have adverse consequences.
Our initial portfolio is comprised of properties located in Illinois, Nebraska and Colorado. We intend to acquire properties in markets that are new to us. When we acquire properties located in new markets, we may face risks associated with a lack of market knowledge or understanding of the local market, including the availability and identity of quality tenant farmers, forging new business relationships in the area and unfamiliarity with local government requirements and procedures. Furthermore, the negotiation of a potential expansion into new markets would divert management time and other resources. As a result, we may have difficulties executing our business strategy in these new markets, which could have a negative impact on our results of operations and ability to make distributions to our stockholders.
Our platform may not be as scalable as we anticipate, and we could face difficulties growing our business without significant new investment in personnel and infrastructure, which could disrupt our business and operations and impede the growth of our business.
Our platform for operating our business may not be as scalable as we anticipate or able to support significant growth without substantial new investment in personnel and infrastructure. Upon completion of this offering and the formation transactions, we will have two employees, have access to additional personnel pursuant to the Shared Services Agreement with American Agriculture and receive consulting services from Mr. Hough pursuant to the Consulting Agreement. It is possible that if our business grows substantially, we will need to make significant new investment in personnel and infrastructure to support that growth. We may be unable to make significant investments on a timely basis or at reasonable costs and our failure in this regard could disrupt our business and operations and impede the growth of our business.
25
Our short-term leases make us more susceptible to any decreases in prevailing market rental rates than would be the case if we entered into longer-term leases, which could have a material adverse effect on our results of operations and ability to make distributions to our stockholders.
Upon completion of this offering, all of the leases in our initial portfolio will have terms ranging from one to three years, and we expect that most of the leases we enter into in the future will have one- to three-year terms. As a result, we will be required to frequently re-lease our properties upon the expiration of our leases, which will make us more susceptible to declines in market rental rates than we would be if we were to enter into longer term leases. As a result, any decreases in the prevailing market rental rates in the geographic areas in which we own properties could have a material adverse effect on our results of operations and ability to make distribution to our stockholders.
Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties and harm our financial condition.
The real estate investments made, and to be made, by us may be difficult to sell quickly. As a result, our ability to promptly sell one or more properties in our portfolio in response to changing economic, financial and investment conditions may be limited. Return of capital and realization of gains, if any, from an investment generally will occur upon disposition or refinancing of the underlying property. We may be unable to realize our investment objectives by sale, other disposition or refinancing at attractive prices within any given period of time or may otherwise be unable to complete any exit strategy. In particular, our ability to dispose of one or more properties within a specific time period is subject to certain limitations imposed by our tax protection agreement, as well as weakness in or even the lack of an established market for a property, changes in the financial condition or prospects of prospective purchasers, changes in national or international economic conditions and changes in laws, regulations or fiscal policies of jurisdictions in which the property is located.
In addition, the Code imposes restrictions on a REIT's ability to dispose of properties that are not applicable to other types of real estate companies. In particular, the tax laws applicable to REITs effectively require that we hold our properties for investment, rather than primarily for sale in the ordinary course of business, which may cause us to forego or defer sales of properties that otherwise would be in our best interests. Therefore, we may not be able to vary our portfolio in response to economic or other conditions promptly or on favorable terms.
If our properties do not have access to adequate water supplies, it could harm our ability to lease the properties for farming on favorable terms or at all, which could have a material adverse impact on the value of our properties and our results of operations and ability to make distributions to our stockholders.
Farmland and properties related to farming require access to sufficient water to make the property suitable for farming. Although we expect to acquire properties with sufficient water access, there may be a need to drill additional wells in the future, and we would be required to obtain permits prior to drilling such wells. Permits for drilling water wells are required by state and county regulations, and such permits may be difficult or costly to obtain, particularly in areas where there is a limited supply of water. In addition, there can be no assurance that additional wells will produce sufficient water supplies to support farming operations adequately. Similarly, our properties may be subject to governmental regulations relating to the quality and disposition of rainwater runoff or other water to be used for irrigation, and we could incur costs in order to retain this water and comply with such regulations. If we are unable to obtain or maintain sufficient water supplies for our properties, or the costs incurred to obtain or maintain the water supplies cause the farming operation to be less profitable, we may not be able to lease our properties for farming on favorable terms or at all, which could have a material adverse impact on the value of our properties and our results of operations and ability to make distributions to our stockholders.
26
Our farms are subject to adverse weather conditions, seasonal variability, crop disease and other contaminants, which may affect our tenants' ability to pay rent and thereby have an adverse effect on our results of operations, financial condition, and our ability to make distributions to stockholders.
Annual row crops are vulnerable to adverse weather conditions, including windstorms, tornados, floods, drought and temperature extremes, which are quite common but difficult to predict. Unfavorable growing conditions can reduce both crop size and crop quality. Seasonal factors, including supply and consumer demand, may also have an effect on the crops grown by our tenants. In extreme cases, entire harvests may be lost in some geographic areas.
In addition, annual row crops are vulnerable to crop disease, pests and other contaminants. Damages to tenants' crops from crop disease and pests may vary in severity and effect, depending on the stage of production at the time of infection or infestation, the type of treatment applied and climatic conditions. The costs to control these infestations vary depending on the severity of the damage and the extent of the plantings affected. These infestations can increase the costs and decrease the revenues of our tenants. Tenants may also incur losses from product recalls, fines or litigation due to other contaminants that may cause food borne illness. It is difficult to predict the occurrence or severity of such product recalls, fines or litigation as well as their impact upon our tenants.
Although we typically lease our properties on a fixed-rent basis that does not change based on the success of the farming operations, we may, to a limited extent, utilize variable-rent leases pursuant to which the amount of the rent depends on crop yields and prices in regions where such arrangements are prevalent. In any case, adverse weather conditions, seasonal variability, crop disease, pests and other contaminants could adversely affect our tenants' ability to continue to meet their obligations to us and our ability to lease or re-lease properties on favorable terms, or at all, which could have a material adverse effect on the value of our properties, our results of operations, financial condition, and our ability to make distributions to our stockholders.
In the past, the market prices of the crops that our tenants may produce on our agricultural properties have been volatile, which may affect our tenants' ability to pay rent and thereby have an adverse effect on our results of operations and our ability to make distributions to stockholders.
The value of a crop is affected by many factors that can differ on a yearly basis. The unpredictability of weather and crop disease in the major crop production regions worldwide creates a significant risk of price volatility, which may either increase or decrease the value of the crops that our tenants produce each year. Other material factors adding to the volatility of crop prices are changes in government regulations and policy, fluctuations in global prosperity, fluctuations in foreign trade and export markets, and eruptions of military conflicts or civil unrest. Although rental payments under our leases typically will not be based on the quality or profitability of our tenants' harvests, any of these factors could adversely affect our tenants' ability to meet their obligations to us and our ability to lease or re-lease properties on favorable terms, or at all, which could have a material adverse effect on the value of our properties, our results of operations and our ability to make distributions to our stockholders.
The future effects of climate change could adversely impact the value of our properties and our results of operations.
In addition to the general risks that adverse weather conditions pose for the tenants of our properties, the value of our properties and the operations of our tenants may be subject to risks associated with long-term effects of climate change. Many climatologists have predicted that the impacts of climate change could include increases in average temperatures, more extreme temperatures, changes in rainfall patterns, severe droughts, and increases in volatile weather over time. Such effects of climate change could make our properties less profitable for farming or other alternative uses, which could adversely impact the value of our properties, our results of operations and our ability to make distributions to our stockholders.
27
Adverse changes in government policies related to farming, including decreases in farm subsidies, tax incentives or the percentage of ethanol that must be blended into fuel, could reduce prices of crops and the profitability of farming operations, which could materially and adversely affect the value of our properties and our results of operations.
There are a number of government programs that provide subsidies and tax and other incentives to farm operators. Some of these programs have been in operation since the 1930s and were intended to stabilize the income to farm operators and protect them from agricultural setbacks such as wind damage, floods, drought and crop disease. In addition, in recent years both the U.S. federal government and certain state governmental agencies have required that transportation fuel sold in the United States contain a minimum volume of renewable fuel, including ethanol. These renewable fuel requirements have caused ethanol demand to increase substantially, which in turn has had a positive impact on the price of corn and primary row crop farmland prices in general. The elimination or reduction of any of these subsidies or other incentives, the widespread use of other forms of renewable fuel or reduction in renewable fuel requirements in the future could reduce the prices of crops and the profitability of farming operations, which could materially and adversely impact the value of our farms and our ability to lease them on favorable terms, or at all, which would have a material adverse effect on our results of operations.
Acquiring farmland and properties related to farming during periods when such properties are experiencing substantial inflows of capital and intense competition may result in inflated purchase prices and increase the likelihood that our properties will not appreciate in value and may, instead, decrease in value.
The allocation of substantial amounts of capital for investment in farmland and farming related properties and significant competition for income-producing real estate may inflate the purchase prices for such assets. If we acquire properties in such an inflated environment, it is possible that the value of our assets may not appreciate and may, instead, decrease in value, perhaps significantly, below the amount we paid for such assets. In addition to macroeconomic and local economic factors, technical factors, such as a decrease in the amount of capital allocated to the purchase of farmland and farming related properties and the number of investors participating in the sector, could cause the value of our assets to decline.
If the U.S. Federal Reserve or other central banks embark on a substantial tightening of monetary policy in the future that causes real interest rates to rise substantially, it may cause land prices to decline if the rise in real interest rates is not accompanied by rises in the general levels of inflation.
A substantial tightening of monetary policy by the U.S. Federal Reserve or other central banks would increase credit costs (through the resulting increase in interest rates) and decrease credit availability. This could hurt farm operators because higher real interest rates make it more difficult for farm operators to qualify for loans and increase their borrowing costs. Higher interest rates also tend to decrease U.S. and world economic growth, thus decreasing the demand for agricultural commodities. All of these consequences could reduce farm income. If increases in real interest rates (which is defined as nominal interest rates minus the inflation rate) are not accompanied by higher levels of farm income and rents, this could lead to declines in agricultural land values and a reduction in our profitability, either of which would have a material adverse effect on our business or results of operations, financial condition, and ability to make distributions to our stockholders.
The loss of key management personnel, particularly Paul A. Pittman and Luca Fabbri, or the loss of Jesse J. Hough, our consultant, could have a material adverse effect on our ability to implement our business strategy and to achieve our investment objectives.
Our future success depends to a significant extent on the continued service and coordination of our senior management team, particularly Paul A. Pittman, our Executive Chairman, President and
28
Chief Executive Officer, and Luca Fabbri, our Chief Financial Officer. We can provide no assurances that any of our key personnel will continue their employment with us. The loss of services of any of our executive officers could have a material adverse effect on our ability to implement our business strategy and to achieve our investment objectives.
In addition, the success of the farm operator that will rent substantially all of our properties upon completion of this offering depends to a significant extent on the continued service of Jesse J. Hough, who manages the farming operations of our related tenants that will lease substantially all of the farms in our initial portfolio. The loss of services from Mr. Hough under the Consulting Agreement or his departure from or diminishment of his activities at our related tenants could have a material adverse effect on our business.
We have no operating history as a REIT or a publicly traded company, and we cannot assure that the past experience of our senior management team will be sufficient to successfully operate our company as a REIT or a publicly traded company.
We have no operating history as a REIT or a publicly traded company. We cannot assure you that the past experience of our senior management team will be sufficient to successfully operate our company as a REIT or a publicly traded company, including the requirements to timely meet the disclosure requirements of the SEC. Following the completion of this offering, we will be required to develop and implement control systems and procedures in order to qualify and maintain our qualification as a REIT, satisfy our periodic and current reporting requirements under applicable SEC regulations and comply with the NYSE listing standards, and this transition could place a significant strain on our management systems, infrastructure and other resources, any of which could materially adversely impact our business, results of operations and financial condition. See "U.S. Federal Income Tax RisksFailure to qualify as a REIT for U.S. federal income tax purposes would subject us to U.S. federal income tax on our taxable income at regular corporate rates, which would substantially reduce our ability to make distributions to our stockholders."
We are an "emerging growth company," and we cannot be certain if the reduced disclosure requirements applicable to emerging growth companies will make shares of our common stock less attractive to investors.
In April 2012, President Obama signed into law the JOBS Act. The JOBS Act contains provisions that, among other things, relax certain reporting requirements for "emerging growth companies," including certain requirements relating to accounting standards and compensation disclosure. We are classified as an emerging growth company. For as long as we are an emerging growth company, which may be up to five full fiscal years, we may take advantage of exemptions from various reporting and other requirements that are applicable to other public companies that are not emerging growth companies, including the requirements to:
29
We cannot predict if investors will find shares of our common stock less attractive because we will not be subject to the same reporting and other requirements as other public companies. If some investors find shares of our common stock less attractive as a result, there may be a less active trading market for our common stock, and the per share trading price of our common stock could decline and may be more volatile.
We will incur new costs as a result of becoming a public company, and such costs may increase if and when we cease to be an "emerging growth company," which could adversely impact our results of operations.
As a public company, we will incur significant legal, accounting, insurance and other expenses that we have not incurred as a private company, including costs associated with public company reporting requirements of the Securities Exchange Act of 1934, or the Exchange Act, the Sarbanes-Oxley Act, the Dodd-Frank Act, the listing requirements of the NYSE and other applicable securities rules and regulations. Compliance with these rules and regulations will increase our legal and financial compliance costs, make some activities more difficult, time-consuming or costly and increase demand on our systems and resources. As a result, our executive officers' attention may be diverted from other business concerns, which could adversely affect our business and results of operations. In addition, the expenses incurred by public companies generally for reporting and corporate governance purposes have been increasing. We expect compliance with these public reporting requirements and associated rules and regulations to increase expenses, particularly after we are no longer an emerging growth company, although we are currently unable to estimate these costs with any degree of certainty. We could be an emerging growth company for up to five years, although circumstances could cause us to lose that status earlier, which could result in our incurring additional costs applicable to public companies that are not emerging growth companies.
In addition, changing laws, regulations and standards relating to corporate governance and public disclosure are creating uncertainty for public companies, increasing legal and financial compliance costs and making some activities more time consuming. These laws, regulations and standards are subject to varying interpretations, in many cases due to their lack of specificity, and, as a result, their application in practice may evolve over time as new guidance is provided by regulatory and governing bodies. This could result in continuing uncertainty regarding compliance matters and higher costs necessitated by ongoing revisions to disclosure and governance practices. We intend to invest resources to comply with evolving laws, regulations and standards, and this investment may result in increased general and administrative expenses and a diversion of our executive officers' time and attention from revenue-generating activities to compliance activities. If our efforts to comply with new laws, regulations and standards differ from the activities intended by regulatory or governing bodies due to ambiguities related to their application and practice, regulatory authorities may initiate legal proceedings against us and our business may be adversely affected.
As a result of disclosure of information in this prospectus and in filings required of a public company, our business and financial condition will become more visible, which we believe may result in threatened or actual litigation, including by competitors and other third parties. If such claims are successful, our business and results of operations could be adversely affected, and even if the claims do not result in litigation or are resolved in our favor, these claims, and the time and resources necessary to resolve them, could divert the resources of our executive officers and adversely affect our business and results of operations.
30
As a result of becoming a public company, management will be required to report periodically on the effectiveness of its system of internal control over financial reporting. We may not complete our analysis of our internal control over financial reporting in a timely manner, or our system of internal control over financial reporting may not be determined to be appropriately designed or operating effectively, which may adversely affect investor confidence in our company and, as a result, the value of our common stock.
In connection with our Predecessor's audits for the years ended December 31, 2013 and December 31, 2012, our Predecessor's independent registered public accounting firm identified and communicated a material weakness related to the failure to implement an effective system of internal controls over financial reporting. Two contributing factors to this material weakness include a failure to maintain a sufficient complement of qualified accounting personnel and an appropriate segregation of duties within the organization. A "material weakness" is a deficiency, or combination of deficiencies, in internal control over financial reporting such that there is a reasonable possibility that a material misstatement of our Predecessor's financial statements will not be prevented or detected on a timely basis. This material weakness resulted in audit adjustments to our Predecessor's financial statements, which were identified by our Predecessor's independent registered public accounting firm.
We will be required, pursuant to Section 404 of the Sarbanes-Oxley Act, to furnish a report by management on, among other things, the effectiveness of our internal controls over financial reporting for the first fiscal year beginning after the completion of this offering. In addition, after we are no longer an emerging growth company under the JOBS Act, Section 404 of the Sarbanes-Oxley Act requires our auditors to deliver an attestation report on the effectiveness of our internal controls over financial reporting in conjunction with their opinion on our audited financial statements. Substantial work on our part is required to implement appropriate processes, document the system of internal control over key processes, assess their design, remediate any deficiencies identified and test their operation. This process is expected to be both costly and challenging. Upon completion of this offering, our management team and financial reporting personnel will be primarily those of our Predecessor and, as such, we may face the same material weakness as our Predecessor that is described above. We cannot give any assurances that the material weakness identified by our independent registered public accounting firm will be remediated on a timely basis or at all or that additional material weaknesses will not be identified in the future in connection with our compliance with the provisions of Section 404 of the Sarbanes-Oxley Act. The existence of any material weakness would preclude a conclusion by management and our independent auditors that we maintained effective internal control over financial reporting. Our management may be required to devote significant time and expense to remediate any material weaknesses that may be discovered and may not be able to remediate any material weakness in a timely manner. The existence of any material weakness in our internal control over financial reporting could also result in errors in our financial statements that could require us to restate our financial statements, cause us to fail to meet our reporting obligations and cause investors to lose confidence in our reported financial information, all of which could lead to a decline in the per share trading price of our common stock.
We depend on external sources of capital that are outside of our control and may not be available to us on commercially reasonable terms or at all, which could limit our ability to, among other things, acquire additional properties, meet our capital and operating needs or make the cash distributions to our stockholders necessary to qualify and maintain our qualification as a REIT.
In order to qualify and maintain our qualification as a REIT, we are required under the Code to, among other things, distribute annually at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding any net capital gain. In addition, we will be subject to income tax at regular corporate rates to the extent that we distribute less than 100% of our REIT taxable income, including any net capital gains. Because of these distribution requirements, we may not be able to fund future capital needs, including acquisition opportunities and principal and
31
interest payments on any outstanding debt, from operating cash flow. Consequently, we intend to rely on third-party sources to fund our capital needs. We may not be able to obtain such financing on favorable terms, in the time period we desire, or at all. Any debt we incur will increase our leverage, expose us to the risk of default and may impose operating restrictions on us, and any additional equity we raise (including the issuance of OP units) could be dilutive to existing stockholders. Our access to third-party sources of capital depends, in part, on:
Recently, the capital markets have been subject to significant disruptions. If we cannot obtain capital from third-party sources, we may not be able to acquire properties when strategic opportunities exist, meet the capital and operating needs of our existing properties, satisfy our debt service obligations or make the cash distributions to our stockholders necessary to qualify and maintain our qualification as a REIT.
We may provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, which exposes us to risks associated with being a mortgage lender, including the risk that borrowers default on their obligations to us, which could adversely affect our results of operations and financial condition.
We may provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming. Payments on such loans depend on the profitable operation or management of the farmland or farmland-related property securing the loan. The success of the farmland or farm-related property may be affected by many factors outside the control of the borrower, including adverse weather conditions that prevent the planting of a crop or limit crop yields, declines in market prices for agricultural products (both domestically and internationally) and the impact of government regulations (including changes in price supports, subsidies and environmental regulations). In addition, many farms are dependent on a limited number of key individuals whose injury or death may significantly affect the successful operation of the farm. If the cash flow from a farming operation is diminished, the borrower's ability to repay the loan may be impaired. If a borrower defaults under a mortgage loan for which we are the lender, we may attempt to foreclose on the collateral securing the loan, including by acquiring title to the subject property, to protect our investment. In response, the defaulting borrower may contest our enforcement of foreclosure or other available remedies, seek bankruptcy protection against our exercise of enforcement or other available remedies, or bring claims against us for lender liability. If a defaulting borrower seeks bankruptcy protection, the automatic stay provisions of the U.S. Bankruptcy Code would preclude us from enforcing foreclosure or other available remedies against the borrower unless relief is first obtained from the court with jurisdiction over the bankruptcy case. In addition, we may be subject to intercreditor agreements that delay, impact, govern or limit our ability to foreclose on a lien securing a loan or otherwise delay or limit our pursuit of our rights and remedies. Any such delay or limit on our ability to pursue our rights or remedies could adversely affect our business, results of operations and ability to make distributions to our stockholders. Even if we successfully foreclose on the collateral securing our mortgage loans, foreclosure-related costs, high loan-to-value ratios or declines in property values could prevent us from
32
realizing the full amount of our mortgage loans, and we could be required to record a valuation allowance for such losses.
We may be subject to litigation or threatened litigation, which may divert management time and attention, require us to pay damages and expenses or restrict the operation of our business.
We may be subject to litigation or threatened litigation, including claims relating to the actions of our tenants and otherwise in the ordinary course of business. In particular, we are subject to the risk of complaints by our tenants involving premises liability claims and alleged violations of landlord-tenant laws, which may give rise to litigation or governmental investigations, as well as claims and litigation relating to real estate rights or uses of our properties. Some of these claims may result in significant defense costs and potentially significant judgments against us, some of which are not, or cannot be, insured against. Additionally, whether or not any dispute actually proceeds to litigation, we may be required to devote significant management time and attention to its successful resolution (through litigation, settlement or otherwise), which would detract from our management's ability to focus on our business. Any such resolution could involve the payment of damages or expenses by us, which may be significant, or involve our agreement with terms that restrict the operation of our business. We generally intend to vigorously defend ourselves; however, we cannot be certain of the ultimate outcomes of those claims that may arise in the future. Resolution of these types of matters against us may result in our having to pay significant fines, judgments, or settlements, which, if uninsured, or if the fines, judgments, and settlements exceed insured levels, could adversely impact our earnings and cash flows, thereby having an adverse effect on our financial condition, results of operations, cash flows and our ability to pay distributions on, and the per share trading price of, our common stock. Certain litigation or the resolution of certain litigation may affect the availability or cost of some of our insurance coverage and could expose us to increased risks that would be uninsured, and/or adversely impact our ability to attract officers and directors, which could adversely impact our results of operations, cash flows and our ability to pay distributions on, and the value of, our common stock.
Liability for uninsured or underinsured losses could adversely affect our financial condition and cash flow.
Our properties may be damaged by adverse weather conditions and natural disasters, such as earthquakes, floods and tornados. Our insurance may not be adequate to cover all damages or losses from these events, or we may view it as not economically prudent to purchase insurance for certain types of losses. Should an uninsured loss occur, we could lose our capital investment or anticipated profits and cash flows from one or more properties. If any such loss is insured, we may be required to pay a significant deductible on any claim for recovery of such a loss prior to our insurer being obligated to reimburse us for the loss, or the amount of the loss may exceed our coverage for the loss, which could have an adverse effect on our cash flow.
Potential liability for environmental matters could adversely affect our financial condition.
We will be subject to the risk of liabilities under federal, state and local environmental laws applicable to agricultural properties, including those related to wetlands, groundwater and water runoff. Some of these laws could subject us to:
33
Environmental site assessments were not conducted on the farms in our initial portfolio and we do not expect to conduct environment site assessments on farms we acquire in the future. Our costs of investigation, remediation or removal of hazardous substances may be substantial. In addition, the presence of hazardous substances on one of our properties, or the failure to properly remediate a contaminated property, could adversely affect our ability to sell or lease the property or to borrow using the property as collateral. We may be subject to common law claims by third parties based on damages and costs resulting from environmental contamination emanating from the property. Additionally, we could become subject to new, stricter environmental regulations, which could diminish the utility of our properties and have a material adverse impact on our results of operations.
The presence of endangered or threatened species on or near our acquired properties could restrict the activities of our agricultural tenants, which could in turn have a material adverse impact on the value of our assets and our results of operations.
Federal, state, local and foreign laws and regulations intended to protect threatened or endangered species could restrict certain activities on our properties. The size of any area subject to restriction would vary depending on the protected species at issue, the time of year and other factors, and there can be no assurance that such federal, state, local and foreign laws will not become more restrictive over time. If portions of our properties are deemed to be part of or bordering habitats for such endangered or threatened species that could be disturbed by the agricultural activities of our tenants, it could impair the ability of the land to be used for farming, which in turn could have a material adverse impact on the value of our assets and our results of operations.
We may be required to permit the owners of the mineral rights on our properties to enter and occupy parts of the properties for the purposes of drilling and operating oil or gas wells, which could adversely impact the rental value of our properties.
Although we will own the surface rights to the properties that we acquire, other persons may own the rights to any minerals, such as oil and natural gas, that may be located under the surfaces of these properties. As of the date of this prospectus, we have not entered into any agreements that grant third parties mineral rights on any of the farms in our initial portfolio and are not aware of any third-party interests in the mineral rights on any of our farms. Currently there is no mineral development on the farms in our initial portfolio, but we can provide no assurances that third parties will not assert claims for mineral rights on the farms in our initial portfolio or that farmland that we acquire in the future will not be subject to third-party mineral rights. To the extent that third parties have mineral rights on farmland that we currently own or acquire in the future, we expect that we would be required to permit third parties to enter our properties for the purpose of drilling and operating oil or gas wells on the premises. We will also be required to set aside a reasonable portion of the surface area of our properties to accommodate these oil and gas operations. The devotion of a portion of our properties to these oil and gas operations would reduce the amount of the surface available for farming or farm-related uses. Such activities might also disrupt the productivity of the farmland or property related to farming or increase the risk of environmental liabilities, any of which could adversely impact the rents that we receive from leasing these properties.
Debt, and the use of debt to finance future acquisitions or for other purposes, could restrict our operations, inhibit our ability to grow our business and revenues, and negatively affect our business and financial results.
Upon completion of this offering and the application of the net proceeds from this offering, we expect to have approximately $30.8 million of outstanding indebtedness. In addition, we intend to incur additional debt in connection with future acquisitions or for other purposes. We may, in some instances, borrow under our anticipated $30.0 million secured revolving credit facility or incur additional indebtedness to acquire farms. In addition, we may incur additional mortgage debt by
34
obtaining loans secured by a portfolio of some or all of the farms that we own or acquire. If necessary, we also may borrow funds to make distributions to our stockholders in order to qualify and maintain our qualification as a REIT for U.S. federal income tax purposes. To the extent that we do not have sufficient funds to repay our debt at maturity, it may be necessary to refinance the debt through debt or equity financings, which may not be available on acceptable terms or at all and which could be dilutive to our stockholders. If we are unable to refinance our debt on acceptable terms or at all, we may be forced to dispose of farms at inopportune times or on disadvantageous terms, which could result in losses. To the extent we cannot meet our future debt service obligations, we will risk losing to foreclosure some or all of our farms that may be pledged to secure our obligations. An increase in our degree of leverage also could make us more vulnerable to a downturn in business or the economy generally.
Increases in mortgage rates or unavailability of mortgage debt may make it difficult for us to finance or refinance our debt, which could have a material adverse effect on our financial condition, results of operations, growth prospects and our ability to make distributions to stockholders.
If mortgage debt is unavailable to us at reasonable rates or at all, we may not be able to finance the purchase of additional properties or refinance existing debt when it becomes due. If interest rates are higher when we refinance our debt, our income and cash flow could be reduced, which would reduce cash available for distribution to our stockholders and may hinder our ability to raise more capital by issuing more stock or by borrowing more money. In addition, to the extent we are unable to refinance our debt when it becomes due, we will have fewer debt guarantee opportunities available to offer under our tax protection agreement, which could trigger an obligation to indemnify certain parties under the tax protection agreement.
Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our investment in a property or group of properties subject to mortgage debt.
Upon completion of this offering and the application of the net proceeds from this offering, we expect to have approximately $30.8 million of outstanding mortgage indebtedness. In addition, in the future, we intend to finance property acquisitions, in part, with mortgage indebtedness. Mortgage and other secured debt obligations increase our risk of property losses because defaults on indebtedness secured by properties may result in foreclosure actions initiated by lenders and ultimately our loss of the property securing any loans for which we are in default. Any foreclosure on a mortgaged property or group of properties could adversely affect the overall value of our portfolio of properties. For tax purposes, a foreclosure on any of our properties that is subject to a nonrecourse mortgage loan would be treated as a sale of the property for a purchase price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the property, we would recognize taxable income on foreclosure, but would not receive any cash proceeds, which could hinder our ability to meet the REIT distribution requirements imposed by the Code. Foreclosures could also trigger our tax indemnification obligations under the terms of our tax protection agreement with respect to the sales of certain properties.
Our anticipated secured revolving credit facility is expected to restrict our ability to engage in certain business activities, including our ability to incur additional indebtedness, make certain capital expenditures and make certain investments, which could have a material adverse impact on our results of operations.
Our anticipated secured revolving credit facility is expected to contain customary negative covenants and other financial and operating covenants that, among other things:
35
These limitations will restrict our ability to engage in certain business activities, which could materially adversely affect our financial condition, results of operations, cash flow, cash available for distribution and our ability to service our debt obligations. In addition, our credit facility may contain specific cross-default provisions with respect to specified other indebtedness, giving the lenders the right, in certain circumstances, to declare a default if we are in default under other loans.
Failure to hedge effectively against interest rate changes may adversely affect our results of operations.
We may experience interest rate volatility in connection with our anticipated secured revolving credit facility, mortgage loans or other variable-rate debt that we may owe, and mortgage loans we may make, from time to time. We may seek to mitigate our exposure to changing interest rates by using interest rate hedging arrangements such as interest rate swaps and caps. These derivative instruments involve cost and risk and may not be effective in reducing our exposure to interest rate changes. Risks inherent in derivative instruments include the risk that counterparties to derivative contracts may be unable to perform their obligations, the risk that interest rates move in a direction contrary to, or move slower than the period contemplated by, the direction or time period that the derivative instrument is designed to cover, and the risk that the terms of such instrument will not be legally enforceable. While we intend to design our hedging strategies to protect against adverse movements in interest rates, derivative instruments that we are likely to use may also involve immediate costs, which could reduce our cash available for distribution to our stockholders. Likewise, ineffective hedges, as well as the occurrence of any of the risks inherent in derivatives, could adversely affect our results of operations or reduce your overall investment returns. We will review each of our derivative contracts and will periodically evaluate their effectiveness against their stated purposes.
We may be unable to collect balances due on our leases from any tenants in bankruptcy, which could adversely affect our financial condition, results of operations and cash flow.
We are subject to tenant credit risk. Our tenants, particularly those that may depend on debt and leverage, could be susceptible to bankruptcy in the event that their cash flows are insufficient to satisfy their financial obligations, including meeting their obligations to us under their leases. A tenant in bankruptcy may be able to restrict our ability to collect unpaid rent and interest during the bankruptcy proceeding and may reject the lease. If a bankrupt tenant rejects a lease with us, any claim we might have for breach of the lease, excluding a claim against collateral securing the lease, would be treated as a general unsecured claim. Our claim would likely be capped at the amount the tenant owed us for unpaid rent prior to the bankruptcy unrelated to the termination, plus the greater of one year of lease payments or 15% of the remaining lease payments payable under the lease, but in no case more than three years of lease payments. In addition, a tenant may assert in a bankruptcy proceeding that its lease should be re-characterized as a financing agreement. If such a claim is successful, our rights and remedies as a lender, compared to a landlord, will generally be more limited. In the event of a tenant bankruptcy, we may also be required to fund certain expenses and obligations (e.g., real estate taxes, debt costs and maintenance expenses) to preserve the value of our properties, avoid the imposition of liens on our properties or transition our properties to a new tenant. In the event of the tenant's breach of its obligations to us or its rejection of the lease in bankruptcy proceedings, we may be unable to
36
locate a replacement tenant in a timely manner or on comparable or better terms. As a result, our financial condition, results of operations and ability to make distributions to our stockholders could be adversely affected if a tenant declares bankruptcy.
If our tenants fail to comply with applicable labor regulations, it could have an adverse effect on our tenants' ability to make rental payments to us and, in turn, our ability to make distributions to our stockholders.
State, county and federal governments have implemented a number of regulations governing labor practices used in connection with farming operations. For example, these regulations seek to provide for minimum wages and minimum and maximum work hours, as well as to restrict the hiring of illegal immigrants. If one of our tenants is accused of violating, or found to have violated such regulations, it could have a material adverse effect on the tenant's results of operations, which could adversely affect its ability to make its rental payments to us and, in turn, our ability to make distributions to our stockholders.
Risks Related to Our Organizational Structure
Upon completion of this offering and consummation of the formation transactions, Mr. Pittman will own, directly or indirectly, an aggregate % equity interest in our company on a fully diluted basis and may have the ability to exercise significant influence on our company and our operating partnership, including the approval of significant corporate transactions.
Upon completion of this offering and consummation of the formation transactions, Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, will beneficially own approximately % of the combined outstanding shares of our common stock and OP units (which OP units may be redeemable for shares of our common stock) (or approximately % if the underwriters fully exercise their over-allotment option). Consequently, Mr. Pittman may be able to significantly influence the outcome of matters submitted for stockholder action, including the approval of significant corporate transactions, including business combinations, consolidations and mergers.
Unknown liabilities assumed by us in connection with our formation transactions could be significant and our ability to seek recourse against third parties for certain of these liabilities could be limited, which could result in losses.
As part of our formation transactions, we will acquire entities and assets that are subject to existing liabilities, some of which may be unknown or unquantifiable at the time this offering is completed. These liabilities might include liabilities for cleanup or remediation of undisclosed environmental conditions, claims by tenants or other persons dealing with our Predecessor entities (that had not been asserted or threatened prior to this offering), tax liabilities, claims relating to mineral rights or title and accrued but unpaid liabilities incurred in the ordinary course of business. While in some instances we may have the right to seek reimbursement against an insurer, any recourse against third parties, including the prior investors in our assets, for certain of these liabilities will be limited. Messrs. Pittman and Hough will enter into the Representation, Warranty and Indemnity Agreement with us with respect to certain aspects of the formation transactions but their liability to us will be limited with respect to time and dollar amount. There can be no assurance that we will be entitled to any such reimbursement or that ultimately we will be able to recover in respect of such rights for any of these historical liabilities.
37
We have not obtained a fairness opinion in connection with the FP Land Merger, and the consideration to be paid by us in the FP Land Merger was not negotiated on an arm's-length basis and may exceed the fair market value of the farmland and other assets in our initial portfolio.
We have not obtained a fairness opinion in connection with the FP Land Merger. The amount of consideration to be paid by us to Pittman Hough Farms, in which Paul A. Pittman has a 75% controlling interest, in the FP Land Merger was based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and the outstanding indebtedness of our Predecessor. The estimates of the properties' fair market value were based on various factors, including assessments of comparable farmland in each of the markets in which the properties are located and publicly available records of farmland sales. The consideration to be paid by us to Pittman Hough Farms was not based on arm's-length negotiations and was not approved by any independent directors. Through his interest in Pittman Hough Farms, Mr. Pittman, who had significant influence in structuring the formation transactions, indirectly will receive an aggregate of OP units as a result of the formation transactions. These OP units will have an initial value of approximately $ , based on the initial public offering price of $ per share (the midpoint of the price range set forth on the front cover of this prospectus), and will represent % of the outstanding equity interests of our company (on a fully diluted basis) upon completion of this offering and the formation transactions. It is possible that the consideration we will pay for the farmland and other assets in our initial portfolio may exceed their fair market value and that we could realize less value from these assets than we would have if the assets had been acquired after arm's-length negotiations. See "Certain Relationships and Related Transactions."
Conflicts of interest may exist or could arise in the future between the interests of our stockholders and the interests of holders of units in our operating partnership, which may impede business decisions that could benefit our stockholders.
Conflicts of interest may exist or could arise in the future as a result of the relationships between us and our affiliates, on the one hand, and our operating partnership or any partner thereof, including Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, on the other. Our directors and officers have duties to our company under Maryland law in connection with their management of our company. At the same time, our wholly owned subsidiary, Farmland Partners OP GP, LLC, as the general partner of our operating partnership, has fiduciary duties and obligations to our operating partnership and its limited partners under Delaware law and the partnership agreement in connection with the management of our operating partnership. The general partner's fiduciary duties and obligations as the general partner of our operating partnership may come into conflict with the duties of our directors and officers to our company.
Unless otherwise provided for in a partnership agreement, Delaware law generally requires a general partner of a Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the highest duties of good faith, fairness and loyalty and which generally prohibit such general partner from taking any action or engaging in any transaction as to which it has a conflict of interest. The partnership agreement provides that, in the event of a conflict between the interests of the limited partners of our operating partnership, on the one hand, and the separate interests of our stockholders, on the other hand, the general partner, in its capacity as the general partner of our operating partnership, shall act in the interests of our stockholders and is under no obligation to consider the separate interests of the limited partners of our operating partnership in deciding whether to cause our operating partnership to take or not to take any actions. The partnership agreement further provides that any decisions or actions not taken by the general partner in accordance with the partnership agreement will not violate any duties, including the duty of loyalty, that the general partner, in its capacity as the general partner of our operating partnership, owes to our operating partnership and its partners.
38
Additionally, the partnership agreement provides that the general partner will not be liable to our operating partnership or any partner for monetary damages for losses sustained, liabilities incurred or benefits not derived by our operating partnership or any limited partner unless the general partner acted in bad faith and the act or omission was material to the matter giving rise to the loss, liability or benefit not derived. Our operating partnership must indemnify the general partner, us, our directors and officers, officers of our operating partnership and others designated by the general partner from and against any and all claims that relate to the operations of our operating partnership, unless (1) an act or omission of the indemnified person was material to the matter giving rise to the action and either was committed in bad faith or was the result of active and deliberate dishonesty, (2) the indemnified person actually received an improper personal benefit in money, property or services or (3) in the case of a criminal proceeding, the indemnified person had reasonable cause to believe that the act or omission was unlawful. Our operating partnership must also pay or reimburse the reasonable expenses of any such person upon its receipt of a written affirmation of the person's good faith belief that the standard of conduct necessary for indemnification has been met and a written undertaking to repay any amounts paid or advanced if it is ultimately determined that the person did not meet the standard of conduct for indemnification. Our operating partnership will not indemnify or advance funds to any person with respect to any action initiated by the person seeking indemnification without our approval (except for any proceeding brought to enforce such person's right to indemnification under the partnership agreement) or if the person is found to be liable to our operating partnership on any portion of any claim in the action. No reported decision of a Delaware appellate court has interpreted provisions similar to the provisions of the partnership agreement that modify and reduce our fiduciary duties or obligations as the sole member of the general partner or reduce or eliminate our liability for money damages to our operating partnership and its partners, and we have not obtained an opinion of counsel as to the enforceability of the provisions set forth in the partnership agreement that purport to modify or reduce the fiduciary duties that would be in effect were it not for the partnership agreement.
Our charter contains certain provisions restricting the ownership and transfer of our stock that may delay, defer or prevent a change of control transaction that might involve a premium price for our common stock or that our stockholders otherwise believe to be in their best interests.
Our charter contains certain ownership limits with respect to our stock. Our charter, among other restrictions, prohibits the beneficial or constructive ownership by any person of more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our stock, excluding any shares that are not treated as outstanding for U.S. federal income tax purposes. Our Board of Directors, in its sole and absolute discretion, may exempt a person, prospectively or retroactively, from this ownership limit if certain conditions are satisfied. See "Description of Our Capital StockRestrictions on Ownership and Transfer." This ownership limit as well as other restrictions on ownership and transfer of our stock in our charter may:
We could increase the number of authorized shares of stock, classify and reclassify unissued stock and issue stock without stockholder approval, which may delay, defer or prevent a transaction that our stockholders believe to be in their best interests.
Our Board of Directors, without stockholder approval, has the power under our charter to amend our charter to increase or decrease the aggregate number of shares of stock or the number of shares of
39
stock of any class or series that we are authorized to issue. In addition, under our charter, our Board of Directors, without stockholder approval, has the power to authorize us to issue authorized but unissued shares of our common stock or preferred stock and to classify or reclassify any unissued shares of our common stock or preferred stock into one or more classes or series of stock and set the preference, conversion or other rights, voting powers, restrictions, limitations as to dividends and other distributions, qualifications or terms or conditions of redemption for such newly classified or reclassified shares. See "Description of Our Capital StockPower to Increase or Decrease Authorized Shares of Common Stock and Issue Additional Shares of Common and Preferred Stock." As a result, we may issue series or classes of common stock or preferred stock with preferences, dividends, powers and rights, voting or otherwise, that are senior to, or otherwise conflict with, the rights of holders of our common stock. Although our Board of Directors has no such intention at the present time, it could establish a class or series of preferred stock that could, depending on the terms of such series, delay, defer or prevent a transaction or a change of control that might involve a premium price for our common stock or that our stockholders otherwise believe to be in their best interests.
Certain provisions of Maryland law could inhibit changes in control, which may discourage third parties from conducting a tender offer or seeking other change of control transactions that could involve a premium price for our common stock or that our stockholders otherwise believe to be in their best interests.
Certain provisions of the Maryland General Corporation Law, or the MGCL, may have the effect of inhibiting a third party from making a proposal to acquire us or of impeding a change of control under certain circumstances that otherwise could provide the holders of shares of our common stock with the opportunity to realize a premium over the then-prevailing market price of such shares, including:
By resolution of our Board of Directors, we have opted out of the business combination provisions of the MGCL and provided that any business combination between us and any other person is exempt from the business combination provisions of the MGCL, provided that the business combination is first approved by our Board of Directors (including a majority of directors who are not affiliates or associates of such persons). In addition, pursuant to a provision in our bylaws, we have opted out of the control share provisions of the MGCL. However, our Board of Directors may by resolution elect to opt in to the business combination provisions of the MGCL and we may, by amendment to our bylaws, opt in to the control share provisions of the MGCL in the future.
40
Additionally, certain provisions of the MGCL permit our Board of Directors, without stockholder approval and regardless of what is currently provided in our charter or our bylaws, to implement takeover defenses, some of which (for example, a classified board) we do not currently employ. These provisions may have the effect of inhibiting a third party from making an acquisition proposal for our company or of delaying, deferring, or preventing a change in control of our company under circumstances that otherwise could provide the holders of our common stock with the opportunity to realize a premium over the then-current market price. Our charter contains a provision whereby we elect to be subject to the provisions of Title 3, Subtitle 8 of the MGCL relating to the filling of vacancies on our Board of Directors. See "Certain Provisions of Maryland Law and of Our Charter and Bylaws."
Our charter, our bylaws and Maryland law also contain other provisions, including the provisions of our charter on removal of directors and the advance notice provisions of our bylaws, that may delay, defer, or prevent a transaction or a change of control that might involve a premium price for our common stock or otherwise be in the best interest of our stockholders.
Certain provisions in the partnership agreement may delay or prevent unsolicited acquisitions of us.
Provisions in the partnership agreement may delay, or make more difficult, unsolicited acquisitions of us or changes of our control. These provisions could discourage third parties from making proposals involving an unsolicited acquisition of us or change of our control, although some of our stockholders might consider such proposals, if made, desirable. These provisions include, among others:
Upon completion of this offering and consummation of the formation transactions, Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, will own approximately % of the outstanding OP units in our operating partnership.
Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Mr. Hough, our consultant, have outside business interests that could require time and attention and may interfere with their ability to devote time to our business and affairs or present financial conflicts with us and may adversely affect our business.
Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Mr. Hough, our consultant, will retain ownership interests in one farm in Illinois (consisting of 3,202 total acres) and one farm in Nebraska (consisting of 1,204 total acres) that will not be acquired by us in our formation transactions, due to their families' long-term ownership of those farms and the high proportion of non-tillable acreage of those farms, including pasture land, livestock facilities and land devoted to recreational activities. In addition, Messrs. Pittman and Hough have an indirect non-controlling and non-managing interest in a joint venture that owns one farm in Illinois, consisting of approximately 759 acres, and one farm in Colorado, consisting of approximately 159 acres, which will not be acquired by
41
us in our formation transactions. This joint venture may acquire additional farmland in our markets that is consistent with our investment criteria; however, Messrs. Pittman and Hough will not make any additional contributions to this joint venture without the approval of a majority of the independent members of our Board of Directors.
Mr. Pittman also owns a property in California that will not be acquired by us in the formation transactions. The California property was historically operated as a ranch but is being held for a potential residential development and is not consistent with our investment criteria and business and growth strategies. In addition, Messrs. Pittman and Hough are the sole owners of, and Mr. Hough is an employee of, American Agriculture, which provides services related to farming and livestock and is a party to the Shared Services Agreement. See "Certain Relationships and Related Party TransactionsShared Services Agreement." Mr. Pittman also has (i) ownership interests in Astoria Farms and Hough Farms, which are engaged primarily in the production and sale of corn and soybeans and will lease approximately 84.0% of the total acres in our initial portfolio, and (ii) a controlling interest in a livestock business. Mr. Hough has ownership interests in and manages the farming operations of Astoria Farms and Hough Farms and the livestock business controlled by Mr. Pittman, and he may be required to devote substantial time to those businesses. See "Certain Relationships and Related Party TransactionsExcluded Assets and Businesses." In addition, our Board of Directors has adopted the Homestead Exemption Policy, pursuant to which Mr. Pittman and his affiliates have a right of first opportunity to acquire farmland in a total of 15 townships located within Fulton County or Schuyler County in Illinois or Butler County in Nebraska, which are the counties in which the two homestead farms are located, up to a maximum aggregate amount of $5.0 million annually. Some of the farms in our initial portfolio are located in townships in which Mr. Pittman and entities controlled by Mr. Pittman will be permitted to acquire farms pursuant to this policy. See "Certain Relationships and Related Party TransactionsHomestead Exemption Policy."
In some cases, Mr. Pittman may have financial conflicts between the excluded farms and any additional farms he may acquire, on the one hand, and the farms in our initial portfolio, on the other handfor example, the opportunity to direct existing or prospective tenants to one of the excluded properties rather than a property in our initial portfolio in order to increase the value of that excluded property. In addition, Mr. Pittman will have certain management and fiduciary obligations related to these business interests that may interfere with his ability to devote time to our business and affairs and may adversely affect our business. We cannot accurately predict the amount of time and attention that will be required of Mr. Pittman to perform his ongoing duties related to outside business interests.
The leases with our related tenants that will be in place upon completion of this offering were not negotiated on an arm's-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third parties.
Substantially all of the properties in our initial portfolio are leased to either Astoria Farms or Hough Farms, our related tenants, pursuant to triple-net leases. Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. Mr. Hough manages the farming operations of both of our related tenants. As such, the leases between us and our related tenants, which have terms that range from one to three years, were negotiated between related parties and their terms, including rent payable to us under the leases, may not be as favorable to us as if they had been negotiated with unaffiliated third parties. Moreover, conflicts of interest may exist or could arise in the future as a result of considering whether to renew, terminate or negotiate these leases. In addition, we may choose not to enforce, or to enforce less vigorously, our rights under the leases with these parties because of our desire to maintain our ongoing relationship with these parties.
42
Our tax protection agreement could limit our ability to sell or otherwise dispose of certain properties.
In connection with the formation transactions, our operating partnership will enter into a tax protection agreement that provides that if we dispose of any interest in the protected initial properties in a taxable transaction prior to the th (or, in a limited number of cases, the th) anniversary of the completion of the formation transactions, subject to certain exceptions, we will indemnify Pittman Hough Farms for its tax liabilities attributable to the built-in gain that exists with respect to such property interests as of the time of this offering and the formation transactions, and the tax liabilities incurred as a result of such tax protection payment. In addition, we may enter into similar tax protection agreements in the future if we issue OP units in connection with the acquisition of properties. Therefore, although it may be in our stockholders' best interests that we sell one of these properties, it may be economically prohibitive for us to do so because of these obligations. Moreover, as a result of these potential tax liabilities, Mr. Pittman, who owns a 75% controlling interest in Pittman Hough Farms, may have a conflict of interest with respect to our determination as to these properties.
Our tax protection agreement may require our operating partnership to maintain certain debt levels that otherwise would not be required to operate our business.
Under our tax protection agreement, our operating partnership will provide Pittman Hough Farms the opportunity to guarantee debt or enter into deficit restoration obligations at both the consummation of the formation transactions and the completion of this offering (if needed) and upon a future repayment, retirement, refinancing or other reduction (other than scheduled amortization) of currently outstanding debt prior to the th anniversary of the completion of the formation transactions. If we fail to make such opportunities available, we will be required to deliver to Pittman Hough Farms a cash payment intended to approximate its tax liability resulting from our failure to make such opportunities available to Pittman Hough Farms and the tax liabilities incurred as a result of such tax protection payment. See "Certain Relationships and Related Party TransactionsTax Protection Agreement." We agreed to these provisions in order to assist the members of Pittman Hough Farms in deferring the recognition of taxable gain as a result of and after the formation transactions, and we may agree to similar provisions in the future if we issue OP units in connection with the acquisition of properties. These obligations may require us to maintain more or different indebtedness than we would otherwise require for our business.
The FP Land Merger Agreement, the Shared Services Agreement, the Consulting Agreement and certain other agreements entered into in connection with the formation transactions were not negotiated on an arm's-length basis, and we may pursue less vigorous enforcement of terms of those agreements because of conflicts of interest and our dependence on Messrs. Pittman, Fabbri and Hough.
Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Mr. Hough, who will serve as our consultant pursuant to the Consulting Agreement, and certain of Mr. Hough's family members own interests in Pittman Hough Farms and, as a result, have interests in the FP Land Merger Agreement pursuant to which we will acquire interests in our properties in connection with our formation transactions. In addition, upon completion of this offering, we will enter into the Shared Services Agreement with American Agriculture, which is wholly owned by Messrs. Pittman and Hough, pursuant to which American Agriculture will provide certain support services to us, including providing office space and administrative support, accounting support, information technology services and human resources assistance. We also intend to enter into employment agreements with Messrs. Pittman and Fabbri that will be effective upon completion of this offering and the Consulting Agreement with Mr. Hough, pursuant to which Mr. Hough will advise us with respect to business strategies and related matters, including asset underwriting, asset acquisitions and accounting matters, as well as other matters reasonably requested by us during the term of the Consulting Agreement. Messrs. Pittman and Hough
43
also will enter into the Representation, Warranty and Indemnity Agreement with us pursuant to which they will make certain representations and warranties to us regarding the entities and assets being acquired in the formation transactions and will agree to indemnify us and our operating partnership for breaches of such representations and warranties for one year after the completion of this offering and the formation transactions. These agreements were not negotiated on an arm's-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third parties. We may choose not to enforce, or to enforce less vigorously, our rights under these agreements because of our desire to maintain our ongoing relationships with Messrs. Pittman, Fabbri and Hough, which could have a negative impact on stockholders. Moreover, conflicts of interest may exist or could arise in the future as a result of considering whether to renew, terminate or re-negotiate the Shared Services Agreement, the Consulting Agreement or the employment agreements with Messrs. Pittman and Fabbri.
The agreements relating to our formation transactions will be subject to certain closing and other conditions.
The FP Land Merger Agreement relating to our formation transactions whereby we will acquire the properties in our initial portfolio will be subject to certain closing and other conditions, including obtaining lender consents with regard to the merger that is part of the formation transactions and satisfaction of certain deadlines. We may determine to delay the completion of our formation transactions in order to satisfy these conditions precedent.
Our Board of Directors may change our strategies, policies and procedures without stockholder approval and we may become more highly leveraged, which may increase our risk of default under our debt obligations.
Our investment, financing, leverage and distribution policies, and our policies with respect to all other activities, including growth, capitalization and operations, will be determined exclusively by our Board of Directors, and may be amended or revised at any time by our Board of Directors without notice to or a vote of our stockholders. This could result in us conducting operational matters, making investments or pursuing different business or growth strategies than those contemplated in this prospectus. Further, our charter and bylaws do not limit the amount or percentage of indebtedness, funded or otherwise, that we may incur. Our Board of Directors may alter or eliminate our current policy on borrowing at any time without stockholder approval. If this policy changed, we could become more highly leveraged which could result in an increase in our debt service. Higher leverage also increases the risk of default on our obligations. In addition, a change in our investment policies, including the manner in which we allocate our resources across our portfolio or the types of assets in which we seek to invest, may increase our exposure to interest rate risk, real estate market fluctuations and liquidity risk. Changes to our policies with regards to the foregoing could materially adversely affect our financial condition, results of operations and cash flow.
Our rights and the rights of our stockholders to take action against our directors and officers are limited, which could limit your recourse in the event that we take certain actions which are not in our stockholders' best interests.
Maryland law provides that a director or officer has no liability in that capacity if he or she performs his or her duties in good faith, in a manner that he or she reasonably believes to be in our best interests and with the care that an ordinarily prudent person in a like position would use under similar circumstances. Under the MGCL, directors are presumed to have acted with this standard of care. As permitted by Maryland law, our charter eliminates the liability of our directors and officers to us and our stockholders for money damages, except for liability resulting from:
44
Our charter and bylaws obligate us to indemnify each present and former director or officer, to the maximum extent permitted by Maryland law, in the defense of any proceeding to which he or she is made, or threatened to be made, a party by reason of his or her service to us. In addition, we may be obligated to advance the defense costs incurred by our directors and officers. We also have entered into indemnification agreements with our officers and directors granting them express indemnification rights. As a result, we and our stockholders may have more limited rights against our directors and officers than might otherwise exist absent the current provisions in our charter, bylaws and indemnification agreements or that might exist for other public companies.
Our charter contains provisions that make removal of our directors difficult, which could make it difficult for our stockholders to effect changes to our management.
Our charter contains provisions that make removal of our directors difficult, which could make it difficult for our stockholders to effect changes to our senior management and may prevent a change in control of our company that is in the best interests of our stockholders. Our charter provides that a director may only be removed for cause upon the affirmative vote of holders of two-thirds of all the votes entitled to be cast generally in the election of directors. Vacancies may be filled only by a majority of the remaining directors in office, even if less than a quorum. These requirements make it more difficult to change our senior management by removing and replacing directors and may prevent a change in control of our company that is in the best interests of our stockholders.
We are a holding company with no direct operations and, as such, we will rely on funds received from our operating partnership to pay liabilities, and the interests of our stockholders will be structurally subordinated to all liabilities and obligations of our operating partnership and its subsidiaries.
We are a holding company and will conduct substantially all of our operations through our operating partnership. We do not have, apart from an interest in our operating partnership, any independent operations. As a result, we will rely on cash distributions from our operating partnership to pay any dividends we might declare on shares of our common stock. We will also rely on distributions from our operating partnership to meet any of our obligations, including any tax liability on taxable income allocated to us from our operating partnership. In addition, because we are a holding company, your claims as a stockholder will be structurally subordinated to all existing and future liabilities and obligations (whether or not for borrowed money) of our operating partnership and its subsidiaries. Therefore, in the event of our bankruptcy, liquidation or reorganization, our assets and those of our operating partnership and its subsidiaries will be available to satisfy the claims of our stockholders only after all of our and our operating partnership's and its subsidiaries' liabilities and obligations have been paid in full.
Our operating partnership may issue additional OP units to third parties without the consent of our stockholders, which would reduce our ownership percentage in our operating partnership and could have a dilutive effect on the amount of distributions made to us by our operating partnership and, therefore, the amount of distributions we can make to our stockholders.
After giving effect to this offering, we will own % of the outstanding OP units in our operating partnership. We may, in connection with our acquisition of properties, as compensation or otherwise, issue additional OP units. Such issuances would reduce our ownership percentage in our operating partnership and could affect the amount of distributions made to us by our operating partnership and, therefore, the amount of distributions we can make to our stockholders. Because you will not directly own OP units, you will not have any voting rights with respect to any such issuances or other partnership level activities of our operating partnership.
45
U.S. Federal Income Tax Risks
Failure to qualify as a REIT for U.S. federal income tax purposes would subject us to U.S. federal income tax on our taxable income at regular corporate rates, which would substantially reduce our ability to make distributions to our stockholders.
We have not yet elected to be taxed as a REIT. We intend to qualify and elect to be taxed as a REIT for U.S. federal income tax purposes beginning with our short taxable year ending December 31, 2014. To qualify as a REIT, we must meet various requirements set forth in the Code concerning, among other things, the ownership of our outstanding stock, the nature of our assets, the sources of our income and the amount of our distributions. The REIT qualification requirements are extremely complex, and interpretations of the U.S. federal income tax laws governing qualification as a REIT are limited. Accordingly, we cannot be certain that we will be successful in operating so as to qualify as a REIT. At any time, new laws, interpretations or court decisions may change the U.S. federal tax laws relating to, or the U.S. federal income tax consequences of, qualification as a REIT. It is possible that future economic, market, legal, tax or other considerations may cause our Board of Directors to determine that it is not in our best interest to qualify as a REIT or revoke our REIT election, which it may do without stockholder approval.
Although we do not expect to request a ruling from the Internal Revenue Service, or the IRS, that we qualify as a REIT, we will receive an opinion in connection with this offering from our legal counsel, Morrison & Foerster LLP, regarding our ability to qualify as a REIT. Morrison & Foerster LLP will render its opinion that we will qualify as a REIT, based upon our representations as to the manner in which we are and will be owned, invest in assets and operate, among other things. Our qualification as a REIT will depend upon our ability to meet, through investments, actual operating results, distributions and satisfaction of specific stockholder rules, the various tests imposed by the Code. Morrison & Foerster LLP will not review these operating results or compliance with the qualification standards on an ongoing basis, and we may not satisfy the REIT requirements in the future. Also, Morrison & Foerster LLP's opinion will represent their legal judgment based on the law in effect as of the date of the opinion and will not be binding on the IRS or the courts, and could be subject to modification or withdrawal based on future legislative, judicial or administrative changes to the U.S. federal income tax laws, any of which could be applied retroactively. In addition, Morrison & Foerster LLP's opinion will not foreclose the possibility that we may have to use one or more REIT savings provision, which may require us to pay a material excise or penalty tax in order to maintain our REIT qualification.
If we fail to qualify as a REIT for any taxable year, we will be subject to U.S. federal income tax on our taxable income at regular corporate rates. In addition, we generally would be disqualified from treatment as a REIT for the four taxable years following the year in which we lost our REIT status. Losing our REIT status would reduce our net earnings available for investment or distribution because of the additional tax liability. In addition, distributions would no longer qualify for the dividends paid deduction, and we would no longer be required to make distributions. If this occurs, we might be required to borrow funds or liquidate some investments in order to pay the applicable tax.
As a result of all these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and would substantially reduce our ability to make distributions to you.
To qualify as a REIT and to avoid the payment of U.S. federal income and excise taxes, we may be forced to borrow funds, use proceeds from the issuance of securities (including this offering), pay taxable dividends of our stock or debt securities or sell assets to make distributions, which may result in our distributing amounts that may otherwise be used for our operations.
To obtain the favorable tax treatment accorded to REITs, we normally will be required each year to distribute to our stockholders at least 90% of our REIT taxable income, determined without regard
46
to the deduction for dividends paid and by excluding net capital gains. We will be subject to U.S. federal income tax on our undistributed taxable income and net capital gain and to a 4% nondeductible excise tax on any amount by which distributions we pay with respect to any calendar year are less than the sum of (1) 85% of our ordinary income, (2) 95% of our capital gain net income and (3) 100% of our undistributed income from prior years. These requirements could cause us to distribute amounts that otherwise would be spent on acquisitions of properties and it is possible that we might be required to borrow funds, use proceeds from the issuance of securities (including this offering), pay taxable dividends of our stock or debt securities or sell assets in order to distribute enough of our taxable income to qualify or maintain our qualification as a REIT and to avoid the payment of U.S. federal income and excise taxes.
Future sales of properties may result in penalty taxes or may be made through TRSs, each of which would diminish the return to you.
It is possible that one or more sales of our properties may be "prohibited transactions" under provisions of the Code. If we are deemed to have engaged in a "prohibited transaction" ( i.e. , we sell a property held by us primarily for sale in the ordinary course of our trade or business), all income that we derive from such sale would be subject to a 100% tax. The Code sets forth a safe harbor for REITs that wish to sell property without risking the imposition of the 100% tax. A principal requirement of the safe harbor is that the REIT must hold the applicable property for not less than two years prior to its sale for the production of rental income. It is entirely possible that a future sale of one or more of our properties will not fall within the prohibited transaction safe harbor.
If we acquire a property that we anticipate will not fall within the safe harbor from the 100% penalty tax upon disposition, we may acquire such property through a TRS in order to avoid the possibility that the sale of such property will be a prohibited transaction and subject to the 100% penalty tax. If we already own such a property directly or indirectly through an entity other than a TRS, we may contribute the property to a TRS. Though a sale of such property by a TRS likely would mitigate the risk of incurring a 100% penalty tax, the TRS itself would be subject to regular corporate income tax at the U.S. federal level, and potentially at the state and local levels, on the gain recognized on the sale of the property as well as any income earned while the property is operated by the TRS. Such tax would diminish the amount of proceeds from the sale of such property ultimately distributable to you. Our ability to use TRSs in the foregoing manner is subject to limitation. Among other things, the value of our securities in TRSs may not exceed 25% of the value of our assets and dividends from our TRSs, when aggregated with all other non-real estate income with respect to any one year, generally may not exceed 25% of our gross income with respect to such year. No assurances can be provided that we would be able to successfully avoid the 100% penalty tax through the use of TRSs.
In certain circumstances, we may be subject to U.S. federal and state income taxes as a REIT, which would reduce our cash available for distribution to our stockholders.
Even if we qualify as a REIT, we may be subject to U.S. federal income taxes or state taxes. As discussed above, net income from a "prohibited transaction" will be subject to a 100% penalty tax. To the extent we satisfy the distribution requirements applicable to REITs, but distribute less than 100% or our taxable income, we will be subject to U.S. federal income tax at regular corporate rates on our undistributed income. We may not be able to make sufficient distributions to avoid excise taxes applicable to REITs. We may also decide to retain capital gains we earn from the sale or other disposition of our properties and pay income tax directly on such income. In that event, our stockholders would be treated as if they earned that income and paid the tax on it directly. However, our stockholders that are tax-exempt, such as charities or qualified pension plans, would have no benefit from their deemed payment of such tax liability. We may also be subject to state and local taxes on our income or property, either directly or at the level of the companies through which we indirectly
47
own our assets. Any U.S. federal or state taxes we pay will reduce our cash available for distribution to our stockholders.
The ability of our Board of Directors to revoke or otherwise terminate our REIT qualification without stockholder approval may cause adverse consequences to our stockholders.
Our charter provides that our Board of Directors may revoke or otherwise terminate our REIT election, without the approval of our stockholders, if it determines that it is no longer in our best interest to continue to qualify as a REIT. If we cease to qualify as a REIT, we would become subject to U.S. federal income tax on our taxable income at regular corporate rates and would no longer be required to distribute most of our taxable income to our stockholders, which may have adverse consequences on our total return to our stockholders.
If our operating partnership were classified as a "publicly traded partnership" taxable as a corporation for U.S. federal income tax purposes, we would fail to qualify as a REIT and would suffer other adverse tax consequences.
We intend for our operating partnership to be treated as a "partnership" for U.S. federal income tax purposes. If the IRS were to successfully challenge the status of our operating partnership as a partnership, our operating partnership generally would be taxable as a corporation. In such event, we likely would fail to qualify as a REIT for U.S. federal income tax purposes, and the resulting corporate income tax burden would reduce the amount of distributions that our operating partnership could make to us. This would substantially reduce the cash available to pay distributions to our stockholders.
Complying with the REIT requirements may cause us to forego otherwise attractive opportunities or sell properties earlier than we wish.
To qualify as a REIT for U.S. federal income tax purposes, we must continually satisfy tests concerning, among other things, the sources of our income, the nature and diversification of our assets, the amounts we distribute to our stockholders and the ownership of shares of our stock. We may be required to make distributions to our stockholders at disadvantageous times or when we do not have funds readily available for distribution, or we may be required to forego or liquidate otherwise attractive investments in order to comply with the REIT tests. Thus, compliance with the REIT requirements may hinder our ability to operate solely on the basis of maximizing profits.
You may be restricted from acquiring or transferring certain amounts of our common stock .
Certain provisions of the Code and the stock ownership limits in our charter may inhibit market activity in our capital stock and restrict our business combination opportunities. In order to maintain our qualification as a REIT, five or fewer individuals, as defined in the Code, may not own, beneficially or constructively, more than 50% in value of our issued and outstanding stock at any time during the last half of a taxable year. Attribution rules in the Code determine if any individual or entity beneficially or constructively owns our capital stock under this requirement. Additionally, at least 100 persons must beneficially own our capital stock during at least 335 days of a taxable year. To help insure that we meet these tests, our charter restricts the acquisition and ownership of shares of our stock.
48
Our charter, with certain exceptions, authorizes our Board of Directors to take such actions as are necessary and desirable to preserve our qualification as a REIT. Unless exempted by our Board of Directors, our charter prohibits any person from beneficially or constructively owning more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock. Our Board of Directors may not grant an exemption from these restrictions to any proposed transferee whose ownership in excess of such ownership limit would result in our failing to qualify as a REIT.
Dividends paid by REITs generally do not qualify for the favorable tax rates available for some dividends.
The maximum U.S. federal income tax rate applicable to qualified dividend income paid to U.S. stockholders that are individuals, trusts and estates currently is 20%. Dividends paid by REITs generally are not eligible for such maximum tax rate. Although the favorable tax rates applicable to qualified dividend income do not adversely affect the taxation of REITs or dividends paid by REITs, such favorable tax rates could cause investors who are individuals, trusts and estates to perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the shares of REITs, including our common stock.
Legislative or regulatory action with respect to taxes could adversely affect the returns to our stockholders.
In recent years, numerous legislative, judicial and administrative changes have been made in the provisions of the U.S. federal income tax laws applicable to investments similar to an investment in our common stock. Additional changes to the tax laws are likely to continue to occur, and we cannot assure you that any such changes will not adversely affect the taxation of a stockholder. Any such changes could have an adverse effect on an investment in our stock or on the market value or the resale potential of our assets. You are urged to consult with your own tax advisor with respect to the impact of recent legislation on your investment in our stock and the status of legislative, regulatory or administrative developments and proposals and their potential effect on an investment in shares of our common stock.
See "Material U.S. Federal Income Tax Considerations" for a more detailed discussion of these and other material U.S. federal income tax considerations applicable to the acquisition, ownership and disposition of our common stock.
Risks Related to this Offering and the Market for Our Common Stock
We have not identified any specific farms that we will acquire with the net proceeds from this offering and, therefore, you will not have the opportunity to evaluate our farmland acquisitions to be funded with the net proceeds from this offering before we make them.
We have not yet identified any specific farmland acquisitions that we may make in the future and we will not provide you with information to evaluate our investments prior to our acquisition of additional farmland, other than through our disclosures required by the rules of the SEC. For a discussion of our business and growth strategies, see "Our Business and PropertiesOur Business and Growth Strategies" and "Our Business and PropertiesInvestment Focus," and for a discussion of certain potential farm acquisitions that the Company is currently evaluating, see "Our Business and PropertiesOur Acquisition Pipeline." We have not entered into binding commitments with respect to any of the potential acquisition opportunities described in this prospectus and there can be no assurance that we will complete any of them on favorable terms, or at all. See "Risks Related to Our Business and PropertiesOur failure to identify and consummate suitable acquisitions would significantly impede our growth and our ability to diversify our portfolio by geography, crop type and
49
tenant, which would materially and adversely affect our results of operations and cash available for distribution to our stockholders."
Although we intend to use the net proceeds from this offering (exclusive of the portion used to repay outstanding indebtedness) to acquire farmland, we cannot assure you that we will be able to do so. Our failure to apply the net proceeds from this offering effectively or find suitable assets to acquire in a timely manner or on acceptable terms could result in losses or returns that are substantially below expectations.
Pending application of the net proceeds from this offering, we intend to invest the net proceeds in interest-bearing accounts, money market accounts and interest-bearing securities in a manner that is consistent with our intention to qualify for taxation as a REIT. We expect that these initial investments will provide a lower net return than we expect to receive from the investments described above. We may not be successful in completing any investments we identify and the farmland we acquire may not produce our anticipated, or any, positive returns.
There has been no public market for our common stock prior to this offering and an active trading market for our common stock may not develop following this offering.
Prior to this offering, there has not been any public market for our common stock, and there can be no assurance that an active trading market will develop or be sustained or that shares of our common stock will be resold at or above the initial public offering price. The initial public offering price of our common stock will be determined by agreement among us and the underwriters, but there can be no assurance that our common stock will not trade below the initial public offering price following the completion of this offering. See "Underwriting." The market value of our common stock could be substantially affected by general market conditions, including the extent to which a secondary market develops for our common stock following the completion of this offering, the extent of institutional investor interest in us, the general reputation of REITs and the attractiveness of their equity securities in comparison to other equity securities (including securities issued by other real estate-based companies), our financial performance and general stock and bond market conditions.
Our cash available for distribution to stockholders may not be sufficient to pay distributions, and we may need to borrow in order to make such distributions or may not be able to make such distributions at all.
In order to remain competitive with alternative investments, our distribution rate may exceed our cash available for distribution, including cash generated from operations. In the event this happens, we intend to fund the difference out of any excess cash on hand or from borrowings under our anticipated secured revolving credit facility, as well as from the net proceeds from this offering. To the extent we borrow to fund distributions, our future interest costs would increase, thereby reducing our earnings and cash available for distribution from what they otherwise would have been. If we do not have sufficient cash available for distribution generated by our assets to pay the annual distribution set by our Board of Directors, or if cash available for distribution decreases in future periods, the market price of our common stock could decrease. Our ability to make distributions also may be limited by our anticipated secured revolving credit facility.
All distributions will be made at the discretion of our Board of Directors and will depend on our earnings, our financial condition, whether or not we have qualified as a REIT, and other factors as our Board of Directors may deem relevant from time to time. We may not be able to make distributions in the future. In addition, some of our distributions may include a return of capital. To the extent that our Board of Directors approves distributions in excess of our then current and accumulated earnings and profits, these excess distributions would generally be considered a return of capital for U.S. federal income tax purposes to the extent of your adjusted tax basis in your shares. A return of capital is not taxable, but it has the effect of reducing your adjusted tax basis in your investment. To the extent that
50
distributions exceed the adjusted tax basis of your shares, they will be treated for tax purposes as a gain from the sale or exchange of your stock. See "Material U.S. Federal Income Tax Considerations." If we borrow to fund distributions, our future interest costs would increase, thereby reducing our earnings and cash available for distribution from what they otherwise would have been.
The market price and trading volume of our common stock may be volatile following this offering.
An active trading market for our common stock may not develop following the completion of this offering. Even if an active trading market develops for our common stock, the per share trading price of our common stock may be volatile. In addition, the trading volume in our common stock may fluctuate and cause significant price variations to occur, and investors in shares of our common stock may from time to time experience a decrease in the value of their shares, including decreases unrelated to our operating performance or prospects. If the per share trading price of our common stock declines significantly, you may be unable to resell your shares at or above the public offering price. We cannot assure you that the per share trading price of our common stock will not fluctuate or decline significantly in the future.
Some of the factors that could negatively affect our share price or result in fluctuations in the price or trading volume of our common stock include:
51
In the past, securities class action litigation has often been instituted against companies following periods of volatility in the price of their common stock. This type of litigation could result in substantial costs and divert our management's attention and resources, which could have a material adverse effect on us, including our financial condition, results of operations, cash flow and the per share trading price of our common stock.
We may use a portion of the net proceeds from this offering to make distributions to our stockholders, which would, among other things, reduce our cash available to acquire properties and may reduce the returns on your investment in our common stock.
Prior to the time we have fully invested the net proceeds from this offering, we may fund distributions to our stockholders out of the net proceeds from this offering, which would reduce the amount of cash we have available to acquire properties and may reduce the returns on your investment in our common stock. The use of these net proceeds for distributions to stockholders could adversely affect our financial results. In addition, funding distributions from the net proceeds from this offering may constitute a return of capital to our stockholders, which would have the effect of reducing each stockholder's tax basis in our common stock. In addition, our failure to rapidly invest the net proceeds from this offering or to make investments at acceptable rates of return could force us to set or reduce our distribution rate after setting such rate to a rate that is not competitive with alternative investments, which could adversely affect the market price for our common stock.
You will experience immediate and material dilution in connection with the purchase of our common stock in this offering.
As of December 31, 2013, the aggregate historical combined net tangible book value of our Predecessor was approximately $ million, or $ per share of our common stock held by Pittman Hough Farms, assuming the exchange of OP units into shares of our common stock on a one-for-one basis. As a result, the pro forma net tangible book value per share of our common stock after the completion of this offering and consummation of the formation transactions will be less than the initial public offering price. The purchasers of shares of our common stock offered hereby will experience immediate and substantial dilution of $ per share in the pro forma net tangible book value per share of our common stock, based on the midpoint of the price range set forth on the front cover of this prospectus. See "Dilution."
The combined financial statements of our Predecessor and our unaudited pro forma financial statements may not be representative of our financial statements as an independent public company.
The combined financial statements of our Predecessor and our unaudited pro forma financial statements that are included in this prospectus do not necessarily reflect what our financial position, results of operations or cash flow would have been had we been operating an independent entity during the periods presented. Furthermore, this financial information is not necessarily indicative of what our results of operations, financial position or cash flow will be in the future. It is not possible for us to accurately estimate all adjustments that may reflect all the significant changes that will occur in our cost structure, funding and operations as a result of this offering and the formation transactions, including potential increased costs associated with reduced economies of scale and increased costs associated with being an independent publicly traded company. See "Selected Financial Data" and the combined financial statements of our Predecessor and our unaudited pro forma financial statements, as well as "Management's Discussion and Analysis of Financial Condition and Results of Operations," appearing elsewhere in this prospectus.
52
The number of shares of our common stock available for future issuance or sale may have adverse effects on the market price of our common stock.
We are offering shares of our common stock as described in this prospectus. In addition, upon completion of this offering, we expect to grant an aggregate of $ in shares of restricted common stock equal to an aggregate of shares (based on the midpoint of the price range set forth on the front cover of this prospectus) to Messrs. Pittman, Fabbri and Hough and an aggregate of $ in restricted shares of our common stock equal to an aggregate of shares (based on the midpoint of the price range set forth on the front cover of this prospectus) to our independent directors. Such persons collectively will beneficially own approximately % of our outstanding common stock (or approximately % if the underwriters fully exercise their over-allotment option) upon completion of this offering and consummation of the formation transactions. Shares of restricted common stock granted to Messrs. Pittman, Fabbri and Hough and to our independent directors pursuant to our Equity Incentive Plan will vest in equal annual installments over years beginning on the first anniversary following the date of the grant. After giving effect to grants of restricted common stock concurrently with the completion of this offering, we expect that an aggregate of shares of our common stock will be available for future issuance under our Equity Incentive Plan. We intend to file with the SEC a Registration Statement on Form S-8 covering the shares of common stock issuable under our Equity Incentive Plan. Shares of our common stock covered by this registration statement, including any shares of our common stock issuable upon the exercise of options or shares of restricted common stock, will be eligible for transfer or resale without restriction under the Securities Act unless held by affiliates. The shares sold in this offering will be freely tradable, except for any shares purchased in this offering by our affiliates, as that term is defined by Rule 144 under the Securities Act, and for restrictions on ownership and transfer in our charter intended to preserve our status as a REIT.
In addition, through their ownership interests in Pittman Hough Farms, Messrs. Pittman and Hough and certain members of Mr. Hough's family will indirectly receive OP units having an aggregate value of approximately $ million in exchange for their interests in our properties in connection with the formation transactions. As a result, such persons collectively will beneficially own approximately % of the combined shares of our common stock and OP units (or approximately % if the underwriters fully exercise their over-allotment option) upon completion of this offering and consummation of the formation transactions. OP units issued by our operating partnership will be redeemable for cash or, at our election, shares of our common stock on a one-for-one basis at any time after holding the OP units for one year.
We cannot predict the effect, if any, of future sales of our common stock, or the availability of shares for future sales, on the market price of our common stock. The market price of our common stock may decline significantly when the restrictions on resale by certain of our stockholders lapse. Sales of substantial amounts of common stock or the perception that such sales could occur may adversely affect the prevailing market price for our common stock.
In addition, we may issue additional shares in subsequent public offerings or private placements to make new investments or for other purposes. We are not required to offer any such shares to existing stockholders on a preemptive basis. Therefore, it may not be possible for existing stockholders to participate in such future share issuances, which may dilute the existing stockholders' interests in us.
53
Future offerings of debt, which would be senior to our common stock upon liquidation, preferred equity securities, which may be senior to our common stock for purposes of dividend distributions or upon liquidation, and OP units in connection with future acquisitions may materially adversely affect us, including the per share trading price of our common stock.
In the future, we may attempt to increase our capital resources by making additional offerings of debt or equity securities (or causing our operating partnership to issue debt securities), including medium-term notes, senior or subordinated notes and classes or series of preferred stock. Upon liquidation, holders of our debt securities and shares of preferred stock and lenders with respect to other borrowings will be entitled to receive payments prior to distributions to the holders of our common stock. Additionally, any convertible or exchangeable securities that we issue in the future may have rights, preferences and privileges more favorable than those of our common stock and may result in dilution to owners of our common stock. Holders of our common stock are not entitled to preemptive rights or other protections against dilution. Our preferred stock, if issued, could have a preference on liquidating distributions or a preference on dividend payments that could limit our ability pay dividends to the holders of our common stock. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offerings. Thus, our stockholders bear the risk that our future offerings could reduce the per share trading price of our common stock and dilute their interest in us. In addition, the issuance of OP units in connection with future acquisitions and the redemption of such OP units for common stock may be dilutive to our stockholders and could have an adverse effect on the per share trading price of our common stock.
An increase in market interest rates may have an adverse effect on the market price of our common stock.
One of the factors that investors may consider in deciding whether to buy or sell our common stock is our distribution yield, which is our distribution rate as a percentage of our share price, relative to market interest rates. If market interest rates increase, prospective investors may desire a higher distribution yield on our common stock or may seek securities paying higher dividends or interest. The market price of our common stock likely will be based primarily on the earnings that we derive from rental income with respect to our properties and our related distributions to stockholders, and not from the underlying appraised value of the properties themselves. As a result, interest rate fluctuations and capital market conditions are likely to affect the market price of our common stock, and such effects could be significant. For instance, if interest rates rise without an increase in our distribution rate, the market price of our common stock could decrease because potential investors may require a higher distribution yield on our common stock as market rates on interest-bearing securities, such as bonds, rise.
54
CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS
We make forward-looking statements in this prospectus that are subject to risks and uncertainties. These forward-looking statements include information about possible or assumed future results of our business, future events, financial condition or performance, expectations, competitive environment, availability of resources, regulation, liquidity, results of operations, strategies, plans and objectives. These forward-looking statements include, without limitation, statements concerning projections, predictions, expectations, estimates, or forecasts as to our business, financial and operational results, and future economic performance, as well as statements of management's goals and objectives and other similar expressions concerning matters that are not historical facts. When we use the words "may," "should," "could," "would," "predicts," "potential," "continue," "expects," "anticipates," "future," "intends," "plans," "believes," "estimates" or similar expressions or their negatives, as well as statements in future tense, we intend to identify forward-looking statements. You should not place undue reliance on these forward-looking statements. Statements regarding the following subjects are forward-looking by their nature:
Forward-looking statements should not be read as a guarantee of future performance or results, and will not necessarily be accurate indications of the times at, or by, which such performance or results will be achieved. The forward-looking statements are based on our beliefs, assumptions and expectations of our future performance, taking into account all information available to us at the time those statements are made or management's good faith belief as of that time with respect to future events. These beliefs, assumptions and expectations can change as a result of many possible events or factors, not all of which are known to us. If a change occurs, our business, financial condition, liquidity and results of operations may vary materially from those expressed in our forward-looking statements. You should carefully consider these risks before you make an investment decision with respect to our common stock, along with the following factors that could cause actual results to vary from our forward-looking statements:
Forward-looking statements speak only as of the date the statements are made. You should not put undue reliance on any forward-looking statements. We assume no obligation to update forward-looking statements to reflect actual results, changes in assumptions, or changes in other factors affecting forward-looking information, except to the extent required by applicable securities laws. If we do update one or more forward-looking statements, no inference should be drawn that we will make additional updates with respect to those or other forward-looking statements.
55
After deducting the underwriting discount and commissions and estimated expenses of this offering of approximately $ million payable by us, we expect to receive net proceeds from this offering of approximately $ million, or approximately $ million if the underwriters' over-allotment option is exercised in full, in each case assuming an initial public offering price of $ per share, which is the midpoint of the price range set forth on the front cover of this prospectus.
We intend to contribute the net proceeds from this offering to our operating partnership in exchange for OP units, and our operating partnership intends to use the net proceeds from this offering as follows:
The following table sets forth information regarding the indebtedness that we intend to repay with a portion of the net proceeds from this offering and the farms to which the indebtedness relates:
Loan |
Amount to be Repaid(1)
(in thousands) |
Effective Annual
Interest Rate(2) |
Maturity Date | |||||
---|---|---|---|---|---|---|---|---|
Multi-property loan(3) |
$ | 4,500 | 2.80 | % | March 2016 | |||
John's Shop |
1,743 | 3.15 | April 2043 | |||||
Matulka and Stanbra/Zeller |
1,137 | 3.25 | October 2032 | |||||
Zeagers(4) |
1,000 | 2.80 | June 2016 | |||||
Tazewell |
920 | 5.25 | July 2030 | |||||
Merrill(5) |
787 | 4.90 | December 2041 | |||||
Smith |
688 | 4.00 | April 2018 | |||||
Heap |
529 | 4.95 | September 2031 | |||||
Trone(6) |
470 | 3.15 | November 2032 | |||||
Kelly |
255 | 3.99 | December 2027 | |||||
Total |
$ | 12,029 | ||||||
56
outstanding balance of the Zeagers loan with a portion of the net proceeds from this offering in order to release the collateral that is not being acquired by us in connection with the formation transactions. The remaining $0.8 million principal balance of the loan will be assumed by us and remain outstanding following completion of the formation transactions and this offering.
For additional information regarding the repayment of certain indebtedness, see "Management's Discussion and Analysis of Financial Condition and Results of OperationsFormation Transactions."
Pending application of the net proceeds from this offering, we intend to invest the net proceeds in interest-bearing accounts, money market accounts and interest-bearing securities in a manner that is consistent with our intention to qualify for taxation as a REIT. Such investments may include, for example, government and government agency certificates, government bonds, certificates of deposit, interest-bearing bank deposits, money market accounts and mortgage loan participations. We expect that these initial investments will provide a lower net return than we expect to receive from the investments described above.
57
We intend to make regular quarterly distributions to holders of shares of our common stock.
Our ability to make distributions in the future at our initial distribution rate will depend upon our actual results of operations and earnings, economic conditions and other factors that could differ materially from our current expectations. Our actual results of operations will be affected by a number of factors, including the revenue we receive from our properties, our operating expenses, interest expense, the ability of our tenants to meet their obligations and unanticipated expenditures. For more information regarding risk factors that could materially adversely affect our actual results of operations, see "Risk Factors." Distributions declared by us will be authorized by our Board of Directors in its sole discretion out of funds legally available therefor and will be dependent upon a number of factors, including restrictions under applicable law, the capital requirements of our company and the distribution requirements necessary to qualify and maintain our qualification as a REIT. We may be required to fund distributions from working capital or with a portion of the net proceeds from this offering or borrow to provide funds for such distributions, or we may choose to make a portion of the required distributions in the form of a taxable stock dividend to preserve our cash balance or reduce our distribution. However, we currently have no intention to use the net proceeds from this offering to make distributions nor do we currently intend to make distributions using shares of our common stock.
In order to qualify as a REIT, we must distribute to our stockholders, on an annual basis, at least 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains. In addition, we will be subject to U.S. federal income tax at regular corporate rates to the extent that we distribute less than 100% of our net taxable income (including net capital gains) and will be subject to a 4% nondeductible excise tax on the amount by which our distributions in any calendar year are less than a minimum amount specified under U.S. federal income tax laws. We intend to distribute our net income to our stockholders in a manner intended to satisfy the REIT 90% distribution requirement and to avoid U.S. federal income tax liability on our income and the 4% nondeductible excise tax. We anticipate that our estimated cash available for distribution will exceed the annual distribution requirements applicable to REITs. However, under some circumstances, we may be required to use cash reserves, incur debt or liquidate assets at rates or times that we regard as unfavorable or make a taxable distribution of our shares in order to satisfy the REIT 90% distribution requirement and to avoid U.S. federal income tax and the 4% nondeductible excise tax in that year. For more information, see "Material U.S. Federal Income Tax Considerations."
Furthermore, we anticipate that, at least initially, our distributions will exceed our then current and then accumulated earnings and profits for the relevant taxable year, as determined for U.S. federal income tax purposes, due to non-cash expenses, primarily depreciation and amortization charges that we expect to incur. Therefore, all or a portion of these distributions may represent a return of capital for U.S. federal income tax purposes. The extent to which our distributions exceed our current and accumulated earnings and profits may vary substantially from year to year. To the extent that a distribution is treated as a return of capital for U.S. federal income tax purposes, it will reduce a holder's adjusted tax basis in the holder's shares, and to the extent that it exceeds the holder's adjusted tax basis will be treated as gain resulting from a sale or exchange of such shares. As a result, the gain (or loss) recognized on the sale of that common stock or upon our liquidation will be decreased (or increased) accordingly. For a more complete discussion of the tax treatment of distributions to holders of our common stock, see "Material U.S. Federal Income Tax Considerations."
58
The following table sets forth the following as of December 31, 2013:
This table should be read in conjunction with "Use of Proceeds," "Selected Financial Data," "Description of Our Capital Stock," "Management's Discussion and Analysis of Financial Condition and Results of Operations," our consolidated financial statements and the notes thereto included elsewhere in this prospectus.
|
As of December 31, 2013 | ||||||
---|---|---|---|---|---|---|---|
|
Predecessor
Historical |
Company Pro
Forma |
|||||
Cash and cash equivalents |
$ | 16,805 | $ | ||||
Mortgage notes payable and other secured loans(1)(2) |
$ | 43,065,237 | $ | ||||
Stockholders' Equity: |
|||||||
Common stock, $0.01 par value, 1,000 shares authorized, issued and outstanding, historical; 500,000,000 shares authorized, and shares issued and outstanding, on a pro forma basis(3) |
| ||||||
Preferred stock, $0.01 par value, no shares authorized, and no shares issued and outstanding, historical; 100,000,000 shares authorized, and no shares issued and outstanding, on a pro forma basis |
| ||||||
Additional paid-in capital |
|||||||
Controlling owners' equity |
|||||||
Non-controlling interest in our operating partnership |
| ||||||
Total (deficit) equity |
(4,723,922 | ) | |||||
Total capitalization |
$ | 38,341,315 | $ | ||||
59
Dilution is the amount by which the offering price paid by the purchasers of the shares of our common stock sold in this offering exceeds the pro forma net tangible book value per share of our common stock after completion of this offering and our formation transactions. Net tangible book value per share is determined at any date by subtracting our total liabilities from the total book value of our tangible assets and dividing the difference by the number of shares of common stock and OP units deemed to be outstanding at that date.
At December 31, 2013, our combined net tangible book value was $ million, or $ per share of our common stock held by Pittman Hough Farms, assuming the exchange of outstanding OP units (other than OP units held by us) into shares of our common stock on a one-for-one basis. After giving effect to the receipt of approximately $ million of estimated net proceeds from our sale of shares of our common stock in this offering at an assumed offering price of $ per share (the midpoint of the price range set forth on the front cover of this prospectus) and our formation transactions, our pro forma net tangible book value as of December 31, 2013, including the effects of grants of restricted shares of our common stock to our officers, directors and Jesse J. Hough, would have been $ million, or $ per share. This represents an immediate increase in net tangible book value per share of $ to recipients of OP units in the formation transactions and an immediate dilution in pro forma net tangible book value per share of $ to new investors purchasing shares of our common stock in this offering. The following table illustrates this substantial and immediate per-share dilution to new investors.
Assumed initial public offering price per share |
$ | ||||||
Net tangible book value per share/OP unit at December 31, 2013 |
$ | ||||||
Increase in pro forma net tangible book value per share attributable to our formation transactions and this offering |
$ | ||||||
Pro forma net tangible book value per share after giving effect to this offering |
$ | ||||||
Dilution in pro forma net tangible book value per share to new investors |
$ | ||||||
If the underwriters exercise their option to purchase additional shares in full, the pro forma net tangible book value per share after this offering would be $ per share, the increase in the net tangible book value per share to OP unit holders would be $ per OP unit and the dilution in pro forma net tangible book value per share to new investors purchasing common stock in this offering would be $ per share.
The following table summarizes, as of December 31, 2013:
60
61
The following table sets forth selected financial and operating data on (i) a historical combined basis for our Predecessor and (ii) a pro forma basis for our company after giving effect to this offering and the formation transactions. Our Predecessor, FP Land, is a Delaware limited liability company that owns 100% of the equity interests in two entities, which we refer to as the ownership entities, that directly wholly own the 38 farms and three grain storage facilities that comprise our initial portfolio. Pursuant to the FP Land Merger Agreement, we will acquire the 38 farms and three grain storage facilities owned indirectly by our Predecessor and assume the ownership and operation of our Predecessor's business. We have not presented historical information for Farmland Partners Inc. because we have not had any corporate activity since our formation other than the issuance of 1,000 shares of our common stock in connection with the initial capitalization of the company in connection with this offering, and because we believe that a discussion of the results of Farmland Partners Inc. would not be meaningful.
You should read the following selected financial and operating data in conjunction with the historical combined financial statements and the related notes of our Predecessor, our unaudited pro forma consolidated financial statements and related notes, and with "Management's Discussion and Analysis of Financial Condition and Results of Operations," which are included elsewhere in this prospectus.
The historical combined consolidated balance sheet information as of December 31, 2013 and 2012 of our Predecessor and the combined consolidated statements of operations for the years ended December 31, 2013 and 2012 of our Predecessor have been derived from the historical audited combined consolidated financial statements of our Predecessor included elsewhere in this prospectus.
Our selected unaudited pro forma consolidated financial and operating data as of and for the year ended December 31, 2013 assume the completion of this offering and the consummation of the formation transactions (each as described in our unaudited pro forma consolidated financial statements included elsewhere in this prospectus) as of January 1, 2013 for the operating data and as of the stated date for the balance sheet data. Our pro forma financial information is not necessarily indicative of what our actual financial position and results of operations would have been as of the date and for the periods indicated, nor does it purport to represent our future financial position or results of operations.
62
|
As of and for the Years Ended
December 31, |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
|
Predecessor
Historical Combined |
||||||||
|
2013
(Company Pro Forma Consolidated) |
|||||||||
|
2013 | 2012 | ||||||||
|
(Unaudited)
|
|
|
|||||||
Operating Data: |
||||||||||
Total operating revenues |
$ | $ | 2,350,025 | $ | 2,123,116 | |||||
Total operating expenses |
973,559 | 374,786 | ||||||||
Total other expense |
1,342,294 | 1,161,978 | ||||||||
Net income |
34,172 | 586,352 | ||||||||
Share and Per Share Data: |
||||||||||
Earnings per weighted-average common share: |
$ | |||||||||
Weighted-average shares outstandingbasic & diluted |
||||||||||
Supplemental Data: |
||||||||||
FFO(1) |
$ | $ | 182,719 | $ | 710,928 | |||||
EBITDA(1) |
1,525,013 | 1,872,906 | ||||||||
Balance Sheet Data: |
||||||||||
Real estate, at cost |
$ | $ | 38,805,898 | $ | 37,156,483 | |||||
Total assets |
39,668,676 | 36,913,823 | ||||||||
Mortgage notes payable |
43,065,237 | 36,198,731 | ||||||||
Total liabilities |
44,392,598 | 36,580,455 | ||||||||
Total (deficit) equity |
(4,723,922 | ) | 333,368 |
63
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following Management's Discussion and Analysis of Financial Condition and Results of Operations contains forward-looking statements that involve risks and uncertainties. Our actual results could differ materially from those expected or implied in these forward looking statements as a result of certain factors, including those set forth under the heading "Risk Factors" and elsewhere in this prospectus. See "Cautionary Note Regarding Forward-Looking Statements." The following discussion and analysis should be read in conjunction with the audited combined historical financial statements and related notes thereto as of and for the years ended December 31, 2013 and 2012 of our Predecessor, and the unaudited pro forma consolidated financial statements and related notes thereto, each included elsewhere in this prospectus.
The following discussion and analysis is based on the historical financial statements of our Predecessor, FP Land, which owns 100% of the equity interests in two entities that directly wholly own the 38 farms and three grain storage facilities that comprise our initial portfolio. As used in this section, unless the context otherwise requires, "we," "us," "our," and "our company" mean our Predecessor for the periods presented and Farmland Partners Inc., a Maryland corporation, and its consolidated subsidiaries, upon completion of this offering and the formation transactions. Where appropriate, the following discussion includes analysis of the effects of the formation transactions, certain other transactions and this offering. These effects are reflected in our unaudited pro forma consolidated financial statements located elsewhere in this prospectus.
Overview
Our Company
We are an internally managed real estate company that owns and seeks to acquire high-quality primary row crop farmland located in agricultural markets throughout North America. The substantial majority of the farms in our initial portfolio are devoted to primary row crops, such as corn and soybeans, because we believe primary row crop farmland is likely to provide attractive risk-adjusted returns over time through a combination of stable rental income generation and value appreciation. Upon completion of a series of formation transactions, our initial portfolio will be comprised of 38 farms with approximately 7,300 total acres, including 33 farms in Illinois, four farms in Nebraska and one farm in Colorado. In addition, our initial portfolio will include three grain storage facilities.
We were formed as a Maryland corporation in September 2013 to succeed to the business of our Predecessor. We will not have any operating activity until the completion of this offering and the related formation transactions. Accordingly, we believe that a discussion of the results of operations of Farmland Partners Inc. would not be meaningful, and we have therefore set forth below a discussion regarding the historical operations of our Predecessor only.
Our Predecessor
Our Predecessor, FP Land, is a Delaware limited liability company that is 100% owned by Pittman Hough Farms, an entity in which Mr. Pittman owns a 75% controlling interest and in which Mr. Hough and certain members of Mr. Hough's family own the remaining 25% interest. FP Land owns 100% of the equity interests in two entities, which we refer to as the ownership entities, that directly wholly own the 38 farms and three grain storage facilities that comprise our initial portfolio. Upon completion of the FP Land Merger, we will acquire the 38 farms and three grain storage facilities owned indirectly by our Predecessor and assume the ownership and operation of our Predecessor's business.
Formation Transactions
Concurrently with the completion of this offering, we will complete our formation transactions pursuant to which we will acquire, through the FP Land Merger, 100% of the ownership interests in
64
the 38 farms and three grain storage facilities that comprise our initial portfolio. To acquire the ownership interests in the entities that own the farmland and related assets in our initial portfolio, we will issue an aggregate of OP units, having an aggregate value of approximately $ million, to Pittman Hough Farms.
We estimate that the net proceeds from this offering will be approximately $ million, or approximately $ million if the underwriters' over-allotment option is exercised in full (in each case after deducting the underwriting discount and commissions and estimated expenses of this offering and the formation transactions payable by us). We will contribute the net proceeds from this offering to our operating partnership in exchange for OP units. Our operating partnership intends to use the net proceeds from this offering to repay approximately $ million in outstanding indebtedness (including exit fees, defeasance costs and assumption costs of approximately $ million) and the remaining net proceeds, if any, for future acquisitions, working capital and, potentially, paying distributions, as described under "Use of Proceeds."
We have determined that it is in our best interests to repay a portion of the Multi-Property Loan, the Zeagers Loan and the Merrill loan in order to release certain properties that we are not acquiring in connection with the formation transactions from the collateral securing those loans. See "Use of Proceeds." We believe that releasing this collateral is in our best interests because it will result in a portfolio in which the only assets securing our secured liabilities will be assets that we own and manage. Furthermore, if we were to leave the excluded assets in the collateral pools securing these loans, a sale of or a casualty affecting one of these excluded assets could result in there being insufficient collateral under the loans, which could cause us to be in default under our obligations or could result in us having to replace the collateral with an otherwise unencumbered property in our portfolio. We also have determined that it is in our best interests to repay the Trone loan because the indebtedness under the Trone loan was incurred for the purpose of acquiring the Zeagers farm and the Symond farm, both of which are being acquired by us in the formation transactions, as well for working capital in the business of our Predecessor, including interest payments on debt secured by properties being acquired by us in connection with the formation transactions. In addition, the Trone loan was originated by the same lender that originated the Merrill Loan, which is collateralized by the John's Shop farm (which is being acquired by us in the formation transactions), and the Merrill farm, which is not being acquired by us in the formation transactions. In the interest of preserving our relationship with the lender, which has significant agricultural lending experience and with whom our management has had a long, productive relationship, we believe that it is in our best interests to repay the Trone loan with a portion of the net proceeds from this offering.
Upon completion of the formation transactions, we expect our operations to be carried on through our operating partnership and wholly owned subsidiaries of our operating partnership. Consummation of the formation transactions will enable us to (i) consolidate ownership of our initial portfolio under our operating partnership; (ii) facilitate this offering; and (iii) qualify as a REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014.
Our acquisition of the ownership entities in connection with our formation transactions will represent a transaction between entities under common control because Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, owns a controlling interest in each of the ownership entities. As a result, our acquisition of the ownership entities will be recorded at our Predecessor's historical cost.
65
Factors That May Influence Future Results of Operations and Farmland Values
The principal factors affecting our operating results and the value of our farmland include global demand for food relative to the global supply of food, farmland fundamentals and economic conditions in the markets in which we own farmland, and our ability to increase or maintain rental revenues while controlling expenses. Although farmland prices have declined in certain locations from recent historical highs, we believe that any reduction in U.S. farmland values overall is likely to be short-lived as global demand for food and row crops continues to exceed global supply. In addition, although prices for many annual row crops, and particularly corn, experienced significant declines in 2013, we do not believe that such declines represent a trend that will continue over the long term. Rather, we believe that long-term growth trends in global population and GDP per capita will result in increased prices for primary row crops over time.
Demand
We expect that global demand for food, driven primarily by significant increases in the global population and GDP per capita, will continue to be the key driver of farmland values. We further expect that global demand for primary row crops will continue to grow to keep pace with global population growth, which we anticipate will result in higher prices for primary row crops and, therefore, higher rental rates on our farmland, as well as sustained growth in farmland values over the long-term.
We also believe that growth in global GDP per capita, particularly in developing nations, will contribute significantly to increasing demand for primary row crops. As global GDP per capita increases, the composition of daily caloric intake is expected to shift away from the direct consumption of primary row crops toward animal-based proteins, which is expected to result in increased demand for primary row crops as feed for livestock. Furthermore, we believe that, as GDP per capita grows, a significant portion of additional household income is allocated to food and that once individuals increase consumption of, and spending on, higher quality food, they will strongly resist returning to their former dietary habits, resulting in greater inelasticity in the demand for food. As a result, we believe that, as global demand for food increases, rental rates on our farmland and the value of our farmland will increase over the long-term.
Global demand for corn and soybeans as inputs in the production of biofuels such as ethanol and soy diesel also could impact the prices of corn and soybeans, which, in the long-term, could impact our rental revenues and our results of operations. However, the success of our business strategy is not dependent on growth in demand for biofuels and we do not believe that demand for corn and soybeans as inputs in the production of biofuels will materially impact our results of operations or the value of our farmland, primarily because we believe that growth in global population and GDP per capita will be more significant drivers of global demand for primary row crops over the long-term.
Supply
Global supply of row crops is driven by two primary factors, the number of tillable acres available for row crop production and the productivity of the acres being farmed. Although the amount of global cropland in use has gradually increased over time, growth has plateaued over the last 20 years. Cropland area continues to increase in developing countries, but after accounting for expected continuing cropland loss, the UN FAO projects only 173 million acres will be added from 2005-2007 to 2050, a 4.3% increase. In comparison, world population is expected to grow over the same period to 9.5 billion, a nearly 38% increase. While we expect growth in the global supply of arable land, we also expect that landowners will only put that land into production if increases in commodity prices and the value of farmland cause landowners to benefit economically from using the land for farming rather than alternative uses. We also believe that decreases in the amount of arable land in the United States
66
and globally as a result of increasing urbanization will partially offset the impact of additional supply of farmland.
The global supply of food is also impacted by the productivity per acre of tillable land. Historically, productivity gains (measured by average crop yields) have been driven by advances in seed technology, farm equipment, irrigation techniques and chemical fertilizers and pesticides. Furthermore, we expect the increasing shortage of water in many irrigated growing regions in the United States and other growing regions around the globe, often as a result of new water restrictions imposed by laws or regulations, to lead to decreased productivity growth on many acres and, in some cases, cause yields to decline on those acres.
Conditions in Our Existing Markets
The market for farmland is dominated by buyers who are existing farm owners and operators. As a result of increasing commodity prices and the relatively low return on alternative investments, farmland values in many agricultural markets have increased in recent years and capitalization rates have decreased. Although farmland prices in certain locations have declined from recent historical highs, we do not expect a major long-term reduction in farmland values, and believe any reduction in land values is likely to be short-lived as global demand for food and row crops continues to outpace supply. On the other hand, we do not expect farmland values to continue to rise as rapidly as they have in recent years.
We believe quality farmland in the United States has a near-zero vacancy rate as a result of the supply and demand fundamentals discussed above. We believe rental rates for farmland are a function of farmland operators' view of the long-term profitability of farmland, and that many farm operators will continue to compete for farmland even during periods of decreased profitability due to the scarcity of farmland available to rent. In particular, we believe that due to the relatively high fixed costs associated with farming operations (including equipment, labor and knowledge), many farm operators in some circumstances will rent additional acres of farmland when it becomes available in order to allocate their fixed costs over more acres. Furthermore, because it is generally customary in the farming industry to provide the existing tenant with the opportunity to re-lease the land at the end of each lease term, we believe that many farm operators will rent additional land that becomes available in order to control the ability to farm that land in future periods when profitability is higher. As a result, in our experience, many farm operators will aggressively pursue rental opportunities in close proximity to their existing operations when they arise, even when the farmer anticipates lower current returns or short-term losses. In addition, because many farmers both own farmland and rent additional farmland from other landowners, we believe that many farmers will choose to subsidize losses on rented land during periods of lower profitability with relatively higher profits generated by land that they own and that has comparatively lower fixed costs.
Our initial portfolio is concentrated in Illinois and Nebraska, which exposes us to greater economic risk than if we owned a more geographically diverse portfolio. As a result, we are particularly susceptible to developments or conditions in these states and/or the specific counties in which our farms are located, including adverse weather conditions (such as windstorms, tornados, hail, floods, drought and temperature extremes), transportation conditions (including navigation of the Mississippi River), crop disease, pests and other adverse growing conditions, and unfavorable or uncertain political, economic, business or regulatory conditions (such as changes in price supports, subsidies and environmental regulations). Any such developments or conditions could materially and adversely affect the value of our farmland and our ability to lease our farmland on favorable terms or at all.
67
Rental Revenues
Our revenues are generated from renting farmland to operators of farming businesses. Farmland leases typically have terms of between one and three years. While all of the leases between our Predecessor and its tenants had one-year terms, the leases that will be in place upon completion of this offering will have terms ranging from one to three years. For additional information about the terms of the leases that will be in place upon completion of this offering, see "Our Business and PropertiesDescription of Our Leases." Although the leases that will be in place upon completion of this offering do not provide the tenant with a contractual right to renew the lease upon its expiration, we believe it is customary to provide the existing tenant with the opportunity to renew the lease, subject to any increase in the rental rate that we may establish. If the tenant elects not to renew the lease at the end of the lease term, the land will be offered to a new tenant.
In the past, the leases between our Predecessor and its related-party tenants provided that the rent was due to our Predecessor upon demand, rather than on a fixed schedule. In contrast, the leases for substantially all of the properties in our initial portfolio will provide that tenants must pay us 100% of the annual rent in advance of each spring planting season. As a result, we expect to collect 100% of the annual rent in the first calendar quarter of each year for 36 of the 38 farms in our initial portfolio. We believe our use of triple-net leases pursuant to which 100% of the annual rent is payable in advance of each spring planting season substantially mitigates the tenant credit risk associated with the variability of farming operations that could be adversely impacted by poor crop yields, weather conditions, mismanagement, undercapitalization or other factors affecting our tenants. Prior to acquiring farmland property, we will take into consideration the competitiveness of the local farm-operator tenant environment in order to enhance our ability to quickly replace a tenant that is unwilling to renew a lease or is unable to pay rent payment when it is due.
Expenses
All of the leases for our initial portfolio are, and we expect that all of the leases for farmland we acquire in the future will be, structured as triple-net leases pursuant to which the tenant is responsible for substantially all of the property-related expenses, including taxes, maintenance, water usage and insurance (with our company as a named insured party), which would normally be expensed for accounting purposes on an annual basis. As the owner of the land, we generally will only bear costs related to major capital improvements permanently attached to the property, such as irrigation systems, drainage tile, grain storage facilities or other typical physical structures. In cases where capital expenditures are necessary, we typically will seek to offset, over a period of multiple years, the costs of such capital expenditures by increasing rental rates. We also will incur the costs associated with maintaining liability and casualty insurance in addition to any insurance provided by the tenant for which we are a named insured.
We expect to incur costs associated with running a public company, including, among others, costs associated with employing our personnel and compliance costs. We expect to incur costs associated with due diligence and acquisitions, including, among others, travel expenses, consulting fees (including fees under the Consulting Agreement with Jesse J. Hough) and legal and accounting fees. We also will incur costs associated with managing our farmland. However, because farmland generally has minimal, if any, physical structures that need routine inspection and maintenance, and we expect our leases will generally be structured as triple-net leases pursuant to which the tenant pays many of the costs associated with the property, we do not believe the management of our farmland will be labor- or capital-intensive. Furthermore, we believe that our platform is scalable, and we do not expect the expenses associated with managing our portfolio of farmland to increase significantly as the number of farm properties we own increases over time. Rather, we expect that as we add additional farmland to our portfolio, will be able to achieve economies of scale, which will enable us to reduce our operating costs per acre.
68
Crop Prices
The value of a crop is affected by many factors that can differ on a yearly basis. Weather conditions and crop disease in major crop production regions worldwide creates a significant risk of price volatility, which may either increase or decrease the value of the crops that our tenants produce each year. Other material factors adding to the volatility of crop prices are changes in government regulations and policy, fluctuations in global prosperity, fluctuations in foreign trade and export markets, and eruptions of military conflicts or civil unrest. Prices for many annual row crops, and particularly corn, experienced significant declines in 2013, but we do not believe that such declines represent a trend that will continue over the long term. Rather, we believe that those declines in prices for annual row crops represented a correction to historical norms (adjusted for inflation) and that long-term growth trends in global population and GDP per capita will result in increased prices for primary row crops over time. Although annual rental payments under our leases typically will not be based expressly on the quality or profitability of our tenants' harvests, any of these factors could adversely affect our tenants' ability to meet their obligations to us and our ability to lease or re-lease properties on favorable terms.
Interest Rates
We expect that future changes in interest rates will impact our overall operating performance, by, among other things, increasing our borrowing costs. While we may seek to manage our exposure to future changes in rates through interest rate swap agreements or interest rate caps, portions of our overall outstanding debt, including borrowings under our anticipated secured revolving credit facility, will likely remain at floating rates. In addition, a sustained material increase in interest rates may cause farmland prices to decline if the rise in real interest rates (which is defined as nominal interest rates minus the inflation rate) is not accompanied by rises in the general levels of inflation. However, our business model anticipates that the value of our farmland will increase, as it has in the past, at a rate that is equal to or greater than the rate of inflation, which may in part offset the impact of rising interest rates on the value of our farmland, but there can be no guarantee that this appreciation will occur to the extent that we anticipate or at all.
Critical Accounting Policies and Estimates
Use of Estimates
The preparation of financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could materially differ from those estimates.
Real Estate Acquisitions
We account for all acquisitions in accordance with the business combination standard. Upon acquisition of real estate, we allocate the purchase price of the real estate based upon the fair value of the assets and liabilities acquired, which historically consisted of land, drainage improvements, irrigation improvements, grain facilities, and may also consist of intangible assets including in-place leases, above market and below market leases and tenant relationships. Management allocates the purchase price to the fair value of the tangible assets of acquired real estate by valuing the farmland as if it were unimproved. We value improvements, including grain facilities, at replacement cost as new, adjusted for depreciation. Management's estimates of land value are made using comparable sales analysis. Factors considered by management in its analysis include soil types and water availability, the sale prices of comparable farms, and the replacement cost and residual useful life of land improvements. We have
69
not previously acquired properties subject to above or below market leases. If above and below market leases are acquired, we will value the intangible based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and the initial term plus the term of any below market fixed rate renewal options for below market leases that are considered bargain renewal options. The above market lease values will be amortized as a reduction of rental income over the remaining term of the respective leases, and the below market lease values will be amortized as an increase to rental income over the remaining initial terms plus the terms of any below market fixed rate renewal options that are considered bargain renewal options of the respective leases.
As of December 31, 2013, we did not have any in-place lease or tenant relationship intangibles. The purchase price is allocated to in-place lease values and tenant relationships, if they are acquired based on our evaluation of the specific characteristics of each tenant's lease and its overall relationship with the tenant. The value of in-place lease intangibles and tenant relationships and will be included as components of deferred leasing intangibles and will be amortized over the remaining lease term (and expected renewal periods of the respective leases for tenant relationships) as adjustments to depreciation and amortization expense. If a tenant terminates its lease early, the unamortized portion of leasing commissions, above and below market leases, the in-place lease value and tenant relationships will be immediately written off.
Using information available at the time of acquisition, we allocate the total consideration to tangible assets and liabilities and identified intangible assets and liabilities. We may adjust the preliminary purchase price allocations after obtaining more information about asset valuations and liabilities assumed.
Acquisition costs and due diligence expenses related to business combinations are expensed as incurred and are included in acquisition costs, professional fees and travel expense on our combined consolidated statements of operations. When we acquire land in an asset acquisition, related acquisition costs are included in the price of the asset.
Real Estate
Our real estate consists of land and improvements made to the land consisting of grain facilities, irrigation improvements and drainage improvements. We record real estate cost and capitalize improvements and replacements when they extend the useful life or improve the efficiency of the asset.
We expense costs of repairs and maintenance as such costs are incurred. We compute depreciation for assets classified as improvements using the straight-line method over the estimated useful life of 20-25 years for grain facilities, 20-30 years for irrigation improvements, and 30-65 years for drainage improvements.
When a sale occurs, we recognize the associated gain when all consideration has been transferred, the sale has closed, and there is no material continuing involvement. If a sale is expected to generate a loss, we first assess it through the impairment evaluation processsee "Impairment" below. We will classify real estate as discontinued operations if it is classified as held for sale or the real estate has been sold.
Impairment
We evaluate our tangible and identifiable intangible real estate assets for impairment indicators whenever events such as declines in a property's operating performance, deteriorating market conditions, or environmental or legal concerns bring recoverability of the carrying value of one or more assets into question. If such events are present, we project the total undiscounted cash flows of the asset, including proceeds from disposition, and compare it to the net book value of the asset. If this
70
evaluation indicates that the carrying value may not be recoverable, an impairment loss is recorded in earnings equal to the amount by which the carrying value exceeds the fair value of the asset. There have been no impairments recognized on real estate assets in the accompanying financial statements.
Revenue Recognition
Rental income includes rents and reimbursement of real estate taxes that each tenant pays in accordance with the terms of its respective lease. All leases in the year ended December 31, 2013 had a term of one year with no renewal options. Beginning January 1, 2013, all but two of our leases required the tenants to pay all expenses incurred during the lease term in connection with the leased farms, including property taxes and maintenance; therefore, we will not incur these costs unless the tenant becomes unable to bear the costs. When it becomes probable that a tenant has become unable to bear the property related costs, we will accrue the estimated expense. In 2012, under the terms of their respective leases, all but two of the tenants were required to reimburse us for the real estate taxes we pay on the properties covered by the leases. Taxes paid and their subsequent reimbursement were recognized under property operating expenses as incurred and tenant reimbursements as earned or contractually due, respectively.
Income Taxes
Our Predecessor does not incur income taxes. Instead, our Predecessor's earnings are included on the owners' personal income tax returns and taxed depending on their personal tax situations. As a result, the financial statements of our Predecessor do not include a provision for income taxes. Our policy is to provide for uncertain tax positions and the related interest and penalties based upon management's assessment of whether a tax benefit is more likely than not to be sustained upon examination by tax authorities. We file income tax returns in the U.S. federal jurisdiction and state jurisdictions. Our Predecessor is subject to U.S. federal and state income tax examinations by tax authorities for a period of three years after the filing.
Adoption of New or Revised Accounting Standards
As an emerging growth company under the JOBS Act, we are permitted to elect to adopt new or revised accounting standards as they are effective for private companies. However, we have irrevocably elected not to do so. Therefore, we will adopt new or revised accounting standards as they are effective for public companies.
Internal Controls and Procedures
In connection with the audits of our consolidated financial statements for the years ended December 31, 2013 and 2012, our Predecessor's independent registered public accountants identified and communicated a material weakness in our internal control over financial reporting, which resulted in audit adjustments to our Predecessor's financial statements. Two contributing factors to this material weakness include a failure to maintain a sufficient complement of qualified accounting personnel and an appropriate segregation of duties within the organization. Management has taken steps to remediate the previously identified material weakness, including hiring additional qualified accounting personnel, and expects to continue to take steps as a public company to remediate the material weakness. We are developing and documenting current policies and procedures with respect to company-wide business processes and cycles in order to implement effective internal control over financial reporting. We expect to incur additional costs as a public company to implement new policies and procedures and to remediate the previously identified material weakness. We cannot give any assurances that the material weakness identified by our independent registered public accounting firm will be remediated on a timely basis. See "Risk FactorsRisks Related to Our Business and PropertiesAs a result of becoming a public company, management will be required to report periodically on the effectiveness of
71
its system of internal control over financial reporting. We may not complete our analysis of our internal control over financial reporting in a timely manner, or our system of internal control over financial reporting may not be determined to be appropriately designed or operating effectively, which may adversely affect investor confidence in our company and, as a result, the value of our common stock."
Results of Operations
Comparison of Year Ended December 31, 2013 to Year Ended December 31, 2012
|
For the Twelve Months Ended
December 31, |
|
|
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2013 | 2012 | $ Change | % Change | |||||||||
OPERATING REVENUES |
|||||||||||||
Rental income |
$ | 2,350,025 | $ | 1,975,787 | $ | 374,238 | 18.9 | % | |||||
Tenant reimbursements |
| 147,329 | (147,329 | ) | (100.0 | )% | |||||||
Total operating revenues |
2,350,025 | 2,123,116 | 226,909 | 10.7 | % | ||||||||
OPERATING EXPENSES |
|||||||||||||
Depreciation |
148,547 | 124,576 | 23,971 | 19.2 | % | ||||||||
Property taxes |
26,802 | 167,246 | (140,444 | ) | (84.0 | )% | |||||||
Acquisition costs |
257 | 14,539 | (14,282 | ) | (98.2 | )% | |||||||
Professional fees |
726,315 | 14,156 | 712,159 | 5030.8 | % | ||||||||
Insurance |
6,228 | 8,430 | (2,202 | ) | (26.1 | )% | |||||||
Travel |
58,405 | 33,394 | 25,011 | 74.9 | % | ||||||||
Repairs |
4,505 | 9,945 | (5,440 | ) | (54.7 | )% | |||||||
Bookkeeping |
2,500 | 2,500 | | 0.0 | % | ||||||||
Total operating expenses |
973,559 | 374,786 | 598,773 | 159.8 | % | ||||||||
OPERATING INCOME |
1,376,466 | 1,748,330 | (371,864 | ) | (21.3 | )% | |||||||
OTHER INCOME (EXPENSE) |
|||||||||||||
Interest expense |
(1,342,294 | ) | (1,161,978 | ) | (180,316 | ) | 15.5 | % | |||||
Total other expense |
(1,342,294 | ) | (1,161,978 | ) | (180,316 | ) | 15.5 | % | |||||
NET INCOME |
$ | 34,172 | $ | 586,352 | $ | (552,180 | ) | (94.2 | )% | ||||
Our Predecessor's operating revenues for the periods presented were impacted by acquisitions made during the years ended December 31, 2013 and 2012. To highlight the effect of changes due to acquisitions, we have separately discussed the rental income for the same-property portfolio, which includes only properties owned and operated by our Predecessor for the entirety of both periods presented. The same-property portfolio for the annual periods presented includes all properties other than Smith, Zeagers, Symond, McFadden MD, McFadden SC, Kelly and Beckerdite.
Total operating revenues increased $226,909, or 10.7%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, primarily as a result of an increase in average annual rent for the entire portfolio from $292 per acre in 2012 to $321 per acre for 2013, as well as rental income from farms acquired during the year ended December 31, 2012. Rental income for the same-property portfolio increased $176,674, or 9.1%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of average annual rent for the same-property portfolio increasing to $320 per acre for 2013 from $294 per acre for 2012.
Beginning January 1, 2013, all but two of our Predecessor's leases required the tenants to directly pay all expenses incurred during the lease term in connection with the leased farms, including property taxes and maintenance, rather than reimburse our Predecessor for those expenses. As a result, tenant
72
reimbursements decreased $147,329, or 100%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, and property taxes decreased $140,444, or 84.0%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012.
Depreciation expense increased $23,971, or 19.2%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of our Predecessor's investments in irrigation equipment.
Acquisition costs decreased $14,282, or 98.2%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of decreased acquisition activity during the year ended December 31, 2013.
Professional fees increased $712,159 during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of $620,000 in audit fees incurred in 2013 related to the preparation of financial statements for use in connection with this offering and $75,000 in professional fees incurred on behalf of the Company by Pittman Hough Farms.
Travel expenses increased $25,011, or 74.9%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of travel costs incurred in connection with this offering.
Interest expense increased by $180,316, or 15.5%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of an increase in indebtedness and an increase in the amortization of loan fees incurred in connection with the additional indebtedness.
Liquidity and Capital Resources
Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to repay any outstanding borrowings, fund and maintain our assets and operations, make distributions to our stockholders and to the holders of OP units and other general business needs. Upon completion of this offering and consummation of the formation transactions and after the expected application of the net proceeds from this offering, we expect to have $30.8 million of outstanding indebtedness. In addition, we expect to enter into a $30.0 million secured revolving credit facility concurrently with, or shortly after, the completion of this offering and the consummation of the formation transactions. See "Description of Certain IndebtednessAnticipated Secured Revolving Credit Facility." We believe that the completion of this offering and consummation of the formation transactions will improve our financial position by providing us with enhanced access to capital.
Initially, our sources of cash primarily will be the net proceeds from this offering, operating cash flows and borrowings. We intend to use our sources of cash to purchase additional farmland and make other investments consistent with our investment strategy, repay principal and interest on any outstanding borrowings, make distributions to our stockholders and to the holders of OP units, fund our operations and pay expenses accrued during this offering.
Our long-term liquidity needs consist primarily of funds necessary to acquire additional farmland and make other investments and certain long-term capital expenditures, and make principal and interest payments on any debt that we may incur. We expect to meet our long-term liquidity requirements through various sources of capital, including future equity issuances (including OP units), net cash provided by operations, long-term mortgage indebtedness and other secured and unsecured borrowings.
We believe that, upon completion of this offering, and as a publicly traded REIT, we will have access to multiple sources of capital to fund our long-term liquidity requirements, including the incurrence of additional debt and the issuance of additional equity securities. However, as a new public company, we cannot assure you that we will have access to all of these sources of capital. Our ability to
73
incur additional debt will depend on a number of factors, including our degree of leverage, the value of our unencumbered assets and borrowing restrictions that may be imposed by lenders. Our ability to access the equity capital markets will depend on a number of factors as well, including general market conditions for REITs and market perceptions about our company.
Description of Certain Indebtedness
Multi-Property Loan
Upon completion of this offering and our formation transactions, we expect to assume the Multi-Property Loan, which had an outstanding principal balance of approximately $34.5 million as of December 31, 2013. As described in "Use of Proceeds," we intend to use a portion of the net proceeds from this offering to repay approximately $4.5 million of the outstanding principal balance on the Multi-Property Loan, which will release the collateral under that loan that is not being acquired by us in connection with the formation transactions, leaving a balance of approximately $30.0 million upon completion of the formation transactions. The following is a summary of the material provisions of the loan agreement for the Multi-Property Loan.
Maturity and Interest. The Multi-Property Loan (i) has a maturity date of March 6, 2016, (ii) bears interest at a rate per annum of 2.80% and (iii) requires us to make quarterly interest payments on the 30 th day of each calendar quarter and principal payments of $766,100 on each of March 6, 2014 and March 6, 2015.
Security. The Multi-Property Loan currently is secured by first mortgages and assignments of rents encumbering 27 farms and two grain storage facilities that are being acquired by us in connection with the formation transactions, as well as additional farms that are not being acquired by us in connection with the formation transactions, which additional farms will be released as collateral in connection with the partial prepayment described above. For a list of the properties in our initial portfolio securing the Multi-Property Loan, see "Our Business and PropertiesOur Initial Portfolio."
Prepayment. The Multi-Property Loan may be prepaid by us in whole or in part without any prepayment penalties unless we prepay the Multi-Property Loan with proceeds from a loan with a financial institution other than the current lender under the Multi-Property Loan or its affiliates, in which case the lender is entitled to a prepayment premium equal to approximately 10% of the outstanding principal balance under the loan.
Events of Default. The Multi-Property Loan contains customary events of default, including defaults in the payment of principal or interest, defaults in compliance with the covenants contained in the documents evidencing the loans, defaults in payments under any other documents covering any part of the properties, and bankruptcy or other insolvency events.
Anticipated Secured Revolving Credit Facility
Concurrently with, or shortly after, the completion of this offering and our formation transactions, we expect to enter into a three-year, $30.0 million senior secured revolving credit facility with BMO Capital Markets Corp., as lead arranger, and an affiliate of BMO Capital Markets Corp., as a lender. We expect that this facility will include an accordion feature that will allow us to request that the total borrowing capacity under the facility be increased up to $75.0 million, subject to certain conditions, including obtaining additional commitments from lenders. We expect to use borrowings under this credit facility for acquisitions, capital expenditures, operating expenses and other general corporate purposes. We intend to repay indebtedness incurred under the credit facility from time to time out of net cash provided by operations and from the net proceeds from issuances of additional equity and debt securities, as market conditions permit. We do not expect to draw on the credit facility at the closing of this offering.
74
We expect that our material subsidiaries will guarantee the obligations under the credit facility and that certain of our properties will be used as collateral for this facility. The amount available for us to borrow from time to time under this facility will be limited according to a borrowing base valuation of certain unencumbered properties owned by subsidiaries of our operating partnership that guarantee this facility. We will have the option to remove properties from the pool of borrowing base properties and to add different properties, subject to our continued compliance with the financial covenants and other terms of this facility.
We expect that amounts outstanding under this facility will bear annual interest at a floating rate equal to LIBOR plus 2.75%. In addition, we expect to be obligated to pay an annual fee equal to 0.25% of the amount of the unused portion of this facility if amounts borrowed are greater than 50% of this facility and 0.35% of the unused portion of this facility if amounts borrowed are less than 50% of this facility.
Our ability to borrow under this facility will be subject to our ongoing compliance with a number of customary affirmative and negative covenants, including limitations with respect to liens, indebtedness, distributions, mergers, consolidations, investments, restricted payments and asset sales, as well as financial covenants, including:
The credit facility will include customary events of default, and the occurrence of an event of default will permit the lenders to terminate commitments to lend under the facility and accelerate payment of all amounts outstanding thereunder.
Contractual Obligations
The following table sets forth our contractual obligations and commitments as of December 31, 2013:
|
Payments Due by Period |
|
||||||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Year Ending December 31, |
|
||||||||||||||||||||
Contractual Obligations
|
2014 | 2015 | 2016 | 2017 | 2018 |
2019 and
later |
Total | |||||||||||||||
Principal Payments of Long-Term Indebtedness |
$ | 1,440,014 | $ | 1,441,529 | $ | 34,115,606 | $ | 247,995 | $ | 849,857 | $ | 4,970,236 | $ | 43,065,237 | ||||||||
Interest Payments on Fixed-Rate Long-Term Indebtedness |
109,439 | 111,645 | 107,680 | 103,159 | 98,611 | 572,800 | 1,103,334 | |||||||||||||||
Interest Payments on Variable-Rate Long-Term Indebtedness |
1,137,606 | 1,098,902 | 390,433 | 136,272 | 130,933 | 1,562,438 | 4,456,584 | |||||||||||||||
Total |
$ | 2,687,059 | $ | 2,652,076 | $ | 34,613,719 | $ | 487,426 | $ | 1,079,401 | $ | 7,105,474 | $ | 48,625,155 |
We expect to use approximately $ million of the net proceeds from this offering to repay outstanding indebtedness (including exit fees, defeasance costs and assumption costs of approximately $ million). After the expected application of the net proceeds, we expect to have $30.8 million of outstanding indebtedness.
75
Off-Balance Sheet Arrangements
We have no off-balance sheet arrangements.
Cash Flows
Comparison of Year Ended December 31, 2013 to Year Ended December 31, 2012
Net cash provided by operating activities decreased $751,349, or 97.0%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, primarily related to the increased professional fees paid in 2013 of approximately $200,000, an increase in accounts receivable of $495,500 from Astoria Farms, our Predecessor's largest tenant, offset by an increase in rent of $374,238, and an increase in cash paid for interest of $274,699 related to the increase in indebtedness in the current year.
Net cash used for investing activities decreased because real estate acquisitions decreased $2,644,582, or 69.9%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of a decrease in acquisition activity.
Net cash provided by financing activities decreased, primarily because borrowings from mortgage notes payable increased $8,767,340, or 176.5%, and repayments increased $3,907,569, or 131.9%, during the year ended December 31, 2013, as compared to the year ended December 31, 2012, as a result of the refinancing of our Predecessor's then-largest outstanding loan.
76
Our Predecessor incurred financing fees of $175,398 during the year ended December 31, 2013, in connection with the refinancing of our Predecessor's then-largest outstanding loan.
Our Predecessor had net distributions of $5,091,462 during the year ended December 31, 2013, compared to net contributions of $1,488,393 during the year ended December 31, 2012, as a result of an increased use of indebtedness, rather than related-party working capital, to finance operations.
Non-GAAP Financial Measures
Funds from Operations
We calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as net income (loss) (calculated in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.
FFO is a supplemental non-GAAP financial measure. Management presents FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring our operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from sales of depreciable operating properties, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs.
However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of our performance. FFO should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.
The following table sets forth a reconciliation of historical and pro forma FFO to historical and pro forma net income, the most directly comparable GAAP equivalent (in thousands), for the periods indicated below:
|
|
For the
Years Ended December 31, |
||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
Pro Forma for the
Year Ended December 31, 2013 |
|||||||||
|
2013 | 2012 | ||||||||
|
(Unaudited)
|
|
|
|||||||
Net income |
$ | $ | 34,172 | $ | 586,352 | |||||
Depreciation |
148,547 |
124,576 |
||||||||
FFO |
$ | $ | 182,719 | $ | 710,928 | |||||
77
Earnings Before Interest, Taxes, Depreciation and Amortization
EBITDA is a key financial measure that our management uses to evaluate our operating performance but should not be construed as an alternative to operating income, cash flows from operating activities or net income, in each case as determined in accordance with GAAP. EBITDA is not a measure defined in accordance with GAAP. We believe that EBITDA is a standard performance measure commonly reported and widely used by analysts and investors in our industry. A reconciliation of net income to EBITDA is set forth in the table below.
EBITDA has limitations as an analytical tool, and you should not consider it in isolation, or as a substitute for analysis of our results as reported under GAAP. Some of these limitations are:
Because of these limitations, EBITDA should not be considered as a measure of discretionary cash available to us to invest in the growth of our business. We compensate for these limitations by relying primarily on our GAAP results of operations and using EBITDA only as a supplemental measure of our performance.
Basic EBITDA per share and diluted EBITDA per share are equal to EBITDA divided by our weighted-average number of shares of common stock outstanding and EBITDA divided by our weighted-average number of shares of common stock outstanding on a diluted basis, respectively, during a period. We believe that EBITDA, Basic EBITDA per share and Diluted EBITDA per share are useful to investors because they provide investors with a further context for evaluating our EBITDA results in the same manner that investors use net income and earnings per share, or EPS, in evaluating operating results. We believe that net income is the most directly comparable GAAP measure to EBITDA, basic EPS is the most directly comparable GAAP measure to Basic EBITDA per share, and diluted EPS is the most directly comparable GAAP measure to Diluted EBITDA per share.
The following table sets forth a reconciliation of our historical and pro forma net income (loss) to our historical and pro forma EBITDA and a computation of Basic EBITDA and Diluted EBITDA per weighted-average common share and basic and diluted net income (loss) per weighted-average common share for the periods indicated below:
|
|
For the
Years Ended December 31, |
||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
Pro Forma for the
Year Ended December 31, 2013 |
|||||||||
|
2013 | 2012 | ||||||||
|
(Unaudited)
|
|
|
|||||||
Net income |
$ | $ | 34,172 | $ | 586,352 | |||||
Add: |
||||||||||
Interest expense |
1,342,294 | 1,161,978 | ||||||||
Depreciation |
148,547 | 124,576 | ||||||||
EBITDA |
$ |
$ |
1,525,013 |
$ |
1,872,906 |
|||||
78
Quantitative and Qualitative Disclosures About Market Risk
Market risk includes risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that affect market-sensitive instruments. In pursuing our business strategies, the primary market risk to which we are exposed is interest rate risk. Our primary interest rate exposure will be the daily London Interbank Offered Rate, or LIBOR. We may use fixed interest rate financing to manage our exposure to fluctuations in interest rates. On a limited basis, we also may use derivative financial instruments to manage interest rate risk. We will not use such derivatives for trading or other speculative purposes.
At December 31, 2013, approximately $40.5 million, or 93.8%, of our debt had variable interest rates and approximately $2.6 million, or 6.2%, had fixed interest rates. Assuming no increase in the level of our variable rate debt, if interest rates increased by 1.0%, or 100 basis points, our cash flow would decrease by approximately $0.4 million per year. At December 31, 2013, LIBOR was approximately 17 basis points. Assuming no increase in the level of our variable rate debt, if LIBOR were reduced to 0 basis points, our cash flow would increase by approximately $0.7 million per year.
Inflation
All of the leases for the farmland in our initial portfolio are triple-net leases with one- to three-year terms, pursuant to which each tenant is responsible for substantially all of the operating expenses related to the property, including taxes, maintenance, water usage and insurance. As a result, we believe that the effect on us of inflationary increases in operating expenses may be offset in part by the operating expenses that are passed through to our tenants and by contractual rent increases since our leases will be renegotiated every one to three years.
Seasonality
Because the leases for substantially all of the properties in our initial portfolio require payment of 100% of the annual rent in advance of each spring planting season, we expect to receive substantially all of our cash rental payments in the first calendar quarter of each year, although we will recognize rental revenue from these leases on a pro rata basis over the non-cancellable term of the lease in accordance with GAAP.
79
Overview
We are an internally managed real estate company that owns and seeks to acquire high-quality primary row crop farmland located in agricultural markets throughout North America. The substantial majority of the farms in our initial portfolio are devoted to primary row crops, such as corn and soybeans, because we believe primary row crop farmland is likely to provide attractive risk-adjusted returns over time through a combination of stable rental income generation and value appreciation. Upon completion of a series of formation transactions, our initial portfolio will be comprised of 38 farms with approximately 7,300 total acres, including 33 farms in Illinois, four farms in Nebraska and one farm in Colorado. In addition, our initial portfolio will include three grain storage facilities.
We intend to acquire additional farmland to achieve scale in our portfolio and to diversify our portfolio by geography, crop type and tenant. While we expect our principal investment focus to be on farmland that is suitable for primary row crops, which include grains (such as corn, wheat and rice), oilseeds (such as soybeans and rapeseed), forage crops (such as alfalfa, grass hay and corn silage) and cotton, in the future we may diversify into farmland suitable for other annual row crops, such as fresh produce, peanuts and biofuel feedstocks, as well as permanent crops, such as oranges and almonds. We also may acquire properties related to farming, such as grain storage facilities, grain elevators, feedlots, processing plants and distribution centers, as well as livestock farms or ranches. In addition, to a more limited extent, we may provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, but only to the extent we would be willing to acquire the underlying asset.
Our principal source of revenue will be rent from tenants that conduct farming operations on our farmland. Upon completion of this offering, substantially all of the farmland in our initial portfolio will be leased to either Astoria Farms, which is controlled by Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, or Hough Farms, in which Mr. Pittman and Jesse J. Hough, who will provide consulting services to us, have an interest. See "Description of Tenants." We refer to Astoria Farms and Hough Farms as our "related tenants" in this prospectus. The leases with our related tenants will be triple-net leases with terms ranging from one to three years and pursuant to which the tenant is responsible for substantially all of the property-related expenses, including taxes, maintenance, water usage and insurance, as well as all of the additional input costs related to the farming operations on the property, such as seed, fertilizer, labor and fuel. All but two of the leases that will be in place upon completion of this offering have fixed annual rental payments and provide that 100% of the annual rent is due and payable in advance of each spring planting season. Although our leases typically do not provide that lease payments are based on the revenue generated by our farm-operator tenants, all but one of the leases that will be in place upon completion of this offering have payment terms that represent approximately 35-45% of the revenue expected to be produced by farm operations at the respective property, which we believe is typical for farm leases in the midwestern United States. In the future, we expect that the farms that we acquire will be leased to farm-operator tenants unrelated to Mr. Pittman or us pursuant to similar triple-net leases. We believe this lease structure will help insulate us from the variability of farming operations and reduce our credit-risk exposure to farm-operator tenants. However, we may be exposed to tenant credit risk and farming operation risks, particularly with respect to leases that do not require advance payment of 100% of the annual rent (such as our lease for the Crane Creek farm), leases for which rent is based on a percentage of a tenant's farming revenues (such as our lease for the Baca farm) and leases with terms greater than one year.
Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Luca Fabbri, our Chief Financial Officer, comprise our management team. In addition, effective upon completion of this offering, we will enter into the Consulting Agreement, pursuant to which Mr. Hough will advise us with respect to business strategies and related matters, including asset underwriting, asset acquisitions and
80
accounting matters, as well as other matters reasonably requested by us during the term of the Consulting Agreement. See "ManagementConsulting Agreement." Mr. Hough was previously a partner of Kennedy and Coe, a top 100 accounting firm that focuses on agribusiness accounting, and has worked with Mr. Pittman since late 2011, when Messrs. Pittman and Hough agreed to merge their respective farmland and farming operations holdings. See "Our Real Estate Experience." Messrs. Pittman, Fabbri and Hough have more than ten, three and ten years of experience, respectively, as owners of agricultural real estate and operators of farming businesses and collectively have consummated over 70 transactions to acquire and consolidate various farmland parcels. As a result, we believe Messrs. Pittman, Fabbri and Hough have a deeper understanding of agribusiness fundamentals and greater insight into factors affecting the value of farmland than many of our competitors. Upon completion of this offering and the formation transactions, Mr. Pittman and Mr. Hough will own approximately % and %, respectively, of the fully diluted equity interests in our company, which we believe aligns their interests with those of our stockholders.
We are an internally managed Maryland corporation. We intend to elect to be taxed as REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014.
Our Real Estate Experience
Mr. Pittman, our Executive Chairman, Chief Executive Officer and President, was raised in Champaign, Illinois in a farm family and has spent the vast majority of his life in and around agriculture. Mr. Pittman received his B.S. degree in Agriculture at the University of Illinois. While pursuing a career as a lawyer and finance executive, Mr. Pittman purchased his first farm in 1999 when he acquired a farm in Fulton County, Illinois. Over the subsequent years, Mr. Pittman acquired additional farms in a five-county area in West-Central Illinois. In 2008, following the sale of Jazz Technologies, Inc., where Mr. Pittman had most recently served as the chief financial officer, Mr. Pittman committed himself full-time to acquiring and managing farmland. In 2001, Mr. Pittman began operating farms through his farming business, Astoria Farms, and its predecessors. Over his career, Mr. Pittman has acquired over 12,000 acres of farmland, including primary row crop farmland, and timberland, in over 70 transactions.
Mr. Fabbri, our Chief Financial Officer, has been involved in farmland investing since 2003, when he and Mr. Pittman first evaluated the feasibility of a publicly traded REIT focused on owning and managing farmland in the United States. In November 2011, Mr. Fabbri committed himself full-time to agriculture by joining Mr. Pittman as senior vice president and chief operating officer of Mr. Pittman's farming operations and, subsequently, the farming operations of Pittman Hough Farms. Since then, Mr. Fabbri has been involved in all aspects of the business, from strategic decision making to field operations. His primary focus has been on land acquisitions, including conducting due diligence on acquisition opportunities throughout the United States and acquiring farmland in Illinois, Nebraska and Colorado, the integration of technology in the operations of Pittman Hough Farms, investor relations and corporate development.
Mr. Hough, who will serve as our consultant pursuant to the Consulting Agreement, grew up in Bellwood, Nebraska on a family-owned farm where he assisted the farming operations in multiple capacities. After studying Business with an emphasis in Accounting at the University of Nebraska, Mr. Hough pursued a career in accounting with the firm Kennedy and Coe, LLC, a top 100 accounting firm that focuses on agribusiness accounting. Mr. Hough became a partner of Kennedy and Coe in 2005. While at Kennedy and Coe, Mr. Hough developed strong relationships with many of the largest farm entities in the United States, including Astoria Farms, which is controlled by Mr. Pittman. While pursuing his accounting career, Mr. Hough became the manager and co-owner of several farms in Butler County, Nebraska that were controlled by members of his immediate family. In late 2011, Mr. Hough and Mr. Pittman agreed to merge their respective farmland and farming operations holdings, which resulted in the formation of Pittman Hough Farms. Mr. Pittman, Mr. Hough and members of Mr. Hough's family are the primary owners of Pittman Hough Farms.
81
We believe that the collective experience of Messrs. Pittman, Fabbri and Hough as owners and operators of farmland, and their backgrounds in law, finance and accounting, provide our company with a unique ability to successfully acquire and manage farmland in the United States.
Our Competitive Strengths
We believe the following competitive strengths distinguish us from many of our competitors:
82
Our Business and Growth Strategies
Our principal business objective is to provide attractive stockholder returns through a combination of: (1) quarterly cash distributions to our stockholders; (2) sustainable long-term growth in cash flows from increased rents, which we hope to pass on to stockholders in the form of increased distributions; and (3) potential long-term appreciation in the value of our properties. Our primary strategy to achieve our business objective is to invest in and own a portfolio of triple-net-leased farmland and properties related to farming operations. Key components of our strategy include the following:
83
provides us with an advantage over larger competitors that we believe do not have the investment focus or flexibility to pursue acquisitions of smaller farms. In addition, we believe small individual and family farmland buyers often are not as well capitalized as we will be and may be unable to compete with us for acquisition opportunities of larger farms comprised of 1,500 or more tillable acres.
84
believe that, once we achieve scale in our portfolio, we will be able to realize significant cost savings and greater operational efficiency.
Our ability to effectively implement our business and growth strategies is subject to numerous risks and uncertainties, including those set forth under "Risk FactorsRisks Related to Our Business and Properties."
Investment Focus
We seek to invest in farmland that we believe offers an attractive risk-adjusted combination of stable rental income generation and value appreciation. We expect our principal investment focus to be on primary row crop farmland located in agricultural markets throughout North America. On a limited basis, we may acquire properties not fitting such principal investment focus for diversification purposes or if we believe that the expected total risk-adjusted return from the individual investment is particularly attractive. We also may acquire properties related to farming, such as grain storage facilities, grain elevators, feedlots, processing plants and distribution centers, as well as livestock farms or ranches. In addition, to a more limited extent, we may provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, but only to the extent we would be willing to acquire the underlying asset.
Annual Row Crops
Farm crops generally can be divided into two principal categories: annual row crops and permanent crops. We invest primarily in farmland used to grow primary row crops. Annual row crops are both planted and harvested annually or more frequently. Annual row crops can be further divided into two subcategories: primary row crops and fresh produce. Primary row crops include grains (such as corn, wheat and rice), oilseeds (such as soybeans and rapeseed), forage crops (such as alfalfa, grass hay and corn silage) and cotton. Fresh produce generally encompasses non-permanent fruits and vegetables such as strawberries, lettuce, melons and peppers.
We intend to buy farms that produce annual row crops and do not expect to buy a substantial amount of farmland used for permanent crops. We believe that annual row crop farmland has less risk than permanent crop farmland because annual row crops require less time and capital to plant. If a farm operator loses an annual row crop to drought, flooding, fire or disease, the farm operator can generally resume production on the land in a few weeks or months. However, if a farm operator loses a permanent crop, there generally would be significant time and capital needed to return the land to production because a tree or vine may take years to grow before bearing fruit. Annual row crop farmland also enables the farm operator to rotate crop types to improve soil quality, react to commodity price trends and adopt improved crop varieties. Permanent crop farmland is dedicated to one crop during the lifespan of the trees or vines and therefore cannot be rotated to adapt to changing conditions. As a result, we believe that annual row crop farmland has a lower risk profile than permanent crop farms.
Primary Row Crops
We believe, for the following reasons, that primary row crop farmland is more likely to appreciate and provide increasing rental income over time than fresh produce farmland:
85
U.S. Farmland Property
We believe that the United States offers farmland investors exposure to financial benefits driven by the fundamentals of agricultural production and farmland appreciation without many of the risks that come with farmland investments in many other countries. In the United States, the farmland market is relatively liquid and there is virtually no land title risk. Moreover, the United States has the largest, lowest-cost grain transportation infrastructure in the world, leaving more margin to the grain producer and landowner. Lastly, we believe that in most major U.S. agricultural markets, multiple quality farm-operator tenants compete for farmland lease opportunities.
Leased Properties
Farming land for crops carries significant operating risk. If a crop fails or the land does not produce the anticipated amount of crops, the farm operator may experience an economic loss. We believe that through leasing farmland, rather than farming it, we will mitigate this risk significantly. We intend to lease most of our properties on a fixed-rent basis that does not depend on the success of the tenant's farming operations. Moreover, all but two of the leases in our initial portfolio provide that 100% of the annual rent is due and payable in advance of each spring planting season, and we expect that most of the fixed-rent leases we enter into in the future will have a similar requirement, which reduces our credit-risk exposure in the event of operational issues with the farm-operator tenant. However, to the extent we enter into leases that do not require advance payment of 100% of the annual rent or have terms greater than one year (as with 23 of the 38 farms in our initial portfolio), we may be subject to tenant credit risk and more susceptible to the risks associated with declines in the profitability of tenants' farming operations. We may use variable-rent leases, which depend in part on crop yields and prices, in regions where such arrangements are prevalent or when we expect that such arrangements will be more profitable to us on a risk-adjusted basis. For example, under the lease for our Baca farm in Colorado, rather than receiving a fixed annual rental payment, we will receive as rent 25% of the tenant's annual farming revenue related to the Baca farm, which we believe is more typical than cash-basis rent in the high plains region of the United States where the Baca farm is located. We also may utilize hybrid lease arrangements that require a modest rent payment at lease inception and an additional rent payment based on a percentage of the revenue from the tenant's harvest for that year.
We expect to continue to lease the majority of our farmland and other farming related properties under triple-net leases, which require the tenant to either pay or reimburse us for substantially all of the property-related expenses, including taxes, maintenance, water usage and insurance, as well as all of the input costs related to the farming operations, such as seed, fertilizer, labor and fuel. The rental payments we receive from the farm operators will be the primary source of any distributions that we make to our stockholders.
We expect that over time rental income will increase. Most farmland in the areas where we own or intend to acquire land is leased under short-term leases (typically three years or less), and we plan to lease our property under short-term leases. By entering into short-term leases, we believe we will be in a position to increase our rental rates when the leases expire and are renewed or the land is re-leased, if prevailing rental rates have increased. However, we can provide no assurances that we will be able to increase our rental rates, or even maintain them at the same level, when the leases are renewed or the land is re-leased.
86
We believe quality farmland has a near-zero vacancy rate, and we believe that high-quality farmland in an area with a competitive tenant environment is generally leased and farmed each year. For leases that provide that rental payments for a crop year are generally due in advance of the spring planting season, in the event of a tenant's failure to pay rent when due, we will seek to terminate the lease and rent the property to another tenant that could then plant and harvest a crop that year. As a result, we believe there is a reduced risk of vacancy on our properties when compared to most other types of commercial properties, such as office buildings or retail properties.
Tenants
We believe the areas where we own and intend to acquire farmland are characterized by a competitive farm-operator tenant environment, with multiple experienced farm operators seeking to expand their operations by leasing additional farmland.
Of the 38 farms in our initial portfolio, 32 farms are leased to Astoria Farms and four farms are leased to Hough Farms. Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. Mr. Hough manages the farming operations of both of our related tenants. We expect that most of the properties we acquire following the completion of this offering and our formation transactions will be leased to third-party tenants unrelated to Mr. Pittman, Mr. Hough or us. However, we may lease newly acquired properties to entities affiliated with our management team if they are willing and able to pay a higher rental rate than other third-party tenants. The renewal of any of the existing leases with Astoria Farms or Hough Farms and any new leases with these entities or any other entity affiliated with our management team or Mr. Hough will require the approval of a majority of the independent members of our Board of Directors.
Family-Owned Properties
According to the USDA, as of 2007, approximately 87% of farms in the United States were owned by families. We believe that many farm families and individuals may wish to simultaneously sell and lease their property back and continue their agricultural businesses under short-term, net leases. Sellers in these sale-leaseback transactions can use the sale proceeds to repay existing indebtedness, for growth of their farming operations or in other business endeavors. We believe that the farmland that we acquire and do not simultaneously lease back to the seller can be leased at attractive rental rates to other independent or corporate farm operators.
As an alternative to selling their farmland to us in an all-cash transaction, we believe that many farm owners may be interested in selling their farmland to us in exchange for OP units in order to have an equity interest in our company and participate in any appreciation in value of our properties. By making such an exchange, these farm owners would become investors in a more diversified portfolio of agricultural real estate. Under certain circumstances, the exchange of real estate for OP units is a tax-deferred exchange under U.S. federal income tax laws. In addition, because we intend to make cash distributions each quarter, OP unit holders would receive regular quarterly cash distributions. Finally, OP unit holders would have the flexibility to redeem their OP units in the future for cash, or, at our election, shares of our common stock that they could then sell in the public market, thereby allowing these sellers to determine the timing of recognizing taxable gain. Because we expect the issuance of OP units in exchange for farmland generally will be driven by the desires of prospective sellers, we do not know how frequently we will issue OP units in exchange for farmland properties. However, we believe that using OP units as acquisition consideration can be a significant part of our property acquisition strategy.
87
Other Investments
In the future, we may diversify into farmland that is suitable for growing annual row crops other than primary row crops, such as fresh produce, cotton, peanuts, biofuel feedstocks, livestocks or permanent crops. We also may acquire properties related to farming, such as grain storage facilities, grain elevators, feedlots, processing plants and distribution centers, as well as livestock ranches. We currently own three grain storage facilities, two of which are in Illinois and one of which is in Nebraska. In addition, to a more limited extent, we may provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, but only to the extent we would be willing to acquire the underlying property.
Underwriting Criteria and Due Diligence Process
Selecting the Property
We intend to acquire farmland that offers an attractive risk-adjusted balance of current returns and appreciation potential. We believe Messrs. Pittman's, Fabbri's and Hough's deep understanding of agribusiness fundamentals and insight into factors affecting the value of farmland will allow us to identify properties consistent with our investment criteria. We believe the following factors are important in the selection of farmland:
88
We will perform a due diligence review with respect to each potential property acquisition. The due diligence investigation will include both property-specific factors (e.g., soil types and fertility, water availability and rights, topographical characteristics and property taxes) and location-specific factors (e.g., climate, tenant availability and quality and market access). As part of our due diligence process, we also will perform a valuation of each target property and estimate expected lease rates.
Selecting Tenants
We intend to focus primarily on farmland located in areas with a robust and competitive environment of experienced tenants. In general, the tenant selection process will focus primarily on candidates' experience and reputation based upon background and reference checks of potential tenants, as well as their willingness and ability to pay competitive rental rates. We will consider similar factors in analyzing sale-leaseback transactions. In areas where we already own one or more properties, we may give our existing local tenants priority consideration, especially in exchange for sourcing a property acquisition opportunity. We intend to mitigate tenant credit risk by requiring full payment of a year's rent in advance of each spring planting season whenever possible or, to a more limited extent, the provision of a letter of credit to back up the tenant's lease obligations. In addition, we intend to monitor our existing tenants by periodically conducting site visits of the farms and meeting with the tenants to discuss their farming operations and the condition of the farms. However, in some circumstances, we may be exposed to tenant credit risk and may be subject to farming operation risks, such as adverse weather conditions and declines in commodity prices, particularly with respect to leases that do not require advance payment of 100% of the annual rent (such as our lease for the Crane Creek farm), variable-rent leases for which the rent is based on a percentage of a tenant's farming revenues (such as our lease for the Baca farm) and leases with terms greater than one year (such as the leases for 23 of the 38 farms in our initial portfolio). See "Risk FactorsRisks Related to Our Business and PropertiesWe do not intend to continuously monitor and evaluate tenant credit quality and may be subject to risks associated with our tenants' financial condition and liquidity position."
Upon completion of this offering and the formation transactions, our related tenants, Astoria Farms and Hough Farms, will lease 84.0% of the total acres in our initial portfolio. See "Description of Tenants." We expect that most of the properties we acquire following the completion of this offering will be leased to third-party tenants unrelated to Mr. Pittman, Mr. Hough or us. However, we may lease newly acquired properties to entities affiliated with our management team if they are willing and able to pay a higher rental rate than competing third-party tenants. The renewal of any of the existing leases with Astoria Farms or Hough Farms and any new leases with these entities or any other entity affiliated with our management team will require the approval of a majority of the independent members of our Board of Directors.
89
Our Initial Portfolio
Upon completion of this offering and consummation of the formation transactions, we will own a 100% fee simple interest in 38 farms located in Illinois, Nebraska and Colorado, consisting of a total of approximately 7,300 total acres of farmland, as well as three grain storage facilities. We expect to enter into new leases for 36 of the 38 farms and the three grain storage facilities in our initial portfolio prior to the completion of this offering, which leases will be effective upon completion of this offering, and to assume two existing leases (for the Baca and Crane Creek farms) from our Predecessor in connection with the formation transactions. For additional information regarding the leases that will be in place upon completion of this offering and the formation transactions, see "Description of Our Leases." The table below provides certain information regarding each property in our initial portfolio.
Property Name
|
County, State |
Date
Acquired(1) |
Tillable
Acres |
Total
Acres |
2014
Contractual Rent(2) |
Lease
Expirations(2) |
||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Pella Bins and Tracks(3)(4) |
McDonough, IL | 10/1/2007 | 459 | 490 | $ | 229,497 | 12/31/2015 | |||||||||||
|
3/1/2010 | |||||||||||||||||
Kaufman |
McDonough, IL | 12/1/2010 | 338 | 427 | 170,800 | 12/31/2016 | ||||||||||||
Cleer(4)(5) |
Fulton, IL | 9/1/2007 | 271 | 298 | 155,895 | 12/31/2014 | ||||||||||||
Matulka(6) |
Butler, NE | 1/1/2012 | 234 | 242 | 144,300 | 12/31/2016 | ||||||||||||
Big Pivot(4) |
Mason, IL | 1/1/2007 | 336 | 342 | 136,608 | 12/31/2016 | ||||||||||||
Curless(4) |
Fulton, IL | 1/1/2009 | 250 | 250 | 112,500 | 12/31/2015 | ||||||||||||
Pumphouse West |
Schuyler, IL | 11/1/2008 | 267 | 317 | 101,440 | 12/31/2016 | ||||||||||||
Scripps(4) |
Schuyler, IL | 12/1/2000 | 299 | 310 | 99,200 | 12/31/2014 | ||||||||||||
Baca(4)(7)(8) |
Baca, CO | 11/1/2010 | 725 | 961 | 96,100 | 12/31/2014 | ||||||||||||
Stelter(4) |
Mason, IL | 1/1/2008 | 234 | 234 | 93,600 | 12/31/2014 | ||||||||||||
Henninger(4) |
Schuyler, IL | 1/1/2004 | 232 | 232 | 92,903 | 12/31/2015 | ||||||||||||
John's Shop |
McDonough, IL | 12/1/2004 | 199 | 205 | 92,250 | 12/31/2015 | ||||||||||||
|
11/1/2006 | |||||||||||||||||
Tazewell |
Tazewell, IL | 1/1/2008 | 241 | 241 | 84,270 | 12/31/2015 | ||||||||||||
Crane Creek(4)(7) |
Schuyler, IL | 6/1/2003 | 211 | 211 | 68,575 | 12/31/2014 | ||||||||||||
Stanbra/Zeller |
Butler, NE | 1/1/2012 | 178 | 181 | 72,400 | 12/31/2016 | ||||||||||||
Bardolph(4) |
McDonough, IL | 4/1/2008 | 147 | 160 | 71,978 | 12/31/2014 | ||||||||||||
Symond(4) |
Mason, IL | 12/21/2012 | 195 | 200 | 69,864 | 12/31/2016 | ||||||||||||
Pella Kelso(4) |
McDonough, IL | 11/1/2007 | 111 | 115 | 51,818 | 12/31/2014 | ||||||||||||
Duncantown(4) |
Fulton, IL | 2/1/2008 | 151 | 172 | 51,732 | 12/31/2014 | ||||||||||||
Dilworth(4) |
McDonough, IL | 6/9/2011 | 112 | 115 | 51,687 | 12/31/2016 | ||||||||||||
Weber(4) |
Schuyler, IL | 4/1/2001 | 146 | 153 | 48,960 | 12/31/2015 | ||||||||||||
Zeagers(9) |
Butler, NE | 12/26/2012 | 118 | 120 | 48,000 | 12/31/2014 | ||||||||||||
Copes(4) |
Schuyler, IL | 12/1/2007 | 123 | 137 | 47,894 | 12/31/2014 | ||||||||||||
Beckerdite(4) |
Schuyler, IL | 2/12/2012 | 112 | 120 | 44,936 | 12/31/2015 | ||||||||||||
Smith |
McDonough, IL | 6/26/2013 | 95 | 100 | 44,793 | 12/31/2014 | ||||||||||||
Busch(4) |
Mason, IL | 12/1/2010 | 109 | 110 | 41,250 | 12/31/2014 | ||||||||||||
Pumphouse East |
Schuyler, IL | 6/1/2003 | 112 | 125 | 40,000 | 12/31/2014 | ||||||||||||
Adair FS(4) |
McDonough, IL | 1/1/2006 | 73 | 75 | 33,894 | 12/31/2016 | ||||||||||||
Ambrose(4) |
Mason, IL | 12/1/2006 | 80 | 80 | 32,132 | 12/31/2016 | ||||||||||||
Crabtree(4) |
Mason, IL | 11/1/2009 | 77 | 79 | 31,676 | 12/31/2015 | ||||||||||||
Kelly |
Butler, NE | 6/29/2012 | 74 | 75 | 30,000 | 12/31/2014 | ||||||||||||
Heap |
McDonough, IL | 9/11/2011 | 70 | 79 | 29,610 | 12/31/2016 | ||||||||||||
Table Grove(4) |
Fulton, IL | 11/1/2006 | 58 | 60 | 27,000 | 12/31/2016 | ||||||||||||
McFadden MD(4) |
McDonough, IL | 10/8/2012 | 88 | 107 | 26,673 | 12/31/2014 | ||||||||||||
Parr(4) |
Fulton, IL | 11/1/2008 | 61 | 79 | 23,736 | 12/31/2016 | ||||||||||||
Skien |
Fulton, IL | 4/27/2011 | 45 | 52 | 16,730 | 12/31/2015 | ||||||||||||
Estep(4) |
Mason, IL | 3/28/2011 | 35 | 35 | 13,253 | 12/31/2015 | ||||||||||||
McFadden SC(4) |
Schuyler, IL | 10/8/2012 | 31 | 34 | 11,560 | 12/31/2014 | ||||||||||||
TOTAL |
6,697 | 7,323 | $ | 2,639,514 | ||||||||||||||
90
Our Acquisition Pipeline
Our Management team has extensive network of long-standing relationships across a broad network of businesses and individuals in the agricultural sector, including family and corporate farmers, real estate brokers, lenders, auction houses and suppliers of agricultural goods in our existing markets and in other major U.S. farming markets. We believe that these relationships provide us with valuable market intelligence related to agriculture fundamentals and will give us access to acquisition opportunities, many of which may not be available to our competitors.
We are currently in discussions regarding a number of acquisition opportunities that we have identified through our management team's network of relationships and that we believe will enhance our growth and operating performance metrics. As of the date of this prospectus, we have identified and are in various stages of reviewing and negotiating 15 potential farm acquisitions comprising an aggregate of approximately 43,000 acres of farmland with an estimated aggregate purchase price of approximately $151 million, based on our preliminary discussions with sellers and our internal assessment of the values of the farmland. We believe each of the farms in our acquisition pipeline meets our investment criteria. Although we continue to engage in discussions and preliminary negotiations with the potential sellers and have commenced the process of conducting diligence on some of these farms or have submitted non-binding indications of interest, we and the potential sellers have not agreed upon terms relating to, and, prior to the completion of this offering, do not expect to enter into binding commitments with respect to, any of these potential acquisition opportunities, and therefore do not believe any of these acquisitions are probable at this time. As such, there can be no assurance that we will complete any of the potential acquisitions we are currently evaluating or that the purchase prices of the farmland in our acquisition pipeline will be in the amounts we currently anticipate.
Description of Our Initial Properties
Farmland
All of our farmland is primarily suited to growing annual row crops. In most cases, nearly all of the acreage is tillable, with the exception of roads, ditches and, in some cases, small patches of timber or other untillable land. The Baca farm has approximately 675 acres under pivot irrigation and approximately 50 acres of tilled dry land, but we do not consider the balance of approximately 236
91
acres to be tillable because the farm's limited water supply is being directed to the acres under pivot irrigation.
All of our farmland, except the Baca farm, has been used to grow corn and soybeans for the past several years. Due to its geographic location and water availability, the Baca farm is used to grow a mix of corn, wheat and sorghum. The type of crop grown on our farmland may change depending on various factors, and farm operators who lease our land may rotate crop types from year to year to improve soil quality, in reaction to commodity price trends and to adopt improved crop varieties.
Most of farmland is irrigated solely by rainfall, which in an average year is sufficient to grow a corn or soybean crop to its full potential. The Baca, Big Pivot, Busch, Crabtree, Matulka, Stelter, Symond, Tazewell and Zeagers farms are irrigated with center pivot irrigation equipment. All of our irrigated farmland, except the Baca farm, relies on underground water sources that are replenished on an annual basis. The aquifer that the Baca farm relies on is insufficient for full pivot irrigation, and due to dropping levels may cease to be useful for irrigation purposes at some point over the next two decades (at which point we expect the farm will be used to grow crops that do not rely on irrigation, such as wheat or sorghum).
Our farmland is generally well-drained. Our Henninger, Pumphouse East, Pumphouse West, Scripps and Weber farms are located along the Illinois river within the Big Lake Drainage District; our Curless farm is located within the Sea Horn Drainage District; and our Crane Creek farm is located within the Crane Creek Drainage and Levee District. They are protected by levees maintained by the U.S. Army Corps of Engineers, and the drainage district provides drainage services through ditches and a pumping station.
The topography of the tillable portion of our farmland is mostly flat and is easily accessible, primarily because it is located alongside roads. All of our farmland is located near one of our grain storage facilities or a commercial grain elevator.
Grain Storage Facilities
CleerFulton County, IL
The grain drying and storage facility located on the Cleer farm was built in 2011 at commercial grade elevator standards. It has two 150,000-bushel dry bins (with commercial grade drying fans and internal temperature cables), one 15,774-bushel wet bin, a two-stack centrifugal grain dryer (capable of drying up to 2,450 bushels per hour at five points of moisture reduction), an unloading pit (5,500-brake horsepower, or bhp, capacity), legs and a small building with system controls and a workspace.
MatulkaButler County, NE
The grain drying and storage facility located on the Matulka farm was built in stages beginning in 2010 at commercial grade elevator standards. It has two 50,000-bushel bins with drying floors and fans (not heated), three 45,000-bushel bins with drying floor and fans (both heated and not), one 35,000-bushel wet tank bin, one tower grain dryer (capable of drying up to 1,500 bushels per hour at five points of moisture reduction), one 5,000-bushel overhead bin, unloading pit and legs.
PellaMcDonough County, IL
The Pella bin site has two 60,000-bushel bins and two 20,000-bushel bins, which are approximately five years old, and two 2,000-bushel bins, which are approximately 40 years old.
92
Historical Occupancy and Rent
The following table sets forth, for each of the years ended December 31, 2013, 2012 and 2011, the occupancy and average rent per acre, as well the total rent and total acreage, for the properties that will comprise our initial portfolio.
Year Ended December 31,
|
Occupancy | Total Acres | Total Rent | Average Rent per Acre | |||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2013 |
100 | % | 7,323 | $ | 2,350,025 | $ | 321 | ||||||
2012 |
100 | % | 6,763 | $ | 1,975,787 | $ | 292 | ||||||
2011 |
100 | % | 5,951 | $ | 1,421,934 | $ | 239 |
Description of Our Leases
In connection with the formation transactions, the existing leases between our Predecessor and our related entities for 36 of the 38 farms and the three grain storage facilities in our initial portfolio will be terminated, and we will enter into new leases with our related tenants, which leases will become effective upon completion of this offering. We will not incur any termination fees in connection with the termination of the leases between our Predecessor and our related tenants. In connection with the FP Land Merger, we will assume the existing 2014 leases for the Baca and Crane Creek farms, which our Predecessor entered into in early 2014.
Our Predecessor's Leases
The following table provides information regarding our Predecessor's leases for the year ended December 31, 2013.
2013 Leases
|
Term | Type of Rental Payment | Timing of Rental Payment | |||
---|---|---|---|---|---|---|
Related-tenant leases(1) |
1 year | Adjustable cash-basis(1) | Due on demand | |||
Baca |
1 year | Crop-share(2) | Due at harvest | |||
Crane Creek |
1 year | Fixed cash-basis(3) | 50% in February; 50% December |
Expenses. All of our Predecessor's leases with our related tenants were triple-net leases pursuant to which the tenant was responsible for all of the property-related expenses, including taxes, maintenance, water usage and insurance, as well as all of the additional input costs related to the farming operations on the properties, such as seed, fertilizer, labor and fuel. Under the leases for 2013, our related tenants paid the property taxes for the farms directly. Under our Predecessor's lease for the Baca farm, our Predecessor paid all of the property taxes. Under our Predecessor's lease for the Crane Creek farm, the tenant was responsible for all of the property-related expenses (other than property taxes), as well as all of the input costs related to the farming operations on the property.
Renewal Rights. None of our Predecessor's leases provided the tenant with a contractual right to renew the lease upon its expiration; however, we provided the existing tenant with the opportunity to renew the lease upon expiration, subject to any increase in the rental rate that we established.
93
Sublease Rights. Under all of our Predecessor's leases, any sublease by the tenant required the prior consent of our Predecessor.
Leases in Place Upon Completion of This Offering
The following table provides information regarding the leases that will be in place upon the completion of this offering and our formation transactions.
2014 Leases
|
Term | Type of Rental Payment | Timing of Rental Payment | |||
---|---|---|---|---|---|---|
Related-tenant leases(1) |
1 - 3 years | Fixed cash-basis(1) | 100% due on March 1(1) | |||
Baca |
1 year | Variable(2) | Due at harvest | |||
Crane Creek |
1 year | Fixed cash-basis(3) | 50% in February; 50% in December |
Expenses. All of our leases will be triple-net leases pursuant to which the tenant is responsible for all of the property-related expenses, including taxes, maintenance, water usage and insurance, as well as all of the additional input costs related to the farming operations on the properties, such as seed, fertilizer, labor and fuel. Under the Baca lease and the Crane Creek lease for 2014, we will pay the property taxes related to each of the farms and will be reimbursed by the tenants for those property taxes no later than December 1, 2014. Under our leases with our related tenants, the tenants will pay the property taxes directly in 2014; however, beginning in 2015, we will pay the property taxes related to each of the farms and will be reimbursed by our related tenants for those property taxes no later than December 1 of each year.
Renewal Rights. None of the leases that will be in place upon the completion of this offering will provide the tenant with a contractual right to renew the lease upon its expiration; however, we expect to provide the existing tenant with the opportunity to renew the lease upon expiration, subject to any increase in the rental rate that we may establish.
Sublease Rights. Any sublease by a tenant will require our prior consent.
Lease Expirations
The following table sets forth a summary of the lease expirations for each of the leases for the farmland and grain storage facilities in our initial portfolio that will be in place upon completion of this offering and our formation transactions.
Lease Expiration Year
|
Number of
Expiring Leases |
Expiring
Leased Acreage |
Expiring
Annual Rent |
% of Total
Annual Rent |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2014 |
16 | 3,269 | $ | 979,068 | 37.1 | % | |||||||
2015 |
10 | 1,857 | 766,975 | 29.1 | % | ||||||||
2016 |
12 | 2,197 | 893,471 | 33.8 | % | ||||||||
Total |
38 | 7,323 | $ | 2,639,514 | 100.0 | % | |||||||
We expect to renew each of the leases entered into in connection with the formation transactions for new terms of three years following the initial terms of one, two or three years.
94
Description of Tenants
Of the 38 farms and three grain storage facilities in our initial portfolio, 32 farms and two grain storage facilities are leased to Astoria Farms and four farms and one grain storage facility are leased to Hough Farms, both of which are engaged primarily in the production and sale of corn and soybeans. Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. Mr. Hough manages the farming operations of both of our related tenants. For additional information regarding Astoria Farms and its ownership structure, see the financial statements of Astoria Farms and related notes thereto included elsewhere in this prospectus.
Government Regulation
Farming Regulation
The farmland that we own and intend to acquire is used for growing crops and is subject to the laws, ordinances and regulations of state, local and federal governments, including laws, ordinances and regulations involving land use and usage, water rights, treatment methods, disturbance, the environment and eminent domain.
Farmland is principally subject to environmental and agricultural laws, ordinances and regulations. Each governmental jurisdiction has its own distinct laws, ordinances and regulations governing the use of farmland. Many such laws, ordinances and regulations seek to regulate water usage and water runoff because water can be in limited supply, as is the case in certain locations including Illinois, Nebraska and Colorado, where the properties in our initial portfolio are located. In addition, runoff from rain or from irrigation is governed by laws, ordinances and regulations from state, local and federal governments. Additionally, if any of the water used on or running off from our farms flows to any rivers, streams, ponds, the ocean or other waters, there may be specific laws, ordinances and regulations governing the amount of pollutants, including sediments, nutrients and pesticides, that such water may contain.
All of the farms in our initial portfolio have sources of water, including wells and/or surface water, that currently provide sufficient amounts of water necessary for the current farming operations at each location. However, should the need arise for additional water from wells and/or surface water sources, we may be required to obtain additional permits or approvals or to make other required notices prior to developing or using such water sources. Permits for drilling water wells or withdrawing surface water may be required by federal, state and local governmental entities pursuant to laws, ordinances, regulations or other requirements, and such permits may be difficult to obtain due to drought, the limited supply of available water within the farming districts of the states in which our farms are located or other reasons. We believe that our farms are in compliance with applicable state, county and federal environmental and agricultural regulations.
In addition to the regulation of water usage and water runoff, state, local and federal governments also seek to regulate the type, quantity and method of use of chemicals and materials for growing crops, including fertilizers, pesticides and nutrient rich materials. Such regulations could include restricting or preventing the use of such chemicals and materials near residential housing or near water sources. Further, some regulations have strictly forbidden or significantly limited the use of certain chemicals and materials. Licenses, permits and approvals must be obtained from governmental authorities requiring such licenses, permits and approvals before chemicals and materials can be used on farmland and crops. Reports on the usage of such chemicals and materials must be submitted pursuant to applicable laws, ordinances, and regulations and the terms of the specific licenses, permits and approvals. Failure to comply with laws, ordinances and regulations, to obtain required licenses, permits and approvals or to comply with the terms of such licenses, permits and approvals could result in fines, penalties and/or imprisonment.
95
The use of farmland in certain jurisdictions is also subject to regulations governing the protection of endangered species. When farmland borders, or is in close proximity to, national parks, protected natural habitats or wetlands, the farming operations on such properties must comply with laws, ordinances and regulations related to the use of chemicals and materials and avoid disturbance of habitats, wetlands or other protected areas.
As an owner of farmland, we may be liable or responsible for the actions or inactions of our tenants with respect to these laws, regulations and ordinances.
Real Estate Industry Regulation
Generally, the ownership and operation of real properties is subject to various laws, ordinances and regulations, including regulations relating to zoning, land use, water rights, wastewater, storm water runoff and lien sale rights and procedures. These laws, ordinances or regulations, such as the Comprehensive Environmental Response and Compensation Liability Act, or CERCLA, and its state analogs, or any changes to any such laws, ordinances or regulations, could result in or increase the potential liability for environmental conditions or circumstances existing, or created by tenants or others, on our properties. Laws related to upkeep, safety and taxation requirements may result in significant unanticipated expenditures, loss of our properties or other impairments to operations, any of which would adversely affect our cash flows from operating activities.
Environmental Matters
As noted in "Farming Regulation," our properties and the operations thereon are subject to federal, state and local environmental laws, ordinances and regulations, including laws relating to water, air, solid wastes and hazardous substances. Our properties and the operations thereon are also subject to federal, state and local laws, ordinances, regulations and requirements related to the federal Occupational Safety and Health Act, as well as comparable state statutes relating to the health and safety of our employees and others working on our properties. Although we believe that we and our tenants are in material compliance with these requirements, there can be no assurance that we will not incur significant costs, civil and criminal penalties and liabilities, including those relating to claims for damages to persons, property or the environment resulting from operations at our properties. See "Risk FactorsRisks Related to Our Business and PropertiesPotential liability for environmental matters could adversely affect our financial condition."
Insurance
Under the terms and conditions of the leases on our current properties, tenants are generally required, at their expense, to obtain and keep in full force during the term of the lease, liability and property damage insurance policies and to name us an additional insured party. These policies include liability coverage for bodily injury and property damage arising out of the ownership, use, occupancy or maintenance of the properties and all of their appurtenant areas. In addition to our tenants' insurance policies under which we will be an additional insured party, we also expect to maintain comprehensive liability and casualty insurance covering all of our properties under a blanket insurance policy, which would provide coverage to the extent there is insufficient coverage under our tenants' policies.
Competition
Competition to our efforts to acquire farmland can come from many different entities. Developers, municipalities, individual farm operators, agriculture corporations, institutional investors and others compete for ownership of farmland acreage. Other investment firms that we might compete directly against could include agricultural investment firms such as Hancock Agricultural Investment Group, Prudential Agricultural Investments and UBS Agrivest LLC. These firms engage in the acquisition, asset management, valuation and disposition of farmland properties.
96
Employees
Upon completion of this offering and the formation transactions, we expect to have two employees, none of which will be members of a labor union. In addition, pursuant to the Shared Services Agreement with American Agriculture, we also have access to other personnel, who will provide, among other things, administrative support, accounting support, information technology services and human resources assistance.
Principal Executive Offices
Our executive offices are located at 8670 Wolff Court, Suite 240, Westminster, Colorado 80031. Our telephone number at our executive offices is (720) 452-3100 and our corporate website is www.farmlandpartners.com. The information contained on, or accessible through, our website is not incorporated by reference into this prospectus.
Legal Proceedings
There are no legal proceedings pending involving us or our Predecessor as of the date of this prospectus. Under the leases in place for the properties in our initial portfolio, a tenant typically is obligated to indemnify us, as the property owner, from and against all liabilities, costs and expenses imposed upon or asserted against it as owner of the properties due to certain matters relating to the operation of the property by the tenant. We may be party from time to time to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business. There can be no assurance that these matters that arise in the future, individually or in aggregate, will not have a material adverse effect on our financial condition or results of operations in any future period.
97
INDUSTRY OVERVIEW AND MARKET OPPORTUNITY
For ease of comparability between data sources, some underlying data in the source materials cited below have been converted from the metric system using the conversion factors published by the United States Department of Agriculture in its handbook Weights, Measures, and Conversion Factors for Agricultural Commodities and Their Products. Conversion factors used in this prospectus are included at the end of this section.
In many places throughout this section, we provide data regarding the economics of corn farming, such as supply, demand and harvest yields, because we believe that the economics of corn farming are highly predictive of the economics of other primary row crops such as wheat and soybeans, which are the primary crops grown on the farmland in our initial portfolio. For instance, the price for a bushel of wheat or soybeans historically has been highly correlated to the price of a bushel of corn, such that, as the price of a bushel of corn increases, the price for a bushel of wheat or soybeans also increases.
Global Primary Row Crop Market
Farm crops generally can be divided into two principal categories: annual row crops and permanent crops. We invest primarily in farmland used to grow primary row crops. Annual row crops are both planted and harvested annually or more frequently. Annual row crops can be further divided into two subcategories: primary row crops and fresh produce. Primary row crops include grains (such as corn, wheat and rice), oilseeds (such as soybeans and rapeseed), forage crops (such as alfalfa, grass hay and corn silage) and cotton. Fresh produce generally encompasses non-permanent fruits and vegetables such as strawberries, lettuce, melons and peppers. Permanent crops, such as oranges, apples, almonds and grapes, have plant structures that produce yearly crops without being replanted. We refer to the land on which farm crops can be grown as cropland (specifically defined as land under annual crops and permanent crops, plus land that is temporarily fallow or temporarily used for pasture).
According to the UN FAO, the majority of the world's cropland is used to grow primary row crops. Primary row crops are essential components of the global food supply, directly accounting for over 65% of the world's caloric consumption, according to the UN FAO, with direct consumption of corn, rice and wheat accounting for approximately 42% of the global food supply. Grains and oilseeds contribute to an even greater portion of global consumption after taking into account their usage as feed for livestock. In contrast, the UN FAO reports that fresh produce and permanent crops account for approximately 7% of global consumption. The USDA has reported that it takes approximately 2.6 pounds of feed to produce one pound of chicken meat, 6.5 pounds of feed for one pound of pork, and 7.0 pounds of feed for one pound of beef. Meat and animal products (such as milk and eggs) account for 16.5% of global caloric intake.
In addition to their use in food production, primary row crops are increasingly being used in the production of fuels such as ethanol and biodiesel. The impact of biofuels on the global primary row crop market is already significant, with the UN FAO reporting the United States using 15.6% of world corn production and Brazil using 23% of world sugar production for ethanol in 2010. Global production of biofuels increased by over 500% from 2002 to 2011, according to the U.S. Energy Information Administration, due to their ability when used as a gasoline additive to reduce emissions, reduce the use of fossil fuels and enhance octane.
98
Grains are the most widely produced primary row crops, both globally and in the U.S., followed by wheat and rice. Oilseeds account for a large portion of U.S. primary row crop production, but a smaller amount globally.
World Primary Row Crop Production (2011/2012) |
|
Source: USDA Foreign Agricultural Service (2013)
Worldwide, the large majority of grain and oilseed crops are used to produce food, with direct food and animal feed uses consuming 66% of global production, according to the UN FAO.
Global Usage of Grain and Oilseed Crops (by weight) |
|
Source: UN FAO (2009)
Global Demand Drivers
We believe the two primary drivers of global food and primary row crop demand growth over the next several years will be population growth and growth of GDP per capita. As shown in the chart below, the United Nations projects that global population will increase from 6.9 billion in 2010 to 7.7 billion in 2020 and will exceed 9 billion by 2040, with substantially all population growth occurring
99
in developing regions. This increase in population is expected to directly lead to an increase in food and energy demand, which will require increased production of primary row crops.
World Population Growth |
|
Source: UN Department of Economic and Social Affairs (2012)
The continuing growth of GDP per capita, particularly in developing countries, is expected to have a significant impact on the amount and type of food that the world's population consumes. The International Monetary Fund, or the IMF, forecasts that GDP per capita (on a purchasing power parity basis) in emerging market and developing economies to increase by 34.0% from 2013 to 2018, from $7,285 per capita to $9,764 per capita. Over the longer term, as illustrated in the chart below, the Organisation for Economic Co-operation and Development, or the OECD, forecasts that GDP per capita in non-OECD countries, which are largely located in less developed regions of the world, will grow over 400% from 2013 to 2060.
Historical and Projected GDP Per Capita |
|
Source: OECD (2013)
The UN FAO projects a 6.7% increase in global calorie consumption per capita from 2005-2007 to 2030, predominantly driven by an increase in GDP per capita. Developed country consumption is expected to remain relatively unchanged, despite rising GDP per capita, increasing 2% from an average
100
3,360 calories per day from 2005-2007 to 3,430 calories per day in 2030. Consumption in developing countries is expected to increase 9% from 2,619 calories per day to 2,860 calories per day in 2030. The composition of those calories is also expected to change, with calories from direct consumption of grains falling from 53% to 49% in 2030 in developing countries. Livestock products (meat, milk and eggs) and vegetable oils are expected to represent an increasing portion of the diet of the developing world, with their share of total calories projected to rise from an average of 22% from 2005-2007 to 26% in 2030. As shown in the chart below, meat consumption per capita is expected to increase nearly 30% in the developing world from 62 pounds per person per year from 2005-2007 to 79 pounds per person per year in 2030, which is expected to result in even greater demand for primary row crops, as the weight of crops required for livestock feed is approximately two to seven times the resulting weight of meat. According to the UN FAO, these factors are expected to require more than one billion additional tons of global annual grain production by 2050, a 45.5% increase from 2005-2007 levels and two-and-a-half times the 423 million tons of grains produced in the United States in 2012. Including non-food uses, the UN FAO estimates a 70% increase in demand over the same period. The chart below illustrates historical and forecast consumption trends in developing countries.
Projected Global Population and Crop Demand
|
|
101
Food Consumption Trends in Developing Countries |
|
Source: UN FAO (2012)
We believe that China's economic performance and near-term prospects serve as a compelling proxy for much of the larger emerging-market demand for agricultural products in the coming decades, with poverty and undernourishment rates having moved from 64% and 21%, respectively, in 1990 to 12% each in 2009 and 2010, respectively, according to the World Bank and the OECD. In significant part due to these developments, China has adapted its "self-sufficiency" food strategy and has become or is expected soon to become a net importer of many of its primary food commodities, as shown by the charts below.
Projected Chinese Coarse Grain Imports and Exports (2014 - 2022)
|
|
102
Projected Chinese Wheat Imports and Exports (2014 - 2022)
|
|
Projected Chinese Oil Seed Imports and Exports (2014 - 2022)
|
|
Source: OECD, World Bank
Global Supply Drivers
The main component of growth in global agricultural production over the past 40 years has been improving farm productivity. According to the USDA Foreign Agricultural Service, between 1973 and 1992, global production of corn, wheat, rice and soybeans rose on average 2.6% per year with gains in productivity, as measured by average yield, averaging 2.0% per year. Productivity gains have slowly been diminishing over time. From 1993 to 2012, average annual global yield gains for corn, wheat, rice and soybeans declined to approximately 1.4%, and overall production gains fell to an average of 2.2%. The USDA forecasts that productivity gains will continue to diminish, with its baseline agricultural projections for 2013 to 2023 reflecting 0.9% in yield gains per year.
103
While the amount of global cropland in use has gradually increased over time, growth has plateaued over the last 20 years. In 2011, total global cropland stood at 3.8 billion acres, according to the UN FAO, which is approximately 11.9% of the world's total land area (excluding area under bodies of water). From 1971 to 1991, 238 million acres of cropland were added globally, but only 78 million acres, or 17%, of that total was added from 1991 to 2011. The declining growth rate of cropland area has been driven principally by developed countries, which saw the supply of cropland peak in the mid-1980s. Cropland area continues to increase in developing countries, but after accounting for expected continuing cropland loss, the UN FAO projects only 171 million acres will be added from 2005-2007 to 2050, a 4.3% increase. In comparison, world population is expected to grow over the same period to 9.5 billion, a nearly 38% increase. According to the United Nations, virtually all of this expected growth will be concentrated in urban areas of less developed regions, further reducing cropland availability as urban areas expand. The World Bank projects that each new resident of cities with populations in excess of 100,000 will require the conversion of 0.04 acres of non-urban land, resulting in the urban conversion of 99 million acres from 2000 to 2030. These trends will continue the steady long-term decline of global arable land per capita, as shown in the chart below.
|
Source: UN FAO (2012)
We believe that cropland area and cropland productivity will also be negatively impacted by continuing water depletion. Global groundwater depletion has been rapidly increasing over the past 50 years, and as this trend continues the irrigation of global cropland will be increasingly at risk. According to the U.S. Geological Survey, or the USGS, from 1900 to 2000, total U.S. groundwater depletion was 801 cubic kilometers. An additional 191 cubic kilometers was depleted from 2000 to 2008. Globally, groundwater has been depleted even more rapidly, with estimated depletion from 2000 to 2008 totaling 1,163 cubic kilometers, or 34.5% of total global depletion from 1900 to 2000, according to research published by a USGS researcher in the journal Geophysical Research Letters.
Primary Row Crop Prices
Prices for primary row crops are affected by many factors including, among others, weather, crop disease, changes in governmental policy and supply and demand fundamentals, often fluctuating, at times significantly, from year to year. However, as shown below, the combination of growing demand and tightening supply conditions has caused primary row crop prices to increase in recent years, and we anticipate that trend will continue over the long term. Despite volitility over short periods of time,
104
primary row crop prices have been well above historical levels for the past five years, with multiple price spikes to historically high levels.
Global Primary Row Crop Prices
|
Source: World Bank (2013)
U.S. Cropland Overview
The United States is the world's second-largest producer of grains and oilseeds, accounting for over 17% of global production in 2011 and 2012, based on data from the USDA Foreign Agricultural Service. Corn is the United States' largest crop, with 2011 and 2012 production totaling 12.4 billion bushels, or approximately 35% of global production.
Top Producers of Grains and Oilseeds (2011/2012)
|
Source: USDA Foreign Agricultural Service (2013)
The United States claims a significant share of the global market in a number of crops, including wheat, corn, soybeans and cotton. For each of those crops, the United States was the world's largest exporter and among the top five producing countries in 2011 and 2012. The United States exported 1.5 billion bushels of corn in 2011 and 2012, which represents 12% of domestic production, according to the USDA.
105
According to the USDA, the total market value of U.S. agricultural products sold in 2007 was approximately $297 billion, of which approximately $154 billion was livestock sales. Non-livestock agricultural products include primary crops, produce, permanent crops and nursery, greenhouse, horticulture and sod products. We focus on primary crops, including row crops and irrigated forage, which, at approximately $94 billion in sales in 2007, comprised 31% of total U.S. agricultural products sold and 65% of non-livestock U.S. agricultural products sold.
2007 Market Value of U.S. Agricultural Products Sold
($297 Billion)
Source: UN FAO (The Resource Outlook to 2050), USDA Farm Census of Agriculture (2007)
U.S. Share of Global Primary Row Crop Exports
|
Source: UN FAO (2011)
Behind corn, the largest crops in the United States by acreage are soybeans, hay and wheat. Combined with corn, these crops account for 80% of U.S. cropland measured in the USDA's 2007 Census of Agriculture.
106
|
Source: USDA Census of Agriculture (2007)
According to the UN FAO, in 2011 approximately 402 million acres, or 18% of the U.S. land area, were used as cropland. The United States contains approximately 10.5% of the world's cropland but only 7% of global land area. As shown in the map below, the USDA ERS divides the United States into nine farm resource regions, the most productive of which, as measured by value of all agricultural production, is the Heartland region, which is comprised of all of Indiana, Iowa and Illinois and parts of Nebraska, South Dakota, Minnesota, Missouri, Ohio and Kentucky. In addition to having the highest value of production (30% of the U.S. total in 2011), the Heartland region also has the largest number of U.S. farms (20%).
107
|
Source: USDA ERS
U.S. farms are predominantly operated by families and individuals. As of 2007, according to the USDA Census of Agriculture, 87% of U.S. farms were operated by families or individuals, while only 4% were operated by corporations.
U.S. Farm Ownership by Type of Organization
Source: USDA Census of Agriculture (2007)
108
U.S. Cropland Advantages
Productivity. Over the past three years, according to the USDA, U.S. cropland has averaged annual yields of 144 bushels of corn per acre and 45 bushels of soybeans per acre, compared to 67 bushels of corn and 37 bushels of soybeans for the rest of the world, due to U.S. soil quality and farming technology. As shown in the map below, Mollisols, one of the most naturally fertile soils in the world, is primarily found in the United States, Argentina, Ukraine, Russia and Northeast China. According to the USDA Natural Resources Conservation Service, Mollisols account for approximately 21.5% of the land area in the United States, mostly concentrated in the Midwest, as shown on the map below. Additionally, according to a report by the International Service for the Acquisition of Agri-Biotech Applications, the United States led the world in area farmed with genetically modified crops with 172 million acres, followed by Brazil (90 million acres) and Argentina (59 million acres).
U.S. Distribution of Mollisols
|
Source: USDA Natural Resources Conservation Service
U.S. Property Rights and Agriculture Policy. According to the International Property Rights Index, the United States ranked 17 th out of 130 countries in terms of security of property rights. By contrast, leading agricultural countries Brazil, China and Russia rank 56 th , 58 th and 102 nd , respectively. Further, the current U.S. farm bill, the Food, Conservation, and Energy Act of 2008, provides a crop insurance system that offers a safety net for farm operators in the event that primary row crop prices decline below profitable levels. U.S. property rights and agriculture policy allow farm operators and investors to securely invest long-term capital into farmland.
Transportation and Infrastructure. According to the USDA Agricultural Marketing Service, or the USDA AMS, U.S. primary row crops are transported by rail (28% of all corn, wheat, soybeans, sorghum and barley in 2011), barge (12%) and truck (60%). The United States has the largest railway system in the world (as measured by railway length) and also benefits from a large portion of its cropland's proximity to large river systems like the Illinois River and the Mississippi River (43% of corn, wheat, soybeans, sorghum and barley for export is transported by barge). As an example, the cost of freight from farm to port for a ton of soybeans in 2012 was approximately $40 for soybeans grown in Iowa versus $112 for soybeans grown in Mato Grosso, Brazil, according to the USDA AMS.
109
U.S. Cropland as an Asset Class
As an asset class, U.S. cropland has traditionally offered attractive, stable returns through both current income and value appreciation. According to the NCREIF, and as shown in the graph below, from 1992 through 2012, the NCREIF Farmland Index (defined to include agricultural properties including permanent, row and vegetable cropland) showed an average return of 11.8% per year as compared to an average of 8.5% for NCREIF's commercial real estate property index, as shown on the chart below. Over that time period, the NCREIF Farmland Index has not shown any negative annual total return and has demonstrated a standard deviation of quarterly returns of 6.9%, as compared to 8.4% for the NCREIF Commercial Real Estate Index overall, and 17.5% for the S&P 500. Both the NCREIF farmland and commercial real estate property indices measure the non-leveraged composite total return of a large pool of individual properties acquired in the private market for investment purposes and held in a fiduciary environment. Property valuations and return calculations are based on fair market values submitted quarterly by the owner of each property in the indices. We believe the NCREIF Farmland Index to be a reasonable proxy for farmland investment returns in general, both because of the consistency and reliability of its disclosure and because of the fact that it includes both price and rental income in its return calculation. However, these indices measure the performance of actual properties, rather than the performance of companies that invest in farmland or commercial properties, as applicable, and may not be representative of the market for these properties as a whole.
Cumulative Returns (1992 - Q3 2013): Farmland, Apartments,
|
|
Source: NCREIF (2013), FACTSET
110
Annual Returns (1992 - Q3 2013): Farmland, Apartments,
|
|
Standard Deviation of Annual Returns |
|
Source: NCREIF (2013), FACTSET
111
NCREIF Asset Class Annual Returns |
|
Source: NCREIF (2013), FACTSET
One of the advantages of cropland as an asset class is its ability to act as an inflation hedge. Researchers from the Purdue University Center for Commercial Agriculture found that farmland values have been highly correlated with inflation over a long period of time, with a correlation coefficient between land prices and the Consumer Price Index of 0.63 from 1914 to 2011. Farmland can also be used as a means of portfolio diversification, as farmland returns have been shown to have low or negative correlation with most other major asset classes. The Center for Farmland Research at the University of Illinois measured the correlation (based on rolling one-year returns) of farmland returns, measured by combining farmland values and rental rates reported by the USDA, with a variety of different asset classes from 1970 to 2012, as shown in the chart below:
Return Correlation with U.S. Farmland (1970 to 2012) |
|
Source: University of Illinois, Center for Farmland Research
While more strongly correlated with gold than to other asset classes such as stocks and bonds, cropland has delivered greater total returns than gold over time, as measured by the NCREIF
112
Farmland Index, with relatively lower levels of volatility, which we believe is attributable in part to the current yield component of cropland returns, which is not offered by gold.
Additionally, on a risk-adjusted basis cropland over time has performed well relative to other asset classes such as equities, bonds and REITs that invest in assets other than farmland. The charts below show total returns and their volatility from 1995 through 2013. Similar patterns have also held over longer periods of time, with farmland, the S&P 500 and gold returning 10.6%, 9.2% and 8.2%, respectively, with a standard deviation of 10.9%, 18.2% and 28.7%, respectively, from 1972 through 2013.
Financial Performance: Farmland vs. Select Asset Classes
|
|
Additionally, we believe that the relatively lower levels of volatility associated with cropland offers significant longer term advantages relative to investments in agricultural commodities. As shown in the following chart, cropland's stability relative to corn and soybeans during the periods indicated has resulted
113
in a significantly higher cumulative return relative to hypothetical portfolios composed of either corn or soybeans sold and reinvested quarterly at prevailing market prices during the same period.
Annual Returns (1992 - Q3 2013): Farmland, Corn and Soybeans |
|
Source: NCREIF (2013), FACTSET
Annual Returns (1992 - Q3 2013): Farmland, Corn and Soybeans
|
|
Source: NCREIF (2013), FACTSET
114
We believe cropland has a number of advantages as compared to other types of real estate investments. Unlike traditional commercial real estate properties, cropland does not suffer from economic depreciation, has limited needs for capital expenditures and has a low risk of obsolescence. We believe quality farmland benefits from a near-zero vacancy rate, which can support increases in rental rates based on global supply and demand factors. Moreover, we believe farmland leases in many markets are unique as compared to most commercial real estate leases in that a substantial portion (up to 100%) of the annual rent is due and payable in advance of each spring planting season. We intend to emphasize leases that provide for rent payments in advance to reduce our exposure to tenant credit risk.
U.S. real farmland prices have been steadily rising since the late 1980s, with more rapid increases occurring over the past several years, as shown in the following chart. From 2007 through 2013, in particular, the average price per acre of U.S. cropland increased by over 58%.
U.S. Farmland Average Price per Acre (in 2005 dollars) |
|
Source: USDA ERS (2013)
We believe that while rent increases tend to lag increases in land values, the two are strongly correlated over time, as we believe both are driven by a long-term view of the fundamental supply and demand characteristics of the market for agricultural products.
U.S. Average Farmland Value
|
|
115
U.S. Average Farmland Rent
|
|
Source: USDA
Importantly, during the period when farmland prices have been rising most rapidly on an absolute basis, farmland rents have remained below historical averages as a proportion of crop value, which we believe suggests both price stability in the near term as well as room for continued rent growth. The chart below shows data from corn and soybean production in Iowa from 2003 through 2012. While our initial portfolio will not contain any Iowa farms, we believe that Iowa farms represent a reasonable proxy for both the farmland in our initial portfolio and for U.S. annual row crop farmland in general.
Iowa Cash Rent as % of Gross Crop Revenue |
|
Source: Iowa State University Extension and Outreach
Primary Row Crop Transaction Characteristics
We believe the recent increases in farmland values have been driven primarily by existing farmers rather than by investors new to the asset class. For example, in 2013, as the chart below indicates, 78% of Iowa farmland transactions, which we believe to be a reasonable proxy for the overall 2013 market
116
for high-quality U.S. farmland, were sold to existing farmers, who we believe have both a greater knowledge of, and a more fundamental commitment to, the asset class than other types of investors.
2013 Iowa Purchasers of Farmland |
|
Source: Iowa State University Extension and Outreach
Additionally, as the chart below indicates, farmers have comprised an increasing proportion of overall buyers of Iowa farmland in recent years, while non-farmer investors have comprised a decreasing proportion of overall buyers of Iowa farmland in recent years, a trend which we believe suggests that sales and value growth have not been driven primarily by new entrants to the market.
Historical Participation in Iowa Farmland Sales |
|
Source: Iowa State University Extension and Outreach
Moreover, as farmland values have increased in recent years, the proportion of farmers relative to investors has increased significantly rather than decreased. In Illinois, where the majority of our initial portfolio is located, 76% of the buyers of Illinois farmland in 2012 were either local farmers or local investors, and 72% of sellers were identified as being either estate sales or retired farmers, which we
117
believe indicate that sales are being driven by exogenous life and business events more than by the current pricing environment.
2012 Illinois Sellers of Farmland | 2012 Illinois Reasons for Selling Farmland | |
|
|
|
2012 Illinois Methods of Selling Farmland |
|
2012 Illinois Buyers of Farmland |
|
|
|
Source: Illinois Society of Professional Farm Managers and Rural Appraisers, 2013 Illinois Land Values and Lease Trend.
118
Substantially all of the Illinois properties in our initial portfolio are located in Regions 3 and 4 of Illinois, as defined by the Illinois Society of Professional Farm Managers and Rural Appraisers, or the ISPFMRA, and all of the Nebraska properties in our initial portfolio are located in East Nebraska, as defined by the University of Nebraska-Lincoln Extension.
ISPFMRA classifies farmland as excellent, good, average or fair, primarily based on the land's soil productivity index, which is a measure of soil productivity used in evaluating Illinois farmland, based on data from the USDA and the University of Illinois. Based on ISPFMRA guidelines relating to soil productivity index alone, approximately 1,993, 1,625 and 800 acres of our farmland in Region 3 of Illinois fall within ISPFMRA's "excellent," "good" and "average" classifications, respectively, and approximately 422 and 899 acres of our farmland in Region 4 of Illinois fall within the "excellent" and "good" classifications, respectively. Although we believe soil productivity is an important metric for assessing farmland value, it is not the sole metric used by farmland appraisers. In guidance to farmland appraisers, the American Society of Farm Managers and Rural Appraisers and the Appraisal Institute emphasize that land values may not be directly proportionate to the productivity of the soil, and experts regularly make adjustments to account for other factors relevant to agricultural land value. Taking into account irrigation and drainage improvements and historical crop yield, among other factors, we believe that 556 acres of our farmland in Region 3 that are classified as "good" based solely on the ISPFMRA guidelines are comparable to farmland classified as "excellent" by the ISPFMRA, and that 628 acres of our farmland in Region 3 that are classified as "average" based solely on the ISPFMRA guidelines are comparable to farmland classified as "good" by the ISPFMRA. Additionally, we believe that 864 acres of our farmland in Region 4 that are classified as "good" based solely on the ISPFMRA guidelines are comparable to farmland classified as "excellent" by the ISPFMRA. Taking into account these factors, we believe that approximately 2,549, 1,697 and 172 acres of our farmland in Region 3 are comparable to farmland classified by ISPFMRA in the "excellent," "good" and "average" categories, respectively, and that approximately 1,286 and 35 acres of our farmland in Region 4 are comparable to farmland classified by ISPFMRA in the "excellent" and "good" categories, respectively. During 2012, the average per-acre prices and annual rents for farmland in Regions 3 or 4 of Illinois classified as "excellent" were $11,998 and $400, and $12,673 and $375, respectively, according to ISPFMRA, while the corresponding amounts for farmland in those regions classified as "good" were $8,588 and $375, and $9,158 and $290, respectively. According to the Federal Reserve Bank of Chicago, the value of good quality farmland in Illinois increased by approximately 19.0% between mid-2012 and the end of 2013.
The University of Nebraska-Lincoln Extension classifies farmland as high grade, average grade or low grade, and by irrigation type. We believe that all of the Nebraska farms in our initial portfolio are comparable to farms classified as high-grade, center pivot-irrigated farmland by the University of Nebraska-Lincoln Extension. During 2012, the average per-acre price and annual rent for high-grade, center pivot-irrigated farmland in East Nebraska were $11,500 and $355, respectively, according to the University of Nebraska-Lincoln Extension. According to the Federal Reserve Bank of Kansas City, overall farmland values in the 10th Federal Reserve District, which includes Nebraska and Colorado, increased approximately 33.4% from mid-2012 and the end of 2013.
Property-Specific Determinants of Cropland Value
Average U.S. cropland prices mask the wide range of valuations for different types of cropland in various locations around the country, which fluctuate based on a number of factors. Factors that affect agricultural productivity, such as soil quality and water availability, enhance farming returns and thus drive higher values (although in some areas of the country non-agricultural factors may outweigh agricultural considerations). Recent research from the USDA ERS found that in more rural areas, cropland values were significantly positively correlated with better soil quality.
Potential non-agricultural uses of land can have a large impact on value increases for cropland near areas that are urbanized or experience rapid population growth. USDA ERS analysis found that farm real estate values increase within ten miles of population centers as small as 5,000 people. While urban uses of land remain a minor component of total U.S. land usage, but urbanization has contributed to a
119
steady reduction in supply of U.S. cropland, as shown in the chart below. For example, from 1987 to 2007, U.S. cropland area declined from 464 million acres to 408 million acres, according to the USDA.
Usage of United States Land Area |
|
Source: USDA Census of Agriculture (2007)
For more detail on the property-specific factors we consider when making investments, see "Underwriting Criteria and Due Diligence ProcessSelecting the Property" in this prospectus.
U.S. Cropland Market Dynamics
We believe the increase in U.S. cropland prices over the last several years has been driven by improving farm economics, which have supported rising rents. As shown in the following charts, from 2007 through 2013, the average U.S. cropland rent-to-land-value, as measured by the USDA, remained relatively consistent, even as the price per acre increased over the same time period (as shown above).
U.S. Cropland Rent-to-Value |
|
Source: USDA NASS (2013)
120
Farm operators have received higher revenue, and have consequently been able to support rising rents, as a result of rising crop prices and increases in productivity. As shown below, revenue growth has outpaced rent growth in recent years, providing farm operators with higher levels of profits.
U.S. Corn Farmer Economics |
|
Source: USDA ERS, Commodity Costs and Returns (2013)
Farmer revenue is a product of crop yields and prices. Since 1975, both yields and prices in the U.S. have increased significantly.
U.S. Corn Yields and Prices |
|
Source: USDA ERS, Commodity Costs and Returns (2013)
Despite historically low interest rates, the amount of debt placed on farm real estate, which includes land and buildings, has been trending downward since the mid-1980s. Farm real estate values declined significantly in the 1980s in part due to high use of leverage, significant increases in interest rates and lower crop prices. As shown in the chart below, farmland owners have significantly less
121
leverage today than in the 1980s. In 2012, the USDA NASS calculated the real estate debt-to-asset value ratio of U.S. farms as 7.5%.
Historical Farmland Real Estate Debt to Asset Value |
|
Source: USDA NASS (2013)
U.S. Market Opportunity
According to the USDA NASS, the aggregate value of U.S. farm real estate (including land and buildings) was $2.3 trillion in 2012. The 2007 Census of Agriculture found that farm operators rented approximately 38% of the total acreage in farms, with significantly higher rental percentages in areas of the Midwest with high primary row crop production, as shown on the map below.
Percent of Farmland Rented or Leased (2007) |
|
Source: USDA ERS
Consolidation of farm operations has been a growing trend. While mean farm size remained roughly consistent from 1982 to 2007 due to the large number of very small farms, the USDA ERS found that ownership of cropland has been consolidated into larger farming operations. Based on data
122
from the 2007 Census of Agriculture, more than half of U.S. cropland was associated with farm operations of 1,105 acres or larger, compared to 589 acres in 1982. Technological improvements in farming equipment and crop genetic engineering have allowed farm operators to plant and harvest larger areas faster and with less labor, increasing the cost efficiency and margins of larger farm operations. This trend, along with rising cropland prices, has significantly increased the cost of expanding the scale of farm operations. Across Illinois, Indiana, Iowa, Missouri and Ohio, average cropland prices per acre are approximately $7,000 according to the USDA, or nearly $8 million in land value for a "midpoint" 1,105 acre operation. We believe the economic incentives for farm operators to expand operations and the rising cost of acquiring cropland will continue to increase demand for leased cropland.
The vast majority of U.S. crop farms are family operations. In 2011, family farms, defined as farms owned more than 50% by the principal operator and the principal operator's relatives, accounted for 96% of all U.S. crop farms, according to the USDA Agricultural Resource Management Survey. The ownership of U.S. farmland is highly concentrated in owner-operators (including farmers who operate some land and rent out additional land to other farmers), who own 71% U.S. of farmland, according to the 2007 Census of Agriculture.
Estimates vary on the turnover rate of U.S. cropland, but data has shown that a small percentage of total acreage transacts each year. Recent analysis of property transaction records by the University of Nebraska and University of Illinois found that approximately 1% to 2% of farmland in those states was sold annually in recent years. Based on the USDA NASS's average value of U.S. farmland real estate, a turnover rate of 1% nationally would result in an annual aggregate transaction value of over $23 billion. According to the USDA ERS, land turnover is higher among older owners, which would suggest an increase in turnover rates as the average age of farm operators increases. As shown below, the average age of principal farm operators has been consistently increasing for 30 years, with those 65 years and older now accounting for 30% of all operators.
Principal Farm Operator Demographics |
|
Source: USDA Census of Agriculture (2007)
Conversion Factors
1 hectare = 2.471044 acres
1
kilogram = 2.204623 pounds
1 U.S. short ton ("ton") = 2,000 pounds
1 metric ton = 1,000 kilograms = 1.102311 tons
1
bushel of soybeans = 60 pounds = 0.0272155 metric tons
1 bushel of corn = 56 pounds = 0.0254 metric tons
1 metric ton = 36.7437 bushels of soybeans = 39.368 bushels of corn
Source: Weights, Measures, and Conversion Factors for Agricultural Commodities and Their Products , USDA ERS
123
Our Directors, Director Nominees and Executive Officers
Upon completion of this offering, our Board of Directors will consist of six members, including a majority of directors who are independent within the meaning of the listing standards of the NYSE. Each of our directors will be elected by our stockholders at our annual meeting of stockholders to serve until the next annual meeting of our stockholders and until his or her successor is duly elected and qualifies. See "Certain Provisions of Maryland Law and of Our Charter and BylawsOur Board of Directors." The first annual meeting of our stockholders after this offering will be held in 2015. Our officers serve at the pleasure of our Board of Directors.
The following table sets forth certain information concerning our directors and executive officers upon completion of this offering:
Name
|
Age | Position | |||
---|---|---|---|---|---|
Paul A. Pittman* |
51 | Executive Chairman, President and Chief Executive Officer | |||
Luca Fabbri* |
45 | Chief Financial Officer, Secretary and Treasurer | |||
Dean Jernigan |
68 | Director Nominee | |||
Jay Bartels |
49 | Director Nominee | |||
Chris A. Downey |
63 | Director Nominee | |||
Darell D. Sarff |
64 | Director Nominee | |||
Robert S. Solomon |
47 | Director Nominee |
The following are biographical summaries of the experience of our directors and executive officers.
Name
|
Biographical Summary | |
---|---|---|
Paul A. Pittman | Paul A. Pittman serves as our Executive Chairman, President and Chief Executive Officer. Since 2008, Mr. Pittman has served as the president of American Agriculture and Pittman Hough Farms. Mr. Pittman served as the chief administrative officer and executive vice president of Jazz Technologies, Inc., a semiconductor foundry, from March 2007 to September 2008 and its Chief Financial Officer from February 2007 to September 2008. Mr. Pittman also served as the principal accounting officer of Jazz Technologies, Inc. From December 2004 to March 2006, he served as Partner and Head of Mergers & Acquisitions at ThinkEquity Partners LLC. From April 2000 to January 2003, he served as the President, Chief Executive Officer and Chief Operating Officer of HomeSphere, Inc., an enterprise software company, and TheJobsite.com, which merged into HomeSphere. Before TheJobsite.com, he worked in senior investment banking roles for ten years at Merrill Lynch & Co., and prior to that with Wasserstein Perella Co. From March 1997 to February 2000, he served as Head of Emerging Markets M&A at Merrill Lynch in London, where he was responsible for origination and execution of all M&A business in the region (Eastern Europe, the Middle East, the Former Soviet Union and Africa). Prior to Merrill Lynch & Co., he served as Director of M&A at Wasserstein Perella & Co. in New York and London. Mr. Pittman began his career at Sullivan & Cromwell as an Associate in Mergers and Acquisitions. He has been involved with the residential construction industry for more than 20 years as both a developer and builder and has also served as the general contractor and developer of several condominium and custom home projects. He served as a Director of HomeSphere, Inc., and TheJobsite.com from April 2000 to January 2003. Mr. Pittman graduated from the University of Illinois with a B.S. degree in Agriculture, received a Masters in Public Policy from Harvard University, and a J.D. with Honors from the University of Chicago Law School. | |
|
|
|
124
Name
|
Biographical Summary | |
---|---|---|
Mr. Pittman was selected to serve as Executive Chairman of our Board of Directors because of his past public company experience, his background in finance, his experience in real estate, including acquiring and managing farmland, and his role as President and Chief Executive Officer of our company. | ||
Luca Fabbri |
|
Luca Fabbri serves as our Chief Financial Officer, Secretary and Treasurer. Since November 2011, Mr. Fabbri has served as the senior vice president and chief operating officer of American Agriculture. Mr. Fabbri was a founder of Co3 Systems Inc., an enterprise software company in Cambridge, MA, and served as its vice president of engineering from January 2010 to October 2011. From January 2003 to September 2012, Mr. Fabbri was a consultant with Elk Creek Ventures Inc., providing consulting services in technology, finance and corporate development. From April 2000 to December 2002, Mr. Fabbri served as head of corporate development for Jazz Technologies, Inc. Mr. Fabbri also founded HomeSphere, a software company, and served as its senior vice president and chief financial officer from April 2000 to December 2002. From August 1997 to January 2000, Mr. Fabbri was an associate in mergers and acquisitions in the London office of Merrill Lynch & Co. Mr. Fabbri began his career in Italy as a technology and operations consultant. Mr. Fabbri has a B.S. with Honors in Economics from the University of Naples (Italy) and an M.B.A. in Finance from the Massachusetts Institute of Technology. |
Dean Jernigan |
|
Mr. Jernigan will serve on our Board of Directors effective upon closing of this offering, and he will serve as the lead independent director. From April 2006 to December 2013, he served as Chief Executive Officer and a member of the board of trustees of CubeSmart (NYSE: CUBE), a publicly traded self-storage REIT, where he also served as president from April 2006 to November 2008. From 2004 to April 2006, Mr. Jernigan served as President of Jernigan Property Group, LLC, a Memphis-based company that formerly owned and operated self-storage facilities in the United States. From 2002 to 2004, Mr. Jernigan was a private investor. From 1984 to 2002, he was Chairman of the Board and Chief Executive Officer of Storage USA, Inc., which was a publicly traded self-storage REIT from 1994 to 2002. Mr. Jernigan served as a member of NAREIT's Board of Governors from 1995 to 2002, and as a member of its Executive Committee from 1998 to 2002. From 1999 until its acquisition in May 2012, Mr. Jernigan also served on the board of directors of Thomas & Betts, Inc., which was a publicly traded electrical components and equipment company. |
|
|
Mr. Jernigan was selected as a director because of his extensive leadership experience at publicly traded REITs and knowledge of the real estate industry. |
Jay Bartels |
|
Mr. Bartels will serve as a member of our Board of Directors upon closing of this offering. Since 2010, Mr. Bartels has served as the Chief Executive Officer and President and a member of the Board of Directors of Trendmojo, Inc., a technology development company, and as the President and a member of the Board of Directors of Bonsai Development Corp, a California-based software company. In addition, since 2005, he has served as a partner and a member of the Board of Directors of Germinator, Inc., a California-based seed fund that advises and invests in early-stage technology companies. Mr. Bartels also has served as a member of the Board of Directors of ProWebSurfer, Inc., which focuses on new media and online advertising, since 2006. From 2008 to 2012, Mr. Bartels was the Chief Operating Officer of CollabRx, a privately held company that focuses on healthcare data research. Mr. Bartels holds a B.S. in Mathematics and Statistics from the University of California at Berkeley. |
125
Name
|
Biographical Summary | |
---|---|---|
Mr. Bartels was selected as a director because of his extensive experience as an investor, advisor and manager of a variety of businesses. | ||
Chris A. Downey |
|
Mr. Downey will serve as a member of our Board of Directors upon closing of this offering. Mr. Downey has over 30 years of experience in land development, financial management and management consulting. Since 1998, Mr. Downey has been a principal at Stirling Development, a real estate development company he co-founded. Mr. Downey previously worked for a private real estate company and directed several large-scale master planned community development projects from acquisition through zoning, entitlement, financing, infrastructure and build-out. Mr. Downey is a former CPA and previously was a management consultant with Arthur Young & Company, where he directed the firm's financial planning and controls practice in Orange County, California. Mr. Downey also worked in the medical device operations of Fiat S.p.A. in California and Italy in both line and staff positions. From 2001 to 2013, Mr. Downey served on the board of Memorial Health Services, a not-for-profit health system in Southern California, and served on its audit committee, finance committee and compensation committee. Mr. Downey holds a B.A. degree in Chemistry from the University of California at Irvine, and an M.B.A. from the Anderson School of Management at the University of California at Los Angeles. |
|
|
Mr. Downey was selected as a director because of his extensive experience in the real estate industry and his finance and accounting expertise. |
Darell D. Sarff |
|
Mr. Sarff will serve as a member of our Board of Directors upon closing of this offering. Mr. Sarff has been the owner and operator of a diversified grain and vegetable farm in Mason County, Illinois since 1970. Since 2009, Mr. Sarff has served as Chairman of the State Committee of the Farm Service Agency of the State of Illinois, for which he oversees the United States Department of Agriculture's Federal Farm Service Agency programs for the State of Illinois. In addition, since 1996, Mr. Sarff has been an owner and managing broker of Kennedy-Sarff Real Estate, LLC and Prairieland Gold Real Estate, in Havana, Illinois. From 1997 until 2013, Mr. Sarff also served as director of Pro-Fac Cooperative Inc., which was a publicly traded agricultural cooperative located in Rochester, New York, that supplied fruits, vegetables and popcorn to food processors. Mr. Sarff also served on the board of directors of the Illinois Farm Bureau from 1986 to 1996. Mr. Sarff holds an associate's degree in agriculture from Illinois Central College. |
|
|
Mr. Sarff was selected as a director because of his extensive experience in agricultural real estate. |
126
Name
|
Biographical Summary | |
---|---|---|
Robert S. Solomon | Mr. Solomon will serve as a member of our Board of Directors upon closing of this offering. Since April 2013, Mr. Solomon has been a venture partner at Accel Partners, where he focuses on early stage and growth opportunities with a focus on e-commerce, digital media, mobile and online advertising businesses. Previously, Mr. Solomon served as Chief Operating Officer and President of Groupon, Inc. (NASDAQ: GRPN), a consumer discount website, from March 2010 through March 2011. Prior to joining Groupon, Mr. Solomon was a venture partner with Technology Crossover Ventures, a venture capital firm. From January 2006 to February 2008, Mr. Solomon served as President and Chief Executive Officer of SideStep, Inc., an online travel search engine acquired by Kayak Software Corporation (NASDAQ: KYAK) in December 2007. Prior to his time at SideStep, Mr. Solomon held various positions at Yahoo! Inc. (NASDAQ: YHOO), including Senior Vice President of Commerce and Vice President and General Manager of Shopping Group from February 2000 to January 2006. Mr. Solomon has served on the board of directors of HomeAway, Inc. (NASDAQ: AWAY) since January 2009 and also serves on its audit committee and nominating and corporate governance committee. Mr. Solomon also serves on the advisory boards and boards of directors of several private companies. Mr. Solomon holds a B.A. in history from the University of California at Berkeley. | |
|
|
Mr. Solomon was selected as a director because of his extensive experience in managing and growing a variety of businesses, both as an executive officer and director. |
Consulting Agreement
Effective upon completion of this offering, we will enter into the Consulting Agreement with Jesse J. Hough, pursuant to which Mr. Hough will provide certain consulting services to us as an independent contractor. Mr. Hough is an employee of American Agriculture and operates the farming businesses of our related tenants, which will lease 84.0% of the total acres in our initial portfolio. See "Our Business and PropertiesOur Real Estate Experience."
Pursuant to the terms of the Consulting Agreement, Mr. Hough will advise us with respect to business strategies and related matters, including asset underwriting, asset acquisitions and accounting matters, as well as other matters reasonably requested by us during the term of the agreement. Pursuant to the Consulting Agreement, Mr. Hough will be subject to certain noncompetition, nonsolicitation and nondisclosure covenants.
The Consulting Agreement will provide for an annual fee of $75,000 payable to Mr. Hough in cash in equal quarterly installments. The initial term of the Consulting Agreement expires on the second anniversary of the closing of this offering and will be automatically renewed for additional one-year terms each anniversary date thereafter unless previously terminated by us or Mr. Hough.
In connection with the formation transactions, through their interests in Pittman Hough Farms, Mr. Hough and certain of Mr. Hough's family members will indirectly receive OP units having an aggregate value of approximately $ million (based on the midpoint of the price range set forth on the front cover of this prospectus) as consideration in the FP Land Merger. In addition, Mr. Hough will receive $ in restricted shares of our common stock equal to an aggregate of shares (based on the midpoint of the price range set forth on the front cover of this prospectus).
127
Corporate Governance Profile
We have structured our corporate governance in a manner we believe closely aligns our interests with those of our stockholders. Notable features of our corporate governance structure include the following:
Our directors will stay informed about our business by attending meetings of our Board of Directors and its committees and through supplemental reports and communications. Our independent directors will meet regularly in executive sessions without the presence of our corporate officers or non-independent directors.
Role of the Board in Risk Oversight
One of the key functions of our Board of Directors is informed oversight of our risk management process. Our Board of Directors administers this oversight function directly, with support from its three standing committees, the audit committee, the nominating and corporate governance committee and the compensation committee, each of which addresses risks specific to their respective areas of oversight. In particular, our audit committee has the responsibility to consider and discuss our major financial risk exposures and the steps our management has taken to monitor and control these exposures, including guidelines and policies to govern the process by which risk assessment and management is undertaken. The audit committee also monitors compliance with legal and regulatory requirements, in addition to oversight of the performance of our internal audit function. Our nominating and corporate governance committee monitors the effectiveness of our corporate governance guidelines and code of business conduct and ethics, including whether they are successful in preventing illegal or improper liability-creating conduct. Our compensation committee assesses and monitors whether any of our compensation policies and programs has the potential to encourage excessive risk-taking.
Board Committees
Upon completion of this offering, our Board of Directors will establish three standing committees: an audit committee, a compensation committee and a nominating and corporate governance committee. The principal functions of each committee are described below. We intend to comply with the listing requirements and other rules and regulations of the NYSE, as amended or modified from time to time, and each of these committees will be comprised exclusively of independent directors. Additionally, our Board of Directors may from time to time establish certain other committees to facilitate the management of our company.
128
Audit Committee
Upon completion of this offering, our audit committee will be comprised of , and . We expect that , the chairman of our audit committee, will qualify as an "audit committee financial expert" as that term is defined by the applicable SEC regulations and NYSE corporate governance listing standards. We expect that our Board of Directors will determine that each of the audit committee members is "financially literate" as that term is defined by the NYSE corporate governance listing standards. Prior to the completion of this offering, we expect to adopt an audit committee charter, which will detail the principal functions of the audit committee, including oversight related to:
The audit committee will also be responsible for engaging an independent registered public accounting firm, reviewing with the independent registered public accounting firm the plans and results of the audit engagement, approving professional services provided by the independent registered public accounting firm, including all audit and non-audit services, reviewing the independence of the independent registered public accounting firm, considering the range of audit and non-audit fees and reviewing the adequacy of our internal accounting controls. The audit committee also will prepare the audit committee report required by SEC regulations to be included in our annual proxy statement.
Compensation Committee
Upon completion of this offering, our compensation committee will be comprised of , and , with serving as chairman. Prior to the completion of this offering, we expect to adopt a compensation committee charter, which will detail the principal functions of the compensation committee, including:
129
Nominating and Corporate Governance Committee
Upon completion of this offering, our nominating and corporate governance committee will be comprised of , and , with serving as chairman. Prior to the completion of this offering, we expect to adopt a nominating and corporate governance committee charter, which will detail the principal functions of the nominating and corporate governance committee, including:
In identifying and recommending nominees for directors, the nominating and corporate governance committee may consider diversity of relevant experience, expertise and background.
Code of Business Conduct and Ethics
Upon completion of this offering, our Board of Directors will establish a code of business conduct and ethics that applies to our officers, directors and employees. Among other matters, our code of business conduct and ethics will be designed to deter wrongdoing and to promote:
Any waiver of the code of business conduct and ethics for our executive officers or directors must be approved by a majority of our independent directors, and any such waiver shall be promptly disclosed as required by law or NYSE regulations.
130
Compensation Committee Interlocks and Insider Participation
Upon completion of this offering and our formation transactions, we do not anticipate that any of our executive officers will serve as a member of a board of directors or compensation committee, or other committee serving an equivalent function, of any other entity that has one or more of its executive officers serving as a member of our Board of Directors or compensation committee.
Executive Officer and Director Compensation
Executive Officer Compensation
Prior to the completion of the formation transactions, because we did not conduct business in the corporate format we will utilize following the completion of the formation transactions, we did not pay any compensation to any of our named executive officers, and, accordingly, no compensation policies or objectives governed our named executive officer compensation. The table below sets forth the compensation expected to be paid in fiscal year 2014 to our named executive officers in order to provide some understanding of our expected compensation levels. While the table below accurately reflects our current expectations with respect to 2014 named executive officer compensation, actual 2014 compensation for these officers may be increased or decreased, including through the use of compensation components not currently contemplated or described herein.
Name and Principal Position
|
Year | Salary(1) | Bonus(2) |
Stock
Awards(2)(3) |
All Other
Compensation |
Total | |||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Paul A. PittmanExecutive Chairman, President and Chief Executive Officer |
2014 | $ | $ | $ | $ | $ | |||||||||||||
Luca FabbriChief Financial Officer |
2014 |
Upon completion of this offering, we expect to grant an aggregate of $ in restricted shares of our common stock to our executive officers pursuant to our Equity Incentive Plan, which will vest in equal annual installments over years beginning on the first anniversary following the date of the grant. See "Equity Incentive Plan." For the number of restricted shares of our common stock be granted to our executive officers, see "Principal Stockholders."
Director Compensation
As compensation for serving on our Board of Directors, each of our independent directors will receive an annual fee of $ , an additional $ for each Board of Directors meeting attended in person and $ for each Board of Directors meeting attended by telephone. The chairman of each of the compensation committee and the nominating and corporate governance committees will receive an additional $ per year and the audit committee chairman will receive an additional $ per year. Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, will receive no additional compensation as a director. In addition, we will reimburse our directors for their reasonable out-of-pocket expenses incurred in attending Board of Directors and committee meetings. We have not made any payments to any of our directors or director nominees to date.
131
Concurrently with the completion of this offering, we expect to grant an aggregate of $ in restricted shares of our common stock to our independent directors pursuant to our Equity Incentive Plan. See "Equity Incentive Plan." All restricted shares granted to independent directors will vest ratably on each of the first anniversaries of the date of grant, subject to such director's continued service on our Board of Directors. For the number of restricted shares of our common stock to be granted to our independent directors, see "Principal Stockholders."
Our Board of Directors may change the compensation of our independent directors in its discretion.
Equity Incentive Plan
Prior to or concurrently with the completion of this offering, our Board of Directors is expected to adopt, and our stockholder is expected to approve, our Equity Incentive Plan for the purpose of attracting and retaining non-employee directors, executive officers and other key employees and service providers, including officers and employees of our affiliates, and to stimulate their efforts toward our continued success, long-term growth and profitability. Our Equity Incentive Plan provides for the grant of stock options, share awards (including restricted stock and restricted stock units), stock appreciation rights, dividend equivalent rights, performance awards, annual incentive cash awards and other equity-based awards, including LTIP units, which are convertible on a one-for-one basis into OP units. We have reserved a total of shares of common stock for issuance pursuant to our Equity Incentive Plan (including an aggregate of shares of restricted common stock to be granted to our executive officers and non-employee directors and Mr. Hough concurrently with the completion of this offering and shares reserved for potential future issuance), subject to certain adjustments set forth in the plan. This summary is qualified in its entirety by the detailed provisions of our Equity Incentive Plan, which is filed as an exhibit to the registration statement of which this prospectus is a part.
Our Equity Incentive Plan provides that no participant in the plan will be permitted to acquire, or will have any right to acquire, shares thereunder if such acquisition would be prohibited by the ownership limits contained in our charter or bylaws or would impair our status as a REIT.
Administration of Our Equity Incentive Plan. Our Equity Incentive Plan will be administered by our compensation committee. Each member of our compensation committee that administers our Equity Incentive Plan will be a "non-employee director" within the meaning of Rule 16b-3 under the Exchange Act, an "outside director" for purposes of Section 162(m) of the Code and "independent" within the meaning of the NYSE listing rules and the rules and regulations of the SEC. Our compensation committee will determine eligibility for and designate participants of our Equity Incentive Plan, determine the type and amount of awards to be granted, determine the timing, terms, and conditions of any award (including the exercise price), and make other determinations and interpretations as provided in our Equity Incentive Plan. All decisions and interpretations made by our compensation committee with respect to our Equity Incentive Plan will be binding on us and participants. During any period of time in which we do not have a compensation committee, our Equity Incentive Plan will be administered by our Board of Directors or another committee appointed by our Board of Directors. References below to our compensation committee include a reference to our Board of Directors or another committee appointed by our Board of Directors for those periods in which our Board of Directors or such other committee is acting.
Eligible Participants. All of our employees and the employees of our subsidiaries and affiliates, including our operating partnership, are eligible to receive awards under our Equity Incentive Plan. In addition, our non-employee directors and consultants and advisors who perform services for us and our subsidiaries and affiliates may receive awards under our Equity Incentive Plan. Incentive stock options, however, are only available to our employees.
132
Share Authorization. The maximum number of shares of our common stock that may be issued pursuant to awards under the Equity Incentive Plan is , which includes the restricted shares of our common stock to be granted to our executive officers and non-employee directors and Mr. Hough concurrently with the completion of this offering and shares reserved for potential future issuance. In connection with stock splits, distributions, recapitalizations and certain other events, our Board of Directors or compensation committee will make proportionate adjustments that it deems appropriate in the aggregate number of shares of common stock that may be issued under our Equity Incentive Plan and the terms of outstanding awards. If any awards terminate, expire or are canceled, forfeited, exchanged or surrendered without having been exercised or paid or if any awards are forfeited or expire or otherwise terminate without the delivery of any shares of common stock, the shares of common stock subject to such awards will again be available for purposes of our Equity Incentive Plan.
No awards under our Equity Incentive Plan were outstanding prior to completion of this offering. The initial awards described above will become effective upon completion of this offering.
Share Usage. Shares of common stock that are subject to awards will be counted against our Equity Incentive Plan share limit as one share for every one share subject to the award. The number of shares subject to any stock appreciation rights awarded under our Equity Incentive Plan will be counted against the aggregate number of shares available for issuance under our Equity Incentive Plan regardless of the number of shares actually issued to settle the stock appreciation right upon exercise.
Prohibition on Repricing without Stockholder Approval. Except in connection with certain corporate transactions, no amendment or modification may be made to an outstanding stock option or stock appreciation right, including by replacement with or substitution of another award type, that would be treated as a repricing under applicable stock exchange rules or would replace stock options or stock appreciation rights with cash, in each case without the approval of the stockholders (although appropriate adjustments may be made to outstanding stock options and stock appreciation rights to achieve compliance with applicable law, including the Code).
Stock Options. Our Equity Incentive Plan authorizes our compensation committee to grant incentive stock options (under Section 422 of the Code) and options that do not qualify as incentive stock options. The exercise price of each option will be determined by our compensation committee, provided that the price cannot be less than 100% of the fair market value of shares of our common stock on the date on which the option is granted. If we were to grant incentive stock options to any 10% stockholder, the exercise price may not be less than 110% of the fair market value of our shares of common stock on the date of grant.
The term of an option cannot exceed ten years from the date of grant. If we were to grant incentive stock options to any 10% stockholder, the term cannot exceed five years from the date of grant. Our compensation committee determines at what time or times each option may be exercised and the period of time, if any, after retirement, death, disability or termination of employment during which options may be exercised. Options may be made exercisable in installments. The vesting and exercisability of options may be accelerated by our compensation committee. The exercise price of an option may not be amended or modified after the grant of the option, and an option may not be surrendered in consideration of or exchanged for or substituted for a grant of a new option having an exercise price below that of the option which was surrendered or exchanged or substituted for without stockholder approval.
The exercise price for any option or the purchase price for restricted stock, if any, is generally payable (i) in cash or cash equivalents, (ii) to the extent the award agreement provides, by the surrender of shares of common stock (or attestation of ownership of such shares) with an aggregate fair market value, on the date on which the option is exercised, of the exercise price, (iii) with respect to an
133
option only, to the extent the award agreement provides, by payment through a broker in accordance with procedures set forth by us or (iv) to the extent the award agreement provides and/or unless otherwise specified in an award agreement, any other form permissible by applicable laws, including net exercise and service to us.
Share Awards. Our Equity Incentive Plan also provides for the grant of share awards, including restricted stock and restricted stock units. A share award is an award of shares of common stock or stock units that may be subject to restrictions on transferability and other restrictions as our compensation committee determines in its sole discretion on the date of grant. The restrictions, if any, may lapse over a specified period of time or through the satisfaction of conditions, in installments or otherwise, as our compensation committee may determine. Restricted stock units are contractual promises to deliver shares of common stock in the future and may be settled in cash, shares, other securities or property (as determined by our compensation committee) upon the lapse of restrictions applicable to the award and otherwise in accordance with the award agreement. A participant who receives restricted stock will have all of the rights of a stockholder as to those shares, including, without limitation, the right to vote and the right to receive dividends or distributions on the shares, except that our compensation committee may require any dividends to be reinvested in shares. A participant who receives restricted stock units will have no rights of a stockholder with respect to the restricted stock units but may be granted the right to receive dividend equivalent rights. During the period, if any, when share awards are non-transferable or forfeitable, a participant is prohibited from selling, transferring, assigning, pledging, exchanging, hypothecating or otherwise encumbering or disposing of his or her award shares
Stock Appreciation Rights. Our Equity Incentive Plan authorizes our compensation committee to grant stock appreciation rights that provide the recipient with the right to receive, upon exercise of the stock appreciation right, cash, common stock or a combination of the two. The amount that the recipient will receive upon exercise of the stock appreciation right generally will equal the excess of the fair market value of shares of our common stock on the date of exercise over the shares' fair market value on the date of grant. Stock appreciation rights will become exercisable in accordance with terms determined by our compensation committee. Stock appreciation rights may be granted in tandem with an option grant or independently from an option grant. The term of a stock appreciation right cannot exceed ten years from the date of grant.
Performance Awards. Our Equity Incentive Plan also authorizes our compensation committee to grant performance awards. Performance awards represent the participant's right to receive a compensation amount, based on the value of our common stock, if performance goals established by our compensation committee are met. Our compensation committee will determine the applicable performance period, the performance goals and such other conditions that apply to the performance award. Performance goals may relate to our financial performance or the financial performance of our OP units, the participant's performance or such other criteria determined by our compensation committee. If the performance goals are met, performance awards will be paid in cash, shares of common stock or a combination thereof
Under our Equity Incentive Plan, one or more of the following business criteria, on a consolidated basis, and/or with respect to specified subsidiaries (except with respect to the total stockholder return and earnings per share criteria), will be used by our compensation committee in establishing performance goals: FFO; adjusted FFO; earnings before any one or more of the following: interest, taxes, depreciation, amortization and/or stock compensation; operating (or gross) income or profit; pretax income before allocation of corporate overhead and/or bonus; operating efficiencies; operating income as a percentage of net revenue; return on equity, assets, capital, capital employed or investment; after tax operating income; net income; earnings or book value per share; financial ratios; cash flow(s); total rental income or revenues; capital expenditures as a percentage of rental income;
134
total operating expenses, or some component or combination of components of total operating expenses, as a percentage of rental income; stock price or total stockholder return, including any comparisons with stock market indices; appreciation in or maintenance of the price of the common stock or any of our publicly-traded securities; dividends; debt or cost reduction; comparisons with performance metrics of peer companies; comparisons of our stock price performance to the stock price performance of peer companies; strategic business objectives, consisting of one or more objectives based on meeting specified cost, acquisition or leasing targets, meeting or reducing budgeted expenditures, attaining division, group or corporate financial goals, meeting business expansion goals and meeting goals relating to leasing, acquisitions, joint ventures or collaborations or dispositions; economic value-added models; or any combination thereof. Each goal may be expressed on an absolute and/or relative basis, may be based on or otherwise employ comparisons based on internal targets, our past performance or the past performance of any of our subsidiaries, operating units, business segments or divisions and/or the past or current performance of other companies, and in the case of earnings-based measures, may use or employ comparisons relating to capital, stockholders' equity and/or shares outstanding, or to assets or net assets. Our compensation committee may appropriately adjust any evaluation of performance under the foregoing criteria to exclude any of the following events that occurs during a performance period: asset impairments or write-downs; litigation or claim judgments or settlements; the effect of changes in tax law, accounting principles or other such laws or provisions affecting reported results; accruals for reorganization and restructuring programs; any extraordinary non-recurring items as described in Accounting Principles Board Opinion No. 30 and/or in management's discussion and analysis of financial condition and results of operations appearing in our annual report to stockholders for the applicable year; the effect of adverse federal, governmental or regulatory action, or delays in federal, governmental or regulatory action; or any other event either not directly related to our operations or not within the reasonable control of our management.
Bonuses. Cash performance bonuses payable under our Equity Incentive Plan may be based on the attainment of performance goals that are established by our compensation committee and relate to one or more performance criteria described in the plan. Cash performance bonuses must be based upon objectively determinable bonus formulas established in accordance with the plan.
Dividend Equivalents. Our compensation committee may grant dividend equivalents in connection with the grant of any equity-based award. Dividend equivalents may be paid in cash or may be deemed reinvested in additional shares of stock and may be payable in cash, common stock or a combination of the two. To the extent the dividend equivalents are provided with respect to another award that vests or is earned based upon achievement of performance goals, any dividend equivalents will not be paid currently, but instead will be paid only to the extent the award vests. Our compensation committee will determine the terms of any dividend equivalents.
Other Equity-Based Awards. Our compensation committee may grant other types of equity-based awards under our Equity Incentive Plan, including LTIP units. Other equity-based awards are payable in cash, common stock or other equity, or a combination thereof, and may be restricted or unrestricted, as determined by our compensation committee. The terms and conditions that apply to other equity-based awards are determined by our compensation committee.
LTIP units are a special class of OP units. Each LTIP unit awarded under our Equity Incentive Plan will be equivalent to an award of one share under our Equity Incentive Plan, reducing the number of shares available for other equity awards on a one-for-one basis. We will not receive a tax deduction with respect to the grant, vesting or conversion of any LTIP unit. The vesting period for any LTIP units, if any, will be determined at the time of issuance. Each LTIP unit, whether vested or not, will receive the same quarterly per unit profit distribution as the other outstanding OP units, which profit distribution will generally equal the per share distribution on a share of common stock. This treatment with respect to quarterly distributions is similar to the expected treatment of our restricted stock
135
awards, which will receive full distributions whether vested or not. Initially, each LTIP unit will have a capital account of zero and, therefore, the holder of the LTIP unit would receive nothing if our operating partnership were liquidated immediately after the LTIP unit is awarded. However, the partnership agreement requires that "book gain" or economic appreciation in our assets realized by our operating partnership, whether as a result of an actual asset sale or upon the revaluation of our assets, as permitted by applicable regulations promulgated by the U.S. Treasury Department, or Treasury Regulations, be allocated first to LTIP units until the capital account per LTIP unit is equal to the capital account per unit of our operating partnership. The applicable Treasury Regulations provide that assets of our operating partnership may be revalued upon specified events, including upon additional capital contributions by us or other partners of our operating partnership or a later issuance of additional LTIP units. Upon equalization of the capital account of the LTIP unit with the per unit capital account of the OP units and full vesting of the LTIP unit, the LTIP unit will be convertible into an OP unit at any time. There is a risk that a LTIP unit will never become convertible because of insufficient gain realization to equalize capital accounts and, therefore, the value that a grantee will realize for a given number of vested LTIP units may be less than the value of an equal number of shares of common stock. See "Our Operating Partnership and the Partnership Agreement," for a further description of the rights of limited partners in our operating partnership.
Recoupment. If we adopt a "clawback" or recoupment policy, any awards granted pursuant to our Equity Incentive Plan will be subject to repayment to us to the extent provided under the terms of such policy. We reserve the right in any award agreement to cause a forfeiture of the gain realized by a recipient if such recipient is in violation of or in conflict with certain agreements with us (including but not limited to an employment or non-competition agreement) or upon termination for "cause" as defined in our Equity Incentive Plan, applicable award agreement or any other agreement between us or an affiliate and the recipient.
Change in Control. If we experience a change in control in which outstanding awards that are not exercised prior to the change in control will not be assumed or continued by the surviving entity: (1) except for performance awards, all restricted stock, LTIP units and restricted stock units will vest and the underlying shares of common stock and all dividend equivalent rights will be delivered immediately before the change in control; or (2) at our Board of Director's or compensation committee's discretion, either all options and stock appreciation rights will become exercisable 15 days before the change in control and terminate upon completion of the change in control, or all options, stock appreciation rights, restricted stock and restricted stock units will be cashed out before the change in control. In the case of performance awards denominated in shares or LTIP units, if more than half of the performance period has lapsed, the awards will be converted into restricted stock or restricted stock units based on actual performance to date. If less than half of the performance period has lapsed, or if actual performance is not determinable, the awards will be converted into restricted stock assuming target performance has been achieved.
In summary, a change in control under our Equity Incentive Plan occurs if:
136
Adjustments for Stock Dividends and Similar Events. Our compensation committee will make appropriate adjustments in outstanding awards and the number of shares available for issuance under our Equity Incentive Plan, including the individual limitations on awards, to reflect stock splits and other similar events.
Transferability of Awards. Except as otherwise permitted in an award agreement or by our compensation committee, awards under the Equity Incentive Plan are not transferable other than by a participant's will or the laws of descent and distribution.
Term and Amendment. Our Board of Directors may amend or terminate our Equity Incentive Plan at any time; provided that no amendment may adversely impair the benefits of participants with respect to outstanding awards without the participants' consent or violate our equity incentive plan's prohibition on repricing. Our stockholders must approve any amendment if such approval is required under applicable law or stock exchange requirements. Our stockholders also must approve any amendment that changes the no-repricing provisions of the plan. Unless terminated sooner by our Board of Directors or extended with stockholder approval, our Equity Incentive Plan will terminate on the tenth anniversary of the adoption of the plan
Certain U.S. Federal Income Tax Consequences
Parachute Limitation. Unless a recipient is party to another agreement that addressed Sections 280G and 4999 of the Code, to the extent any payment or benefit would be subject to an excise tax imposed in connection with Section 4999 of the Code, such payments and/or benefits may be subject to a "best pay cap" reduction to the extent necessary so that the executive receives the greater of the (i) net amount of the payment and benefits reduced such that such payments and benefits will not be subject to the excise tax and (ii) net amount of the payments and benefits without reduction but with the executive paying the excise tax liability.
Section 162(m). Section 162(m) of the Code generally disallows a public company's tax deduction for compensation paid in excess of $1.0 million in any tax year to its chief executive officer and certain other most highly compensated executives. However, compensation that qualifies as "performance-based compensation" is excluded from this $1.0 million deduction limit and therefore remains fully deductible by the company that pays it. We generally intend that, except as otherwise determined by our compensation committee, performance awards and stock options granted with an exercise price at least equal to 100% of the fair market value of the underlying shares of common stock at the date of grant to employees our compensation committee expects to be named executive officers at the time a deduction arises in connection with such awards, will qualify as "performance-based compensation" so that these awards will not be subject to the Section 162(m) deduction limitations. Our compensation committee will not necessarily limit executive compensation to amounts deductible under Section 162(m) of the Code, however, if such limitation is not in the best interests of us and our stockholders.
Section 409A. We intend to administer our Equity Incentive Plan so that awards will be exempt from, or will comply with, the requirements of Section 409A of the Code; however, we do not warrant that any award under our Equity Incentive Plan will qualify for favorable tax treatment under Section 409A of the Code or any other provision of federal, state, local or foreign law. We will not be liable to any participant for any tax, interest, or penalties that such participant might owe as a result of the grant, holding, vesting, exercise, or payment of any award under our Equity Incentive Plan.
137
Employment Agreements
Upon completion of this offering, we will enter into employment agreements with Messrs. Pittman and Fabbri. Set forth below is a description of the anticipated terms of each employment agreement.
The employment agreements will have initial three-year terms with automatic one-year renewals thereafter, unless the executive or we provides notice of non-renewal to the other party. The employment agreements will provide for an initial base salary of $ to Mr. Pittman and an initial base salary of $ to Mr. Fabbri, to be adjusted annually thereafter at the discretion of our Board of Directors or the compensation committee. Pursuant to the employment agreements, the executives will be eligible to receive an annual discretionary bonus in the event we or the executive, or both, respectively, achieve certain financial performance and personal performance targets to be established by our Board of Directors or the compensation committee pursuant to a cash compensation incentive plan or similar plan to be established by us in our sole discretion under our Equity Incentive Plan. The executive will also be eligible to participate in other compensatory and benefit plans available to all employees.
The employment agreement will provide that, if the executive's employment is terminated:
138
Additionally, if the executive's employment is terminated by us without "cause," by the executive for "good reason" or as a result of a non-renewal of the employment term by us, all of the executive's outstanding unvested equity-based awards (including but not limited to, restricted stock and restricted stock units) will vest and become immediately exercisable and unrestricted, without any action by our Board of Directors or any committee thereof (except vesting may be delayed to qualify as performance-based compensation for purposes of Section 162(m) of the Code).
The executive's right to receive the severance payments and benefits described above is subject to his delivery and non-revocation of an effective general release of claims in favor of our company and compliance with customary restrictive covenant provisions, including, relating to confidentiality, noncompetition, nonsolicitation, cooperation and nondisparagement.
In addition, under the employment agreements, to the extent any payment or benefit would be subject to an excise tax imposed in connection with Section 4999 of the Code, such payments and/or benefits may be subject to a "best pay cap" reduction to the extent necessary so that the executive receives the greater of the (i) net amount of the payments and benefits reduced such that such payments and benefits will not be subject to the excise tax and (ii) net amount of the payments and benefits without such reduction.
Indemnification of Directors and Officers and Limitation of Liability
For information concerning indemnification applicable to our directors and officers, see "Certain Provisions of Maryland Law and of Our Charter and Bylaws."
139
The following table sets forth certain information regarding the beneficial ownership of shares of our common stock and shares of common stock issuable upon redemption of OP units immediately following the completion of this offering and consummation of the formation transactions for (1) each person who is expected to be the beneficial owner of 5% or more of our outstanding common stock immediately following the completion of this offering, (2) each of our directors, director nominees and named executive officers, and (3) all of our directors, director nominees and executive officers as a group. This table assumes that the formation transactions and this offering are completed, and gives effect to the expected issuance of common stock and OP units in connection with this offering and the formation transactions (based on the midpoint of the price range set forth on the front cover of this prospectus). Each person named in the table has sole voting and investment power with respect to all of the shares of our common stock shown as beneficially owned by such person, except as otherwise set forth in the footnotes to the table. The extent to which a person will hold shares of common stock as opposed to OP units is set forth in the footnotes below.
The SEC has defined "beneficial ownership" of a security to mean the possession, directly or indirectly, of voting power or investment power over such security. A stockholder is also deemed to be, as of any date, the beneficial owner of all securities that such stockholder has the right to acquire within 60 days after that date through (1) the exercise of any option, warrant or right, (2) the conversion of a security, (3) the power to revoke a trust, discretionary account or similar arrangement or (4) the automatic termination of a trust, discretionary account or similar arrangement. In computing the number of shares beneficially owned by a person and the percentage ownership of that person, shares of our common stock subject to options or other rights (as set forth above) held by that person that are exercisable as of the completion of this offering or will become exercisable within 60 days thereafter, are deemed outstanding, while such shares are not deemed outstanding for purposes of computing percentage ownership of any other person.
Unless otherwise indicated, the address of each named person is c/o Farmland Partners Inc., 8670 Wolff Court, Suite 240, Westminster, Colorado 80031. No shares or OP units beneficially owned by any executive officer, director or director nominee have been pledged as security for a loan.
Name of Beneficial Owner
|
Number of Shares of
Common Stock Beneficially Owned(1) |
Number of Shares
and OP Units Beneficially Owned |
Percentage of
All Shares(2) |
Percentage of All
Shares and OP Units(2) |
||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
Paul A. Pittman |
% | % | ||||||||||
Luca Fabbri |
||||||||||||
Jay Bartels |
||||||||||||
Chris A. Downey |
||||||||||||
Dean Jernigan |
||||||||||||
Darell D. Sarff |
||||||||||||
Robert S. Solomon |
||||||||||||
All executive officers, directors and director nominees as a group (7 people) |
% | % |
140
CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS
Formation Transactions
The initial properties that will be owned by us through our operating partnership upon completion of this offering and consummation of the formation transactions are currently owned indirectly by FP Land, a Delaware limited liability company that is 100% owned by Pittman Hough Farms, an entity in which Mr. Pittman owns a 75% controlling interest and in which Mr. Hough and certain members of Mr. Hough's family own the remaining 25% interest. We refer to the individuals that indirectly own 100% of the limited liability company interests in FP Land as the "prior investors." FP Land has entered into the FP Land Merger Agreement with our operating partnership, pursuant to which FP Land will merge with and into our operating partnership (with our operating partnership surviving) and Pittman Hough Farms will receive OP units as consideration for the merger. We refer to this merger as the FP Land Merger. The number of OP units issuable to Pittman Hough Farms in the formation transactions is based upon the terms of FP Land Merger Agreement, and was based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and the outstanding indebtedness of our Predecessor. See "Structure and Formation of Our CompanyDetermination of Consideration Payable in the Formation Transactions."
Pittman Hough Farms has had a substantive, pre-existing relationship with us and has represented to us that it is an "accredited investor" as defined under Regulation D of the Securities Act. The issuance of OP units to Pittman Hough Farms in the formation transactions will be effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D under the Securities Act.
The following table sets forth the consideration to be indirectly received by Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, and Mr. Hough, who will provide consulting services to us pursuant to the Consulting Agreement, in connection with the formation transactions, assuming a price per OP unit equal to the midpoint of the price range set forth on the front cover of this prospectus.
Prior Investors
|
Relationship to Us |
Number of OP Units Received in
Formation Transactions |
Total Value of Formation
Transaction Consideration |
||||||
---|---|---|---|---|---|---|---|---|---|
Paul A. Pittman |
Executive Chairman, President and Chief Executive Officer | (1) | $ | (1) | |||||
Jesse J. Hough |
Consultant | (2) | $ | (2) |
We have not obtained a fairness opinion in connection with the FP Land Merger. The amount of consideration to be paid by us to Pittman Hough Farms in the FP Land Merger was based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and the outstanding indebtedness of our Predecessor. The estimates of the properties' fair market value were based on various factors including assessments of comparable farmland in each of the markets in which the properties are located and publicly available records of farmland sales. However, the consideration to be paid by us to Pittman Hough Farms was not based on arm's-length
141
negotiations and was not approved by any independent directors. Through his interest in Pittman Hough Farms, Mr. Pittman, who had significant influence in structuring the formation transactions, will indirectly receive an aggregate of OP units as a result of the formation transactions. These OP units will have an initial value of approximately $ , based on an initial public offering price of $ per share (the midpoint of the price range set forth on the front cover of this prospectus), and will represent % of the outstanding equity interests of our company (on a fully diluted basis) upon completion of this offering and the formation transactions. The consideration we will pay for the farmland and other assets in our initial portfolio may exceed their fair market value and we could realize less value from these assets than we would have if the assets had been acquired through arm's-length negotiations.
In connection with the formation transactions, Messrs. Pittman and Hough will enter into the Representation, Warranty and Indemnity Agreement, pursuant to which they will make certain representations and warranties to us regarding the properties being acquired in the FP Land Merger and agree to indemnify us and our operating partnership for certain breaches of such representations and warranties for one year after the completion of the formation transactions. See "Structure and Formation of Our CompanyFormation Transactions." Other than Messrs. Pittman and Hough, no party will provide us with any indemnification, other than with respect to representations regarding their interests in FP Land.
Shared Services Agreement
Upon completion of this offering, we will enter into the Shared Services Agreement with American Agriculture, a Colorado corporation that is owned 75% by Mr. Pittman and 25% by Mr. Hough, pursuant to which American Agriculture will provide certain support services to us, including providing office space, administrative support, accounting support, information technology services (which will include hosting and maintaining a separate and secure website, email service and other software necessary to operate our business, in a totally independent and password protected system segregated from other American Agriculture sites) and human resources assistance. We believe this arrangement with American Agriculture will provide cost-effective support to us until such time as our portfolio and revenues reach a level that makes it cost-effective for us to internally build out our staff and other overhead.
The Shared Services Agreement will provide for an annual fee of $175,000 in cash, payable to American Agriculture in equal quarterly installments. The annual fee reflects the expected cost American Agriculture will incur in connection with providing us the services described above. After the initial one-year term of the Shared Services Agreement, the annual fee may be increased or decreased based on the actual cost American Agriculture incurred in connection with providing us the services described above during the initial term of the Shared Services Agreement, provided that such costs are no greater than those that would be payable to outside professionals or consultants engaged to perform such services pursuant to agreements negotiated on an arm's-length basis.
The initial term of the Shared Services Agreement expires on the first anniversary of the closing of this offering and will be automatically renewed for additional one-year terms each anniversary date thereafter unless previously terminated by us or American Agriculture. We expect to terminate the Shared Services Agreement effective January 1 following the fiscal year during which the market capitalization of our common stock exceeds $500 million. However, any termination of the Shared Services Agreement by us will be at the discretion of our Board of Directors. Any amendment to the Shared Services Agreement, including any increase or decrease in the annual fee payable to American Agriculture, will require the approval of the majority of the independent members of our Board of Directors.
142
Consulting Agreement
Upon completion of this offering, we will enter into the Consulting Agreement with Jesse J. Hough, pursuant to which he will advise us with respect to business strategies and related matters, including asset underwriting, asset acquisitions and accounting matters, as well as other matters reasonably requested by us during the term of the Consulting Agreement in exchange for our payment of a consulting fee. See "ManagementConsulting Agreement."
Leases with Our Related Tenants
Prior to the completion of this offering, our Predecessor leased 36 of the 38 farms and the three grain storage facilities in our initial portfolio to either Astoria Farms or Hough Farms, our related tenants, pursuant to triple-net leases, all of which will be terminated in connection with this offering. Pursuant to these leases, our Predecessor, in which Mr. Pittman has a 75% indirect ownership interest, received an aggregate of $2,179,916, $1,794,600 and $1,289,157 during the years ended December 31, 2013, 2012 and 2011, respectively, from our related tenants.
Upon completion of this offering and the formation transactions, 36 of the 38 farms and the three grain storage facilities in our initial portfolio will be leased to our related tenants pursuant to newly executed triple-net leases with terms ranging from one to three years and 2014 contractual rent ranging from approximately $11,500 to $229,500, or $2,639,514 in the aggregate for 2014.
Mr. Pittman has a 28.3% indirect partnership interest in, and controls, Astoria Farms, and has an 18.75% indirect partnership interest in Hough Farms. Mr. Hough has a 4.3% indirect partnership interest in Astoria Farms and a 28.3% indirect partnership interest in Hough Farms. As a result, these leases were not negotiated on an arm's-length basis, and the terms, including the annual rent and other amounts payable, may not be as favorable to us as if the leases had been negotiated with an unaffiliated third party. See "Risk FactorsRisks Related to Our Organizational StructureThe leases with our related tenants were not negotiated on an arm's-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third parties." The renewal of any of the leases with our related tenants and any new leases with these entities or any other entity affiliated with our management team or Mr. Hough will require the approval of a majority of the independent members of our Board of Directors. See "Our Business and PropertiesDescription of Our LeasesLeases in Place Upon Completion of This Offering."
Excluded Assets and Businesses
Messrs. Pittman and Hough will retain ownership interests in one farm in Illinois (consisting of 3,202 total acres) and one farm in Nebraska (consisting of 1,204 total acres) that will not be acquired by us in our formation transactions, due to their families' long-term ownership of those farms and the high proportion of non-tillable acreage of those farms, including pasture land, livestock facilities and land devoted to recreational activities. In addition, the excluded Illinois farm contains a substantial amount of timberland from which revenues are generated from logging and hunting. We refer to the excluded Illinois farm and the excluded Nebraska farm as the "homestead farms" in this prospectus. We generally do not believe the two homestead farms are consistent with our investment criteria and business and growth strategies. However, upon completion of this offering and consummation of the formation transactions, we will enter into agreements with Messrs. Pittman and Hough and certain of their affiliates pursuant to which we will be granted a right of first offer with respect to any portion of the homestead farms that Messrs. Pittman and Hough and certain of their affiliates desire to transfer.
In addition, Messrs. Pittman and Hough have an indirect non-controlling and non-managing interest in a joint venture that owns one farm in Illinois, consisting of approximately 759 acres, and one farm in Colorado, consisting of approximately 159 acres, which will not be acquired by us in our formation transactions. This joint venture may acquire additional farmland in our markets that is
143
consistent with our investment criteria; however, Messrs. Pittman and Hough will not make any additional contributions to this joint venture without the approval of a majority of the independent members of our Board of Directors.
Mr. Pittman also owns a property in California that will not be acquired by us in the formation transactions. The California property was historically operated as a ranch but is being held for a potential residential development and is not consistent with our investment criteria and business and growth strategies.
In addition, Messrs. Pittman and Hough are the sole owners of, and Mr. Hough is an employee of, American Agriculture, which provides services related to farming and livestock and is a party to the Shared Services Agreement. See "Shared Services Agreement." Mr. Pittman also has (i) ownership interests in Astoria Farms and Hough Farms, which are engaged primarily in the production and sale of corn and soybeans and will lease 84.0% of the total acres in our initial portfolio, and (ii) a controlling interest in a livestock business. Mr. Hough has ownership interests in and manages the farming operations of Astoria Farms and Hough Farms and the livestock business controlled by Mr. Pittman.
As a result of these ownership interests, Messrs. Pittman and Hough will have conflicts of interest. See "Risk FactorsRisks Related to Our Organizational StructureMessrs. Pittman and Hough have outside business interests that could require time and attention and may interfere with their ability to devote time to our business and affairs or present financial conflicts with us and may adversely affect our business." However, we do not believe that the excluded assets and businesses in which Messrs. Pittman and Hough are engaged will compete with us for tenants or investment opportunities.
Homestead Exemption Policy
Our Board of Directors has adopted the Homestead Exemption Policy to allow Mr. Pittman and entities controlled by him to acquire additional farmland in close proximity to the two homestead farms. Pursuant to the Homestead Exemption Policy, Mr. Pittman and entities controlled by him have a right of first opportunity to acquire farmland in a total of 15 townships that are located within Fulton County or Schuyler County in Illinois or Butler County in Nebraska, which are the counties in which the two excluded farms are located. The specific townships are Astoria, Isabel, Kerton, Pleasant, Vermont and Woodland in Fulton County, Illinois; Browning, Hickory, Oakland and Rushville in Schuyler County, Illinois; and Alexis, Bone Creek, Olive, Savannah and Summit in Butler County, Nebraska. Under the Homestead Exemption Policy, Mr. Pittman and entities controlled by him may acquire no more than an aggregate of $5.0 million of farmland properties in these 15 townships annually without first offering the acquisition opportunity to us or otherwise receiving the consent or approval of the majority of the independent members of our Board of Directors. Some of the farms in our initial portfolio are located in townships in which Mr. Pittman and entities controlled by Mr. Pittman will be permitted to acquire farms pursuant to this policy. Although this policy could allow Mr. Pittman and the entities controlled by him to acquire farmland that is directly competitive with certain of the farms in our initial portfolio, Mr. Pittman has advised us that he does not intend to acquire for his own account farms that would directly compete with the farms we then own without first offering the acquisition opportunity to us. The independent members of our Board of Directors will review this policy annually.
Right of First Offer Agreements
Upon completion of this offering and consummation of the formation transactions, we will enter into agreements with Mr. Pittman and Pittman Hough Farms, pursuant to which we will be granted a right of first offer with respect to any portion of the two homestead farms that Mr. Pittman and Pittman Hough Farms desire to transfer. See "Excluded Assets and Businesses." Under the right of first offer agreements, if Mr. Pittman or Pittman Hough Farms intends to transfer any portion of the
144
two homestead farms pursuant to a public auction, the right of first offer provisions will not apply as long as Mr. Pittman or Pittman Hough Farms, as applicable, provides us written notice of the time and place of such public auction at least 30 days in advance of such public auction. Decisions regarding the exercise of our rights under these agreements will require approval of a majority of the independent members of our Board of Directors. The right of first offer agreements will terminate automatically if Mr. Pittman ceases to be an executive officer and director of our company.
Partnership Agreement
In connection with the completion of the formation transactions, Pittman Hough Farms, which is owned 75% by Mr. Pittman, will receive OP units. As a result, Pittman Hough Farms will become a limited partner of our operating partnership under the partnership agreement. See "Our Operating Partnership and the Partnership Agreement." Upon completion of this offering and the formation transactions, Mr. Pittman will beneficially own % of the outstanding OP units (or % if the underwriters' over-allotment option is exercised in full).
Pursuant to the partnership agreement, limited partners of our operating partnership and some assignees of limited partners will have the right, beginning 12 months after the completion of the formation transactions, to require our operating partnership to redeem part or all of their OP units for cash equal to the then-current market value of an equal number of shares of our common stock (determined in accordance with and subject to adjustment under the partnership agreement) or, at our election, for shares of our common stock on a one-for-one basis, subject to certain adjustments and the restrictions on ownership and transfer of our stock set forth in our charter and described under the section titled "Description of Our Capital StockRestrictions on Ownership and Transfer."
Registration Rights
In connection with the completion of this offering, we will enter into a registration rights agreement with Pittman Hough Farms, which is owned 75% by Mr. Pittman. Pursuant to the terms of the registration rights agreement, we will agree to file, following the date on which we become eligible to file a registration statement on Form S-3 under the Securities Act, one or more registration statements registering the issuance and resale of the common stock issuable upon redemption of the OP units issued in connection with the formation transactions. We will agree to pay all of the expenses relating to such registration statements. See "Shares Eligible for Future SaleRegistration Rights."
Tax Protection Agreement
Our operating partnership will enter into a tax protection agreement with Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, pursuant to which our operating partnership will agree to indemnify Pittman Hough Farms, against adverse tax consequences (including as a result of receiving a tax protection payment) in connection with (i) our sale of the protected properties in our initial portfolio in a taxable transaction until the th (or in a limited number of cases, the th) anniversary of the completion of the formation transactions and (ii) our operating partnership's failure to provide Pittman Hough Farms, the opportunity to guarantee certain debt of our operating partnership until the th anniversary of the completion of the formation transactions. Pursuant to the tax protection agreement, it is anticipated that the total amount of protected built-in gain on the protected properties will be approximately $ million. Our operating partnership also will agree to provide Pittman Hough Farms, the opportunity to guarantee a portion of our operating partnership's indebtedness, or, alternatively, to enter into deficit restoration obligations, to provide certain tax protections. We are currently evaluating, and have not yet determined, whether Pittman Hough Farms, will have a need to guarantee debt immediately upon completion of this offering and consummation of the formation transactions. In addition to any guarantee opportunities provided immediately upon completion of the formation transactions and this offering, this opportunity will also be provided upon
145
future repayment, retirement, refinancing, or other reduction (other than scheduled amortization) of our operating partnership's liabilities, and we will indemnify Pittman Hough Farms, for any tax liabilities it incurs as a result of our failure to timely provide such opportunity and any tax liabilities incurred as a result of such tax protection payment.
Release of Guarantees
Mr. Pittman is the guarantor of approximately $9.2 million of indebtedness, which will be repaid with a portion of the net proceeds from this offering and, as a result, Mr. Pittman will be released from these guarantee obligations. In addition, Mr. Pittman is the guarantor of approximately $30.8 million of indebtedness that we will assume in connection with the formation transactions. In connection with this assumption, we will seek to have Mr. Pittman released from such guarantees.
Debt Repayment
Of the approximately $12.0 million of indebtedness that will be repaid with a portion of the net proceeds from this offering, $6.8 million is being repaid to release mortgage liens on properties in which Mr. Pittman has an ownership interest that are not being acquired by us in connection with the formation transactions. As a result, Mr. Pittman will benefit from the release of the mortgage liens on these properties. However, because of our assumption and repayment of this indebtedness, Mr. Pittman, through his 75% interest in Pittman Hough Farms, is indirectly receiving fewer OP units in the FP Land Merger than he would if we did not assume and repay this indebtedness.
Reimbursement of Pre-Closing Offering Expenses
Certain entities controlled by Mr. Pittman, our Executive Chairman, President and Chief Executive Officer, anticipate advancing or incurring an aggregate of approximately $ in organizational, legal, accounting and other similar expenses in connection with this offering and the formation transactions. We will reimburse these entities controlled by Mr. Pittman for these expenses, assume the debt incurred in paying these expenses or otherwise assume responsibility for paying these expenses upon completion of this offering and the formation transactions.
Properties Recently Acquired by Our Predecessor
Through various transactions during the two years prior to this offering and the formation transactions, our Predecessor acquired the following properties on the dates and for the purchase prices set forth in the following table:
Property Name
|
Date Acquired | Purchase Price | ||||
---|---|---|---|---|---|---|
Smith |
6/26/2013 | $ | 1,147,188 | |||
Zeagers |
12/26/2012 | 1,149,000 | ||||
Symond |
12/21/2012 | 1,700,000 | ||||
McFadden MD |
10/8/2012 | 609,933 | ||||
McFadden SC |
10/8/2012 | 251,748 | ||||
Kelly |
6/29/2012 | 742,097 | ||||
Beckerdite |
2/12/2012 | 990,516 | ||||
Matulka and Stanbra/Zeller(1) |
1/1/2012 | 3,560,425 |
146
Equity Incentive Plan
Prior to or concurrently with the completion of this offering, we expect to adopt our Equity Incentive Plan, a cash and equity-based incentive award plan for our directors, officers, employees and consultants. We expect that an aggregate of shares of our common stock and OP units will be available for future issuance under awards granted pursuant to our Equity Incentive Plan. See "ManagementExecutive Officer and Director CompensationEquity Incentive Plan."
IPO Grants Under Equity Incentive Plan
Upon completion of this offering, we expect to grant an aggregate of $ in restricted shares of our common stock to Messrs. Pittman, Fabbri and Hough, which will vest in equal annual installments over years beginning on the first anniversary following the date of the grant, and an aggregate of $ in restricted shares of our common stock to our independent directors. All restricted shares granted to our independent directors will vest ratably on each of the first anniversaries of the date of grant, subject to such director's continued service on our Board of Directors. See "ManagementExecutive Officer and Director Compensation."
Employment Agreements
We will enter into an employment agreement with each of Messrs. Pittman and Fabbri that will be effective upon completion of this offering. These employment agreements provide for base salary, bonus and other benefits, including severance and accelerated vesting of equity awards upon a termination of the executive's employment under certain circumstances. See "ManagementExecutive CompensationEmployment Agreements."
Indemnification of Officers and Directors
Effective upon completion of this offering, our charter and bylaws will provide for certain indemnification rights for our directors and officers and we will enter into an indemnification agreement with each of our executive officers and directors, providing for procedures for indemnification and advancements by us of certain expenses and costs relating to claims, suits or proceedings arising from their service to us or, at our request, service to other entities, as officers or directors, or in certain other capacities, to the maximum extent permitted by Maryland law. See "Certain Provisions of Maryland Law and of Our Charter and BylawsLimitation of Directors' and Officers' Liability and Indemnification."
147
STRUCTURE AND FORMATION OF OUR COMPANY
Our Operating Entities
Our Company
We were formed as a Maryland corporation on September 27, 2013 and will commence operations upon completion of this offering and consummation of the formation transactions. We will conduct our business through a traditional UPREIT structure in which our properties are owned by our operating partnership directly or through subsidiaries, as described below under "Our Operating Partnership." Our wholly owned subsidiary, Farmland Partners OP GP, LLC, is the sole general partner of our operating partnership and, upon completion of this offering and consummation of the formation transactions, we will own approximately % of the OP units in our operating partnership. Our Board of Directors will oversee our business and affairs.
Our Operating Partnership
Our operating partnership was formed as a Delaware limited partnership on September 27, 2013 and will commence operations upon completion of this offering and consummation of the formation transactions. Following completion of this offering and consummation of the formation transactions, substantially all of our assets will be held by, and our operations will be conducted through, our operating partnership. Our wholly owned subsidiary, Farmland Partners OP GP, LLC, is the sole general partner of the operating partnership. As a result, we generally will have the exclusive power under the partnership agreement to manage and conduct its business and affairs, subject to certain limited approval and voting rights of the limited partners, which are described more fully below in "Our Operating Partnership and the Partnership Agreement." In the future, we expect to issue OP units from time to time in connection with property acquisitions, as compensation or otherwise.
Formation Transactions
The properties that will be owned by us through our operating partnership upon completion of this offering and consummation of the formation transactions are currently owned indirectly by our Predecessor, FP Land, a Delaware limited liability company that is 100% owned by Pittman Hough Farms LLC, or Pittman Hough Farms, a Colorado limited liability company in which Mr. Pittman owns a 75% controlling interest and in which Mr. Hough and certain members of Mr. Hough's family own the remaining 25% interest. We refer to the individuals that indirectly own 100% of the limited liability company interests in FP Land as the "prior investors." FP Land has entered into the FP Land Merger Agreement with our operating partnership, pursuant to which FP Land will merge with and into our operating partnership (with our operating partnership surviving) and Pittman Hough Farms will receive OP units as consideration for the merger. We refer to this merger as the FP Land Merger. See "Certain Relationships and Related Party Transactions." The number of OP units issuable to Pittman Hough Farms in the formation transactions is based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and the outstanding indebtedness of our Predecessor. The estimates of the properties' fair market value were based on various factors, including assessments of comparable farmland in each of the markets in which the properties are located and publicly available records of farmland sales. See "Determination of Consideration Payable in the Formation Transactions." No shares of our common stock will be issued as consideration in the formation transactions.
The values of OP units set forth below and elsewhere in this prospectus assume a value per OP unit equal to the price per share to the public of our common stock in this offering equal to the midpoint of the price range set forth on the front cover of this prospectus. Pursuant to the terms of the FP Land Merger Agreement, the number of OP units to be received by Pittman Hough Farms as consideration for the merger is fixed. As a result, in the event the price to the public in this offering is
148
less than the midpoint of the price range set forth on the front cover of this prospectus, the value of the OP units issuable to Pittman Hough Farms will decrease. Conversely, in the event the price to the public in this offering is greater than the midpoint of the price range set forth on the front cover of this prospectus, the value of the OP units issuable to Pittman Hough Farms will increase.
The following formation transactions have occurred or will occur substantially concurrently with the completion of this offering:
Benefits of the Formation Transactions to Related Parties
In connection with this offering and the formation transactions, Messrs. Pittman, Fabbri and Hough will receive material benefits described in "Certain Relationships and Related Party Transactions," including those described below.
149
150
provided immediately upon completion of the formation transactions and this offering, this opportunity will also be provided upon future repayment, retirement, refinancing, or other reduction (other than scheduled amortization) of our operating partnership's liabilities, and we will indemnify Pittman Hough Farms for any tax liabilities it incurs as a result of our failure to timely provide such opportunity and any tax liabilities incurred as a result of such tax protection payment.
151
Our Structure
The following diagram depicts our expected ownership structure upon completion of this offering and consummation of the formation transactions. Our operating partnership will own the various properties in our initial portfolio directly or indirectly, and in some cases through special purpose entities created in connection with various financings.
152
Determination of Consideration Payable in the Formation Transactions
The number of OP units to be paid to Pittman Hough Farms in the formation transactions is fixed pursuant to the terms of the FP Land Merger Agreement and was based upon Messrs. Pittman and Fabbri's estimates of the fair market value of the properties that will comprise our initial portfolio and outstanding debt of our Predecessor. The estimates of the properties' fair market value were based on various factors including assessments of comparable farmland in each of the markets in which the properties are located and publicly available records of farmland sales. The actual value of the OP units issuable pursuant to the FP Land Merger Agreement will be determined at pricing of this offering based on the initial public offering price of our common stock, which will be determined as described below under the heading "Determination of Offering Price." See "Risk FactorsRisks Related to Our Organization and StructureWe have not obtained a fairness opinion in connection with the FP Land Merger, and the consideration to be paid by us in the FP Land Merger was not negotiated on an arm's-length basis and may exceed the fair market value of the farmland and other assets in our initial portfolio."
Determination of Offering Price
Prior to this offering, there has been no public market for our common stock. The initial public offering price for our common stock in this offering will be negotiated between the representatives of the underwriters and us. In determining the initial public offering price of our common stock, the representatives of the underwriters will consider, among other things, the history and prospects for the industry in which we compete, our results of operations, the ability of our management, our business potential and earnings prospects, our estimated net income, our estimated funds from operations, our estimated cash available for distribution, our anticipated dividend yield, our growth prospects, the prevailing securities markets at the time of this offering, the recent market prices of, and the demand for, publicly traded shares of companies considered by us and the underwriters to be comparable to us and the current state of the farmland real estate industry and the economy as a whole. The initial public offering price does not necessarily bear any relationship to the book value of the properties and assets to be acquired in the formation transactions, our financial condition or any other established criteria of value and may not be indicative of the market price for our common stock after this offering.
153
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES
The following is a discussion of certain of our investment, financing and other policies. These policies have been determined by our Board of Directors and, in general, may be amended or revised from time to time by our Board of Directors without a vote of our stockholders.
Investment Policies
Investments in Real Estate or Interests in Real Estate
We will conduct all of our investment activities through our operating partnership and its subsidiaries. Our investment objectives are to maximize the cash flow of our properties, acquire properties with cash flow growth potential, provide quarterly cash distributions and achieve long-term capital appreciation for our stockholders through increases in the value of our company. Consistent with our policy to acquire assets for both income and capital gain, our operating partnership intends to hold its properties for investment with a view to long-term appreciation, to engage in the business of acquiring, developing and owning its properties and to make occasional sales of the properties as are consistent with our investment objectives. We have not established a specific policy regarding the relative priority of these investment objectives. For a discussion of our properties and our acquisition and other strategic objectives, see "Our Business and Properties."
We expect to pursue our investment objectives primarily through the ownership by our operating partnership of our portfolio of properties and other acquired properties and assets. We currently intend to invest primarily in farmland properties. Future investment activities will not be limited to any geographic area or to a specified percentage of our assets. While we may diversify in terms of property locations, size and market, we do not have any limit on the amount or percentage of our assets that may be invested in any one property or any one geographic area. We intend to engage in such future investment activities in a manner that is consistent with our intention to qualify and maintain our qualification as a REIT for U.S. federal income tax purposes. In addition, we may purchase or lease income-producing properties for long-term investment, expand and improve the properties we presently own or other acquired properties, or sell such properties, in whole or in part, when circumstances warrant.
We may also participate with third parties in property ownership, through joint ventures or other types of co-ownership. We also may acquire real estate or interests in real estate in exchange for the issuance of common stock, units, preferred stock or options to purchase stock. These types of investments may permit us to own interests in larger assets without unduly restricting our diversification and, therefore, provide us with flexibility in structuring our portfolio. We will not, however, enter into a joint venture or other partnership arrangement to make an investment that would not otherwise meet our investment policies.
Equity investments in acquired properties may be subject to existing mortgage financing and other indebtedness or to new indebtedness which may be incurred in connection with acquiring or refinancing these properties. Debt service on such financing or indebtedness will have a priority over any dividends with respect to our common stock. Investments are also subject to our policy not to fall within the definition of an "investment company" under the 1940 Act.
Investments in Real Estate Mortgages
While our initial portfolio consists of, and our business objectives emphasize, equity investments in farmland properties, we may, at the discretion of our Board of Directors and without a vote of our stockholders, invest in mortgages and other types of real estate interests in a manner that is consistent with our intention to qualify and maintain our qualification as a REIT. We may, to a limited extent, provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, but only to the extent we would be willing to acquire the underlying asset. There is no restriction on the proportion of our assets that may be invested in a type of mortgage or any single
154
mortgage or type of mortgage loan. Investments in real estate mortgages run the risk that one or more borrowers may default under the mortgages and that the collateral securing those mortgages may not be sufficient to enable us to recoup our full investment.
Securities of or Interests in Persons Primarily Engaged in Real Estate Activities and Other Issuers
Subject to the percentage of ownership limitations and the income and asset tests necessary for REIT qualification, we may in the future invest in securities of other REITs, other entities engaged in real estate activities or securities of other issuers where such investment would be consistent with our investment objectives. We may invest in the debt or equity securities of such entities, including for the purpose of exercising control over such entities. We have no current plans to invest in entities that are not engaged in real estate activities. We do not have any limit on the amount or percentage of our assets that may be invested in any one entity, property or geographic area. Our investment objectives are to maximize cash flow of our investments, acquire investments with growth potential and provide cash distributions and long-term capital appreciation to our stockholders through increases in the value of our company. We have not established a specific policy regarding the relative priority of these investment objectives. We will limit our investment in such securities so that we will not fall within the definition of an "investment company" under the 1940 Act.
Investments in Other Securities
Other than as described above, we do not intend to invest in any additional securities such as bonds, preferred stocks or common stock.
Dispositions
We do not currently intend to dispose of any of our properties, although we reserve the right to do so if, based upon management's periodic review of our portfolio, our Board of Directors determines that such action would be in our best interests. The tax consequences to certain of our directors and executive officers who beneficially own OP units resulting from a proposed disposition of a property may influence their decision as to the desirability of such proposed disposition. See "Risk FactorsRisks Related to Our Organization and StructureOur tax protection agreement could limit our ability to sell or otherwise dispose of certain properties."
Financings and Leverage Policy
Upon completion of this offering, we intend to use a portion of the net proceeds from this offering to repay outstanding indebtedness. Other uses of the net proceeds from this offering are set forth in greater detail under "Use of Proceeds" elsewhere in this prospectus. In the future, however, we anticipate using a number of different sources to finance our acquisitions and operations, including cash flows from operations, asset sales, seller financing, issuance of debt securities, private financings (such as additional bank credit facilities, which may or may not be secured by our assets), property-level mortgage debt, common or preferred equity issuances or any combination of these sources, to the extent available to us, or other sources that may become available from time to time. Any debt that we incur may be recourse or non-recourse and may be secured or unsecured. We also may take advantage of joint venture or other partnering opportunities as such opportunities arise in order to acquire properties that would otherwise be unavailable to us. We may use the proceeds of our borrowings to acquire assets, to refinance existing debt or for general corporate purposes.
Although we are not required to maintain any particular leverage ratio, we intend, when appropriate, to employ prudent amounts of leverage and to use debt as a means of providing additional funds for the acquisition of assets, to refinance existing debt or for general corporate purposes. We expect to use leverage conservatively, assessing the appropriateness of new equity or debt capital based on market conditions, including prudent assumptions regarding future cash flow, the creditworthiness of tenants and future rental rates. Our charter and bylaws do not limit the amount of debt that we may
155
incur. Our Board of Directors has not adopted a policy limiting the total amount of debt that we may incur, but we intend to target a debt to total gross assets ratio of 40%, which we believe is comparable to other publicly traded REITs.
Our Board of Directors will consider a number of factors in evaluating the amount of debt that we may incur. If we adopt a debt policy, our Board of Directors may from time to time modify such policy in light of then-current economic conditions, relative costs of debt and equity capital, market values of our properties, general conditions in the market for debt and equity securities, fluctuations in the market price of our common stock, growth and acquisition opportunities and other factors. In addition, pursuant to the tax protection agreement that we will enter into with Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, we will be required to maintain a minimum level of indebtedness sufficient to avoid triggering taxable gain for Pittman Hough Farms or either (i) provide Pittman Hough Farms the opportunity to guarantee a portion of our operating partnership's indebtedness or (ii) enter into deficit restoration obligations with Pittman Hough Farms, which could influence the decision of our directors and officers to repay, retire, refinance or otherwise reduce our operating partnership's liabilities. Our decision to use leverage in the future to finance our assets will be at our discretion and will not be subject to the approval of our stockholders, and we are not restricted by our governing documents or otherwise in the amount of leverage that we may use.
Lending Policies
We may, to a limited extent, provide senior secured first-lien mortgage loans for the purchase of farmland and properties related to farming, but only to the extent we would be willing to acquire the underlying asset. We also may make loans to joint ventures in which we participate. However, we do not intend to engage in significant lending activities. Any loan we make will be consistent with our intention to qualify and maintain our qualification as a REIT.
Equity Capital Policies
To the extent that our Board of Directors determines to obtain additional capital, we may issue debt or equity securities, including additional OP units or senior securities of our operating partnership, retain earnings (subject to provisions in the Code requiring distributions of income to qualify and maintain our qualification as a REIT) or pursue a combination of these methods. As long as our operating partnership is in existence, we will generally contribute the proceeds of all equity capital raised by us to our operating partnership in exchange for additional interests in our operating partnership, which will dilute the ownership interests of the limited partners in our operating partnership.
Existing common stockholders will have no preemptive rights to common or preferred stock or units issued in any securities offering by us, and any such offering might cause a dilution of a stockholder's investment in us. Although we have no current plans to do so, we may in the future issue shares of capital stock or OP units in connection with acquisitions of property.
We may, under certain circumstances, purchase shares of our common stock or other securities in the open market or in private transactions with our stockholders, provided that those purchases are approved by our Board of Directors. Our Board of Directors has no present intention of causing us to repurchase any shares of our common stock or other securities, and any such action would only be taken in conformity with applicable federal and state laws and the applicable requirements for qualification as a REIT.
Conflicts of Interest and Related Policies
Relationship with Our Operating Partnership
Conflicts of interest may exist or could arise in the future as a result of the relationships between us and our affiliates, on the one hand, and our operating partnership or any partner thereof, including
156
Pittman Hough Farms, in which Mr. Pittman has a 75% controlling interest, on the other. Our directors and officers have duties to our company under applicable Maryland law in connection with their management of our company. At the same time, our wholly owned subsidiary, Farmland Partners OP GP, LLC, as the general partner of our operating partnership, has fiduciary duties and obligations to our operating partnership and its limited partners under Delaware law and the partnership agreement in connection with the management of our operating partnership. The general partner's fiduciary duties and obligations, as the general partner of our operating partnership, may come into conflict with the duties of our directors and officers to our company.
Unless otherwise provided for in a partnership agreement, Delaware law generally requires a general partner of a Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the highest duties of good faith, fairness and loyalty and which generally prohibit such general partner from taking any action or engaging in any transaction as to which it has a conflict of interest. The partnership agreement provides that, in the event of a conflict between the interests of the limited partners of our operating partnership, on the one hand, and the separate interests of our stockholders, on the other hand, the general partner, in its capacity as the general partner of our operating partnership, shall act in the interests of our stockholders and is under no obligation to consider the separate interests of the limited partners of our operating partnership in deciding whether to cause our operating partnership to take or not to take any actions. The partnership agreement further provides that any decisions or actions not taken by the general partner in accordance with the partnership agreement will not violate any duties, including the duty of loyalty, that the general partner, in its capacity as the general partner of our operating partnership, owes to our operating partnership and its partners.
Additionally, the partnership agreement provides that the general partner will not be not liable to our operating partnership or any partner for monetary damages for losses sustained, liabilities incurred or benefits not derived by our operating partnership or any limited partner unless the general partner acted in bad faith and the act or omission was material to the matter giving rise to the loss, liability or benefit not derived. Our operating partnership must indemnify the general partner, us, our directors and officers, officers of our operating partnership and others designated by the general partner, against any and all claims that relate to the operations of our operating partnership, unless (1) an act or omission of the indemnified person was material to the matter giving rise to the action and either was committed in bad faith or was the result of active and deliberate dishonesty, (2) the indemnified person actually received an improper personal benefit in money, property, or services, or (3) in the case of a criminal proceeding, the person had reasonable cause to believe the act or omission was unlawful.
Our operating partnership must also pay or reimburse the reasonable expenses of any such person upon its receipt of a written affirmation of the person's good faith belief that the standard of conduct necessary for indemnification has been met and a written undertaking to repay any amounts paid or advanced if it is ultimately determined that the person did not meet the standard of conduct for indemnification. Our operating partnership will not indemnify or advance funds to any person with respect to any action initiated by the person seeking indemnification without our approval (except for any proceeding brought to enforce such person's right to indemnification under the partnership agreement) or if the person is found to be liable to our operating partnership on any portion of any claim in the action.
Sale or Refinancing of Properties
Upon the sale of certain of the properties to be owned by us at the completion of the formation transactions, certain OP unit holders could incur adverse tax consequences which are different from the tax consequences to us and to holders of our common stock. Consequently, OP unit holders may have differing objectives regarding the appropriate pricing and timing of any such sale or repayment of indebtedness.
157
While we will have the exclusive authority under the partnership agreement to determine whether, when, and on what terms to sell a property or when to refinance or repay indebtedness, any such decision would require the approval of our Board of Directors. In addition, our operating partnership has agreed to indemnify certain limited partners, including certain of our executive officers and directors, for their tax liabilities (plus an additional amount equal to the taxes incurred as a result of such indemnity payment) attributable to their share of the built-in gain, as of the closing of the formation transactions, with respect to their interest in the tax protected properties.
Excluded Assets and Businesses
Messrs. Pittman and Hough will retain ownership interests in one farm in Illinois (consisting of 3,202 total acres) and one farm in Nebraska (consisting of 1,204 total acres) that will not be acquired by us in our formation transactions, due to their families' long-term ownership of those farms and the high proportion of non-tillable acreage of those farms, including pasture land, livestock facilities and land devoted to recreational activities. In addition, the excluded Illinois farm contains a substantial amount of timberland from which revenues are generated from logging and hunting. We refer to the excluded Illinois farm and the excluded Nebraska farm as the "homestead farms" in this prospectus. We generally do not believe the two homestead farms are consistent with our investment criteria and business and growth strategies. However, upon completion of this offering and consummation of the formation transactions, we will enter into agreements with Mr. Pittman and Pittman Hough Farms pursuant to which we will be granted a right of first offer with respect to any portion of the two homestead farms that Mr. Pittman and Pittman Hough Farms desire to transfer.
In addition, Messrs. Pittman and Hough have an indirect non-controlling and non-managing interest in a joint venture that owns one farm in Illinois, consisting of approximately 759 acres, and one farm in Colorado, consisting of approximately 159 acres, which will not be acquired by us in our formation transactions. This joint venture may acquire additional farmland in our markets that is consistent with our investment criteria; however, Messrs. Pittman and Hough will not make any additional contributions to this joint venture without the approval of a majority of the independent members of our Board of Directors.
Mr. Pittman also owns a property in California that will not be acquired by us in the formation transactions. The California property was historically operated as a ranch but is being held for a potential residential development and is not consistent with our investment criteria and business and growth strategies.
In addition, Messrs. Pittman and Hough are the sole owners of, and Mr. Hough is an employee of, American Agriculture, which provides services related to farming and livestock and is a party to the Shared Services Agreement. See "Certain Relationships and Related Party TransactionsShared Services Agreement." Mr. Pittman also has (i) ownership interests in Astoria Farms and Hough Farms, which are engaged primarily in the production and sale of corn and soybeans and will lease 84.0% of the total acres in our initial portfolio, and (ii) a controlling interest in a livestock business. Mr. Hough has ownership interests in and manages the farming operations of Astoria Farms and Hough Farms and the livestock business controlled by Mr. Pittman.
As a result of these ownership interests, Messrs. Pittman and Hough will have conflicts of interest. See "Risk FactorsRisks Related to Our Organizational StructureMessrs. Pittman and Hough have outside business interests that could require time and attention and may interfere with their ability to devote time to our business and affairs or present financial conflicts with us and may adversely affect our business." However, we do not believe that the excluded assets and businesses in which Messrs. Pittman and Hough are engaged will compete with us for tenants or investment opportunities.
158
Homestead Exemption Policy
Our Board of Directors has adopted the Homestead Exemption Policy to allow Mr. Pittman and entities controlled by him to acquire additional farmland in close proximity to the two homestead farms. Pursuant to the Homestead Exemption Policy, Mr. Pittman and entities controlled by him have a right of first opportunity to acquire farmland in a total of 15 townships that are located within Fulton County or Schuyler County in Illinois or Butler County in Nebraska, which are the counties in which the two homestead farms are located. The specific townships are Astoria, Isabel, Kerton, Pleasant, Vermont and Woodland in Fulton County, Illinois; Browning, Hickory, Oakland and Rushville in Schuyler County, Illinois; and Alexis, Bone Creek, Olive, Savannah and Summit in Butler County, Nebraska. Under the Homestead Exemption Policy, Mr. Pittman and entities controlled by him may acquire no more than an aggregate of $5.0 million of farmland properties in these 15 townships annually without first offering the acquisition opportunity to us or otherwise receiving the consent or approval of the majority of the independent members of our Board of Directors. Some of the farms in our initial portfolio are located in townships in which Mr. Pittman and entities controlled by Mr. Pittman will be permitted to acquire farms pursuant to this policy. Although this policy could allow Mr. Pittman and the entities controlled by him to acquire farmland that is directly competitive with certain of the farms in our initial portfolio, Mr. Pittman has advised us that he does not intend to acquire for his own account farms that would directly compete with the farms we then own without first offering the acquisition opportunity to us. The independent members of our Board of Directors will review this policy annually.
Policies Applicable to All Directors and Officers
Our charter and bylaws do not restrict any of our directors, officers, stockholders or affiliates from having a pecuniary interest in an investment or transaction that we have an interest in or from conducting, for their own account, business activities of the type we conduct. We intend, however, to adopt policies that are designed to eliminate or minimize potential conflicts of interest, including a policy for the review, approval or ratification of any related party transactions. This policy will provide that the audit committee of our Board of Directors will review the relevant facts and circumstances of each related party transaction, including if the transaction is on terms comparable to those that could be obtained in arm's-length dealings with an unrelated third party before approving such transaction. We will also adopt a code of business conduct and ethics, which will provide that all of our directors, officers and employees are prohibited from taking for themselves opportunities that are discovered through the use of corporate property, information or position without our consent. See "ManagementCode of Business Conduct and Ethics." However, we cannot assure you that these policies or provisions of law will always be successful in eliminating the influence of such conflicts, and if they are not successful, decisions could be made that might fail to reflect fully the interests of all stockholders.
Interested Director and Officer Transactions
Pursuant to the MGCL, a contract or other transaction between us and a director or between us and any other corporation, firm or other entity in which any of our directors is a director or has a material financial interest is not void or voidable solely on the grounds of such common directorship or interest, the presence of such director at the meeting at which the contract or transaction is authorized, approved or ratified or the counting of the director's vote in favor thereof, provided that:
159
majority of the votes cast by the stockholders entitled to vote other than the votes of shares owned of record or beneficially by the interested director or corporation, firm or other entity; or
Furthermore, under Delaware law (where our operating partnership is organized), we, as general partner, have a fiduciary duty of loyalty to our operating partnership and its partners and, consequently, such transactions also are subject to the duties that we, as general partner, owe to our operating partnership and its limited partners (as such duty has been modified by the partnership agreement). We will also adopt a policy that requires that all contracts and transactions between us, our operating partnership or any of our subsidiaries, on the one hand, and any of our directors or executive officers or any entity in which such director or executive officer is a director or has a material financial interest, on the other hand, must be approved by the affirmative vote of a majority of our disinterested directors even if less than a quorum. Where appropriate, in the judgment of the disinterested directors, our Board of Directors may obtain a fairness opinion or engage independent counsel to represent the interests of non-affiliated security holders, although our Board of Directors will have no obligation to do so.
Policies with Respect to Other Activities
We will have authority to offer common stock, preferred stock or options to purchase stock in exchange for property and to repurchase or otherwise acquire our common stock or other securities in the open market or otherwise, and we may engage in such activities in the future. As described in "Our Operating Partnership and the Partnership Agreement" we expect, but are not obligated, to issue common stock to holders of OP units upon some or all of their exercises of their redemption rights. Except in connection with the initial capitalization of our company and our operating partnership, we have not issued common stock, OP units or any other securities in exchange for property or any other purpose, and our Board of Directors has no present intention of causing us to repurchase any common stock other than the shares of common stock we issued in connection with an initial capitalization. Our Board of Directors has the authority, without further stockholder approval, to amend our charter to increase or decrease the number of authorized shares of common stock or preferred stock or the number of shares of stock of any class or series that we have authority to issue and our Board of Directors, without stockholder approval, has the authority to authorize us to issue additional shares of common stock or preferred stock, in one or more series, including senior securities, in any manner, and on the terms and for the consideration, it deems appropriate. See "Description of Our Capital Stock." We have not engaged in trading, underwriting or agency distribution or sale of securities of other issuers other than our operating partnership and do not intend to do so. At all times, we intend to make investments in such a manner as to qualify and maintain our qualification as a REIT, unless because of circumstances or changes in the Code, or the Treasury regulations, our Board of Directors determines that it is no longer in our best interests to qualify as a REIT. In addition, we intend to make investments in such a way that we will not be treated as an investment company under the 1940 Act.
Reporting Policies
We intend to make available to our stockholders annual reports, including our audited financial statements. After this offering, we will become subject to the information reporting requirements of the Exchange Act. Pursuant to those requirements, we will be required to file annual and periodic reports, proxy statements and other information, including audited financial statements, with the SEC.
160
DESCRIPTION OF OUR CAPITAL STOCK
The following is a summary of the material terms of our capital stock and certain terms of our charter and bylaws as we expect they will be at the time of completion of this offering and consummation of the formation transactions. For a complete description, we refer you to the MGCL and to our charter and bylaws. For a more complete understanding of our capital stock, we encourage you to read carefully this entire prospectus, as well as our charter and bylaws, the forms of which are filed as exhibits to the registration statement of which this prospectus forms a part.
General
We are authorized to issue 600,000,000 shares of stock, consisting of 500,000,000 shares of common stock, $0.01 par value per share, or our common stock, and 100,000,000 shares of preferred stock, $0.01 par value per share, or our preferred stock. Our charter authorizes our Board of Directors, with the approval of a majority of the entire Board of Directors and without any action on the part of our stockholders, to amend our charter to increase or decrease the aggregate number of authorized shares of stock or the number of authorized shares of stock of any class or series without stockholder approval. As of the date of this prospectus, we had 1,000 outstanding shares of common stock, all of which are held by Mr. Pittman, and no outstanding shares of preferred stock. We will repurchase the 1,000 shares from Mr. Pittman for $1,000 upon completion of this offering. Upon completion of this offering, the consummation of the formation transactions and the grants of restricted common stock described elsewhere in this prospectus, shares of our common stock will be issued and outstanding and no shares of our preferred stock will be issued and outstanding. Under Maryland law, stockholders generally are not liable for a corporation's debts or obligations.
Common Stock
Subject to the preferential rights, if any, of holders of any other class or series of stock and to the provisions of our charter regarding restrictions on ownership and transfer of our stock, holders of our common stock:
There are generally no redemption, sinking fund, conversion, preemptive or appraisal rights with respect to our common stock.
Subject to the provisions of our charter regarding restrictions on ownership and transfer of our stock and except as may otherwise be specified in the terms of any class or series of stock, each outstanding share of our common stock entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors and, except as may be provided with respect to any other class or series of stock, the holders of such shares will possess the exclusive voting power. There is no cumulative voting in the election of our directors, and directors will be elected by a plurality of the votes cast in the election of directors. Consequently, at each annual meeting of stockholders, the holders of a majority of the outstanding shares of our 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.
Power to Reclassify and Issue Stock
Our Board of Directors may classify any unissued shares of preferred stock, and reclassify any unissued shares of common stock or any previously classified but unissued shares of preferred stock
161
into other classes or series of stock, including one or more classes or series of stock that have priority over our common stock with respect to voting rights or distributions or upon liquidation, and authorize us to issue the newly classified shares. Prior to the issuance of shares of each class or series, our Board of Directors is required by the MGCL and our charter to set, subject to the provisions of our charter regarding the restrictions on ownership and transfer of our stock, the preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications or terms or conditions of redemption for each such class or series. These actions can be taken without stockholder approval, unless stockholder approval is required by applicable law, the terms of any other class or series of our stock or the rules of any stock exchange or automated quotation system on which our stock may be then listed or quoted.
Power to Increase or Decrease Authorized Stock and Issue Additional Shares of Our Common Stock and Preferred Stock
Our charter authorizes our Board of Directors, with the approval of a majority of the entire Board of Directors, to amend our charter to increase or decrease the aggregate number of authorized shares of stock or the number of authorized shares of stock of any class or series without stockholder approval. We believe that the power of our Board of Directors to increase or decrease the number of authorized shares of stock and to classify or reclassify unissued shares of our common stock or preferred stock and thereafter to cause us to issue such shares of stock will provide us with increased flexibility in structuring possible future financings and acquisitions and in meeting other needs which might arise. The additional classes or series, as well as the additional shares of stock, will be available for future issuance without further action by our stockholders, unless such action is required by applicable law, the terms of any other class or series of stock or the rules of any stock exchange or automated quotation system on which our securities may be listed or traded. Our Board of Directors could authorize us to issue a class or series that could, depending upon the terms of the particular class or series, delay, defer or prevent a transaction or a change in control of our company that might involve a premium price for our stockholders or otherwise be in their best interests.
Restrictions on Ownership and Transfer
In order to qualify as a REIT under the Code, our shares of 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 for which an election to be a REIT has been made) or during a proportionate part of a shorter taxable year. Also, not more than 50% of the value of our outstanding shares of capital stock may be owned, directly or indirectly, by five or fewer individuals (as defined in the Code to include certain entities) during the last half of a taxable year (other than the first year for which an election to be a REIT has been made).
Because our Board of Directors believes it is at present essential for us to qualify as a REIT, among other purposes, our charter, subject to certain exceptions, will contain restrictions on the number of our shares of stock that a person may own. Our charter provides that, subject to certain exceptions, no person may beneficially or constructively own more than 9.8% in value or in number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock, or the ownership limit.
Our charter will also prohibit any person from:
162
Our Board of Directors, in its sole discretion, may prospectively or retroactively exempt a person from certain of the limits described in the paragraph above and may establish or increase an excepted holder percentage limit for that person. The person seeking an exemption must provide to our Board of Directors any representations, covenants and undertakings that our Board of Directors may deem appropriate in order to conclude that granting the exemption will not cause us to lose our status as a REIT. Our Board of Directors may not grant an exemption to any person if that exemption would result in our failing to qualify as a REIT. Our Board of Directors may require a ruling from the IRS or an opinion of counsel, in either case in form and substance satisfactory to our Board of Directors, in its sole discretion, in order to determine or ensure our status as a REIT.
Notwithstanding the receipt of any ruling or opinion, our Board of Directors may impose such guidelines or restrictions as it deems appropriate in connection with granting such exemption. In connection with granting a waiver of the ownership limit or creating an exempted holder limit or at any other time, our Board of Directors from time to time may increase or decrease the ownership limit, subject to certain exceptions.
Any attempted transfer of shares of our capital stock which, if effective, would violate any of the restrictions described above will result in the number of shares of our capital stock causing the violation (rounded up to the nearest whole share) to be automatically transferred to a trust for the exclusive benefit of one or more charitable beneficiaries, except that any transfer that results in the violation of the restriction relating to shares of our capital stock being beneficially owned by fewer than 100 persons will be null and void. In either case, the proposed transferee will not acquire any rights in those shares. The automatic transfer will be deemed to be effective as of the close of business on the business day prior to the date of the purported transfer or other event that results in the transfer to the trust. Shares held in the trust will be issued and outstanding shares. The proposed transferee will not benefit economically from ownership of any shares held in the trust, will have no rights to dividends or other distributions and will have no rights to vote or other rights attributable to the shares held in the trust. The trustee of the trust will have all voting rights and rights to dividends or other distributions with respect to shares held in the trust. These rights will be exercised for the exclusive benefit of the charitable beneficiary. Any dividend or other distribution paid prior to our discovery that shares have been transferred to the trust will be paid by the recipient to the trustee upon demand. Any dividend or other distribution authorized but unpaid will be paid when due to the trustee. Any dividend or other distribution paid to the trustee will be held in trust for the charitable beneficiary. Subject to Maryland law, the trustee will have the authority (i) to rescind as void any vote cast by the proposed transferee prior to our discovery that the shares have been transferred to the trust and (ii) to recast the vote in accordance with the desires of the trustee acting for the benefit of the charitable beneficiary. However, if we have already taken irreversible corporate action, then the trustee will not have the authority to rescind and recast the vote.
Within 20 days of receiving notice from us that shares of our stock have been transferred to the trust, the trustee will sell the shares to a person, designated by the trustee, whose ownership of the shares will not violate the above ownership and transfer limitations. Upon the sale, the interest of the charitable beneficiary in the shares sold will terminate and the trustee will distribute the net proceeds from the sale to the proposed transferee and to the charitable beneficiary as follows. The proposed
163
transferee will receive the lesser of (i) the price paid by the proposed transferee for the shares or, if the proposed transferee did not give value for the shares in connection with the event causing the shares to be held in the trust ( e.g., a gift, devise or other similar transaction), the market price (as defined in our charter) of the shares on the day of the event causing the shares to be held in the trust and (ii) the price per share received by the trustee (net of any commission and other expenses of sale) from the sale or other disposition of the shares. The trustee may reduce the amount payable to the proposed transferee by the amount of dividends or other distributions paid to the proposed transferee and owed by the proposed transferee to the trustee. Any net sale proceeds in excess of the amount payable to the proposed transferee will be paid immediately to the charitable beneficiary. If, prior to our discovery that our shares of our stock have been transferred to the trust, the shares are sold by the proposed transferee, then (i) the shares shall be deemed to have been sold on behalf of the trust and (ii) to the extent that the proposed transferee received an amount for the shares that exceeds the amount he or she was entitled to receive, the excess shall be paid to the trustee upon demand.
In addition, shares of our stock held in the trust will be deemed to have been offered for sale to us, or our designee, at a price per share equal to the lesser of (i) the price per share in the transaction that resulted in the transfer to the trust (or, in the case of a devise or gift, the market price at the time of the devise or gift) and (ii) the market price on the date we, or our designee, accept the offer, which we may reduce by the amount of dividends and distributions paid to the proposed transferee and owed by the proposed transferee to the trustee. We will have the right to accept the offer until the trustee has sold the shares. Upon a sale to us, the interest of the charitable beneficiary in the shares sold will terminate and the trustee will distribute the net proceeds from the sale to the proposed transferee.
If a transfer to a charitable trust, as described above, would be ineffective for any reason to prevent a violation of a restriction, the transfer that would have resulted in a violation will be null and void, and the proposed transferee shall acquire no rights in those shares.
Any certificate representing shares of our capital stock, and any notices delivered in lieu of certificates with respect to the issuance or transfer of uncertificated shares, will bear a legend referring to the restrictions described above.
Any person who acquires or attempts or intends to acquire beneficial or constructive ownership of shares of our capital stock that will or may violate any of the foregoing restrictions on transferability and ownership, or any person who would have owned shares of our capital stock that resulted in a transfer of shares to a charitable trust, is required to give written notice immediately to us, or in the case of a proposed or attempted transaction, to give at least 15 days' prior written notice, and provide us with such other information as we may request in order to determine the effect of the transfer on our status as a REIT. The foregoing restrictions on transferability and ownership will not apply if our Board of Directors determines that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT.
Every owner of more than 5% (or any lower percentage as required by the Code or the regulations promulgated thereunder) in number or value of the outstanding shares of our capital stock, within 30 days after the end of each taxable year, is required to give us written notice, stating his or her name and address, the number of shares of each class and series of shares of our capital stock that he or she beneficially owns and a description of the manner in which the shares are held. Each of these owners must provide us with additional information that we may request in order to determine the effect, if any, of his or her beneficial ownership on our status as a REIT and to ensure compliance with the ownership limits. In addition, each stockholder will upon demand be required to provide us with information that we may request in good faith in order to determine our status as a REIT and to comply with the requirements of any taxing authority or governmental authority or to determine our compliance.
These ownership limitations could delay, defer or prevent a transaction or a change in control that might involve a premium price for shares of our common stock or otherwise be in the best interests of our stockholders.
164
CERTAIN PROVISIONS OF MARYLAND LAW AND OF OUR CHARTER AND BYLAWS
Although the following summary describes certain provisions of Maryland law and the material provisions of our charter and bylaws, it is not a complete description of our charter and bylaws, copies of which are filed as exhibits to the registration statement of which this prospectus is a part, or of Maryland law. See "Where You Can Find More Information."
Our Board of Directors
Our charter and bylaws provide that the number of directors of our company may be established, increased or decreased by our Board of Directors, but may not be less than the minimum number required under the MGCL, which is one, or, unless our bylaws are amended, more than fifteen. We have elected by a provision of our charter to be subject to a provision of Maryland law requiring that, subject to the rights of holders of one or more classes or series of preferred stock, any vacancy may be filled only by a majority of the remaining directors, even if the remaining directors do not constitute a quorum, and any director elected to fill a vacancy will serve for the full term of the directorship in which such vacancy occurred and until his or her successor is duly elected and qualifies.
Each member of our Board of Directors is elected by our stockholders to serve until the next annual meeting of stockholders and until his or her successor is duly elected and qualifies. Holders of shares of our common stock will have no right to cumulative voting in the election of directors, and directors will be elected by a plurality of the votes cast in the election of directors. Consequently, at each annual meeting of stockholders, the holders of a majority of the shares of our common stock will be able to elect all of our directors.
Removal of Directors
Our charter provides that, subject to the rights of holders of one or more classes or series of preferred stock to elect or remove one or more directors, a director may be removed only for cause (as defined in our charter) and only by the affirmative vote of holders of shares entitled to cast at least two-thirds of the votes entitled to be cast generally in the election of directors. This provision, when coupled with the exclusive power of our Board of Directors to fill vacant directorships, may preclude stockholders from removing incumbent directors except for cause and by a substantial affirmative vote and filling the vacancies created by such removal with their own nominees.
Business Combinations
Under the MGCL, certain "business combinations" (including a merger, consolidation, share exchange or, in circumstances specified in the statute, an asset transfer or issuance or reclassification of equity securities) between a Maryland corporation and an interested stockholder ( i.e., any person (other than the corporation or any subsidiary) who beneficially owns 10% or more of the voting power of the corporation's outstanding voting stock after the date on which the corporation had 100 or more beneficial owners of its stock, or an affiliate or associate of the corporation who, at any time within the two-year period immediately prior to the date in question, was the beneficial owner of 10% or more of the voting power of the then outstanding stock of the corporation after the date on which the corporation had 100 or more beneficial owners of its stock) or an affiliate of an interested stockholder, are prohibited for five years after the most recent date on which the interested stockholder becomes an interested stockholder. Thereafter, any such business combination between the Maryland corporation and an interested stockholder generally must be recommended by the board of directors of such corporation and approved by the affirmative vote of at least (1) 80% of the votes entitled to be cast by holders of outstanding shares of voting stock of the corporation and (2) two-thirds of the votes entitled to be cast by holders of voting stock of the corporation other than shares held by the interested stockholder with whom (or with whose affiliate) the business combination is to be effected or held by
165
an affiliate or associate of the interested stockholder, unless, among other conditions, the corporation's common stockholders receive a minimum price (as defined in the MGCL) for their shares and the consideration is received in cash or in the same form as previously paid by the interested stockholder for its shares. A person is not an interested stockholder under the statute if the board of directors approved in advance the transaction by which the person otherwise would have become an interested stockholder. The board of directors may provide that its approval is subject to compliance, at or after the time of approval, with any terms and conditions determined by it.
The statute permits various exemptions from its provisions, including business combinations that are exempted by the board of directors prior to the time that the interested stockholder became an interested stockholder. As permitted by the MGCL, our Board of Directors has adopted a resolution exempting any business combination between us and any other person from the provisions of this statute, provided that the business combination is first approved by our Board of Directors (including a majority of directors who are not affiliates or associates of such persons). However, our Board of Directors may repeal or modify this resolution at any time in the future, in which case the applicable provisions of this statute will become applicable to business combinations between us and interested stockholders.
Control Share Acquisitions
The MGCL provides that holders of "control shares" of a Maryland corporation acquired in a "control share acquisition" have no voting rights with respect to those shares except to the extent approved by the affirmative vote of at least two-thirds of the votes entitled to be cast by stockholders entitled to vote generally in the election of directors, excluding votes cast by (1) the person who makes or proposes to make a control share acquisition, (2) an officer of the corporation or (3) an employee of the corporation who is also a director of the corporation. "Control shares" are voting shares of stock which, if aggregated with all other such shares of stock previously acquired by the acquirer or in respect of which the acquirer is able to exercise or direct the exercise of voting power (except solely by virtue of a revocable proxy), would entitle the acquirer to exercise voting power in electing directors within one of the following ranges of voting power: (1) one-tenth or more but less than one-third, (2) one-third or more but less than a majority or (3) a majority or more of all voting power. Control shares do not include shares the acquiring person is then entitled to vote as a result of having previously obtained stockholder approval. A "control share acquisition" means the acquisition of issued and outstanding control shares, subject to certain exceptions.
A person who has made or proposes to make a control share acquisition, upon satisfaction of certain conditions (including an undertaking to pay expenses), may compel the board of directors to call a special meeting of stockholders to be held within 50 days of demand to consider the voting rights of the shares. If no request for a meeting is made, the corporation may itself present the question at any stockholders meeting.
If voting rights are not approved at the meeting or if the acquiring person does not deliver an acquiring person statement as required by the statute, then, subject to certain conditions and limitations, the corporation may redeem any or all of the control shares (except those for which voting rights have previously been approved) for fair value determined, without regard to the absence of voting rights for the control shares, as of the date of the last control share acquisition by the acquirer or of any meeting of stockholders at which the voting rights of such shares are considered and not approved. If voting rights for control shares are approved at a stockholders meeting and the acquirer becomes entitled to vote a majority of the shares entitled to vote, all other stockholders may exercise appraisal rights. The fair value of the shares as determined for purposes of such appraisal rights may not be less than the highest price per share paid by the acquirer in the control share acquisition.
166
The control share acquisition statute does not apply to, among other things, (1) shares acquired in a merger, consolidation or share exchange if the corporation is a party to the transaction or (2) acquisitions approved or exempted by the charter or bylaws of the corporation.
Our bylaws contain a provision exempting from the control share acquisition statute any acquisition by any person of shares of our stock. There can be no assurance that such provision will not be amended or eliminated at any time in the future by our Board of Directors.
Subtitle 8
Subtitle 8 of Title 3 of the MGCL permits a Maryland corporation with a class of equity securities registered under the Exchange Act and at least three independent directors to elect to be subject, by provision in its charter or bylaws or a resolution of its Board of Directors, without stockholder approval, and notwithstanding any contrary provision in the charter or bylaws, to any or all of five provisions of the MGCL which provide, respectively, that:
We have elected by a provision in our charter to be subject to the provisions of Subtitle 8 relating to the filling of vacancies on our Board of Directors. In addition, without our having elected to be subject to Subtitle 8, our charter and bylaws already (1) require the affirmative vote of holders of shares entitled to cast at least two-thirds of all the votes entitled to be cast generally in the election of directors to remove a director from our Board of Directors, (2) vest in our Board of Directors the exclusive power to fix the number of directors and (3) require, unless called by our chairman, our president and chief executive officer or our Board of Directors, the request of stockholders entitled to cast not less than a majority of all the votes entitled to be cast at the meeting to call a special meeting. Our Board of Directors is not currently classified. In the future, our Board of Directors may elect, without stockholder approval, to classify our Board of Directors or elect to be subject to any of the other provisions of Subtitle 8.
Meetings of Stockholders
Pursuant to our bylaws, an annual meeting of our stockholders for the purpose of the election of directors and the transaction of any business will be held on a date and at the time and place set by our Board of Directors. Each of our directors is elected by our stockholders to serve until the next annual meeting and until his or her successor is duly elected and qualifies under Maryland law. In addition, our chairman, our president and chief executive officer or our Board of Directors may call a special meeting of our stockholders. Subject to the provisions of our bylaws, a special meeting of our stockholders to act on any matter that may properly be considered by our stockholders will also be called by our secretary upon the written request of stockholders entitled to cast a majority of all the votes entitled to be cast at the meeting on such matter, accompanied by the information required by our bylaws. Our secretary will inform the requesting stockholders of the reasonably estimated cost of
167
preparing and mailing the notice of meeting (including our proxy materials), and the requesting stockholder must pay such estimated cost before our secretary may prepare and mail the notice of the special meeting.
Amendments to Our Charter and Bylaws
Under the MGCL, a Maryland corporation generally cannot amend its charter unless approved by the affirmative vote of stockholders entitled to cast at least two-thirds of the votes entitled to be cast on the matter unless a lesser percentage (but not less than a majority of all of the votes entitled to be cast on the matter) is set forth in the corporation's charter. Except for certain amendments related to the removal of directors and the restrictions on ownership and transfer of our stock and the vote required to amend those provisions (which must be declared advisable by our Board of Directors and approved by the affirmative vote of stockholders entitled to cast not less than two-thirds of all the votes entitled to be cast on the matter), our charter generally may be amended only if the amendment is declared advisable by our Board of Directors and approved by the affirmative vote of stockholders entitled to cast a majority of all of the votes entitled to be cast on the matter. Our Board of Directors, with the approval of a majority of the entire board, and without any action by our stockholders, may also amend our charter to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or series we are authorized to issue.
Our Board of Directors has the exclusive power to adopt, alter or repeal any provision of our bylaws and to make new bylaws.
Extraordinary Transactions
Under the MGCL, a Maryland corporation generally cannot dissolve, merge, sell all or substantially all of its assets, engage in a statutory share exchange or engage in similar transactions outside the ordinary course of business unless approved by the affirmative vote of stockholders entitled to cast at least two-thirds of the votes entitled to be cast on the matter unless a lesser percentage (but not less than a majority of all of the votes entitled to be cast on the matter) is set forth in the corporation's charter. As permitted by the MGCL, our charter provides that any of these actions may be approved by the affirmative vote of stockholders entitled to cast a majority of all of the votes entitled to be cast on the matter. Many of our operating assets will be held by our subsidiaries, and these subsidiaries may be able to merge or sell all or substantially all of their assets without the approval of our stockholders.
Appraisal Rights
Our charter provides that our stockholders generally will not be entitled to exercise statutory appraisal rights.
Dissolution
Our dissolution must be declared advisable by a majority of our entire Board of Directors and approved by the affirmative vote of stockholders entitled to cast a majority of all of the votes entitled to be cast on the matter.
Advance Notice of Director Nominations and New Business
Our bylaws provide that, with respect to an annual meeting of stockholders, nominations of individuals for election to our Board of Directors and the proposal of other business to be considered by our stockholders at an annual meeting of stockholders may be made only (1) pursuant to our notice of the meeting, (2) by or at the direction of our Board of Directors or (3) by a stockholder who was a stockholder of record both at the time of giving of notice and at the time of the meeting, who is
168
entitled to vote at the meeting on the election of the individual so nominated or such other business and who has complied with the advance notice procedures set forth in our bylaws, including a requirement to provide certain information about the stockholder and its affiliates and the nominee or business proposal, as applicable.
With respect to special meetings of stockholders, only the business specified in our notice of meeting may be brought before the meeting. Nominations of individuals for election to our Board of Directors may be made at a special meeting of stockholders at which directors are to be elected only (1) by or at the direction of our Board of Directors or (2) provided that the special meeting has been properly called in accordance with our bylaws for the purpose of electing directors, by a stockholder who is a stockholder of record both at the time of giving of notice and at the time of the meeting, who is entitled to vote at the meeting on the election of each individual so nominated and who has complied with the advance notice provisions set forth in our bylaws, including a requirement to provide certain information about the stockholder and its affiliates and the nominee.
Anti-Takeover Effect of Certain Provisions of Maryland Law and Our Charter and Bylaws
Our charter and bylaws and Maryland law contain provisions that may delay, defer or prevent a change in control or other transaction that might involve a premium price for our common stock or otherwise be in the best interests of our stockholders, including:
Likewise, if the resolution opting out of the business combination provisions of the MGCL was repealed, or the business combination is not approved by our Board of Directors, or the provision in the bylaws opting out of the control share acquisition provisions of the MGCL were rescinded, these provisions of the MGCL could have similar anti-takeover effects.
Limitation of Liability and Indemnification of Directors and Officers
Maryland law permits a Maryland corporation to include in its charter a provision limiting the liability of its directors and officers to the corporation and its stockholders for money damages, except for liability resulting from (1) actual receipt of an improper benefit or profit in money, property or services or (2) active and deliberate dishonesty that is established by a final judgment and is material to the cause of action. Our charter contains a provision that eliminates such liability to the maximum extent permitted by Maryland law.
169
Our charter and bylaws provide for indemnification of our officers and directors against liabilities to the maximum extent permitted by the MGCL, as amended from time to time.
The MGCL requires a corporation (unless its charter provides otherwise, which our charter does not) to indemnify a director or officer who has been successful, on the merits or otherwise, in the defense of any proceeding to which he or she is made, or threatened to be made, a party by reason of his or her service in that capacity. The MGCL permits a corporation to indemnify its present and former directors and officers, among others, against judgments, penalties, fines, settlements and reasonable expenses actually incurred by them in connection with any proceeding to which they may be made, or threatened to be made, a party by reason of their service in those or other capacities unless it is established that:
However, under the MGCL, a Maryland corporation may not indemnify for an adverse judgment in a suit by or in the right of the corporation or for a judgment of liability on the basis that personal benefit was improperly received, unless in either case a court orders indemnification if it determines that the director or officer is fairly and reasonably entitled to indemnification, and then only for expenses. In addition, the MGCL permits a Maryland corporation to advance reasonable expenses to a director or officer upon its receipt of:
Our charter authorizes us, and our bylaws obligate us, to the maximum extent permitted by Maryland law in effect from time to time, to indemnify and, without requiring a preliminary determination of the ultimate entitlement to indemnification, pay or reimburse reasonable expenses in advance of final disposition of such a proceeding to:
Our charter and bylaws also permit us to indemnify and advance expenses to any individual who served our Predecessor in any of the capacities described above and to any employee or agent of our company or our Predecessor.
Upon completion of this offering, we intend to enter into indemnification agreements with each of our directors and executive officers that provide for indemnification to the maximum extent permitted by Maryland law.
REIT Qualification
Our charter provides that our Board of Directors may revoke or otherwise terminate our REIT election, without approval of our stockholders, if it determines that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT.
170
OUR OPERATING PARTNERSHIP AND THE PARTNERSHIP AGREEMENT
The following is a summary of the material provisions of the amended and restated agreement of limited partnership of our operating partnership, or the partnership agreement, a copy of which is filed as an exhibit to the registration statement of which this prospectus is a part. This summary does not purport to be complete and is subject to and qualified in its entirety by reference to applicable provisions of the Delaware Revised Uniform Limited Partnership Act, as amended, and the partnership agreement. See "Where You Can Find More Information." For purposes of this section, references to "we," "our," "us" and "our company" refer to Farmland Partners Inc. alone, and not to its subsidiaries. For the purposes of this section, references to the "general partner" refer to Farmland Partners OP GP, LLC, a wholly owned subsidiary of Farmland Partners Inc.
General
Our operating partnership is a Delaware limited partnership that was formed on September 27, 2013. Our wholly owned subsidiary, Farmland Partners OP GP, LLC, is the sole general partner of our operating partnership. Pursuant to the partnership agreement, subject to certain protective rights of the limited partners described below, we have, through our control of the general partner, full, exclusive and complete responsibility and discretion in the management and control of our operating partnership, including the ability to cause our operating partnership to enter into certain major transactions including a merger of our operating partnership or a sale of substantially all of the assets of our operating partnership. The limited partners have no power to remove the general partner without the general partner's consent.
The general partner may not conduct any business without the consent of a majority of the limited partners other than in connection with: the ownership, acquisition and disposition of partnership interests; the management of the business of our operating partnership; our operation as a reporting company with a class of securities registered under the Exchange Act; the offering, sale syndication, private placement or public offering of stock, bonds, securities or other interests, financing or refinancing of any type related to our operating partnership or its assets or activities; and such activities as are incidental to those activities discussed above. In general, we must contribute any assets or funds that we acquire to our operating partnership in exchange for additional partnership interests. We may, however, in our sole and absolute discretion, from time to time hold or acquire assets in our own name or otherwise other than through our operating partnership so long as we take commercially reasonable measures that the economic benefits and burdens of such property are otherwise vested in our operating partnership. We and our affiliates may also engage in any transactions with our operating partnership on such terms as we may determine in our sole and absolute discretion.
We, as the parent of the general partner, are under no obligation to give priority to the separate interests of our stockholders or the limited partners in deciding whether to cause our operating partnership to take or decline to take any actions. If there is a conflict between the interests of our stockholders on the one hand and the limited partners (including us) on the other, we, as the parent of the general partner, will endeavor in good faith to resolve the conflict in a manner that is not adverse to either our stockholders or the limited partners (including us). The general partner is not liable under the partnership agreement to our operating partnership or to any partner for monetary damages for losses sustained, liabilities incurred, or benefits not derived by limited partners (including us) in connection with such decisions, unless the general partner acted in bad faith and the act or omission was material to the matter giving rise to the loss, liability or benefit not derived.
Upon completion of this offering and consummation of the formation transactions, substantially all of our business activities, including all activities pertaining to the acquisition and operation of properties, must be conducted through our operating partnership, and our operating partnership must be operated in a manner that will enable us to satisfy the requirements for qualification as a REIT.
171
Operating Partnership Units
Interests in our operating partnership are denominated in units of limited partnership interest. Pursuant to the partnership agreement, our operating partnership has designated the following classes of units of limited partnership interest, or operating partnership units: OP units and LTIP units.
OP Units
Upon completion of this offering and our formation transactions, we will own approximately % of the OP units. On or after the date that is 12 months after the date of the original issuance of the OP units, each holder of OP units (other than us) will have the right, subject to the terms and conditions set forth in the partnership agreement, to require our operating partnership to redeem all or a portion of the OP units held by such limited partner in exchange for a cash amount equal to the number of tendered OP units multiplied by the price of a share of our common stock (determined in accordance with, and subject to adjustment under, the terms of the partnership agreement), unless the terms of such OP units or a separate agreement entered into between our operating partnership and the holder of such OP units provide that they are not entitled to a right of redemption or provide for a shorter or longer period before such limited partner may exercise such right of redemption or impose conditions on the exercise of such right of redemption. On or before the close of business on the tenth business day after the general partner receives a notice of redemption, we may, as parent of the general partner, in our sole and absolute discretion, but subject to the restrictions on the ownership of our common stock imposed under our charter and the transfer restrictions and other limitations thereof, elect to acquire some or all of the tendered OP units from the tendering partner in exchange for cash or shares of our common stock, based on an exchange ratio of one share of our common stock for each OP unit (subject to anti-dilution adjustments provided in the partnership agreement).
LTIP Units
In the future, we, as the parent of the general partner, may cause our operating partnership to issue LTIP units to our independent directors, executive officers and certain other employees and persons who provide services to our operating partnership. These LTIP units will be subject to certain vesting requirements. In general, LTIP units are similar to OP units and will receive the same quarterly per-unit profit distributions as OP units. The rights, privileges, and obligations related to each series of LTIP units will be established at the time the LTIP units are issued. As profits interests, LTIP units initially will not have full parity, on a per-unit basis, with OP units with respect to liquidating distributions. Upon the occurrence of specified events, LTIP units can over time achieve full parity with OP units and therefore accrete to an economic value for the holder equivalent to OP units. If such parity is achieved, vested LTIP units may be converted on a one-for-one basis into OP units, which in turn are redeemable by the holder for cash or, at our election, exchangeable for shares of our common stock on a one-for-one basis. However, there are circumstances under which LTIP units will not achieve parity with OP units, and until such parity is reached, the value that a participant could realize for a given number of LTIP units will be less than the value of an equal number of shares of our common stock and may be zero.
Management Liability and Indemnification
To the maximum extent permitted under Delaware law, neither we, the general partner nor any of our directors and officers will be liable to our operating partnership or the limited partners or assignees for losses sustained, liabilities incurred or benefits not derived as a result of errors in judgment or mistakes of fact or law or of any act or omission, unless such person acted in bad faith and the act or omission was material to the matter giving rise to the loss, liability or benefit not derived. The partnership agreement provides for indemnification of the general partner, us, our affiliates and each of our respective officers, directors, employees and any persons we may designate from time to time in
172
our sole and absolute discretion, to the fullest extent permitted by applicable law against any and all losses, claims, damages, liabilities (whether joint or several), expenses (including, without limitation, attorneys' fees and other legal fees and expenses), judgments, fines, settlements and other amounts arising from any and all claims, demands, actions, suits or proceedings, civil, criminal, administrative or investigative, that relate to the operations of our operating partnership, provided that our operating partnership will not indemnify such person if (i) an act or omission of the person was material to the matter giving rise to the action and either was committed in bad faith or was the result of active and deliberate dishonesty, (ii) the person actually received an improper personal benefit in money, property or services, or (iii) in the case of a criminal proceeding, the person had reasonable cause to believe the act or omission was unlawful, as set forth in the partnership agreement (subject to the exceptions described below under "Fiduciary Responsibilities").
Insofar as the foregoing provisions permit indemnification of directors, officers or persons controlling us for liability arising under the Securities Act, we have been informed that in the opinion of the SEC this indemnification is against public policy as expressed in the Securities Act and is therefore unenforceable.
Fiduciary Responsibilities
Our directors and officers have duties under applicable Maryland law to manage us in a manner consistent with our best interests. At the same time, the general partner has fiduciary duties to manage our operating partnership in a manner beneficial to our operating partnership and its partners. Our duties, as the parent of the general partner, to our operating partnership and its limited partners, therefore, may come into conflict with the duties of our directors and officers to us and our stockholders. We will be under no obligation to give priority to the separate interests of the limited partners of our operating partnership in deciding whether to cause our operating partnership to take or decline to take any actions. The limited partners of our operating partnership have agreed that in the event of a conflict in the duties owed by our directors and officers to us and our stockholders and the fiduciary duties owed by us, in our capacity as the parent of the general partner of our operating partnership, to such limited partners, we will fulfill our fiduciary duties to such limited partners by acting in the best interests of our stockholders.
The limited partners of our operating partnership have expressly acknowledged that we are acting for the benefit of our operating partnership, the limited partners and our stockholders collectively.
Distributions
The partnership agreement provides that we, as the parent of the general partner, shall cause our operating partnership to make quarterly (or more frequent) distributions of all of its available cash (which is defined to be cash available for distribution as determined by us, as general partner) (i) first, with respect to any OP units that are entitled to any preference in accordance with the rights of such operating partnership unit (and, within such class, pro rata according to their respective percentage interests) and (ii) second, with respect to any OP units that are not entitled to any preference in distribution, in accordance with the rights of such class of OP units (and, within such class, pro rata in accordance with their respective percentage interests).
Allocations of Net Income and Net Loss
Net income and net loss of our operating partnership are determined and allocated with respect to each fiscal year of our operating partnership as of the end of the year. Except as otherwise provided in the partnership agreement, an allocation of a share of net income or net loss is treated as an allocation of the same share of each item of income, gain, loss or deduction that is taken into account in computing net income or net loss. Except as otherwise provided in the partnership agreement, net
173
income and net loss are allocated to the holders of OP units holding the same class or series of OP units in accordance with their respective percentage interests in the class or series at the end of each fiscal year. The partnership agreement contains provisions for special allocations intended to comply with certain regulatory requirements, including the requirements of Treasury Regulations Sections 1.704-1(b) and 1.704-2. Except as otherwise required by the partnership agreement or the Code and the Treasury Regulations, each operating partnership item of income, gain, loss and deduction is allocated among the limited partners of our operating partnership for U.S. federal income tax purposes in the same manner as its correlative item of book income, gain, loss or deduction is allocated pursuant to the partnership agreement. In addition, under Section 704(c) of the Code, items of income, gain, loss and deduction with respect to appreciated or depreciated property which is contributed to a partnership, such as our operating partnership, in a tax-free transaction must be specially allocated among the partners in such a manner so as to take into account such variation between the tax basis and the fair market value of the property at the time of contribution. Our operating partnership will allocate tax items to the holders of operating partnership units taking into consideration the requirements of Section 704(c) of the Code. See "Material U.S. Federal Income Tax Considerations."
The general partner has sole discretion to ensure that allocations of income, gain, loss and deduction of our operating partnership are in accordance with the interests of the partners of our operating partnership as determined under the Code, and all matters concerning allocations of tax items not expressly provided for in the partnership agreement may be determined by the general partner in its sole discretion.
Redemption Rights
On or after twelve months after becoming a holder of OP units, each limited partner, other than us, will have the right, subject to the terms and conditions set forth in the partnership agreement, to require our operating partnership to redeem all or a portion of such units in exchange for a cash amount equal to the number of tendered units multiplied by the fair market value of a share of our common stock (determined in accordance with, and subject to adjustment under, the terms of the partnership agreement), unless the terms of such units or a separate agreement entered into between our operating partnership and the holder of such units provide that they do not have a right of redemption or provide for a shorter or longer period before such holder may exercise such right of redemption or impose conditions on the exercise of such right of redemption. On or before the close of business on the tenth business day after we receive a notice of redemption, we may, as the parent of the general partner, in our sole and absolute discretion, but subject to the restrictions on the ownership of our common stock imposed under our charter and the transfer restrictions and other limitations thereof, elect to acquire some or all of the tendered units in exchange for cash or shares of our common stock, based on an exchange ratio of one share of our common stock for each OP unit (subject to anti-dilution adjustments provided in the partnership agreement). If we give the limited partners notice of our intention to make an extraordinary distribution of cash or property to our stockholders or effect a merger, a sale of all or substantially all of our assets, or any other similar extraordinary transaction, each limited partner may exercise its right to redeem its OP units, regardless of the length of time such limited partner has held its OP units.
Transferability of Operating Partnership Units; Extraordinary Transactions
The general partner generally will not be able to withdraw voluntarily from our operating partnership or transfer any of its interest in our operating partnership unless the transfer is: (i) to our affiliate; (ii) to a wholly owned subsidiary of the general partner or the owner of all of the ownership interests of the general partner; or (iii) otherwise expressly permitted under the partnership agreement.
174
The partnership agreement permits the general partner or us, as the parent of the general partner, to engage in a merger, consolidation or other combination, or sale of substantially all of our assets if:
With certain limited exceptions, the limited partners may not transfer their interests in our operating partnership, in whole or in part, without the prior written consent of the general partner, which consent may be withheld in its sole and absolute discretion. Except with the general partner's consent to the admission of the transferee as a limited partner, transferees shall not have any rights by virtue of the transfer other than the rights of an assignee and will not be entitled to vote or effect a redemption with respect to their operating partnership units in any matter presented to the limited partners for a vote. The general partner will have the right to consent to the admission of a transferee of the interest of a limited partner, which consent may be given or withheld by in our sole and absolute discretion.
Issuance of Our Stock and Additional Partnership Interests
Pursuant to the partnership agreement, upon the issuance of our stock other than in connection with a redemption of OP units, we generally will be obligated to contribute or cause to be contributed the cash proceeds or other consideration received from the issuance of our stock to our operating partnership in exchange for, in the case of common stock, OP units or, in the case of an issuance of preferred stock, preferred operating partnership units with designations, preferences and other rights, terms and provisions that are substantially the same as the designations, preferences and other rights, terms and provisions of the preferred stock. In addition, the general partner may cause our operating partnership to issue additional operating partnership units or other partnership interests and to admit additional limited partners to our operating partnership from time to time, on such terms and conditions and for such capital contributions as we, as the parent of the general partner, may establish in our sole and absolute discretion, without the approval or consent of any limited partner, including: (i) upon the conversion, redemption or exchange of any debt, units or other partnership interests or other securities issued by our operating partnership; (ii) for less than fair market value; or (iii) in connection with any merger of any other entity into our operating partnership.
Tax Matters
Pursuant to the partnership agreement, the general partner is the tax matters partner of our operating partnership and has certain other rights relating to tax matters. Accordingly, as both the general partner and tax matters partner, we have the authority to handle tax audits and to make tax elections under the Code, in each case, on behalf of our operating partnership.
175
Term
The term of our operating partnership commenced on September 27, 2013 and will continue perpetually, unless earlier terminated in the following circumstances:
Amendments to the Partnership Agreement
Amendments to the partnership agreement may be proposed by the general partner or by any limited partner holding 25% or more of the percentage interest of OP units designated as Class A Units. Generally, the partnership agreement may be amended with the general partner's approval and the approval of the limited partners holding a majority of all outstanding limited partner units (excluding limited partner units held by us or our subsidiaries). Certain amendments that would, among other things, have the following effects, must be approved by each partner adversely affected thereby:
176
Notwithstanding the foregoing, we, as the parent of the general partner, will have the power, without the consent of the limited partners, to amend the partnership agreement as may be required to:
Certain provisions affecting the general partner's rights and duties ( e.g. , restrictions relating to certain extraordinary transactions involving us, the general partner or our operating partnership) may not be amended without the approval of the holders of a majority of the operating partnership units (excluding operating partnership units held by us).
177
SHARES ELIGIBLE FOR FUTURE SALE
General
Upon completion of this offering, we will have outstanding shares of our common stock ( shares if the underwriters' over-allotment option is exercised in full), including shares issued in this offering ( shares if the underwriters' over-allotment option is exercised in full) and an aggregate of shares issued to our non-employee directors, executive officers and Mr. Hough under our Equity Incentive Plan, concurrently with the completion of this offering. In addition, upon completion of this offering, shares of our common stock will be reserved for future issuance upon redemption of OP units and shares of our common stock will be available for future issuance under the Equity Incentive Plan.
Of these shares, the shares sold in this offering ( shares if the underwriters' over-allotment option is exercised in full) will be freely transferable without restriction or further registration under the Securities Act, subject to the limitations on ownership set forth in our charter, except for any shares purchased in this offering by our "affiliates," as that term is defined by Rule 144 under the Securities Act. The remaining shares of common stock issued to our officers, directors and affiliates pursuant to the Equity Incentive Plan and the shares of our common stock issuable to officers, directors and affiliates upon redemption of OP units will be "restricted shares" as defined in Rule 144.
Prior to this offering, there has been no public market for our common stock. Trading of our common stock on the NYSE is expected to commence immediately following the completion of this offering. No assurance can be given as to (1) the likelihood that an active market for our shares of common stock will develop, (2) the liquidity of any such market, (3) the ability of the stockholders to sell the shares or (4) the prices that stockholders may obtain for any of the shares. No prediction can be made as to the effect, if any, that future sales of shares, or the availability of shares for future sale, will have on the market price prevailing from time to time. Sales of substantial amounts of our common stock (including shares issued upon the redemption of OP units), or the perception that such sales could occur, may adversely affect prevailing market prices of our common stock. See "Risk FactorsRisks Related to this Offering and the Market for Our Common StockThe number of shares of our common stock available for future issuance or sale may have adverse effects on the market price of our common stock."
For a description of certain restrictions on transfers of our shares of common stock held by certain of our stockholders, see "Description of Our Capital StockRestrictions on Ownership and Transfer."
Rule 144
After giving effect to this offering, shares of our outstanding common stock will be "restricted" securities under the meaning of Rule 144 under the Securities Act, and may not be sold in the absence of registration under the Securities Act unless an exemption from registration is available, including the exemption provided by Rule 144.
In general, under Rule 144 as currently in effect, beginning 90 days after the date of this prospectus, a person who is not deemed to have been an affiliate of ours at any time during the three months preceding a sale and who has beneficially owned shares considered to be restricted securities under Rule 144 for at least six months would be entitled to sell those shares, subject only to the availability of current public information about us. A non-affiliated person who has beneficially owned shares considered to be restricted securities under Rule 144 for at least one year would be entitled to sell those shares without regard to the provisions of Rule 144.
178
An affiliate of ours who has beneficially owned shares of our common stock for at least six months would be entitled to sell, within any three-month period, a number of shares that does not exceed the greater of:
Sales under Rule 144 by our affiliates or persons selling shares on behalf of our affiliates are also subject to manner of sale provisions, notice requirements and the availability of current public information about us.
Redemption/Exchange Rights
In connection with the formation transactions, our operating partnership will issue an aggregate of OP units. Beginning on or after the first anniversary of the completion of the formation transactions, limited partners of our operating partnership and certain qualifying assignees of the limited partners will have the right to require our operating partnership to redeem part or all of their OP units for cash, or, at our election, for shares of our common stock, subject to the restrictions on ownership and transfer of our stock set forth in our charter and described under the section titled "Description of Our Capital StockRestrictions on Ownership and Transfer." See "Our Operating Partnership and the Partnership Agreement."
Registration Rights
In connection with the completion of this offering, we will enter into a registration rights agreement with Pittman Hough Farms. Pursuant to the terms of the registration rights agreement, we will agree to file, following the date on which we become eligible to file a registration statement on Form S-3 under the Securities Act, one or more registration statements registering the issuance and resale of the common stock issuable upon redemption of the OP units issued in connection with the formation transactions. We will agree to pay all of the expenses relating to such registration statements.
Equity Incentive Plan
We intend to adopt our Equity Incentive Plan immediately prior to the completion of this offering. The plan will provide for the grant of various types of incentive awards to our directors, officers, employees and consultants. An aggregate of shares of our common stock are authorized for issuance under the Equity Incentive Plan, of which an aggregate of shares (based on the midpoint of the price range set forth on the front cover of this prospectus) will be granted to our directors, executive officers and Mr. Hough upon completion of this offering and will be subject to the lock-up agreements discussed below. After giving effect to grants of restricted shares of our common stock concurrently with the completion of this offering, we expect that an aggregate of shares of our common stock will be available for future issuance under our Equity Incentive Plan.
We intend to file with the SEC a Registration Statement on Form S-8 covering the shares of common stock issuable under our Equity Incentive Plan. Shares of our common stock covered by this registration statement, including any shares of our common stock issuable upon the exercise of options or shares of restricted common stock, will be eligible for transfer or resale without restriction under the Securities Act unless held by affiliates.
179
Lock-Up Agreements
In addition to the limits placed on the sale of our common stock by operation of Rule 144 and other provisions of the Securities Act, our directors, executive officers and director nominees and Mr. Hough have agreed with the underwriters of this offering, subject to certain exceptions, not to sell or otherwise transfer or encumber, or enter into any transaction that transfers, in whole or in part, directly or indirectly, any shares of common stock or securities convertible into, exchangeable for or exercisable for shares of common stock (including OP units) owned by them at the completion of this offering or thereafter acquired by them for a period of 180 days (subject to extension in certain circumstances) after the date of this prospectus, without the prior written consent of the representatives of the underwriters.
However, in addition to certain other exceptions, each of our directors, director nominees and executive officers and Mr. Hough may transfer or dispose of his or her shares during the lock-up period in the case of gifts or for estate planning purposes, provided that each transferee agrees to a similar lock-up agreement for the remainder of the lock-up period (including any extension period), the transfer does not involve a disposition for value, no report is required to be filed by the transferor under the Exchange Act as a result of the transfer and the transferor does not voluntarily effect any public filing or report regarding such transfer. See "UnderwritingLock-Up Agreements."
180
MATERIAL U.S. FEDERAL INCOME TAX CONSIDERATIONS
This section summarizes the current material U.S. federal income tax considerations that you, as a prospective investor, may consider relevant in connection with the acquisition, ownership and disposition of our common stock and our election to be taxed as a REIT. As used in this section, the terms "we" and "our" refer solely to Farmland Partners Inc. and not to our subsidiaries and affiliates, which have not elected to be taxed as REITs for U.S. federal income tax purposes.
This discussion does not exhaust all possible tax considerations and does not provide a detailed discussion of any state, local or foreign tax considerations. Nor does this discussion address all aspects of U.S. federal income taxation that may be relevant to particular investors in light of their personal investment or tax circumstances, or to certain types of investors that are subject to special treatment under the U.S. federal income tax laws, such as insurance companies, tax-exempt organizations (except to the limited extent discussed below under "Taxation of Tax-Exempt Stockholders"), financial institutions, broker-dealers, persons subject to the alternative minimum tax, persons holding our stock as part of a hedge, straddle or other risk reduction, constructive sale or conversion transaction, non-U.S. individuals and foreign corporations (except to the limited extent discussed below under "Taxation of Non-U.S. Stockholders") and other persons subject to special tax rules. Moreover, this summary assumes that our stockholders hold our common stock as a "capital asset" for U.S. federal income tax purposes, which generally means property held for investment.
The statements in this section are based on the current U.S. federal income tax laws, including the Code, the regulations promulgated by the U.S. Treasury Department, or the Treasury Regulations, rulings and other administrative interpretations and practices of the IRS, and judicial decisions, all as currently in effect, and all of which are subject to differing interpretations or to change, possibly with retroactive effect. This discussion is for general purposes only and is not tax advice. We cannot assure you that new laws, interpretations of law, or court decisions, any of which may take effect retroactively, will not cause any statement in this section to be inaccurate.
We urge you to consult your own tax advisor regarding the specific tax consequences to you of the acquisition, ownership and disposition of our common stock and of our election to be taxed as a REIT. Specifically, you should consult your own tax advisor regarding the U.S. federal, state, local, foreign, and other tax consequences of such acquisition, ownership, disposition and election, and regarding potential changes in applicable tax laws.
Taxation of Our Company
We have elected to be taxed as a pass-through entity under subchapter S of the Code, but intend to revoke our S election prior to the completion of this offering. We intend to elect to be taxed as a REIT for U.S. federal income tax purposes commencing with our short taxable year ending December 31, 2014. We believe that, commencing with such short taxable year, we will be organized and will operate in such a manner as to qualify for taxation as a REIT under the Code, and we intend to continue to operate in such a manner. However, no assurances can be provided regarding our qualification as a REIT because such qualification depends on our ability to satisfy numerous asset, income, stock ownership and distribution tests described below, the satisfaction of which will depend, in part, on our operating results.
The sections of the Code relating to qualification, operation and taxation as a REIT are highly technical and complex. The following discussion sets forth only the material aspects of those sections. This summary is qualified in its entirety by the applicable Code provisions and the related Treasury Regulations and administrative and judicial interpretations thereof.
In connection with this offering, Morrison & Foerster LLP will render an opinion that, commencing with our short taxable year ending December 31, 2014, we will be organized in conformity
181
with the requirements for qualification and taxation as a REIT under the U.S. federal income tax laws, and our proposed method of operation will enable us to satisfy the requirements for qualification and taxation as a REIT under the U.S. federal income tax laws for our taxable year ending December 31, 2014 and thereafter. Investors should be aware that Morrison & Foerster LLP's opinion will be based on the U.S. federal income tax laws governing qualification as a REIT as of the date of such opinion, which will be subject to change, possibly on a retroactive basis, will not be binding on the IRS or any court, and will speak only as of the date issued. In addition, Morrison & Foerster LLP's opinion will be based on customary assumptions and will be conditioned upon certain representations made by us as to factual matters, including representations regarding the nature of our assets and the future conduct of our business. Moreover, our qualification and taxation as a REIT depend on our ability to meet, on a continuing basis, through actual results, certain qualification tests set forth in the U.S. federal income tax laws. Those qualification tests involve the percentage of our gross income that we earn from specified sources, the percentage of our assets that falls within specified categories, the diversity of our stock ownership and the percentage of our earnings that we distribute. Morrison & Foerster LLP will not review our compliance with those tests on a continuing basis. Accordingly, no assurance can be given that the actual results of our operations for any particular taxable year will satisfy such requirements. Morrison & Foerster's opinion will not foreclose the possibility that we may have to use one or more of the REIT savings provisions described below, which may require us to pay a material excise or penalty tax in order to maintain our REIT qualification. For a discussion of the tax consequences of our failure to maintain our qualification as a REIT, see "Failure to Qualify as a REIT" below.
If we qualify as a REIT, we generally will not be subject to U.S. federal income tax on the taxable income that we distribute to our stockholders because we will be entitled to a deduction for dividends that we pay. Such tax treatment avoids the "double taxation," or taxation at both the corporate and stockholder levels, that generally results from owning stock in a corporation. In general, income generated by a REIT is taxed only at the stockholder level if such income is distributed by the REIT to its stockholders. However, we will be subject to U.S. federal income tax in the following circumstances:
182
undistributed taxable income required to be distributed from earlier periods, then we will be subject to a 4% nondeductible excise tax on the excess of the required distribution over the amount we actually distributed.
In addition, we may be subject to a variety of taxes, including payroll taxes and state, local and foreign income, property and other taxes on our assets and operations. We also could be subject to tax in situations and on transactions not presently contemplated.
Requirements for Qualification as a REIT
A REIT is a corporation, trust or association that satisfies each of the following requirements:
(1) It is managed by one or more trustees or directors;
(2) Its beneficial ownership is evidenced by transferable shares of stock, or by transferable shares or certificates of beneficial interest;
(3) It would be taxable as a domestic corporation, but for Sections 856 through 860 of the Code, i.e. , the REIT provisions;
(4) It is neither a financial institution nor an insurance company subject to special provisions of the U.S. federal income tax laws;
(5) At least 100 persons are beneficial owners of its stock or ownership shares or certificates (determined without reference to any rules of attribution);
183
(6) Not more than 50% in value of its outstanding stock or shares of beneficial interest are owned, directly or indirectly, by five or fewer individuals, which the U.S. federal income tax laws define to include certain entities, during the last half of any taxable year;
(7) It elects to be a REIT, or has made such election for a previous taxable year, and satisfies all relevant filing and other administrative requirements established by the IRS that must be met to qualify to be taxed as a REIT for U.S. federal income tax purposes;
(8) It uses a calendar year for U.S. federal income tax purposes and complies with the recordkeeping requirements of the U.S. federal income tax laws; and
(9) It meets certain other requirements described below, regarding the sources of its gross income, the nature and diversification of its assets and the distribution of its income.
We must satisfy requirements 1 through 4, and 8 during our entire taxable year and must satisfy requirement 5 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. Requirements 5 and 6 will not apply to us for our short taxable year ending December 31, 2014. If we comply with certain requirements for ascertaining the beneficial ownership of our outstanding stock in a taxable year and have no reason to know that we violated requirement 6, we will be deemed to have satisfied requirement 6 for that taxable year. For purposes of determining stock ownership under requirement 6, an "individual" generally includes a supplemental unemployment compensation benefits plan, a private foundation, or a portion of a trust permanently set aside or used exclusively for charitable purposes. An "individual," however, generally does not include a trust that is a qualified employee pension or profit sharing trust under the U.S. federal income tax laws, and beneficiaries of such a trust will be treated as holding our stock in proportion to their actuarial interests in the trust for purposes of requirement 6.
Our charter provides for restrictions regarding the ownership and transfer of shares of our capital stock. We believe that we will issue sufficient stock with enough diversity of ownership to allow us to satisfy requirements 5 and 6 above. The restrictions in our charter are intended, among other things, to assist us in satisfying requirements 5 and 6 described above. These restrictions, however, may not ensure that we will be able to satisfy such share ownership requirements in all cases. If we fail to satisfy these share ownership requirements, our qualification as a REIT may terminate.
For purposes of requirement 8, we have adopted December 31 as our year end, and thereby satisfy this requirement.
Qualified REIT Subsidiaries. A "qualified REIT subsidiary" generally is a corporation, all of the stock of which is owned, directly or indirectly, by a REIT and that is not treated as a TRS. A corporation that is a "qualified REIT subsidiary" is treated as a division of the REIT that owns, directly or indirectly, all of its stock and not as a separate entity for U.S. federal income tax purposes. Thus, all assets, liabilities, and items of income, deduction, and credit of a "qualified REIT subsidiary" are treated as assets, liabilities, and items of income, deduction, and credit of the REIT that directly or indirectly owns the qualified REIT subsidiary. Consequently, in applying the REIT requirements described herein, the separate existence of any "qualified REIT subsidiary" that we own will be ignored, and all assets, liabilities, and items of income, deduction, and credit of such subsidiary will be treated as our assets, liabilities, and items of income, deduction, and credit.
Other Disregarded Entities and Partnerships. An unincorporated domestic entity, such as a partnership or limited liability company, that has a single owner, as determined under U.S. federal income tax laws, generally is not treated as an entity separate from its owner for U.S. federal income tax purposes. We own various direct and indirect interests in entities that are classified as partnerships and limited liability companies for state law purposes. Nevertheless, many of these entities currently are not treated as entities separate from their owners for U.S. federal income tax purposes because such entities are treated as having a single owner for U.S. federal income tax purposes. Consequently, the
184
assets and liabilities, and items of income, deduction, and credit, of such entities will be treated as our assets and liabilities, and items of income, deduction, and credit, for U.S. federal income tax purposes, including the application of the various REIT qualification requirements.
An unincorporated domestic entity with two or more owners, as determined under the U.S. federal income tax laws, generally is taxed as a partnership for U.S. federal income tax purposes. In the case of a REIT that is an owner in an entity that is taxed as a partnership for U.S. federal income tax purposes, the REIT is treated as owning its proportionate share of the assets of the entity and as earning its allocable share of the gross income of the entity for purposes of the applicable REIT qualification tests. Thus, our proportionate share of the assets and items of gross income of our operating partnership and any other partnership, joint venture, or limited liability company that is taxed as a partnership for U.S. federal income tax purposes is treated as our assets and items of gross income for purposes of applying the various REIT qualification tests. For purposes of the 10% value test (described in "Asset Tests"), our proportionate share is based on our proportionate interest in the equity interests and certain debt securities issued by the entity. For all of the other asset and income tests, our proportionate share is based on our proportionate interest in the capital of the entity.
We have control of our operating partnership and intend to operate it in a manner consistent with the requirements for our qualification as a REIT. We may from time to time be a limited partner or non-managing member in a partnership or limited liability company. If a partnership or limited liability company in which we own an interest takes or expects to take actions that could jeopardize our status as a REIT or require us to pay tax, we may be forced to dispose of our interest in such entity. In addition, it is possible that a partnership or limited liability company could take an action which could cause us to fail a gross income or asset test, and that we would not become aware of such action in time to dispose of our interest in the partnership or limited liability company or take other corrective action on a timely basis. In that case, we could fail to qualify as a REIT unless we were entitled to relief, as described below.
Taxable REIT Subsidiaries. A REIT is permitted to own, directly or indirectly, up to 100% of the stock of one or more TRSs. The subsidiary and the REIT generally must jointly elect to treat the subsidiary as a TRS. However, a corporation of which a TRS directly or indirectly owns more than 35% of the voting power or value of the securities is automatically treated as a TRS without an election.
Unlike a qualified REIT subsidiary, the separate existence of a TRS is not ignored for U.S. federal income tax purposes and a TRS is a fully taxable corporation subject to U.S. federal corporate income tax on its earnings. Restrictions imposed on REITs and their TRSs are intended to ensure that TRSs will be subject to appropriate levels of U.S. federal income taxation. These restrictions limit the deductibility of interest paid or accrued by a TRS to its parent REIT and impose a 100% excise tax on transactions between a TRS and its parent REIT or the REIT's tenants that are not conducted on an arm's-length basis. Dividends paid to us from a TRS, if any, will be treated as dividend income received from a corporation. The foregoing treatment of TRSs may reduce the cash flow generated by us and our subsidiaries in the aggregate and our ability to make distributions to our stockholders and may affect our compliance with the gross income tests and asset tests.
A TRS generally may be used by a REIT to undertake indirectly activities that the REIT requirements might otherwise preclude the REIT from doing directly, such as the provision of noncustomary tenant services or the disposition of property held for sale to customers. See "Gross Income TestsRents from Real Property" and "Gross Income TestsProhibited Transactions."
185
Gross Income Tests
We must satisfy two gross income tests annually to qualify and maintain our qualification as a REIT. First, at least 75% of our gross income for each taxable year generally must consist of the following:
Second, in general, at least 95% of our gross income for each taxable year must consist of income that is qualifying income for purposes of the 75% gross income test, other types of interest and dividends, gain from the sale or disposition of stock or securities, or any combination of these.
Cancellation of indebtedness income and gross income from a sale of property that we hold primarily for sale to customers in the ordinary course of business will be excluded from gross income for purposes of the 75% and 95% gross income tests. In addition, gains from "hedging transactions," as defined in "Hedging Transactions," that are clearly and timely identified as such will be excluded from gross income for purposes of the 75% and 95% gross income tests. Finally, certain foreign currency gains will be excluded from gross income for purposes of one or both of the gross income tests.
The following paragraphs discuss the specific application of certain relevant aspects of the gross income tests to us.
Rents from Real Property. Rent that we receive for the use of our real property will qualify as "rents from real property," which is qualifying income for purposes of the 75% and 95% gross income tests, only if the following conditions are met:
First, the rent must not be based in whole or in part on the income or profits of any person. However, participating rent will qualify as "rents from real property" if it is based on percentages of receipts or sales and the percentages generally:
We intend to set and accept rents which are fixed dollar amounts or a fixed percentage of gross revenue, and not to any extent determined by reference to any person's income or profits, in compliance with the rules above.
Second, we generally must not own, actually or constructively, 10% or more of the stock or the assets or net profits of any tenant, referred to as a "related-party tenant." The constructive ownership rules generally provide that, if 10% or more in value of our stock is owned, directly or indirectly, by or for any person, we are considered as owning the stock owned, directly or indirectly, by or for such
186
person. Because the constructive ownership rules are broad and it is not possible to monitor direct and indirect transfers of our stock continually, no assurance can be given that such transfers or other events of which we have no knowledge will not cause us to own constructively 10% or more of a tenant (or a subtenant, in which case only rent attributable to the subtenant is disqualified). Notwithstanding the foregoing, under an exception to the related-party tenant rule, rent that we receive from a TRS will qualify as "rents from real property" as long as (1) at least 90% of the leased space in the property is leased to persons other than TRSs and related-party tenants, and (2) the amount paid by the TRS to rent space at the property is substantially comparable to rents paid by other tenants of the property for comparable space.
Third, we must not furnish or render noncustomary services, other than a de minimis amount of noncustomary services, to the tenants of our properties other than through an independent contractor from whom we do not derive or receive any income or a TRS. However, we generally may provide services directly to our tenants to the extent that such services are "usually or customarily rendered" in connection with the rental of space for occupancy only and are not considered to be provided for the tenants' convenience. In addition, we may provide a minimal amount of noncustomary services to the tenants of a property, other than through an independent contractor from whom we do not derive or receive any income or a TRS, as long as the income attributable to the services (valued at not less than 150% of the direct cost of performing such services) does not exceed 1% of our gross income from the related property. If the rent from a lease does not qualify as "rents from real property" because we furnish noncustomary services having a value in excess of 1% of our gross income from the related property to the tenants of the property, other than through a qualifying independent contractor or a TRS, none of the rent from the property will qualify as "rents from real property." We do not intend to provide any noncustomary services to our tenants unless such services are provided through independent contractors from whom we do not derive or receive any income or TRSs.
Fourth, rent attributable to any personal property leased in connection with a lease of real property will not qualify as "rents from real property" if the rent attributable to such personal property exceeds 15% of the total rent received under the lease. If a portion of the rent that we receive from a property does not qualify as "rents from real property" because the rent attributable to personal property exceeds 15% of the total rent for a taxable year, the portion of the rent attributable to personal property will not be qualifying income for purposes of either the 75% or 95% gross income test.
We intend to lease substantially all of our properties under triple-net leases with terms ranging from one to three years and pursuant to which the tenant is responsible for substantially all of the operating expenses related to the property, including taxes, maintenance, water usage and insurance. We expect our leases generally will require the tenant to pay fixed rent in advance. However, some of our leases may provide for rents based on a fixed percentage of gross revenue. We intend to structure any such leases in a manner intended to qualify the rent thereunder as "rents from real property." We do not intend to lease significant amounts of personal property pursuant to our leases. Although no authority addresses the treatment of row crop and permanent crop farmland for purposes of the REIT income tests, generally we do not expect rent received pursuant to our leases would be attributable to significant amounts of personal property for U.S. federal income tax purposes. Moreover, we do not intend to perform any services other than customary ones for our tenants unless such services are provided through independent contractors or a TRS. Accordingly, we believe rents received under our leases generally will qualify as "rents from real property" and any income attributable to noncustomary services or personal property will not jeopardize our ability to qualify as a REIT. However, there can be no assurance that the IRS would not challenge our conclusions, including the calculation of our personal property ratios, or that a court would agree with our conclusions. If such a challenge were successful, we could fail to satisfy the 75% or 95% gross income test and thus potentially lose our REIT status.
187
Interest. For purposes of the 75% and 95% gross income tests, the term "interest" generally does not include any amount received or accrued, directly or indirectly, if the determination of such amount depends in whole or in part on the income or profits of any person. However, an amount received or accrued generally will not be excluded from the term "interest" solely because it is based on a fixed percentage or percentages of receipts or sales. Furthermore, to the extent that interest from a loan that is based on the profit or net cash proceeds from the sale of the property securing the loan constitutes a "shared appreciation provision," income attributable to such participation feature will be treated as gain from the sale of the secured property.
We may provide senior secured first lien mortgage loans for the purchase of farmland and properties related to farming. Interest on debt secured by mortgages on real property or on interests in real property, including, for this purpose, prepayment penalties, loan assumption fees and late payment charges that are not compensation for services, generally is qualifying income for purposes of the 75% gross income test. In general, under applicable Treasury Regulations, if a loan is secured by real property and other property and the highest principal amount of the loan outstanding during a taxable year exceeds the fair market value of the real property securing the loan determined as of the date we agreed to acquire or originate the loan then a portion of the interest income from such loan will not be qualifying income for purposes of the 75% gross income test, but will be qualifying income for purposes of the 95% gross income test. We anticipate that the interest on our senior secured first lien mortgage loans generally would be treated as qualifying income for purposes of the 75% gross income test.
Prohibited Transactions. A REIT will incur a 100% tax on the net income derived from any sale or other disposition of property, other than foreclosure property, that the REIT holds primarily for sale to customers in the ordinary course of a trade or business. Net income derived from such prohibited transactions is excluded from gross income for purposes of the 75% and 95% gross income tests. Whether a REIT holds an asset "primarily for sale to customers in the ordinary course of a trade or business" depends on the facts and circumstances that exist from time to time, including those related to a particular asset. A safe harbor to the characterization of the sale of property by a REIT as a prohibited transaction is available if the following requirements are met:
We will attempt to comply with the terms of the foregoing safe-harbor. However, we cannot assure you that we will be able to comply with the safe-harbor provisions or that we will avoid owning
188
property that may be characterized as property held "primarily for sale to customers in the ordinary course of a trade or business." We may hold and dispose of certain properties through a TRS if we conclude that the sale or other disposition of such property may not fall within the safe-harbor provisions. The 100% prohibited transactions tax will not apply to gains from the sale of property by a TRS, although such income will be taxed to the TRS at U.S. federal corporate income tax rates.
Foreclosure Property. We generally will be subject to tax at the maximum corporate rate on any net income from foreclosure property, other than income that otherwise would be qualifying income for purposes of the 75% gross income test. Gross income from foreclosure property will qualify under the 75% and 95% gross income tests.
Hedging Transactions. From time to time, we or our subsidiaries may enter into hedging transactions with respect to one or more of our or our subsidiaries' assets or liabilities. Our or our subsidiaries' hedging activities may include entering into interest rate swaps, caps, and floors, options to purchase such items, and futures and forward contracts. Income and gain from "hedging transactions" will be excluded from gross income for purposes of both the 75% and 95% gross income tests. A "hedging transaction" means either (1) any transaction entered into in the normal course of our or our subsidiaries' trade or business primarily to manage the risk of interest rate, price changes, or currency fluctuations with respect to borrowings made or to be made, or ordinary obligations incurred or to be incurred, to acquire or carry real estate assets or (2) any transaction entered into primarily to manage the risk of currency fluctuations with respect to any item of income or gain that would be qualifying income under the 75% or 95% gross income test (or any property which generates such income or gain). We are required to clearly identify any such hedging transaction before the close of the day on which it was acquired, originated, or entered into and to satisfy other identification requirements. We intend to structure any hedging transactions in a manner that does not jeopardize our qualification as a REIT; however, no assurance can be given that our hedging activities will give rise to income that is excluded from gross income or qualifies for purposes of either or both of the gross income tests.
Failure to Satisfy Gross Income Tests. We intend to monitor our sources of income, including any non-qualifying income received by us, and manage our assets so as to ensure our compliance with the gross income tests. If we fail to satisfy one or both of the gross income tests for any taxable year, we nevertheless may qualify as a REIT for that year if we qualify for relief under certain provisions of the U.S. federal income tax laws. Those relief provisions are available if:
We cannot predict, however, whether any failure to meet these tests will qualify for the relief provisions. In addition, as discussed above in "Taxation of Our Company," even if the relief provisions apply, we would incur a 100% tax on the gross income attributable to the greater of (1) the amount by which we fail the 75% gross income test, or (2) the amount by which we fail the 95% gross income test, multiplied, in either case, by a fraction intended to reflect our profitability.
Asset Tests
To qualify as a REIT, we also must satisfy the following asset tests at the end of each quarter of each taxable year.
First, under the "75% asset test," at least 75% of the value of our total assets generally must consist of:
189
Second, under the "5% asset test," of our assets that are not qualifying assets for purposes of the 75% asset test described above, the value of our interest in any one issuer's securities may not exceed 5% of the value of our total assets.
Third, of our assets that are not qualifying assets for purposes of the 75% asset test described above, we may not own more than 10% of the voting power of any one issuer's outstanding securities, or the "10% vote test," or more than 10% of the value of any one issuer's outstanding securities, or the "10% value test."
Fourth, no more than 25% of the value of our total assets may consist of the securities of one or more TRSs.
Fifth, no more than 25% of the value of our total assets may consist of the securities of TRSs and other assets that are not qualifying assets for purposes of the 75% asset test.
For purposes of the 5% asset test, the 10% vote test and the 10% value test, the term "securities" does not include securities that qualify under the 75% asset test, securities of a TRS and equity interests in an entity taxed as a partnership for U.S. federal income tax purposes. For purposes of the 10% value test, the term "securities" also does not include: certain "straight debt" securities; any loan to an individual or an estate; most rental agreements and obligations to pay rent; any debt instrument issued by an entity taxed as a partnership for U.S. federal income tax purposes in which we are an owner to the extent of our proportionate interest in the debt and equity securities of the entity; and any debt instrument issued by an entity taxed as a partnership for U.S. federal income tax purposes if at least 75% of the entity's gross income, excluding income from prohibited transactions, is qualifying income for purposes of the 75% gross income test described above in "Gross Income Tests."
As noted above, we may provide senior secured first lien mortgage loans for the purchase of farmland and properties related to farming. Although the law is not entirely clear, if a loan is secured by real property and other property and the highest principal amount of the loan outstanding during a taxable year exceeds the fair market value of the real property securing the loan as of the date we agreed to acquire or originate the loan, a portion of the loan likely will be a non-qualifying asset for purposes of the 75% asset test. Unless the loan falls within one of the exceptions referenced in the previous paragraph, the non-qualifying portion of such a loan may be subject to, among other requirements, the 10% value test. IRS Revenue Procedure 2011-16 provides a safe harbor under which the IRS has stated that it will not challenge a REIT's treatment of a loan as being, in part, a qualifying real estate asset in an amount equal to the lesser of: (1) the fair market value of the real property securing the loan determined as of the date the REIT committed to acquire the loan; or (2) the fair market value of the loan on the date of the relevant quarterly REIT asset testing date. Under the safe harbor, when the current value of a mortgage loan exceeds the fair market value of the real property that secures the loan, determined as of the date we committed to acquire or originate the loan, the excess will be treated as a non-qualifying asset. We anticipate that our senior secured first lien mortgage loans generally would be treated as qualifying assets for the 75% asset test.
190
We believe that the assets that we will hold after consummation of this offering satisfy the foregoing asset test requirements. We will not obtain, nor are we required to obtain under the U.S. federal income tax laws, independent appraisals to support our conclusions as to the value of our assets and securities. Moreover, the values of some assets may not be susceptible to a precise determination. As a result, there can be no assurance that the IRS will not contend that our ownership of securities and other assets violates one or more of the asset tests applicable to REITs.
Failure to Satisfy Asset Tests. We will monitor the status of our assets for purposes of the various asset tests and will manage our portfolio in order to comply at all times with such tests. Nevertheless, if we fail to satisfy the asset tests at the end of a calendar quarter, we will not lose our REIT status if:
If we did not satisfy the condition described in the second bullet point immediately above, we still could avoid REIT disqualification by eliminating any discrepancy within 30 days after the close of the calendar quarter in which the discrepancy arose.
In the event that we violate the 5% asset test, the 10% vote test or the 10% value test described above, we will not lose our REIT status if (1) the failure is de minimis (up to the lesser of 1% of our assets or $10 million) and (2) we dispose of assets causing the failure or otherwise comply with the asset tests within six months after the last day of the quarter in which we identify such failure. In the event of a failure of any of such asset tests other than a de minimis failure, as described in the preceding sentence, we will not lose our REIT status if (1) the failure was due to reasonable cause and not to willful neglect, (2) we file a description of each asset causing the failure with the IRS, (3) we dispose of assets causing the failure or otherwise comply with the asset tests within six months after the last day of the quarter in which we identify the failure, and (4) we pay a tax equal to the greater of $50,000 or the highest U.S. federal corporate income tax rate (currently 35%) multiplied by the net income from the nonqualifying assets during the period in which we failed to satisfy the asset tests.
Annual Distribution Requirements
Each taxable year, we must make distributions, other than capital gain dividend distributions and deemed distributions of retained capital gain, to our stockholders in an aggregate amount at least equal to:
Generally, we must pay such distributions in the taxable year to which they relate, or in the following taxable year if either (1) we declare the distribution before we timely file our U.S. federal income tax return for the year and pay the distribution on or before the first regular dividend payment date after such declaration or (2) we declare the distribution in October, November, or December of the taxable year, payable to stockholders of record on a specified day in any such month, and we actually pay the dividend before the end of January of the following year. In both instances, these distributions relate to our prior taxable year for purposes of the annual distribution requirement to the extent of our earnings and profits for such prior taxable year.
191
We will pay U.S. federal income tax on any taxable income, including net capital gain, that we do not distribute to our stockholders. Furthermore, if we fail to distribute during a calendar year, or by the end of January of the following calendar year in the case of distributions with declaration and record dates falling in the last three months of the calendar year, at least the sum of:
we will incur a 4% nondeductible excise tax on the excess of such required distribution over the amounts we actually distributed.
We may elect to retain and pay U.S. federal income tax on the net long-term capital gain that we receive in a taxable year. If we so elect, we will be treated as having distributed any such retained amount for purposes of the 4% nondeductible excise tax described above. We intend to make timely distributions sufficient to satisfy the annual distribution requirement and to minimize U.S. federal corporate income tax and avoid the 4% nondeductible excise tax.
It is possible that, from time to time, we may experience timing differences between the actual receipt of income and actual payment of deductible expenses and the inclusion of that income and deduction of such expenses in arriving at our REIT taxable income. Further, it is possible that, from time to time, we may be allocated a share of net capital gain from an entity taxed as a partnership for U.S. federal income tax purposes in which we own an interest that is attributable to the sale of depreciated property that exceeds our allocable share of cash attributable to that sale. As a result of the foregoing, we may have less cash than is necessary to make distributions to our stockholders that are sufficient to avoid U.S. federal corporate income tax and the 4% nondeductible excise tax imposed on certain undistributed income or even to meet the annual distribution requirement. In such a situation, we may need to borrow funds or issue additional stock or, if possible, pay dividends consisting, in whole or in part, of our stock or debt securities.
In order for distributions to be counted as satisfying the annual distribution requirement applicable to REITs and to provide us with a REIT-level tax deduction, the distributions must not be "preferential dividends." A distribution is not a preferential dividend if the distribution is (1) pro rata among all outstanding shares within a particular class, and (2) in accordance with the preferences among different classes of stock as set forth in our organizational documents.
Under certain circumstances, we may be able to correct a failure to meet the distribution requirement for a year by paying "deficiency dividends" to our stockholders in a later year. We may include such deficiency dividends in our deduction for dividends paid for the earlier year. Although we may be able to avoid income tax on amounts distributed as deficiency dividends, we will be required to pay interest to the IRS based on the amount of any deduction we take for deficiency dividends.
Recordkeeping Requirements
We must maintain certain records in order to qualify as a REIT. To avoid paying monetary penalties, we must demand, on an annual basis, information from certain of our stockholders designed to disclose the actual ownership of our outstanding stock, and we must maintain a list of those persons failing or refusing to comply with such demand as part of our records. A stockholder that fails or refuses to comply with such demand is required by the Treasury Regulations to submit a statement with its tax return disclosing the actual ownership of our stock and other information. We intend to comply with these recordkeeping requirements.
192
Failure to Qualify as a REIT
If we fail to satisfy one or more requirements for REIT qualification, other than the gross income tests and the asset tests, we could avoid disqualification if our failure is due to reasonable cause and not to willful neglect and we pay a penalty of $50,000 for each such failure. In addition, there are relief provisions available under the Code for a failure of the gross income tests and asset tests, as described in "Gross Income Tests" and "Asset Tests."
If we were to fail to qualify as a REIT in any taxable year, and no relief provision applied, we would be subject to U.S. federal income tax on our taxable income at U.S. federal corporate income tax rates and any applicable alternative minimum tax. In calculating our taxable income for a year in which we failed to qualify as a REIT, we would not be able to deduct amounts distributed to our stockholders, and we would not be required to distribute any amounts to our stockholders for that year. Unless we qualified for relief under the statutory relief provisions described in the preceding paragraph, we also would be disqualified from taxation as a REIT for the four taxable years following the year during which we ceased to maintain our qualification as a REIT. We cannot predict whether in all circumstances we would qualify for such statutory relief.
Taxation of Taxable U.S. Stockholders
For purposes of our discussion, the term "U.S. stockholder" means a beneficial owner of our common stock that, for U.S. federal income tax purposes, is:
an individual citizen or resident of the United States for U.S. federal income tax purposes;
a corporation (including an entity treated as a corporation for U.S. federal income tax purposes) created or organized under the laws of the United States, any of its states or the District of Columbia;
an estate whose income is subject to U.S. federal income taxation regardless of its source; or
any trust if (1) a U.S. court is able to exercise primary supervision over the administration of such trust and one or more U.S. persons have the authority to control all substantial decisions of the trust or (2) it has a valid election in place to be treated as a U.S. person.
If an entity or arrangement taxed as a partnership for U.S. federal income tax purposes (a "partnership") holds our common stock, the U.S. federal income tax treatment of an owner of the partnership generally will depend on the status of the owner and the activities of the partnership. Partnerships and their owners should consult their tax advisors regarding the consequences of the ownership and disposition of our common stock by the partnership.
Distributions. If we qualify as a REIT, distributions made out of our current and accumulated earnings and profits that we do not designate as capital gain dividends will be ordinary dividend income to taxable U.S. stockholders. A corporate U.S. stockholder will not qualify for the dividends-received deduction generally available to corporations. Our ordinary dividends also generally will not qualify for the preferential long-term capital gain tax rate applicable to "qualified dividends" unless certain holding period requirements are met and such dividends are attributable to (i) qualified dividends received by us from non-REIT corporations, such as any TRSs, or (ii) income recognized by us and on which we have paid U.S. federal corporate income tax. We do not expect a meaningful portion of our ordinary dividends to be eligible for taxation as qualified dividends.
Any distribution we declare in October, November, or December of any year that is payable to a U.S. stockholder of record on a specified date in any of those months and is attributable to our current and accumulated earnings and profits for such year will be treated as paid by us and received by the U.S. stockholder on December 31 of that year, provided that we actually pay the distribution during January of the following calendar year.
193
Distributions to a U.S. stockholder which we designate as capital gain dividends generally will be treated as long-term capital gain, without regard to the period for which the U.S. stockholder has held our stock. A corporate U.S. stockholder may be required to treat up to 20% of certain capital gain dividends as ordinary income.
We may elect to retain and pay U.S. federal corporate income tax on the net long-term capital gain that we receive in a taxable year. In that case, to the extent that we designate such amount in a timely notice to our stockholders, a U.S. stockholder would be taxed on its proportionate share of our undistributed long-term capital gain. The U.S. stockholder would receive a credit or refund for its proportionate share of the U.S. federal corporate income tax we paid. The U.S. stockholder would increase its basis in our common stock by the amount of its proportionate share of our undistributed long-term capital gain, minus its share of the U.S. federal corporate income tax we paid.
A U.S. stockholder will not incur U.S. federal income tax on a distribution in excess of our current and accumulated earnings and profits if the distribution does not exceed the U.S. stockholder's adjusted basis in our common stock. Instead, the distribution will reduce the U.S. stockholder's adjusted basis in our common stock. The excess of any distribution to a U.S. stockholder over both its share of our current and accumulated earnings and profits and its adjusted basis will be treated as capital gain and long-term capital gain if the stock has been held for more than one year.
We will notify U.S. stockholders after the close of our taxable year as to the portions of the distributions attributable to that taxable year that constitute ordinary income, return of capital and capital gain.
Dispositions. In general, a U.S. stockholder will recognize gain or loss on the sale or other taxable disposition of our stock in an amount equal to the difference between (i) the sum of the fair market value of any property and the amount of cash received in such disposition and (ii) the U.S. stockholder's adjusted tax basis in such stock. Such gain or loss generally will be long-term capital gain or loss if the U.S. stockholder has held such stock for more than one year and short-term capital gain or loss otherwise. However, a U.S. stockholder must treat any loss on a sale or exchange of our common stock held by such stockholder for six months or less as a long-term capital loss to the extent of capital gain dividends and any other actual or deemed distributions from us that such U.S. stockholder treats as long-term capital gain. All or a portion of any loss that a U.S. stockholder realizes on a taxable disposition of shares of our common stock may be disallowed if the U.S. stockholder purchases other shares of our common stock within 30 days before or after the disposition. Capital losses generally are available only to offset capital gains of the stockholder except in the case of individuals, who may offset up to $3,000 of ordinary income each year.
Other Considerations. U.S. stockholders may not include in their individual U.S. federal income tax returns any of our net operating losses or capital losses. Instead, these losses are generally carried over by us for potential offset against our future income. Taxable distributions from us and gain from the disposition of our common stock will not be treated as passive activity income and, therefore, U.S. stockholders generally will not be able to apply any "passive activity losses" against such income. In addition, taxable distributions from us and gain from the disposition of our common stock generally will be treated as investment income for purposes of the investment interest limitations.
Tax Rates. The maximum U.S. federal income tax rate on ordinary income and short-term capital gains applicable to U.S. stockholders that are taxed at individual rates currently is 39.6%, and the maximum U.S. federal income tax rate on long-term capital gains applicable to U.S. stockholders that are taxed at individual rates currently is 20%. However, the maximum tax rate on long-term capital gain from the sale or exchange of "section 1250 property" ( i.e. , generally, depreciable real property) is 25% to the extent the gain would have been treated as ordinary income if the property were "section 1245 property" ( i.e. , generally, depreciable personal property). We generally will designate
194
whether a distribution that we designate as a capital gain dividend (and any retained capital gain that we are deemed to distribute) is attributable to the sale or exchange of "section 1250 property."
Additional Medicare Tax. Certain U.S. stockholders, including individuals, estates and trusts, will be subject to an additional 3.8% tax, which, for individuals, applies to the lesser of (i) "net investment income" or (ii) the excess of "modified adjusted gross income" over $200,000 ($250,000 if married and filing jointly or $125,000 if married and filing separately). "Net investment income" generally equals the taxpayer's gross investment income reduced by the deductions that are allocable to such income. Investment income generally includes passive income such as interest, dividends, annuities, royalties, rents and capital gains.
Taxation of Tax-Exempt Stockholders
Tax-exempt entities, including qualified employee pension and profit sharing trusts, or "qualified trusts," and individual retirement accounts and annuities, generally are exempt from U.S. federal income taxation. However, they are subject to taxation on their "unrelated business taxable income," or UBTI. Amounts that we distribute to tax-exempt stockholders generally should not constitute UBTI. However, if a tax-exempt stockholder were to finance its acquisition of our common stock with debt, a portion of the distribution that it received from us would constitute UBTI pursuant to the "debt-financed property" rules. Furthermore, social clubs, voluntary employee benefit associations, supplemental unemployment benefit trusts, and qualified group legal services plans that are exempt from taxation under special provisions of the U.S. federal income tax laws are subject to different UBTI rules, which generally will require them to characterize distributions that they receive from us as UBTI.
Finally, in certain circumstances, a qualified trust that owns more than 10% of the value of our stock must treat a percentage of the dividends that it receives from us as UBTI. Such percentage is equal to the gross income that we derive from unrelated trades or businesses, determined as if we were a qualified trust, divided by our total gross income for the year in which we pay the dividends. Such rule applies to a qualified trust holding more than 10% of the value of our stock only if:
we are classified as a "pension-held REIT"; and
the amount of gross income that we derive from unrelated trades or businesses for the year in which we pay the dividends, determined as if we were a qualified trust, is at least 5% of our total gross income for such year.
We will be classified as a "pension-held REIT" if:
we qualify as a REIT by reason of the modification of the rule requiring that no more than 50% of our stock be owned by five or fewer individuals that allows the beneficiaries of the qualified trust to be treated as holding our stock in proportion to their actuarial interests in the qualified trust; and
either:
one qualified trust owns more than 25% of the value of our stock; or
a group of qualified trusts, of which each qualified trust holds more than 10% of the value of our stock, collectively owns more than 50% of the value of our stock.
Taxation of Non-U.S. Stockholders
For purposes of our discussion, the term "non-U.S. stockholder" means a beneficial owner of our common stock that is not a U.S. stockholder, an entity or arrangement taxed as a partnership for U.S. federal income tax purposes or a tax-exempt stockholder. The rules governing U.S. federal income taxation of non-U.S. stockholders, including nonresident alien individuals, foreign corporations, foreign
195
partnerships and other foreign stockholders, are complex. This section is only a summary of certain of those rules.
We urge non-U.S. stockholders to consult their own tax advisors to determine the impact of U.S. federal, state, local and foreign income tax laws on the acquisition, ownership and disposition of our common stock, including any reporting requirements.
Distributions. Distributions to a non-U.S. stockholder (i) out of our current and accumulated earnings and profits, (ii) not attributable to gain from our sale or exchange of a "United States real property interest," or a USRPI, and (iii) not designated by us as a capital gain dividend will be subject to a withholding tax at a rate of 30% unless:
a lower treaty rate applies and the non-U.S. stockholder submits an IRS Form W-8BEN to us evidencing eligibility for that reduced rate; or
the non-U.S. stockholder submits an IRS Form W-8ECI to us claiming that the distribution is income effectively connected to a U.S. trade or business of such stockholder.
A non-U.S. stockholder generally will be subject to U.S. federal income tax at graduated rates on any distribution treated as effectively connected with the non-U.S. stockholder's conduct of a U.S. trade or business in the same manner as a U.S. stockholder. In addition, a corporate non-U.S. stockholder may be subject to a 30% branch profits tax with respect to any such distribution.
A non-U.S. stockholder will not incur tax on a distribution in excess of our current and accumulated earnings and profits if such excess does not exceed such non-U.S. stockholder's adjusted basis in our common stock. Instead, the excess portion of such distribution will reduce the non-U.S. stockholder's adjusted basis in our common stock. The excess of a distribution over both our current and accumulated earnings and profits and the non-U.S. stockholder's adjusted basis in our common stock will be taxed, if at all, as gain from the sale or disposition of our common stock. See "Dispositions" below. Under FIRPTA (discussed below), we may be required to withhold 10% of the portion of any distribution that exceeds our current and accumulated earnings and profits.
Because we generally cannot determine at the time we make a distribution whether the distribution will exceed our current and accumulated earnings and profits, we may withhold tax at a rate of 30% (or such lower rate as may be provided under an applicable tax treaty) on the entire amount of any distribution. To the extent that we do not do so, we nevertheless may withhold at a rate of 10% on any portion of a distribution not subject to withholding at a rate of 30%. A non-U.S. stockholder may obtain a refund of amounts that we withhold if we later determine that a distribution in fact exceeded our current and accumulated earnings and profits.
Under the Foreign Investment in Real Property Tax Act of 1980, or FIRPTA, distributions attributable to capital gains from the sale or exchange by us of USRPIs are treated like income effectively connected with the conduct of a U.S. trade or business, generally are subject to U.S. federal income taxation in the same manner and at the same rates applicable to U.S. stockholders and, with respect to corporate non-U.S. stockholders, may be subject to a 30% branch profits tax. However, these distributions will not be subject to tax under FIRPTA, and will instead be taxed in the same manner as distributions described above, if:
We expect that our common stock will be regularly traded on an established securities market in the United States following this offering. If our common stock is not regularly traded on an established securities market in the United States or if a non-U.S. stockholder owned more than 5% of our
196
outstanding common stock any time during the one-year period preceding the distribution, capital gain distributions to such non-U.S. stockholder attributable to our sales of USRPIs would be subject to tax under FIRPTA. We are required to withhold 35% of any distribution to a non-U.S. stockholder owning more than 5% of the relevant class of shares that could be designated by us as a capital gain dividend. Any amount so withheld is creditable against the non-U.S. stockholder's U.S. federal income tax liability.
A distribution to a non-U.S. stockholder attributable to capital gains from the sale or exchange of non-USRPIs will not be subject to U.S. federal income taxation unless such distribution is effectively connected with a U.S. trade or business conducted by such U.S. stockholder, in which case such distribution generally would be subject to U.S. federal income taxation in the same manner and at the same rates applicable to U.S. stockholders and, with respect to corporate non-U.S. stockholders, may be subject to a 30% branch profits tax.
Although not free from doubt, amounts we designate as retained capital gains in respect of the common stock held by U.S. stockholders generally should be treated with respect to non-U.S. stockholders in the same manner as actual distributions by us of capital gain dividends. Under this approach, a non-U.S. stockholder would be able to offset as a credit against its U.S. federal income tax liability resulting from its proportionate share of the tax paid by us on such retained capital gains, and to receive from the IRS a refund to the extent the non-U.S. stockholder's proportionate share of such tax paid by us exceeds its actual U.S. federal income tax liability, provided that the non-U.S. stockholder furnishes required information to the IRS on a timely basis.
Dispositions. Non-U.S. stockholders may incur tax under FIRPTA with respect to gain recognized on a disposition of our common stock unless one of the applicable exceptions described below applies. Any gain subject to tax under FIRPTA generally will be taxed in the same manner as it would be in the hands of U.S. stockholders, except that corporate non-U.S. stockholders also may be subject to a 30% branch profits tax. In addition, the purchaser of such common stock could be required to withhold 10% of the purchase price for such stock and remit such amount to the IRS.
Non-U.S. stockholders generally will not incur tax under FIRPTA with respect to gain on a sale of our common stock as long as, at all times during a specified testing period, we are "domestically controlled," i.e. , non-U.S. persons hold, directly or indirectly, less than 50% in value of our outstanding stock. We cannot assure you that we will be domestically controlled. In addition, even if we are not domestically controlled, if our common stock is "regularly traded" on an established securities market, a non-U.S. stockholder that owned, actually or constructively, 5% or less of our outstanding common stock at all times during a specified testing period will not incur tax under FIRPTA on gain from a sale of our common stock. We expect that shares of our common stock will be "regularly traded" on an established securities market following this offering. Accordingly, we expect that a non-U.S. stockholder that has not owned more than 5% of our common stock at any time during the five-year period prior to such sale will not incur tax under FIRPTA on gain from a sale of our common stock.
A non-U.S. stockholder generally will incur tax on gain from a disposition of our common stock not subject to FIRPTA if:
the gain is effectively connected with the conduct of the non-U.S. stockholder's U.S. trade or business, in which case the non-U.S. stockholder generally will be subject to the same treatment as U.S. stockholders with respect to such gain, except that a non-U.S. stockholder that is a corporation also may be subject to the 30% branch profits tax; or
the non-U.S. stockholder is a nonresident alien individual who was present in the U.S. for 183 days or more during the taxable year and certain other conditions are satisfied, in which case the non-U.S. stockholder generally will incur a 30% tax on its capital gains.
197
Information Reporting Requirements and Backup Withholding
We will report to our stockholders and to the IRS the amount of distributions that we pay during each calendar year, and the amount of tax that we withhold, if any. Under the backup withholding rules, a stockholder may be subject to backup withholding (at a rate of 28%) with respect to distributions unless the stockholder:
is a corporation or qualifies for certain other exempt categories and, when required, demonstrates this fact; or
provides a taxpayer identification number, certifies as to no loss of exemption from backup withholding, and otherwise complies with the applicable requirements of the backup withholding rules.
A stockholder who does not provide us with its correct taxpayer identification number also may be subject to penalties imposed by the IRS. Any amount paid as backup withholding will be creditable against the stockholder's U.S. federal income tax liability. In addition, we may be required to withhold a portion of capital gain distributions to any stockholders who fail to certify their non-foreign status to us.
Backup withholding generally will not apply to payments of dividends made by us or our paying agents, in their capacities as such, to a non-U.S. stockholder provided that such non-U.S. stockholder furnishes to us or our paying agent the required certification as to its non-U.S. status, such as providing a valid IRS Form W-8BEN or W-8ECI, or certain other requirements are met. Notwithstanding the foregoing, backup withholding may apply if either we or our paying agent has actual knowledge, or reason to know, that the holder is a "U.S. person" that is not an exempt recipient. Payments of the proceeds from a disposition or a redemption of our common stock that occurs outside the U.S. by a non-U.S. stockholder made by or through a foreign office of a broker generally will not be subject to information reporting or backup withholding. However, information reporting (but not backup withholding) generally will apply to such a payment if the broker has certain connections with the U.S. unless the broker has documentary evidence in its records that demonstrates that the beneficial owner is a non-U.S. stockholder and specified conditions are met or an exemption is otherwise established. Payment of the proceeds from a disposition of our stock by a non-U.S. stockholder made by or through the U.S. office of a broker generally is subject to information reporting and backup withholding unless the non-U.S. stockholder certifies under penalties of perjury that it is not a U.S. person and satisfies certain other requirements, or otherwise establishes an exemption from information reporting and backup withholding.
Backup withholding is not an additional tax. Any amounts withheld under the backup withholding rules may be refunded or credited against the stockholder's U.S. federal income tax liability if certain required information is furnished to the IRS. Stockholders should consult their own tax advisors regarding application of backup withholding to them and the availability of, and procedure for obtaining an exemption from, backup withholding.
FATCA
The Foreign Account Tax Compliance Act ("FATCA") imposes a U.S. federal withholding tax on certain types of payments made to "foreign financial institutions" and certain other non-U.S. entities unless certain due diligence, reporting, withholding, and certification obligation requirements are satisfied. FATCA generally imposes a U.S. federal withholding tax at a rate of 30% on dividends on, and gross proceeds from the sale or other disposition of, our stock if paid to a foreign entity unless either (i) the foreign entity is a "foreign financial institution" that undertakes certain due diligence, reporting, withholding, and certification obligations, or in the case of a foreign financial institution that is a resident in a jurisdiction that has entered into an intergovernmental agreement to implement FATCA, the entity complies with the diligence and reporting requirements of such agreement, (ii) the
198
foreign entity is not a "foreign financial institution" and identifies certain of its U.S. investors, or (iii) the foreign entity otherwise is excepted under FATCA. If we determine withholding is appropriate in respect of our common stock, we may withhold tax at the applicable statutory rate, and we will not pay any additional amounts in respect of such withholding. However, under delayed effective dates provided for in the Treasury Regulations and other IRS guidance, such required withholding will not begin until July 1, 2014 with respect to dividends on our common stock, and January 1, 2017 with respect to gross proceeds from a sale or other disposition of our common stock.
If withholding is required under FATCA on a payment related to our common stock, holders of our common stock that otherwise would not be subject to withholding (or that otherwise would be entitled to a reduced rate of withholding) generally will be required to seek a refund or credit from the IRS to obtain the benefit of such exemption or reduction (provided that such benefit is available). You should consult your own tax advisor regarding the effect of FATCA on an investment in our common stock.
Tax Aspects of Our Investments in Our Operating Partnership and Other Subsidiary Partnerships
The following discussion summarizes the material U.S. federal income tax considerations that are applicable to our direct and indirect investments in our operating partnership and our other subsidiaries that are taxed as partnerships for U.S. federal income tax purposes, each individually referred to as a "Partnership" and, collectively, as the "Partnerships." The following discussion does not address state or local tax laws or any U.S. federal tax laws other than income tax laws.
Classification as Partnerships
We are required to include in our income our distributive share of each Partnership's income and to deduct our distributive share of each Partnership's losses but only if such Partnership is classified for U.S. federal income tax purposes as a partnership rather than as a corporation or an association taxable as a corporation. An unincorporated entity with at least two owners, as determined for U.S. federal income tax purposes, will be classified as a partnership, rather than as a corporation, for U.S. federal income tax purposes if it:
Under the check-the-box regulations, an unincorporated entity with at least two owners may elect to be classified either as an association taxable as a corporation or as a partnership for U.S. federal income tax purposes. If such an entity does not make an election, it generally will be taxed as a partnership for U.S. federal income tax purposes. Our operating partnership intends to be classified as a partnership for U.S. federal income tax purposes and will not elect to be treated as an association taxable as a corporation under the check-the-box regulations.
A publicly traded partnership is a partnership whose interests are traded on an established securities market or are readily tradable on a secondary market or the substantial equivalent thereof. A publicly traded partnership generally is treated as a corporation for U.S. federal income tax purposes, but will not be so treated if, for each taxable year beginning after December 31, 1987 in which it was classified as a publicly traded partnership, at least 90% of the partnership's gross income consisted of specified passive income, including real property rents, gains from the sale or other disposition of real property, interest, and dividends, or the "90% passive income exception." The Treasury Regulations provide limited safe harbors from treatment as a publicly traded partnership. Pursuant to one of those safe harbors, interests in a partnership will not be treated as readily tradable on a secondary market or the substantial equivalent thereof if (1) all interests in the partnership were issued in a transaction or transactions that were not required to be registered under the Securities Act of 1933, as amended, and
199
(2) the partnership does not have more than 100 partners at any time during the partnership's taxable year. In determining the number of partners in a partnership, a person owning an interest in a partnership, grantor trust, or S corporation that owns an interest in the partnership is treated as a partner in such partnership only if (1) substantially all of the value of the owner's interest in the entity is attributable to the entity's direct or indirect interest in the partnership and (2) a principal purpose of the use of the entity is to permit the partnership to satisfy the 100-partner limitation. If any Partnership does not qualify for any safe harbor and is treated as a publicly traded partnership, we believe that such Partnership would have sufficient qualifying income to satisfy the 90% passive income exception and, therefore, would not be treated as a corporation for U.S. federal income tax purposes.
We have not requested, and do not intend to request, a ruling from the IRS that any Partnership is or will be classified as a partnership for U.S. federal income tax purposes. If, for any reason, a Partnership were taxable as a corporation, rather than as a partnership, for U.S. federal income tax purposes, we may not be able to qualify as a REIT, unless we qualify for certain statutory relief provisions. See "Gross Income Tests" and "Asset Tests." In addition, any change in a Partnership's status for U.S. federal income tax purposes might be treated as a taxable event, in which case we might incur tax liability without any related cash distribution. See "Annual Distribution Requirements." Further, items of income and deduction of such Partnership would not pass through to us, and we would be treated as a stockholder for U.S. federal income tax purposes. Consequently, such Partnership would be required to pay income tax at U.S. federal corporate income tax rates on its net income, and distributions to us would constitute dividends that would not be deductible in computing such Partnership's taxable income.
Income Taxation of the Partnerships and Their Partners
Partners, Not the Partnerships, Subject to Tax. A Partnership is not a taxable entity for U.S. federal income tax purposes. Rather, we are required to take into account our distributive share of each Partnership's income, gains, losses, deductions, and credits for each taxable year of the Partnership ending with or within our taxable year, even if we receive no distribution from the Partnership for that year or a distribution that is less than our share of taxable income. Similarly, even if we receive a distribution, it may not be taxable if the distribution does not exceed our adjusted tax basis in our interest in the Partnership.
Partnership Allocations. Although an agreement among the owners of an entity taxed as a partnership for U.S. federal income tax purposes generally will determine the allocation of income and losses among the owners, such allocations will be disregarded for tax purposes if they do not comply with the provisions of the U.S. federal income tax laws governing partnership allocations. If an allocation is not recognized for U.S. federal income tax purposes, the item subject to the allocation will be reallocated in accordance with the "partners' interests in the partnership," which will be determined by taking into account all of the facts and circumstances relating to the economic arrangement of the owners with respect to such item.
Tax Allocations With Respect to Contributed Properties. Income, gain, loss, and deduction attributable to appreciated or depreciated property contributed to an entity taxed as a partnership for U.S. federal income tax purposes in exchange for an interest in such entity must be allocated for U.S. federal income tax purposes in a manner such that the contributing owner is charged with, or benefits from, respectively, the unrealized gain or unrealized loss associated with the property at the time of the contribution (the "704(c) Allocations"). The amount of such unrealized gain or unrealized loss, referred to as "built-in gain" or "built-in loss," at the time of contribution 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 that time, referred to as a book-tax difference.
200
A book-tax difference attributable to depreciable property generally is decreased on an annual basis as a result of the allocation of depreciation deductions to the contributing owner for book purposes, but not for tax purposes. The Treasury Regulations require entities taxed as partnerships for U.S. federal income tax purposes to use a "reasonable method" for allocating items with respect to which there is a book-tax difference and outline several reasonable allocation methods.
Any gain or loss recognized by a partnership on the disposition of contributed properties generally will be allocated first to the partners of the partnership who contributed such properties to the extent of their built-in gain or loss on those properties for U.S. federal income tax purposes, as adjusted to take into account reductions in book-tax differences described in the previous paragraph. Any remaining gain or loss recognized by the partnership on the disposition of the contributed properties generally will be allocated among the partners in accordance with their partnership agreement unless such allocations and agreement do not satisfy the requirements of applicable Treasury Regulations, in which case such allocation will be made in accordance with the "partners' interests in the partnership."
We expect to treat the transfer of our initial properties by the prior investors to our operating partnership as a contribution of such properties pursuant to which our operating partnership will receive a "carryover" tax basis in such properties. As a result, such properties may have significant built-in gain or loss subject to Section 704(c). We expect our operating partnership will adopt the "traditional" method for purposes of allocating items with respect to any book-tax difference attributable to such built-in gain or loss. Under the "traditional method," as well as certain other reasonable methods available to us, built-in gain or loss with respect to our depreciable properties (i) could cause us to be allocated lower amounts of depreciation deductions for tax purposes than for economic purposes and (ii) in the event of a sale of such properties, could cause us to be allocated taxable gain in excess of the economic gain allocated to us as a result of such sale, with a corresponding tax benefit to the contributing partners. We do not expect material amounts of our initial properties will consist of depreciable properties for U.S. federal income tax purposes, although we can provide no assurances that properties acquired by us in the future will not be depreciable.
Basis in Partnership Interest. Our adjusted tax basis in any Partnership interest we own generally will be:
Loss allocated to us in excess of our basis in a Partnership interest will not be taken into account for U.S. federal income tax purposes until we again have basis sufficient to absorb the loss. A reduction of our allocable share of Partnership indebtedness will be treated as a constructive cash distribution to us, and will reduce our adjusted tax basis in the Partnership interest. Distributions, including constructive distributions, in excess of the basis of our Partnership interest will constitute taxable income to us. Such distributions and constructive distributions normally will be characterized as long-term capital gain.
Sale of a Partnership's Property. Generally, any gain realized by a Partnership on the sale of property held for more than one year will be long-term capital gain, except for any portion of the gain treated as depreciation or cost recovery recapture. Our share of any Partnership's gain from the sale of inventory or other property held primarily for sale to customers in the ordinary course of the Partnership's trade or business will be treated as income from a prohibited transaction subject to a 100% tax. See "Gross Income Tests."
201
Possible Legislative or Other Actions Affecting Tax Consequences
Prospective stockholders should recognize that the present U.S. federal income tax treatment of an investment in us may be modified by legislative, judicial or administrative action at any time and that any such action may affect investments and commitments previously made. The rules dealing with U.S. federal income taxation are constantly under review by persons involved in the legislative process, the IRS and the U.S. Treasury Department, resulting in revisions of regulations and revised interpretations of established concepts as well as statutory changes. Revisions in U.S. federal tax laws and interpretations of these laws could adversely affect the tax consequences of your investment.
State and Local Taxes
We and/or you may be subject to taxation by various states and localities, including those in which we or a stockholder transacts business, owns property or resides. The state and local tax treatment may differ from the U.S. federal income tax treatment described above. Consequently, you should consult your own tax advisors regarding the effect of state and local tax laws on an investment in our common stock.
202
Robert W. Baird & Co. Incorporated, BMO Capital Markets Corp. and Janney Montgomery Scott LLC are acting as representatives of each of the underwriters named below. Subject to the terms and conditions set forth in an underwriting agreement among us and the underwriters, we have agreed to sell to the underwriters, and each of the underwriters has agreed, severally and not jointly, to purchase from us, the number of shares of common stock set forth opposite its name below.
Underwriter
|
Number
of Shares |
|
---|---|---|
Robert W. Baird & Co. Incorporated |
||
BMO Capital Markets Corp. |
||
Janney Montgomery Scott LLC |
||
Total |
||
Subject to the terms and conditions set forth in the underwriting agreement, the underwriters have agreed, severally and not jointly, to purchase all of the shares sold under the underwriting agreement if any of these shares are purchased. If an underwriter defaults, the underwriting agreement provides that the purchase commitments of the nondefaulting underwriters may be increased or the underwriting agreement may be terminated.
We have agreed to indemnify the underwriters against certain liabilities, including liabilities under the Securities Act, or to contribute to payments the underwriters may be required to make in respect of those liabilities.
The underwriters are offering the shares, subject to prior sale, when, as and if issued to and accepted by them, subject to approval of legal matters by their counsel, including the validity of the shares, and other conditions contained in the underwriting agreement, such as the receipt by the underwriters of officer's certificates and legal opinions. The underwriters reserve the right to withdraw, cancel or modify offers to the public and to reject orders in whole or in part.
Commissions and Discounts
The representatives have advised us that the underwriters propose initially to offer the shares to the public at the public offering price set forth on the cover page of this prospectus and to dealers at that price less a concession not in excess of $ per share. After the initial offering, the public offering price, concession or any other term of this offering may be changed.
The following table shows the public offering price, underwriting discount and proceeds before expenses to us. The information assumes either no exercise or full exercise by the underwriters of their option to purchase additional shares.
|
Per Share |
Without
Option |
With
Option |
|||||||
---|---|---|---|---|---|---|---|---|---|---|
Public offering price |
$ | $ | $ | |||||||
Underwriting discount |
||||||||||
Proceeds, before expenses, to us |
$ | $ | $ | |||||||
The expenses of this offering, not including the underwriting discount, are estimated at approximately $ million and are payable by us.
203
Over-Allotment Option
We have granted an option to the underwriters, exercisable for 30 days after the date of this prospectus, to purchase up to additional shares at the public offering price, less the underwriting discount, solely to cover any over-allotments. If the underwriters exercise this option, each will be obligated, subject to conditions contained in the underwriting agreement, to purchase a number of additional shares proportionate to that underwriter's initial amount reflected in the above table.
No Sales of Similar Securities
We, our executive officers, directors and director nominees and Mr. Hough have agreed not to sell or transfer any common stock or securities convertible into, exchangeable for, exercisable for, or repayable with common stock, for 180 days after the date of this prospectus without first obtaining the written consent of each of the representatives. Specifically, we and these other persons have agreed, with certain limited exceptions, not to directly or indirectly
This lock-up provision applies to common stock and to securities convertible into or exchangeable or exercisable for or repayable with common stock. It also applies to common stock owned now or acquired later by the person executing the agreement or for which the person executing the agreement later acquires the power of disposition.
The restrictions described above shall not apply to bona fide gifts or transfers to family members or trusts for the direct or indirect benefit of the director, director nominee, executive officer or Mr. Hough, or his or her family members, provided in each case that the transferee agrees in writing to be bound by the terms of the lock-up agreement and will also not apply for shares sold in certain instances based on withholding taxes for maturity of restricted stock.
Listing
Our common stock has been approved for listing, subject to official notice of issuance, on the NYSE under the symbol "FPI." In order to meet the requirements for listing on that exchange, the underwriters have undertaken to sell a minimum number of shares to a minimum number of beneficial owners as required by that exchange.
Before this offering, there has been no public market for our common stock. The initial public offering price will be determined through negotiations between us and the representatives. In addition to prevailing market conditions, the factors to be considered in determining the initial public offering price are
204
An active trading market for the shares may not develop. It is also possible that after this offering the shares will not trade in the public market at or above the initial public offering price.
The underwriters do not expect to sell more than 5% of the shares in the aggregate to accounts over which they exercise discretionary authority.
Price Stabilization, Short Positions and Penalty Bids
Until the distribution of the shares is completed, SEC rules may limit underwriters and selling group members from bidding for and purchasing our common stock. However, the representatives may engage in transactions that stabilize the price of the common stock, such as bids or purchases to peg, fix or maintain that price.
In connection with this offering, the underwriters may purchase and sell our common stock in the open market. These transactions may include short sales, purchases on the open market to cover positions created by short sales and stabilizing transactions. Short sales involve the sale by the underwriters of a greater number of shares than they are required to purchase in this offering. "Covered" short sales are sales made in an amount not greater than the underwriters' option to purchase additional shares described above. The underwriters may close out any covered short position by either exercising their option to purchase additional shares or purchasing shares in the open market. In determining the source of shares to close out the covered short position, the underwriters will consider, among other things, the price of shares available for purchase in the open market as compared to the price at which they may purchase shares through the option granted to them. "Naked" short sales are sales in excess of such option. The underwriters must close out any naked short position by purchasing shares in the open market. A naked short position is more likely to be created if the underwriters are concerned that there may be downward pressure on the price of our common stock in the open market after pricing that could adversely affect investors who purchase in this offering. Stabilizing transactions consist of various bids for or purchases of shares of common stock made by the underwriters in the open market prior to the completion of this offering.
The underwriters may also impose a penalty bid. This occurs when a particular underwriter repays to the underwriters a portion of the underwriting discount received by it because the representatives have repurchased shares sold by or for the account of such underwriter in stabilizing or short covering transactions.
Similar to other purchase transactions, the underwriters' purchases to cover the syndicate short sales may have the effect of raising or maintaining the market price of our common stock or preventing or retarding a decline in the market price of our common stock. As a result, the price of our common stock may be higher than the price that might otherwise exist in the open market. The underwriters may conduct these transactions on the NYSE, in the over-the-counter market or otherwise.
Neither we nor any of the underwriters make any representation or prediction as to the direction or magnitude of any effect that the transactions described above may have on the price of our common stock. In addition, neither we nor any of the underwriters make any representation that the
205
representatives will engage in these transactions or that these transactions, once commenced, will not be discontinued without notice.
Electronic Distribution
In connection with this offering, certain of the underwriters or securities dealers may distribute prospectuses by electronic means, such as e-mail.
Other Relationships
Concurrently with the completion of this offering and the formation transactions, we expect to enter into a $30.0 million secured revolving credit facility with several lenders, including affiliates of certain of the underwriters. In their capacity as lenders, these affiliates of the underwriters will receive certain financing fees in connection with the credit facility in addition to the underwriting discount payable to the underwriters in connection with this offering.
In addition, in the ordinary course of their business activities, the underwriters and their affiliates may make or hold a broad array of investments and actively trade debt and equity securities (or related derivative securities) and financial instruments (including bank loans) for their own account and for the accounts of their customers. Such investments and securities activities may involve securities and/or instruments of ours or our affiliates. The underwriters and their affiliates may also make investment recommendations and/or publish or express independent research views in respect of such securities or financial instruments and may hold, or recommend to clients that they acquire, long and/or short positions in such securities and instruments.
206
The financial statements of Farmland Partners Inc. as of December 31, 2013 and December 5, 2013 and the financial statements of FP Land LLC as of December 31, 2013 and December 31, 2012 and for each of the two years in the period ended December 31, 2013 and the financial statements of Astoria Farms as of December 31, 2013 and December 31, 2012 and for each of the two years in the period ended December 31, 2013 included in this prospectus have been so included in reliance on the reports of PricewaterhouseCoopers LLP, an independent registered public accounting firm, given on the authority of said firm as experts in auditing and accounting.
The validity of the issuance of the common stock offered hereby and certain federal income tax matters will be passed upon for us by Morrison & Foerster LLP. Certain legal matters relating to this offering will be passed upon for the underwriters by Hunton & Williams LLP.
WHERE YOU CAN FIND MORE INFORMATION
We maintain a website at www.farmlandpartners.com. Information contained on, or accessible through our website is not incorporated by reference into and does not constitute a part of this prospectus or any other report or documents we file with or furnish to the SEC.
We have filed with the SEC a Registration Statement on Form S-11, including exhibits, schedules and amendments thereto, of which this prospectus is a part, under the Securities Act with respect to the shares of our common stock to be sold in this offering. This prospectus does not contain all of the information set forth in the registration statement and exhibits and schedules to the registration statement. For further information with respect to our company and the shares of our common stock to be sold in this offering, reference is made to the registration statement, including the exhibits and schedules thereto. Statements contained in this prospectus as to the contents of any contract or other document referred to in this prospectus are not necessarily complete and, where that contract or other document has been filed as an exhibit to the registration statement, each statement in this prospectus is qualified in all respects by the exhibit to which the reference relates. Copies of the registration statement, including the exhibits and schedules to the registration statement, may be examined without charge at the public reference room of the SEC, 100 F Street, N.E., Washington, D.C. 20549. Information about the operation of the public reference room may be obtained by calling the SEC at 1-800-SEC-0300. Copies of all or a portion of the registration statement can be obtained from the public reference room of the SEC upon payment of prescribed fees. Our SEC filings, including our registration statement, are also available to you, free of charge, on the SEC's website, www.sec.gov.
AS A RESULT OF THIS OFFERING, WE WILL BECOME SUBJECT TO THE INFORMATION AND PERIODIC REPORTING REQUIREMENTS OF THE EXCHANGE ACT AND WILL FILE PERIODIC REPORTS AND OTHER INFORMATION WITH THE SEC. THESE PERIODIC REPORTS AND OTHER INFORMATION WILL BE AVAILABLE FOR INSPECTION AND COPYING AT THE SEC'S PUBLIC REFERENCE FACILITIES AND THE WEBSITE OF THE SEC REFERRED TO ABOVE.
207
F-1
Farmland Partners Inc.
Pro Forma Consolidated Financial Statements
(unaudited)
Farmland Partners Inc. (together with its consolidated subsidiaries, the "Company," "we," "our" or "us") is a Maryland corporation that was formed on September 27, 2013 to succeed to the business of FP Land LLC, a Delaware limited liability company ("FP Land" or our "Predecessor"). The Company has had no corporate or business activity since its formation other than (i) the issuance of 1,000 shares of common stock, par value $0.01 per share ("Common Stock"), for $1,000 in cash in connection with the Company's initial capitalization and (ii) activities in preparation for the Company's initial public offering of its Common Stock (the "Offering") and the formation transactions. Farmland Partners Operating Partnership, LP (our "Operating Partnership") was formed as a Delaware limited partnership on September 27, 2013. Upon completion of the Offering and the related formation transactions described below, we expect our operations to be carried on through our Operating Partnership. At such time, our wholly owned subsidiary, Farmland Partners OP GP, LLC, will be the sole general partner of, and will have control of, our Operating Partnership, and we will own % of our Operating Partnership. Accordingly, we will consolidate the assets, liabilities and results of operations of our Operating Partnership.
The accompanying pro forma consolidated financial statements include the operations and assets of our Predecessor, which owns 100% of the equity interests in each of PH Farms LLC ("PH Farms") and Cottonwood Valley Land, LLC ("Cottonwood" and, together with PH Farms, the "Ownership Entities"), which directly wholly own the 38 farms and three grain storage facilities that will comprise our initial portfolio. Concurrently with the completion of the Offering, FP Land will merge with and into our Operating Partnership (with our Operating Partnership surviving), which we refer to as the FP Land Merger. As a result, our Operating Partnership will own 100% of the equity interests of the Ownership Entities. In connection with the FP Land Merger, we will issue an aggregate of common units in our Operating Partnership ("OP Units"), having an aggregate value of approximately $ million, to the prior owner of FP Land.
Our acquisition of the Ownership Entities in connection with our formation transactions will represent a transaction between entities under common control because Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, owns a 75% controlling interest in Pittman Hough Farms LLC ("Pittman Hough Farms"), which owns 100% of the interests in FP Land, which, in turn, owns 100% of the equity interests in each of the Ownership Entities. As a result, Mr. Pittman is deemed to control the Ownership Entities, and our acquisition of the Ownership Entities will be recorded at our Predecessor's historical cost.
Prior to the completion of the Offering and the consummation of the FP Land Merger, certain direct or indirect equity holders of FP Land will contribute $240,000 to FP Land, which FP Land will use to repay $240,000 of indebtedness that is collateralized by a property not being acquired by us in the FP Land Merger.
The unaudited pro forma consolidated financial statements have been derived from our Predecessor's historical combined consolidated financial statements included elsewhere in this prospectus. The unaudited pro forma consolidated balance sheet as of December 31, 2013 is presented to reflect adjustments to the Predecessor's historical combined consolidated balance sheet as of December 31, 2013 as if the Offering, the related formation transactions and the contribution and repayment of indebtedness by FP Land were completed on December 31, 2013. The unaudited pro forma consolidated income statement for the year ended December 31, 2013 is presented as if the Offering and the related formation transactions were completed on January 1, 2013.
F-2
Farmland Partners Inc.
Pro Forma Consolidated Financial Statements (Continued)
(unaudited)
The following unaudited pro forma consolidated financial statements should be read in conjunction with (i) the Predecessor's historical combined consolidated financial statements at December 31, 2013 and 2012, and for the years ended December 31, 2013 and 2012 and (ii) the "Risk Factors" and "Cautionary Note Regarding Forward-Looking Statements" sections in this prospectus. We have based the unaudited pro forma adjustments on available information and assumptions that we believe are reasonable. The following unaudited pro forma consolidated financial statements are presented for informational purposes only and are not necessarily indicative of (1) what our actual financial position would have been as of December 31, 2013 assuming the Offering and the related formation transactions had all been completed on December 31, 2013, (2) what actual results of operations would have been for the year ended December 31, 2013 assuming the Offering and the related formation transactions were completed as of the beginning of the period presented, or (3) our future results of operations or financial condition as of any future date or for any future period, as applicable.
F-3
Farmland Partners Inc.
Pro Forma Consolidated Balance Sheet
December 31, 2013
(unaudited)
|
Farmland
Partners Inc. |
Predecessor |
Pro Forma
Adjustments |
Pro Forma
Before Offering |
Proceeds
From Offering |
Use of
Proceeds |
Other Pro
Forma Adjustments |
Company Pro
Forma |
|||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
A
|
B
|
|
|
D
|
E
|
|
|
|||||||||||||||||
Assets |
|||||||||||||||||||||||||
Land |
$ | | $ | 34,693,573 | $ | | |||||||||||||||||||
Grain facilities |
| 2,563,415 | | ||||||||||||||||||||||
Drainage improvements |
| 779,975 | | ||||||||||||||||||||||
Irrigation improvements |
| 768,935 | | ||||||||||||||||||||||
Real estate, at cost |
| 38,805,898 | |||||||||||||||||||||||
Accumulated depreciation |
| (450,474 | ) | ||||||||||||||||||||||
Total real estate, net |
| 38,355,424 | |||||||||||||||||||||||
Cash and cash equivalents |
1,000 | 16,805 | | ||||||||||||||||||||||
Deferred financing fees, net |
| 133,734 | | ||||||||||||||||||||||
Deferred offering costs |
| 699,013 | | ||||||||||||||||||||||
Accounts receivable |
| 463,700 | | ||||||||||||||||||||||
Total Assets |
$ | 1,000 | $ | 39,668,676 | $ | | |||||||||||||||||||
Liabilities |
|||||||||||||||||||||||||
Mortgage notes payable |
$ | | $ | 43,065,237 | $ | (240,000) | C | $ | 42,825,237 | $ | (12,029,237) | E | |||||||||||||
Secured credit facility |
| | | F | |||||||||||||||||||||
Accrued interest |
| 78,603 | | ||||||||||||||||||||||
Accrued expenses |
| 1,248,758 | | ||||||||||||||||||||||
Total Liabilities |
| 44,392,598 | $ | (240,000 | ) | $ | (12,029,237 | ) | |||||||||||||||||
Equity |
|||||||||||||||||||||||||
Predecessor equity |
1,000 | (4,723,922 | ) | 240,000 | C | ||||||||||||||||||||
Non-controlling interest in operating partnership |
| | | G | |||||||||||||||||||||
Total Equity |
1,000 | (4,723,922 | ) | 240,000 | |||||||||||||||||||||
Total Liabilities and Equity |
$ | 1,000 | $ | 39,668,676 | $ | | |||||||||||||||||||
F-4
Farmland Partners Inc.
Consolidated Pro Forma Income Statement
For the Year Ended December 31, 2013
(unaudited)
|
Farmland
Partners Inc. |
Predecessor |
Pro Forma
Contractual Rent Adjustments |
Other Pro
Forma Adjustments |
Pro Forma
Before Offering |
Other Pro
Forma Adjustments |
Company Pro
Forma |
|||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
AA
|
BB
|
CC
|
|
|
|
|
|||||||||||||||
Operating Revenues |
||||||||||||||||||||||
Rental income |
$ | | $ | 2,350,025 | $ | 269,073 | $ | | ||||||||||||||
Tenant reimbursements |
| | | | ||||||||||||||||||
Total operating revenues |
| 2,350,025 | 269,073 | | ||||||||||||||||||
Expenses |
||||||||||||||||||||||
Depreciation |
| 148,547 | | | ||||||||||||||||||
Property taxes |
| 26,802 | | | ||||||||||||||||||
Acquisition costs |
| 257 | | | ||||||||||||||||||
Professional fees |
| 726,315 | | | ||||||||||||||||||
Insurance |
| 6,228 | | | ||||||||||||||||||
Travel |
| 58,405 | | | ||||||||||||||||||
Repairs |
4,505 | | | |||||||||||||||||||
Bookkeeping |
| 2,500 | | | ||||||||||||||||||
General and administrative |
| | | | EE | |||||||||||||||||
Total operating expenses |
| 973,559 | | | ||||||||||||||||||
Operating income |
| 1,376,466 | | |||||||||||||||||||
Interest expense |
| (1,342,294 | ) | | 10,701 | DD | 383,670 | FF | ||||||||||||||
Net income from continuing operations |
$ | | $ | 34,172 | $ | 269,073 | $ | 10,701 | ||||||||||||||
Income from continuing operations attributable to non-controlling interestsoperating partnership |
GG | |||||||||||||||||||||
Income from continuing operations available to common stockholders |
||||||||||||||||||||||
Pro forma per share: |
||||||||||||||||||||||
Income from continuing operations available to common stockholders: |
||||||||||||||||||||||
Basic |
HH | |||||||||||||||||||||
Diluted |
HH | |||||||||||||||||||||
Pro forma weighted-average common shares outstanding: |
||||||||||||||||||||||
Basic |
||||||||||||||||||||||
Diluted |
||||||||||||||||||||||
F-5
Farmland Partners Inc.
Pro Forma Consolidated Financial Statements
(unaudited)
1. Adjustments to the Pro Forma Consolidated Balance Sheet
Gross Proceeds |
||
Less: |
||
Underwriters' discount |
||
Transaction costs |
||
Transactions costs incurred by our Predecessor through December 31, 2013 |
||
Net proceeds |
||
F-6
Farmland Partners Inc.
Pro Forma Consolidated Financial Statements (Continued)
(unaudited)
1. Adjustments to the Pro Forma Consolidated Balance Sheet (Continued)
of shares of our Common Stock at the end of each respective reporting period. For purposes of this pro forma consolidated balance sheet, the fair market value of our Common Stock is assumed based upon the price of our Common Stock on the date of the completion of the Offering.
2. Adjustments to the Pro Forma Consolidated Income Statement
|
Year Ended
December 31, 2013 |
|||
---|---|---|---|---|
Contractual rental income from new leases |
$ | 2,474,839 | ||
Less: Predecessor rental income |
2,205,766 | |||
Pro forma adjustment to contractual rental income |
$ | 269,073 | ||
F-7
Farmland Partners Inc.
Pro Forma Consolidated Financial Statements (Continued)
(unaudited)
2. Adjustments to the Pro Forma Consolidated Income Statement (Continued)
estimated that there would be no forfeitures of the shares of restricted common stock granted upon completion of the Offering; and
Loan
|
Amount to be
Repaid |
Average Annual
Interest Rate for Year Ended December 31, 2013 |
Days for
Which Interest is Calculated(1) |
Interest
Expense |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Multi-Property Loan |
$ | 4,500,000 | 2.83 | % | 365 days | $ | 127,350 | ||||||
Johns's Shop |
1,742,500 | 3.15 | % | 256 days | 38,497 | ||||||||
Matulka and Stanbra/Zeller |
1,137,388 | 3.30 | % | 365 days | 37,479 | ||||||||
Zeagers |
1,000,000 | 2.80 | % | 365 days | 27,922 | ||||||||
Tazewell |
920,441 | 5.25 | % | 365 days | 48,323 | ||||||||
Merrill |
787,285 | 4.90 | % | 365 days | 38,577 | ||||||||
Smith |
688,000 | 4.06 | % | 188 days | 14,372 | ||||||||
Heap |
528,748 | 4.95 | % | 365 days | 26,173 | ||||||||
Trone |
469,732 | 3.15 | % | 365 days | 14,797 | ||||||||
Kelly |
255,143 | 3.99 | % | 365 days | 10,180 | ||||||||
Total |
$ | 12,029,237 | $ | 383,670 | |||||||||
|
|
|||
---|---|---|---|---|
Number of shares of Common Stock issued in the Offering |
||||
Number of restricted shares of Common Stock issuable to our directors, officers and consultant upon completion of the Offering |
||||
Number of OP Units issued in the formation transactions |
||||
Total |
F-8
Report of Independent Registered Public Accounting Firm
To the Stockholders of Farmland Partners Inc:
In our opinion, the accompanying consolidated balance sheets present fairly, in all material respects, the financial position of Farmland Partners Inc. and its subsidiaries at December 31, 2013 and December 5, 2013 in conformity with accounting principles generally accepted in the United States of America. The balance sheets are the responsibility of the Company's management. Our responsibility is to express an opinion on the balance sheets based on our audits. We conducted our audits of these statements in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the balance sheets are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the balance sheets, assessing the accounting principles used and significant estimates made by management, and evaluating the overall balance sheet presentation. We believe that our audits of the balance sheets provide a reasonable basis for our opinion.
/s/ PricewaterhouseCoopers LLP
Denver, Colorado
February 12, 2014
F-9
Farmland Partners Inc.
Consolidated Balance Sheets
|
December 31,
2013 |
December 5,
2013 (initial capitalization) |
|||||
---|---|---|---|---|---|---|---|
ASSETS |
|||||||
Cash |
$ | 1,000 | $ | 1,000 | |||
TOTAL ASSETS |
$ | 1,000 | $ | 1,000 | |||
STOCKHOLDER'S EQUITY |
|||||||
Common stock, $0.01 par value; 1,000 shares authorized, issued and outstanding |
$ | 10 | $ | 10 | |||
Additional paid-in capital |
990 | 990 | |||||
TOTAL STOCKHOLDER'S EQUITY |
$ | 1,000 | $ | 1,000 | |||
See accompanying notes.
F-10
Farmland Partners Inc.
Notes to the Consolidated Balance Sheets
1. Organization
Farmland Partners Inc. (the "Company") was incorporated in Maryland on September 27, 2013. The Company has not had any corporate activity since its formation. The Company is the general partner and majority owner of Farmland Partners Operating Partnership, LP (the "Operating Partnership"), which was formed in Delaware on September 27, 2013. The Company's predecessor business, FP Land LLC, a Delaware limited liability company ("FP Land"), is engaged in the ownership of farmland and property related to farming in agricultural markets in Illinois, Nebraska and Colorado. As of December 31, 2013, FP Land owned or had a controlling interest in a portfolio of 38 farms, as well as three grain storage facilities (collectively, the "Properties").
The Company has filed a Registration Statement on Form S-11 with the Securities and Exchange Commission with respect to a proposed underwritten initial public offering (the "Offering") of its common stock. Substantially concurrently with the consummation of the Offering, which is expected to be completed in 2014, FP Land will merge (the "FP Land Merger") with and into the Operating Partnership, with the Operating Partnership surviving. The FP Land Merger will enable the Company to: (1) consolidate the ownership of the Company's property portfolio under the Operating Partnership; (2) facilitate the Offering; and (3) qualify as a real estate investment trust ("REIT") for U.S. federal income tax purposes commencing with its short taxable year ending December 31, 2014. The Company will not have any operating activity until the completion of the Offering and consummation of the FP Land Merger.
The operations of the Company will be carried on primarily through the Operating Partnership. It is the intent of the Company to elect and qualify to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, commencing with its short taxable year ending December 31, 2014. As a result of the FP Land Merger, the Operating Partnership will acquire indirect 100% ownership of interests in the Properties, and will assume certain real estate debt (which is expected to be repaid with the net proceeds from the Offering) in exchange for the issuance to the equity owners of FP Land of units of limited partnership interest in the Operating Partnership. The Company will be self-administered and self-managed.
2. Significant Accounting Policies
Basis of Presentation
The accompanying consolidated balance sheets are presented on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America ("GAAP") and include the accounts of the Company and the Operating Partnership. All significant intercompany balances and transactions have been eliminated.
Income Taxes
As a REIT, the Company will be permitted to deduct dividends paid to its stockholders, eliminating the U.S. federal taxation of income represented by such distributions at the Company level, provided certain requirements are met. REITs are subject to a number of organizational and operational requirements. If the Company fails to qualify as a REIT in any taxable year, the Company will be subject to U.S. federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates.
F-11
Farmland Partners Inc.
Notes to the Consolidated Balance Sheets
2. Significant Accounting Policies (Continued)
Offering Costs
In connection with the Offering, affiliates have incurred or will incur legal, accounting, and related costs, which will be reimbursed by the Company upon the consummation of the Offering. Such costs will be deducted from the gross proceeds from the Offering. Offering costs have not been accrued because the Company does not have an obligation to reimburse its affiliates for such costs until the closing of the Offering. As of December 31, 2013, the Company's affiliates had incurred costs in connection with the Offering of $699,013.
Use of Estimates
The preparation of financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts in the consolidated balance sheets and disclosures of contingent assets and liabilities at the dates of the balance sheets. Actual results could materially differ from those estimates.
3. Stockholder's Equity
Under the Company's articles of incorporation, the total number of shares initially authorized for issuance is 1,000 shares of common stock, $0.01 par value per share. The Company's Board of Directors may amend the articles of incorporation to increase or decrease the number of authorized shares.
On December 5, 2013, the Company issued 1,000 shares of common stock to its sole stockholder at $1.00 per share.
4. Subsequent Events
The Company has evaluated the events and transactions that have occurred through February 12, 2014, the date on which the consolidated balance sheets were available to be issued.
Prior to the completion of the Offering and the consummation of the FP Land Merger, the existing leases for all of the Properties leased by Astoria Farms and Hough Farms, the Company's related tenants, will be terminated, and the Company will enter into new leases with Astoria Farms and Hough Farms, which leases will be effective upon completion of the Offering.
F-12
Report of Independent Registered Public Accounting Firm
To the Members of FP Land LLC:
In our opinion, the accompanying combined consolidated balance sheets and the related combined consolidated statements of operations, members' equity (deficit), and cash flows present fairly, in all material respects, the financial position of FP Land LLC and its subsidiaries at December 31, 2013 and December 31, 2012, and the results of their operations and their cash flows for each of the two years in the period ended December 31, 2013 in conformity with accounting principles generally accepted in the United States of America. In addition, in our opinion the financial statement schedule listed in the accompanying index presents fairly, in all material respects, the information set forth therein when read in conjunction with the related combined consolidated financial statements. These financial statements and financial statement schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements and financial statement schedule based on our audits. We conducted our audits of these statements in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
/s/ PricewaterhouseCoopers LLP
Denver, Colorado
February 12, 2014
F-13
FP Land LLC
Combined Consolidated Balance Sheets
As of December 31, 2013 and 2012
See accompanying notes.
F-14
FP Land LLC
Combined Consolidated Statements of Operations
For the Years Ended December 31, 2013 and 2012
|
December 31, 2013 | December 31, 2012 | |||||
---|---|---|---|---|---|---|---|
OPERATING REVENUES: |
|||||||
Rental income |
$ | 2,350,025 | $ | 1,975,787 | |||
Tenant reimbursements |
| 147,329 | |||||
Total operating revenues |
2,350,025 | 2,123,116 | |||||
OPERATING EXPENSES |
|||||||
Depreciation |
148,547 | 124,576 | |||||
Property taxes |
26,802 | 167,246 | |||||
Acquisition costs |
257 | 14,539 | |||||
Professional fees |
726,315 | 14,156 | |||||
Insurance |
6,228 | 8,430 | |||||
Travel |
58,405 | 33,394 | |||||
Repairs |
4,505 | 9,945 | |||||
Bookkeeping |
2,500 | 2,500 | |||||
Total operating expenses |
973,559 | 374,786 | |||||
OPERATING INCOME |
1,376,466 | 1,748,330 | |||||
OTHER INCOME (EXPENSE): |
|||||||
Interest expense |
(1,342,294 | ) | (1,161,978 | ) | |||
Total other expense |
(1,342,294 | ) | (1,161,978 | ) | |||
NET INCOME |
$ | 34,172 | $ | 586,352 | |||
See accompanying notes.
F-15
FP Land LLC
Combined Consolidated Statements of Members' Equity (Deficit)
For the Years Ended December 31, 2013 and 2012
Balance at December 31, 2011 |
$ | (5,301,792 | ) | |
Net income |
586,352 |
|||
Contributions |
8,022,163 | |||
Distributions |
(2,973,355 | ) | ||
Balance at December 31, 2012 |
333,368 | |||
Net income |
34,172 | |||
Contributions |
1,673,450 | |||
Distributions |
(6,764,912 | ) | ||
Balance at December 31, 2013 |
$ | (4,723,922 | ) | |
See accompanying notes.
F-16
FP Land LLC
Combined Consolidated Statements of Cash Flows
For the Years Ended December 31, 2013 and 2012
See accompanying notes.
F-17
FP Land LLC
Notes to Combined Consolidated Financial Statements
Note 1Organization and Significant Accounting Policies
FP Land LLC (the "Company"), which was organized in September 2013, is a Delaware limited liability company that owns 100% of the equity interests in each of PH Farms LLC, an Illinois limited liability company ("PH Farms"), and Cottonwood Valley Land, LLC, a Nebraska limited liability company ("Cottonwood" and, together with PH Farms, the "Ownership Entities"), both of which were organized in September 2013 and are engaged in the ownership of farmland and property related to farming in agricultural markets in Illinois, Nebraska and Colorado. The Company is the predecessor of Farmland Partners Inc., a Maryland corporation formed in September 2013 (the "REIT"). These financial statements retroactively reflect the consolidated equity ownership structure of the Company as if the Company had been formed as of January 1, 2012. The Company's financial statements for periods prior to its formation represent the operations of certain farmland and related agricultural properties owned indirectly by Pittman Hough Farms LLC, a Colorado limited liability company ("Pittman Hough Farms"). The Company's equity structure is presented retroactively as of January 1, 2012 on the basis of common management and common ownership of the Ownership Entities by Paul A. Pittman, the Executive Chairman, President and Chief Executive Officer of the REIT. The operations of properties acquired by Cottonwood through business combinations are consolidated as of the dates that Cottonwood obtained control of the properties (see Note 4). The ultimate owners of the Company are Mr. Pittman, Jesse J. Hough, and certain others who have minority ownership interests and voting rights. As used in these financial statements, unless the context otherwise requires, "we," "us" and "the Company" mean FP Land LLC, which is the predecessor of the REIT, for the periods presented.
As of December 31, 2013, the Company owned or had a controlling interest in a portfolio of 38 farms, as well as three grain storage facilities (collectively, the "Properties"), which are consolidated in these financial statements.
The REIT intends to file a Registration Statement on Form S-11 with the Securities and Exchange Commission with respect to a proposed underwritten initial public offering (the "Offering") of its common stock. Substantially concurrently with the consummation of the Offering, which is expected to be completed in 2014, the Company will merge (the "FP Land Merger") with and into the REIT's newly formed majority-owned limited partnership, Farmland Partners Operating Partnership, LP, a Delaware limited partnership (the "Operating Partnership"), with the Operating Partnership surviving. The FP Land Merger will enable the REIT to: (1) consolidate the ownership of the Company's property portfolio under the Operating Partnership; (2) facilitate the Offering; and (3) qualify as a real estate investment trust for U.S. federal income tax purposes commencing with its short taxable year ending December 31, 2014. The REIT will not have any operating activity until the completion of the Offering and consummation of the FP Land Merger.
The operations of the REIT will be carried on primarily through the Operating Partnership. It is the intent of the REIT to elect and qualify to be taxed as a real estate investment trust under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, commencing with its short taxable year ending December 31, 2014. As a result of the FP Land Merger, the Operating Partnership will acquire indirect 100% ownership of interests in the Properties, and will assume certain real estate debt in exchange for the issuance to the equity owners of the Company of units of limited partnership interest in the Operating Partnership. The REIT will be self-administered and self-managed.
F-18
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
Principles of Combination and Consolidation
The accompanying combined consolidated financial statements of the Company are presented on a "carve-out" basis from the consolidated financial statements of Pittman Hough Farms, based on the historical results of operations, cash flows, assets and liabilities of properties contributed to the Company. These financial statements include costs incurred directly in conjunction with the Company's assets and liabilities. They also include allocations of corporate expenses based on the following criteria: 25% of total travel costs (based on management's estimate of the actual allocation of travel expenses), an allocation of management's salaries based on the percentage of time members of management spent on Company matters, consulting fees for bookkeeping, applicable third-party costs for tax filing and an allocation of liability insurance based on an estimation of cost per acre. Management believes that the assumptions and estimates used in preparation of the underlying combined consolidated financial statements are reasonable. However, the combined consolidated financial statements herein do not necessarily reflect what the Company's financial position, results of operations or cash flows would have been if the Company had been a stand-alone company during the periods presented. Had the Company been stand alone, it would have likely incurred additional expenses for personnel, office space and similar other general and administrative costs. As a result, historical financial information is not necessarily indicative of the Company's future results of operations, financial position or cash flows. The Company consolidates the Ownership Entities, both of which are wholly owned subsidiaries of the Company.
Use of Estimates
The preparation of financial statements in accordance with generally accepted accounting principles in the United States of America ("GAAP") requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could materially differ from those estimates.
Real Estate Acquisitions
The Company accounts for all acquisitions in accordance with the business combinations standard. Upon acquisition of real estate, the Company allocates the purchase price of the real estate based upon the fair value of the assets and liabilities acquired, which historically have consisted of land, drainage improvements, irrigation improvements and grain facilities, and may also consist of intangible assets including in-place leases, above market and below market leases and tenant relationships. The Company allocates the purchase price to the fair value of the tangible assets of acquired real estate by valuing the land as if it were unimproved. The Company values improvements, including grain facilities, at replacement cost as new adjusted for depreciation. Management's estimates of land value are made using a comparable sales analysis. Factors considered by management in its analysis include soil types and water availability, the sale prices of comparable farms, and the replacement cost and residual useful life of land improvements. The Company has not previously acquired properties subject to above or below market leases. If above and below market leases are acquired, the Company will value the intangible based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and the initial term plus the term of any below market fixed rate renewal options for below market leases that are considered bargain renewal options. The above market lease values will be amortized as
F-19
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
a reduction of rental income over the remaining term of the respective leases, and the below market lease values will be amortized as an increase to rental income over the remaining initial terms plus the terms of any below market fixed rate renewal options that are considered bargain renewal options of the respective leases.
As of December 31, 2013 and 2012, the Company did not have any in-place lease or tenant relationship intangibles. The purchase price is allocated to in-place lease values and tenant relationships, if they are acquired, based on the Company's evaluation of the specific characteristics of each tenant's lease and its overall relationship with the tenant. The value of in-place lease intangibles and tenant relationships will be included as components of deferred leasing intangibles, and will be amortized over the remaining lease term (and expected renewal periods of the respective leases for tenant relationships) as adjustments to depreciation and amortization expense. If a tenant terminates its lease early, the unamortized portion of leasing commissions, above and below market leases, the in-place lease value and tenant relationships will be immediately written off.
Using information available at the time of acquisition, the Company allocates the total consideration to tangible assets and liabilities and identified intangible assets and liabilities. The Company may adjust the preliminary purchase price allocations after obtaining more information about asset valuations and liabilities assumed.
Acquisition costs and due diligence expenses related to business combinations are expensed as incurred and are included in acquisition costs, professional fees and travel expense on the combined consolidated statement of operations. When the Company acquires land in an asset acquisition, related acquisition costs are included in the purchase price of the asset.
Real Estate
The Company's real estate consists of land and improvements made to the land consisting of grain facilities, irrigation improvements and drainage improvements. The Company records real estate at cost and capitalizes improvements and replacements when they extend the useful life or improve the efficiency of the asset.
The Company expenses costs of repairs and maintenance as such costs are incurred. The Company computes depreciation for assets classified as improvements using the straight-line method over their estimated useful lives as follows:
|
Years | |||
---|---|---|---|---|
Grain facilities |
20 - 25 | |||
Irrigation improvements |
20 - 30 | |||
Drainage improvements |
30 - 65 |
When a sale occurs, the Company recognizes the associated gain when all consideration has been transferred, the sale has closed and there is no material continuing involvement. If a sale is expected to generate a loss, the Company first assesses it through the impairment evaluation processsee "Impairment" below. The Company will classify real estate as discontinued operations if it is classified as held for sale or the real estate has been sold.
F-20
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
Impairment
The Company evaluates its tangible and identifiable intangible real estate assets for impairment indicators whenever events such as declines in a property's operating performance, deteriorating market conditions or environmental or legal concerns bring recoverability of the carrying value of one or more assets into question. If such events are present, the Company projects the total undiscounted cash flows of the asset, including proceeds from disposition, and compares them to the net book value of the asset. If this evaluation indicates that the carrying value may not be recoverable, an impairment loss is recorded in earnings equal to the amount by which the carrying value exceeds fair value of the asset. There have been no impairments recognized on real estate assets in the accompanying financial statements.
Deferred Financing Fees
Deferred financing fees include costs incurred by Pittman Hough Farms in obtaining debt that are capitalized and have been allocated to the Company. Deferred financing fees are amortized using the straight-line method, which approximates the effective interest method, over the terms of the related indebtedness. Any unamortized amounts upon early repayment of mortgage notes payable are written off in the period of repayment. Fully amortized deferred financing fees are removed from the books upon maturity of the underlying debt. Accumulated amortization of deferred financing fees was $41,663 and $67,588 as of December 31, 2013 and 2012, respectively.
Deferred Offering Costs
Deferred offering costs include the direct costs incurred by the Company in conjunction with the Offering. At the completion of the Offering the deferred offering costs will be recorded as a reduction of the proceeds. If the Offering is abandoned, the deferred offering costs will be charged to operations in the period of abandonment.
Cash
The Company's cash at December 31, 2013 and 2012 was held in the custody of two financial institutions, and the Company's balance at any given financial institution may at times exceed federally insurable limits. The Company monitors balances with individual financial institutions to mitigate risks relating to balances exceeding such limits.
Accounts Receivable
Accounts receivable are presented at face value, net of the allowance for doubtful accounts. The allowance for doubtful accounts is established through provisions charged against income and is maintained at a level believed adequate by management to absorb estimated bad debts based on historical experience and current economic conditions. The allowance for doubtful accounts was $0 as of December 31, 2013 and 2012.
Revenue Recognition
Rental income includes rents and reimbursement of real estate taxes that each tenant pays in accordance with the terms of its lease. All leases in the fiscal years ending December 31, 2013 and 2012
F-21
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
had a term of one year with no renewal options or rent escalations. Leases for substantially all of the properties require payment of rent in installments upon the Company's request. Revenue for the leases is recognized on a pro rata basis over the lease term. One lease has rental payments that are received in kind through transfer of ownership of a percentage of the tenant's crops. Rental revenue under that lease is recognized upon the receipt of the crop inventory.
Beginning January 1, 2013, all but two of the Company's leases required the tenants to pay all expenses incurred during the lease term in connection with the leased farms including property taxes and maintenance; therefore, the Company will not incur these costs unless the tenant becomes unable to bear the costs. When it becomes probable that a tenant has become unable to bear the property related costs, the Company will accrue the estimated expense. Included in property taxes for the year ended December 31, 2013 is the correction of $21,767 in errors in the 2012 and 2011 net property tax expense that resulted in understatement of expenses of $10,622 and $11,145, respectively. Management evaluated the impact of the error on the 2011, 2012 and 2013 financial statements and determined that the impact in each year was immaterial. Accordingly, the Company has recorded the correction in the 2013 financial statements. In 2012, under the terms of their respective leases, all but two of the tenants were required to reimburse the Company for the real estate taxes the Company pays on the properties covered by the leases. Taxes paid and their subsequent reimbursement were recognized under property operating expenses as incurred and tenant reimbursements as earned or contractually due, respectively.
Income Taxes
The Company does not incur income taxes; instead, its earnings are included on the owners' personal income tax returns and taxed depending on their personal tax situations. The accompanying financial statements, therefore, do not include a provision for income taxes. It is the Company's policy to provide for uncertain tax positions and the related interest and penalties based upon management's assessment of whether a tax benefit is more likely than not to be sustained upon examination by tax authorities. The Company files income tax returns in the U.S. federal jurisdiction and applicable state jurisdictions. The Company is subject to U.S. federal and state income tax examinations by tax authorities generally for a period of three years after filing.
Segment Reporting
The Company does not evaluate performance on a farm specific or transactional basis and does not distinguish its principal business or group its operations on a geographical basis for purposes of measuring performance. Accordingly, the Company believes it has a single operating segment for disclosure purposes in accordance with GAAP.
Note 2Concentration Risk
Credit Risk
The Company's largest tenant, Astoria Farms, a related party (see "Note 3Related Party Transactions"), accounted for $1,945,833, or 82.8%, of the Company's rental income during the year ended December 31, 2013, and $1,666,840, or 84.4%, of the Company's rental income during the year ended December 31, 2012. If Astoria Farms fails to make rental payments to the Company or elects to terminate its leases, and the land cannot be re-leased on satisfactory terms, there would be a material
F-22
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 2Concentration Risk (Continued)
adverse effect on the Company's financial performance and the Company's ability to continue operations.
The Company's second-largest tenant, Hough Farms, a related party (see "Note 3Related Party Transactions"), accounted for $234,083, or 10.0%, of the Company's rental income during the year ended December 31, 2013, and $127,760, or 6.5%, of the Company's rental income during the year ended December 31, 2012. If Hough Farms fails to make rental payments to the Company or elects to terminate its leases, and the land cannot be released on satisfactory terms, there would be a material adverse effect on the Company's financial performance and the Company's ability to continue operations.
Geographic Risk
All but one of the Company's farms are located in five counties in Illinois (Fulton, Schuyler, McDonough, Mason and Tazewell) and one county in Nebraska (Butler). The Company's farms in Illinois accounted for 87.0% and 87.9% of the rental income recorded by the Company during the years ended December 31, 2013 and 2012, respectively. The Company's farms in Nebraska accounted for 10.0% and 6.5% of the rental income recorded by the Company during the years ended December 31, 2013 and 2012, respectively. The Company's other farm is located in Walsh, Colorado. Should an unexpected natural disaster occur where the Properties are located, there could be a material adverse effect on the Company's financial performance and the Company's ability to continue operations.
Note 3Related Party Transactions
All but two of the Company's farms are rented to and operated by Astoria Farms or Hough Farms, both of which are related parties. Astoria Farms is a partnership in which Pittman Hough Farms, which is 75% owned by Mr. Pittman, has a 33.34% interest. The balance of Astoria Farms is held by limited partnerships in which Mr. Pittman is the general partner. Beginning in 2012, Hough Farms is a partnership in which Pittman Hough Farms has a 25% interest. The aggregate rent paid to the Company by these entities was $2,179,916 and $1,794,600, respectively, for the years ended December 31, 2013 and 2012. There are no accounts receivable or payable with Astoria Farms or Hough Farms as of December 31, 2012. As of December 31, 2013, the Company had accounts receivable with Astoria Farms of $463,700.
As of December 31, 2013, Pittman Hough Farms incurred $75,000 in professional fees on behalf of the Company. The professional fees are included in accrued expenses at December 31, 2013.
American Agriculture Corporation, a Colorado corporation 75% owned by Mr. Pittman and 25% owned by Mr. Hough ("American Agriculture"), provides management and accounting services to the Company. The Company and American Agriculture do not have a formal management agreement or management fee arrangement in place. American Agriculture charges the Company an allocation of direct costs incurred on behalf of the Company (such as travel, liability insurance, legal expenses and tax preparation) and a fee for bookkeeping services as described in "Note 1Organization and Significant Accounting PoliciesPrinciples of Combination and Consolidation." Such costs and fees are reflected in the Company's statement of operations and were $2,500 in both 2013 and 2012.
F-23
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 4Real Estate
The Company owned 38 separate farms, as well as three grain storage facilities, as of December 31, 2013, which have been acquired since December 2000.
Cottonwood Business Combination
Effective as of January 1, 2012, the Company acquired two farms and related indebtedness when its parent company Pittman Hough Farms merged with Cottonwood Valley Farms, LLC ("Cottonwood Farms"). Pittman Hough Farms acquired 100% of the voting interests in Cottonwood Farms in exchange for a 25% interest in Pittman Hough Farms. The following table illustrates the purchase price allocation of the assets and liabilities of Cottonwood Farms that were acquired by the Company as a result of the merger:
Farm name
|
Date
acquired |
Total acres
(unaudited) |
Land |
Irrigation
improvements |
Grain facilities |
Fair value of
debt assumed |
Property tax
liability and accrued interest assumed |
Value of equity
interests exchanged |
||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Matulka |
1/1/12 | 242 | $ | 1,881,333 | $ | 54,667 | $ | | $ | (150,000 | ) | $ | (13,166 | ) | $ | 1,772,834 | ||||||||
Stanbra/Zeller |
1/1/12 | 181 | 1,538,500 | | | (150,000 | ) | (9,345 | ) | 1,379,155 | ||||||||||||||
Grain facility |
1/1/12 | | | 408,426 | | 408,426 | ||||||||||||||||||
|
$ | 3,419,833 | $ | 54,667 | $ | 408,426 | $ | (300,000 | ) | $ | (22,511 | ) | $ | 3,560,415 |
The Company has included the results of operations for the acquired real estate in the Combined Consolidated Statements of Operations from the date of acquisition. The real estate acquired during the year ended December 31, 2012 contributed $119,360 to total revenue and $58,654 to net income for the year ended December 31, 2012.
Other Real Estate Acquisitions
The following table summarizes the real estate acquisitions (other than the Cottonwood Farms business combination described above) and the allocation of the cash consideration paid during the years ended December 31, 2013 and 2012:
Year ended December 31, 2013:
Farm name
|
Date
acquired |
Total acres
(unaudited) |
Location | Land |
Irrigation
improvements |
Total purchase
price |
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Smith |
6/26/2013 | 99.54 | McDonough County, IL | $ | 1,147,188 | $ | | $ | 1,147,188 |
F-24
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 4Real Estate (Continued)
Year ended December 31,2012:
Farm name
|
Date
acquired |
Total acres
(unaudited) |
Location | Land |
Irrigation
improvements |
Total purchase
price |
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Kelly |
6/29/12 | 75 | Butler County, NE | $ | 742,097 | $ | | $ | 742,097 | |||||||
Zeagers |
12/26/12 | 120 | Butler County, NE | 1,109,000 | 40,000 | 1,149,000 | ||||||||||
Beckerdite |
2/12/12 | 120 | Schuyler County, IL | 990,516 | | 990,516 | ||||||||||
McFadden SC |
10/8/12 | 34 | Schuyler County, IL | 251,748 | | 251,748 | ||||||||||
McFadden MD |
10/8/12 | 107 | McDonough County, IL | 609,933 | | 609,933 | ||||||||||
Symond |
12/21/12 | 200 | Mason County, IL | 1,700,000 | | 1,700,000 | (1) | |||||||||
|
$ | 5,403,294 | $ | 40,000 | $ | 5,443,294 | ||||||||||
|
less escrow applied |
(97,679 |
) |
|||||||||||||
|
$ | 5,345,615 |
The Company has included the results of operations for the acquired real estate on the Combined Consolidated Statements of Operations from the date of acquisition. The real estate acquired during the year ended December 31, 2013 contributed $25,850 to total revenue and $5,712 to net income (including related real estate acquisition costs of $257) for the year ended December 31, 2013. The real estate acquired during the year ended December 31, 2012 contributed $44,800 to total revenue and ($2,940) to net income (including related real estate acquisition costs of $14,539) for the year ended December 31, 2012.
The unaudited pro forma information presented below does not purport to represent what the actual results of operations of the Company would have been had all the acquisitions outlined above occurred as of the beginning of the periods presented, nor does it purport to predict the results of operations of future periods.
The unaudited pro forma financial information is presented below as if the properties acquired during the year ended December 31, 2013 had been acquired on January 1, 2012 and the properties acquired during the years ended December 31, 2012 (including the Cottonwood Farms business combination) had been acquired on January 1, 2011.
|
Year ended | ||||||
---|---|---|---|---|---|---|---|
Proforma (unaudited)
|
December 31, 2013 | December 31, 2012 | |||||
Total revenue |
$ | 2,364,175 | $ | 2,333,600 | |||
Net income |
35,431 | 652,671 |
F-25
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 5Mortgage Notes Payable
On December 31, 2013 and 2012, the Company had the following indebtedness outstanding:
|
|
|
Annual
Interest Rate as of December 31, |
Principal
Outstanding as of |
|
|
|||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
|
|
|
Book Value of
Collateral as of December 31, 2013 |
|||||||||||||||||||
|
|
|
December 31,
2013 |
December 31,
2012 |
|
||||||||||||||||||
Loan
|
Payment Terms | Interest Rate Terms | 2013 | 2012 | Maturity | ||||||||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 3.25% | 3.25 | % | 3.25 | % | $ | 1,137,388 | $ | 1,180,000 | October 2032 | (a) | $ | 4,455,236 | |||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 3.99% | 3.99 | % | 3.99 | % | 255,143 | 262,500 | December 2027 | 833,068 | |||||||||||||
Financial institution |
Principal and interest at maturity | 4.99% | 4.99 | % | | 60,000 | April 2013 | | |||||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 3.99% | 3.99 | % | 3.99 | % | 240,000 | 270,000 | December 2021 | (b) | 1,904,000 | ||||||||||||
Financial institution |
Principal and interest at maturity | Prime | 3.25 | % | | 1,164,000 | June 2013 | | |||||||||||||||
Financial institution |
Principal and interest at maturity | Greater of LIBOR plus 2.59% and 2.80% | 2.80 | % | 1,796,000 | | June 2016 | (a)(c) | 2,426,593 | ||||||||||||||
Financial institution |
Annual principal and quarterly interest | Prime + 0.25% | 3.50 | % | | 675,000 | September 2014 | | |||||||||||||||
Financial institution |
Annual principal and interest | 5.25% until 2015, then 5-yr US Treasury + 3.5% | 5.25 | % | 5.25 | % | 920,441 | 954,768 | July 2030 | (b) | 924,667 | ||||||||||||
Financial institution |
Annual principal and interest | 4.95% until 2016, then 5-yr US Treasury + 3.5% | 4.95 | % | 4.95 | % | 528,748 | 546,662 | September 2031 | (b) | 562,740 | ||||||||||||
Financial institution |
Principal at maturity and interest quarterly | Greater of prime and 3.00% | 3.00 | % | | 26,111,697 | July 2013 | | |||||||||||||||
Financial institution |
Annual principal and quarterly interest | Greater of LIBOR + 2.59% and 2.80% | 2.80 | % | 34,500,000 | | March 2016 | (a)(b)(c) | 29,548,000 | ||||||||||||||
Financial institution |
Principal at maturity and interest quarterly | Prime | 3.25 | % | 3.25 | % | | 537,700 | July 2013 | | |||||||||||||
Financial institution |
Annual principal and quarterly interest | Prime | 3.25 | % | 3.25 | % | | 775,500 | October 2015 | | |||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 5.5% | 5.50 | % | 5.50 | % | | 483,591 | March 2040 | | |||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 4.9% | 4.90 | % | 4.90 | % | | 343,469 | December 2039 | | |||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 4.9% | 4.90 | % | 4.90 | % | 787,285 | 800,000 | December 2041 | (b)(c) | 1,025,229 | ||||||||||||
Financial institution |
Principal and interest at maturity | 3.15% until 2014, then proprietary index | 3.15 | % | 3.90 | % | 469,732 | 500,000 | November 2032 | (a)(b)(c) | 225,000 | ||||||||||||
Financial institution |
Annual principal and interest | Proprietary index, initially 3.15% | 3.15 | % | 1,742,500 | | April 2043 | (a)(c) | 884,214 | ||||||||||||||
Financial institution |
Annual principal and interest | 4.00% | 4.00 | % | 688,000 | | April 2018 | (a)(c) | 1,147,188 | ||||||||||||||
Seller |
Principal and interest at maturity | 1.00% | 1.00 | % | | 1,533,844 | January 2013 | | |||||||||||||||
Total |
$ | 43,065,237 | $ | 36,198,731 | $ | 43,935,935 |
F-26
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 5Mortgage Notes Payable (Continued)
The collateral for the Company's indebtedness consists of real estate, including farms, grain facilities and any other improvements present on such real estate.
Each of the loan agreements governing the Company's outstanding indebtedness includes standard acceleration clauses triggered by default under certain provisions of the note.
The debt allocated to the Company is partially collateralized by real estate not owned by the Company. That notwithstanding, the Company has been paying all obligations related to the allocated debt, as reflected in these combined consolidated financial statements, and intends to continue doing so.
Aggregate maturities of long-term debt for the succeeding years are as follows:
FASB ASC 820-10 establishes a three-level hierarchy for disclosure of fair value measurements. The valuation hierarchy is based upon the transparency of inputs to the valuation of an asset or liability as of the measurement date. The three levels are defined as follows:
The fair value of the mortgage notes payable is valued using Level 3 inputs under the hierarchy established by GAAP and is calculated based on a discounted cash flow analysis, using interest rates based on management's estimates of market interest rates on long-term debt with comparable terms whenever the interest rates on the mortgage notes payable are deemed not to be at market rates. As of December 31, 2013 and 2012, the fair value of the mortgage notes payable was $43.1 million and $36.2 million, respectively.
Note 6Commitments and Contingencies
The Company is not currently subject to any known material commitments or contingencies from its business operations, nor to any material known or threatened litigation.
F-27
FP Land LLC
Notes to Combined Consolidated Financial Statements (Continued)
Note 7Subsequent Events
The Company has evaluated subsequent events through February 12, 2014, the date on which the financial statements were available to be issued.
Prior to the completion of the Offering and the consummation of the FP Land Merger, certain direct or indirect equity holders of the Company will contribute $240,000 to the Company, which will then be used to repay $240,000 of the Company's indebtedness that is collateralized by real estate not owned by the Company.
Prior to the completion of the Offering and the consummation of the FP Land Merger, the existing leases for all of the Properties leased by Astoria Farms and Hough Farms will be terminated, and the REIT will enter into new leases with Astoria Farms and Hough Farms, which leases will be effective upon completion of the Offering.
F-28
Schedule IIIReal estate and accumulated depreciation
December 31, 2013
(In Thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
Life on Which
Depreciation in Latest Income Statements is Computed |
|||||||||||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
|
Initial Cost to Company | Cost Capitalized Subsequent to Acquisition | Gross Amount at Which Carried at Close of Period |
|
|
|
|||||||||||||||||||||||||||||||
|
|
Accumulated
Depreciation |
Date of
Construction |
Date
Acquired |
||||||||||||||||||||||||||||||||||
Description
|
Encumbrances | Land | Improvements | Total | Improvements | Carrying Costs | Land | Improvements | Total | |||||||||||||||||||||||||||||
Scripps (Schuyler County, IL) |
$ | 1,652 | $ | 644 | $ | 93 | $ | 737 | $ | | $ | | $ | 644 | $ | 93 | $ | 737 | $ | 19 | 12-2000 | 65 | ||||||||||||||||
Weber (Schuyler County, IL) |
816 | 271 | 73 | 344 | | | 271 | 73 | 344 | 14 | 4-2001 | 65 | ||||||||||||||||||||||||||
Crane Creek (Schuyler County, IL) |
1,250 | 448 | 100 | 548 | | | 448 | 100 | 548 | 16 | 6-2003 | 65 | ||||||||||||||||||||||||||
Pumphouse East (Schuyler County, IL) |
| 102 | 59 | 161 | | | 102 | 59 | 161 | 9 | 6-2003 | 65 | ||||||||||||||||||||||||||
Henninger (Schuyler County, IL) |
1,490 | 700 | 110 | 810 | | | 700 | 110 | 810 | 16 | 1-2004 | 65 | ||||||||||||||||||||||||||
John's Shop (K. Jones and France) (McDonough County, IL) |
1,742 | 801 | 97 | 898 | | | 801 | 97 | 898 | 14 | 12-2004 and 11-2006 | 65 | ||||||||||||||||||||||||||
Adair FS (McDonough County, IL) |
483 | 322 | 36 | 358 | | | 322 | 36 | 358 | 5 | 1-2006 | 50 | ||||||||||||||||||||||||||
Table Grove (Fulton County, IL) |
385 | 203 | 44 | 247 | | | 203 | 44 | 247 | 6 | 11-2006 | 50 | ||||||||||||||||||||||||||
Ambrose (Mason County, IL) |
516 | 290 | 38 | 328 | | | 290 | 38 | 328 | 5 | 12-2006 | 50 | ||||||||||||||||||||||||||
Big Pivot (Mason County, IL) |
2,191 | 1,423 | 60 | 1,483 | 30 | | 1,423 | 90 | 1,513 | 25 | 1-2007 | 50 | ||||||||||||||||||||||||||
Cleer (Fulton County, IL) |
2,444 | 1,290 | | 1,290 | 1,058 | | 1,290 | 1,058 | 2,348 | 88 | 9-2011 | 9-2007 | 25 | |||||||||||||||||||||||||
Pella (Sullivan and Perdum) (McDonough County, IL) |
3,274 | 2,981 | | 2,981 | 456 | | 2,981 | 456 | 3,437 | 79 | 9-2009 | 10-2007 and 3-2010 | 25 | |||||||||||||||||||||||||
Pella Kelso (Sullivan 2) (McDonough County, IL) |
739 | 668 | | 668 | | | 668 | | 668 | | 11-2007 | | ||||||||||||||||||||||||||
Copes (Schuyler County, IL) |
836 | 684 | | 684 | | | 684 | | 684 | | 12-2007 | | ||||||||||||||||||||||||||
Stelter (Mason County, IL) |
1,501 | 1,003 | | 1,003 | 146 | | 1,003 | 146 | 1,149 | 27 | 4-2008 | 1-2008 | 30 | |||||||||||||||||||||||||
Tazewell (Tazewell County, IL) |
920 | 902 | 34 | 936 | | | 902 | 34 | 936 | 11 | 1-2008 | 21 | ||||||||||||||||||||||||||
Duncantown (Fulton County, IL) |
777 | 693 | | 693 | | | 693 | | 693 | | 2-2008 | | ||||||||||||||||||||||||||
Bardolph (McDonough County, IL) |
1,026 | 1,120 | | 1,120 | | | 1,120 | | 1,120 | | 4-2008 | | ||||||||||||||||||||||||||
Parr (Fulton County, IL) |
385 | 398 | | 398 | | | 398 | | 398 | | 11-2008 | | ||||||||||||||||||||||||||
Pumphouse West (Schuyler County, IL) |
| 1,500 | | 1,500 | | | 1,500 | | 1,500 | | 11-2008 | | ||||||||||||||||||||||||||
Curless (Fulton County, IL) |
1,604 | 1,750 | | 1,750 | | | 1,750 | | 1,750 | | 1-2009 | | ||||||||||||||||||||||||||
Crabtree (Mason County, IL) |
508 | 442 | 38 | 480 | | | 442 | 38 | 480 | 8 | 11-2009 | 24 | ||||||||||||||||||||||||||
Baca Co. (Baca County, CO) |
996 | 819 | 94 | 913 | 55 | | 819 | 149 | 968 | 24 | 6-2012 | 11-2010 | 16 | |||||||||||||||||||||||||
Busch (Mason County, IL) |
706 | 725 | | 725 | | | 725 | | 725 | | 12-2010 | | ||||||||||||||||||||||||||
Kaufman (McDonough County, IL) |
2,740 | 2,572 | | 2,572 | | | 2,572 | | 2,572 | | 12-2010 | | ||||||||||||||||||||||||||
Estep (Mason County, IL) |
223 | 200 | 16 | 216 | | | 200 | 16 | 216 | 1 | 3-2011 | 50 | ||||||||||||||||||||||||||
Skien (Fulton County, IL) |
| 321 | 24 | 345 | | | 321 | 24 | 345 | 1 | 4-2011 | 50 | ||||||||||||||||||||||||||
Dillworth (McDonough County, IL) |
737 | 923 | 53 | 976 | | | 923 | 53 | 976 | 2 | 6-2011 | 50 | ||||||||||||||||||||||||||
Heap (McDonough County, IL) |
529 | 527 | 37 | 564 | | | 527 | 37 | 564 | 1 | 9-2011 | 50 | ||||||||||||||||||||||||||
Stanbra/Zeller (Butler County, NE) |
537 | 1,539 | | 1,539 | | | 1,539 | | 1,539 | | 1-2012 | | ||||||||||||||||||||||||||
Matulka (Butler County, NE) |
600 | 1,881 | 55 | 1,936 | 1,051 | | 1,881 | 1,106 | 2,987 | 71 | 6-2012 | 1-2012 | 25 | |||||||||||||||||||||||||
Zeagers (Butler County, NE) |
796 | 1,109 | 40 | 1,149 | | | 1,109 | 40 | 1,149 | 2 | 1-2012 | 20 | ||||||||||||||||||||||||||
Beckerdite (Schuyler County, IL) |
769 | 991 | | 991 | | | 991 | | 991 | | 2-2012 | | ||||||||||||||||||||||||||
Kelly (Butler County, NE) |
255 | 742 | | 742 | 94 | | 742 | 94 | 836 | 3 | 3-2013 | 6-2012 | 25 | |||||||||||||||||||||||||
McFadden MD (McDonough County, IL) |
480 | 610 | | 610 | | | 610 | | 610 | | 8-2012 | | ||||||||||||||||||||||||||
McFadden SC (Schuyler County, IL) |
194 | 252 | | 252 | | | 252 | | 252 | | 8-2012 | | ||||||||||||||||||||||||||
Symond (Mason County, IL) |
1,281 | 1,700 | | 1,700 | 122 | | 1,700 | 122 | 1,822 | 3 | 6-2013 | 12-2012 | 25 | |||||||||||||||||||||||||
Smith (McDonough County, IL) |
688 | 1,147 | | 1,147 | | | 1,147 | | 1,147 | | 6-2013 | | ||||||||||||||||||||||||||
Totals |
$ | 36,070 | (b) | $ | 34,693 | $ | 1,101 | $ | 35,794 | $ | 3,012 | $ | | $ | 34,693 | $ | 4,113 | $ | 38,806 | $ | 450 | |||||||||||||||||
F-29
Reconciliation of "Real estate and accumulated depreciation"
(In Thousands)
|
Year Ended
December 31, |
||||||
---|---|---|---|---|---|---|---|
|
2013 | 2012 | |||||
Real estate: |
|||||||
Balance at beginning of year |
$ | 37,156 | $ | 27,391 | |||
Additions during period |
|||||||
Additions through construction of improvements |
503 | 439 | |||||
Non cash acquisitions |
| 5,514 | |||||
Acquisitions through business combinations |
1,147 | 3,812 | |||||
Balance at end of year |
$ | 38,806 | $ | 37,156 | |||
Accumulated depreciation: |
|||||||
Balance at beginning of year |
$ | 302 | $ | 177 | |||
Additions charged to costs and expenses |
148 | 125 | |||||
Balance at end of year |
$ | 450 | $ | 302 | |||
F-30
To the Partners of Astoria Farms:
We have audited the accompanying financial statements of Astoria Farms, which comprise the balance sheets as of December 31, 2013 and December 31, 2012, and the related statements of operations, partners' (deficit) equity, and cash flows for the years then ended.
Management's Responsibility for the Financial Statements
Management is responsible for the preparation and fair presentation of the financial statements in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of financial statements that are free from material misstatement, whether due to fraud or error.
Auditor's Responsibility
Our responsibility is to express an opinion on the financial statements based on our audits. We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free from material misstatement.
An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statements. The procedures selected depend on our judgment, including the assessment of the risks of material misstatement of the financial statements, whether due to fraud or error. In making those risk assessments, we consider internal control relevant to the Company's preparation and fair presentation of the financial statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company's internal control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.
Opinion
In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Astoria Farms at December 31, 2013 and December 31, 2012, and the results of its operations and its cash flows for the years then ended in accordance with accounting principles generally accepted in the United States of America.
/s/ PricewaterhouseCoopers LLP
Denver, Colorado
February 12, 2014
F-31
Astoria Farms
Balance Sheets
As of December 31, 2013 and 2012
See accompanying notes.
F-32
Astoria Farms
Statements of Operations
For the Years Ended December 31, 2013 and 2012
|
December 31, 2013 | December 31, 2012 | |||||
---|---|---|---|---|---|---|---|
OPERATING REVENUES |
|||||||
Rental income |
$ | 27,635 | $ | 41,839 | |||
Crop sales |
5,854,702 | 6,035,991 | |||||
Crop sales related party |
13,261 | 287,695 | |||||
Agricultural program payments |
366,041 | 345,800 | |||||
Other revenue |
83,381 | 17,620 | |||||
Total operating revenues |
6,345,020 | 6,728,945 | |||||
COST OF PRODUCTION |
|||||||
Land rent |
2,839,194 | 2,217,819 | |||||
Seed |
639,600 | 657,687 | |||||
Fertilizer |
1,017,737 | 1,136,945 | |||||
Chemical |
263,385 | 115,577 | |||||
Irrigation costs |
27,974 | 23,655 | |||||
Crop insurance |
202,663 | 197,787 | |||||
Crop consulting |
47,965 | 26,738 | |||||
Storage |
122,001 | 49,260 | |||||
Total cost of production |
5,160,519 | 4,425,468 | |||||
Labor, payroll taxes, benefits, and contract labor |
336,025 | 297,132 | |||||
Equipment rent |
307,370 | 202,850 | |||||
Fuel and oil |
285,919 | 214,675 | |||||
Repairs and maintenance |
236,830 | 185,545 | |||||
Utilities |
2,495 | 9,149 | |||||
Insurance |
44,195 | 41,846 | |||||
Property taxes and licenses |
210,702 | 155,348 | |||||
Other expenses |
1,420 | 1,527 | |||||
Costs allocated to growing crops |
4,520 | (127,171 | ) | ||||
Total operating costs |
1,429,476 | 980,901 | |||||
GROSS (DEFICIT) PROFIT |
(244,975 | ) | 1,322,576 | ||||
ADMINISTRATIVE COSTS |
|||||||
Professional fees |
98,189 | 88,605 | |||||
Office expenses and supplies |
27,363 | 32,844 | |||||
Total administrative costs |
125,552 | 121,449 | |||||
OPERATING (LOSS) INCOME |
(370,527 | ) | 1,201,127 | ||||
OTHER INCOME (EXPENSE): |
|||||||
Interest income |
| 34,060 | |||||
Gain on sale of assets |
| 4,000 | |||||
Interest expense |
(118,939 | ) | (211,116 | ) | |||
Depreciation and amortization |
(163,830 | ) | (118,978 | ) | |||
Total other income (expense) |
(282,769 | ) | (292,034 | ) | |||
NET (LOSS) INCOME |
$ | (653,296 | ) | $ | 909,093 | ||
See accompanying notes.
F-33
Astoria Farms
Statements of Partners' (Deficit) Equity
For the Years Ended December 31, 2013 and 2012
|
Partners' Equity
(Deficit) |
Affiliates' Notes | Total | |||||||
---|---|---|---|---|---|---|---|---|---|---|
Partners' Deficit at December 31, 2011 |
$ | (408,945 | ) | $ | (2,110,788 | ) | $ | (2,519,733 | ) | |
Net income |
909,093 | | 909,093 | |||||||
Distributions |
(109,025 | ) | | (109,025 | ) | |||||
Change in affiliates' notes |
| 508,866 | 508,866 | |||||||
Partners' (Deficit) Equity at December 31, 2012 |
$ | 391,123 | $ | (1,601,922 | ) | $ | (1,210,799 | ) | ||
Net loss |
(653,296 | ) | | (653,296 | ) | |||||
Distributions |
(127,000 | ) | | (127,000 | ) | |||||
Change in affiliates' notes |
| 1,601,922 | 1,601,922 | |||||||
Partners' Deficit at December 31, 2013 |
$ | (389,173 | ) | $ | | $ | (389,173 | ) | ||
See accompanying notes.
F-34
Astoria Farms
Statements of Cash Flows
For the Years Ended December 31, 2013 and 2012
See accompanying notes.
F-35
Astoria Farms
Notes to Financial Statements
Note 1Organization and Significant Accounting Policies
Nature of Business and Ownership
Astoria Farms (the "Company") is a general partnership that was formed on August 13, 2009. Its partnership agreement was amended and restated on December 1, 2010 and again on January 1, 2013. The Company is engaged in the production and sale of corn and soybeans in five counties in Illinois (Fulton, Schuyler, McDonough, Mason and Tazewell). Pursuant to the December 1, 2010 partnership agreement, partnership interests in Astoria Farms are divided equally among the following partners: Andy Merrick Farms, L.P., an Illinois limited partnership ("Andy Merrick Farms"); Matt Frye Farms, L.P., an Illinois limited partnership ("Matt Frye Farms"); and Buffee Powell Merrick Farms, L.P., an Illinois limited partnership ("Buffee Powell Merrick Farms"). Pursuant to the January 1, 2013 partnership agreement, partnership interests in the Company are owned as follows: 33.34% by Pittman Hough Farms LLC, a Colorado limited liability company (together with its predecessor entities, "Pittman Hough Farms"); 33.33% by Matt Frye Farms; and 33.33% by Andy Merrick Farms. Paul A. Pittman owns 75% of Pittman Hough Farms and is a general partner of Matt Frye Farms, Andy Merrick Farms and Buffee Powell Merrick Farms. The net profits or losses of the Company are allocated in proportion to each partner's ownership percentage. Distributions of the profits, if any, are to be made within 90 days of year end in proportion to each partner's ownership percentage. The original capital of the partnership was $15,000, and any subsequent capital calls would be made in proportion to each partner's respective ownership percentage.
Use of Estimates
The preparation of financial statements in accordance with generally accepted accounting principles in the United States of America ("GAAP") requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could materially differ from those estimates.
Cash
The Company's cash at December 31, 2013 and 2012 was held in the custody of two financial institutions, and the Company's balance at times may exceed federally insurable limits. The Company monitors balances with individual financial institutions to mitigate risks relating to balances exceeding such limits.
Inventories
Inventories consist primarily of grain held for sale as well as growing crops. Grain held for sale is valued using the farm price method. Under this method, inventory is valued at market price, based upon the nearest market in the geographic region, less any cost of disposition. Cost of disposition includes broker's commissions, freight, and other marketing costs. The Company books the grain held for sale in inventory or grain sales. The farm price method may be used when the following three criteria are met:
F-36
Astoria Farms
Notes to Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
Costs of growing crops are accumulated until the time of harvest and are reported at the lower of cost or market (based on exchange-quoted prices, adjusted for differences in local markets, or market transactions). Included in growing crops are direct costs, such as seed, chemicals and fertilizer, and indirect costs, such as fuel, repairs and labor, attributable to the work in process of the production of corn and soybeans on a growing season basis. Costs are allocated to growing crops based on a percentage of the total costs of production and total operating costs that are attributable to the portion of the crops that remain in inventory at the end of the year.
Property and Equipment
Property and equipment are carried at cost. The Company computes depreciation of property and equipment using the straight-line method over their estimated useful lives as follows:
|
Years | |
---|---|---|
Farm equipment |
7 - 40 |
Depreciation expense for the years ended December 31, 2013 and 2012 was $163,830 and $118,978, respectively. Depreciation is calculated based on the useful life of the asset. Expenditures for major renewals and betterments that extend the useful lives of property and equipment are capitalized. Expenditures for maintenance and repairs are charged to expense as incurred.
The Company evaluates its long-lived assets for impairment when events such as declines in equipment's capabilities or deteriorating market conditions bring recoverability of the carrying value of one or more assets into question. When indicators of impairment exist, the Company projects the total undiscounted cash flows of the asset, including proceeds from disposition, and compares the results to the net book value of the asset. If this evaluation indicates that the carrying value may not be recoverable, an impairment loss is recorded in earnings equal to the amount by which the carrying value exceeds fair value of the long-lived asset. There have been no impairments recognized on long-lived assets in the accompanying financial statements.
Income Taxes
The Company does not incur income taxes; instead, its earnings are included on the owners' personal income tax returns and taxed depending on their personal tax situations. The financial statements, therefore, do not include a provision for income taxes. It is the Company's policy to provide for uncertain tax positions and the related interest and penalties based upon management's assessment of whether a tax benefit is more likely than not to be sustained upon examination by tax authorities. The Company files income tax returns in the U.S. federal jurisdiction and applicable state jurisdictions. The Company is subject to U.S. federal or state income tax examinations by tax authorities generally for a period of three years after filing.
F-37
Astoria Farms
Notes to Financial Statements (Continued)
Note 1Organization and Significant Accounting Policies (Continued)
Accounts Receivable
Crop sales are recognized when the commodities are shipped with the offsetting balances reflected as accounts receivable. Crop insurance is booked as an account receivable when the claim is processed but not yet received and the amount is determinable from information provided by the crop insurance company. Accounts receivable are presented at face value, net of the allowance for doubtful accounts. The allowance for doubtful accounts is established through provisions charged against income and is maintained at a level believed adequate by management to absorb estimated bad debts based on historical experience and current economic conditions. The allowance for doubtful accounts was $0 as of December 31, 2013 and 2012.
The Company has submitted a claim for crop insurance in 2013; however, the crop insurance company has not processed such claim as the grain has not yet been sold and delivered to a third party as of December 31, 2013. Therefore the amount of the crop insurance claim was not deemed to be determinable or realizable at December 31, 2013 and no revenue was recorded in 2013 related to this claim. Had the claim been processed by the crop insurance company, the Company would have recorded a receivable of $500,223, but the amount is subject to final adjustment in the claims process.
Agriculture Program Payments
The Company recognizes revenue when it is fixed or determinable and collectability is reasonably assured. Because of the complex nature of the calculations of government payments and the uncertainty of collections and amounts due to government legislation, government subsidy payments (U.S. federal agricultural program payments) of grain production and other revenue are generally recognized when the cash is received or as determinable by the United States Department of Agriculture. Total agriculture program payments for the years ended December 31, 2013 and 2012 were $366,041 and $345,800, respectively. As of December 31, 2013 and 2012, the Company had a receivable of $130,936 and $0, respectively, under this program.
Other Revenue
The Company records non-operating and unusual or infrequent income as other revenue on its consolidated statement of operations.
Note 2Related Party Transactions
Related Party Sales, Accounts Receivable and Notes Receivable
The Company sells grain and silage to related livestock entities and charges yardage for use of real estate and equipment for livestock production. Sales to these entities were $40,896 and $84,834 for the years ended December 31, 2013 and 2012, respectively. Accounts receivable with livestock entities was $11,235 and $84,834 as of December 31, 2013 and 2012, respectively. The inventory sold between the entities is at cost of production because the entities are under common control with the Company. During the year ended December 31, 2011, the Company transferred $1,158,544 of grain to Mr. Pittman in exchange for a reduction of the note payable with him. Because the transaction was between entities under common control, the transfer was recorded at the cost basis of the grain and resulted in a deferred gain of $244,700 at December 31, 2011. The deferred gain was subsequently recognized during the year ended December 31, 2012 as a component of crop sales related party when
F-38
Astoria Farms
Notes to Financial Statements (Continued)
Note 2Related Party Transactions (Continued)
the inventory was sold by Mr. Pittman to a third party, as discussed in "Note 5Fair Value Measurements."
The Company had notes receivable of $1,474 and $35,199 as of December 31, 2013 and 2012, respectively, with the Company's partners as financing for the purchase of vehicles.
In 2012, the Company transferred harvesting equipment at cost of $100,000 to Mr. Pittman in exchange for a note receivable.
Related Party Expenses, Accounts Payable and Notes Payable
The Company leased land and equipment from Mr. Pittman, Pittman Hough Farms and PHS Holdings LLC, an Illinois limited liability company in which Pittman Hough Farms has a 30% interest ("PHS Holdings"), in 2013 and 2012. Total lease expense with related parties was $967,223 and $596,200 for the years ended December 31, 2013 and 2012, respectively. The total related party accounts payable for these transactions were $452,577 and $34,971 as of December 31, 2013 and 2012, respectively.
The Company leased land from FP Land LLC in 2013 and 2012. Total lease expense with FP Land LLC was $1,945,833 and $1,666,841 for the years ended December 31, 2013 and 2012, respectively. Related party accounts payable for this transaction were $450,833 and $0 as of December 31, 2013 and 2012, respectively.
In the third quarter of 2012, the Company began leasing employees from American Agriculture Corporation, a Colorado corporation under common control with the Company. Employee leasing for the years ended December 31, 2013 and 2012 was $184,747 and $77,037. As of December 31, 2013 and 2012, the Company had related party accounts payable to American Agriculture Corporation of $61,505 and $77,037, respectively. The Company pays American Agriculture Corporation a payroll processing fee in connection with the employee leasing arrangement. Payroll processing fees for the years ended December 31, 2013 and 2012 were $30,405 and $0, respectively, and are included in professional fees on the statement of operations.
The Company entered into lending and loan arrangements with various operating and land holding entities under common control of Pittman Hough Farms for working capital purposes. Total notes payable to those entities was $414,845 and $171,928 as of December 31, 2013 and 2012, respectively. The notes are non-interest bearing and are due on demand.
The Company had notes payable of $650,000 as of December 31, 2012 with PHS Holdings LLC, an Illinois limited liability company in which Pittman Hough Farms has a 30% interest, for a deposit on the purchase of farmland. The note was repaid in 2013.
Affiliates' Notes
The Company had notes receivable with various operating and land holding entities under common control of Pittman Hough Farms for working capital purposes. Total notes receivable from those entities was $1,601,922 as of December 31, 2012. The notes were repaid in 2013.
F-39
Astoria Farms
Notes to Financial Statements (Continued)
Note 3Notes Payable
The Company's notes payable are cash flow financings of equipment. The financings are collateralized through purchase money security interests on specific pieces of equipment.
Loan
|
Payment Terms |
Annual
Payment |
Annual
Interest Rate |
Principal
Outstanding as of December 31, 2013 |
Principal
Outstanding as of December 31, 2012 |
Current
Maturity |
Book Value of
Collateral as of December 31, 2013 |
|||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Financial institution |
Annual principal and interest | $ | 14,686 | 0.00 | % | $ | 14,686 | $ | 29,371 | May 2014 | $ | 53,282 | ||||||||
Financial institution |
Annual principal and interest | 23,582 | 3.45 | % | 22,703 | 44,800 | August 2014 | 37,350 | ||||||||||||
Financial institution |
Annual principal and interest | 17,373 | 5.50 | % | 46,690 | 60,650 | March 2016 | 120,946 | ||||||||||||
Financial institution |
Annual principal and interest | 24,350 | 3.60 | % | 89,637 | 109,260 | February 2017 | 119,606 | ||||||||||||
Financial institution |
Annual principal and interest, with a balloon payment of $140,042 | 111,713 | 3.74 | % | 568,194 | 650,257 | January 2018 | 593,997 | ||||||||||||
Financial institution |
Annual principal and interest | 22,628 | 2.99 | % | 106,758 | | March 2018 | 235,039 | ||||||||||||
Financial institution |
Annual principal and interest | 44,440 | 3.75 | % | 199,224 | | June 2018 | 153,668 | ||||||||||||
Total |
$ | 1,047,892 | $ | 894,338 | $ | 1,313,888 |
F-40
Astoria Farms
Notes to Financial Statements (Continued)
Note 3Notes Payable (Continued)
Each of the notes governing the Company's outstanding indebtedness includes standard acceleration clauses triggered by default on certain provisions of the note.
Aggregate maturities of long-term debt over the next five years and thereafter are as follows:
Year Ending December 31,
|
|
|||
---|---|---|---|---|
2014 |
$ | 223,140 | ||
2015 |
189,851 | |||
2016 |
196,901 | |||
2017 |
187,582 | |||
2018 |
250,418 | |||
|
$ | 1,047,892 | ||
Note 4Lines of Credit
The Company had loan agreements with a financial institution for lines of credit with aggregate outstanding balances of $3,361,666 as of December 31, 2012. The aggregate amount of credit available under these lines was $4,725,000 as of December 31, 2012. The lines of credit bore annual interest rates ranging from 4.00% to 5.25% and have 12-month terms. The lines of credit were collateralized by the current assets of the Company. As of April 4, 2013, the Company repaid the entire outstanding balance.
On April 4, 2013, the Company entered into a loan agreement with a financial institution for a line of credit of $2,500,000. As of December 31, 2013, the line of credit had an outstanding balance of $2,496,635. The line of credit bears interest at a variable rate, which was 3.18% per annum at December 31, 2013, and has a 12-month term. The line of credit is collateralized by the current assets of the Company. The loan covenants require that the Pittman Hough Farms combined entities maintain a debt service ratio of 1.25:1.00 and maintain $1,500,000 of available working capital as of June 30 and December 31 each year. As of December 31, 2013, the Pittman Hough Farms combined entities were in compliance with the covenants under the loan agreement. Annual lines of credit are customary in the industry and management believes they will be able to renew this line of credit at maturity.
Note 5Fair Value Measurements
GAAP defines fair value as an exit price, which is the price that would be received for an asset or paid to transfer a liability in the Company's principal and most advantageous market for the asset or liability, in an orderly transaction between market participants on the measurement date. The fair value hierarchy generally requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value.
Observable inputs reflect the assumptions market participants would use in pricing the asset or liability and are developed based on market data obtained from sources independent of the reporting entity. Unobservable inputs reflect the entity's own assumptions based on market data and the entity's judgments about assumptions that market participants would use in pricing the asset or liability, and are to be developed based on the best information available for the circumstances.
F-41
Astoria Farms
Notes to Financial Statements (Continued)
Note 5Fair Value Measurements (Continued)
GAAP establishes a three-level hierarchy for disclosure of fair value measurements. The valuation hierarchy is based upon the transparency of inputs to the valuation of an asset or liability as of the measurement date. The three levels are defined as follows:
There were no assets and liabilities that were accounted for at fair value at December 31, 2012.
The following table sets forth, by level, the Company's assets and liabilities that were accounted for at fair value on a recurring basis at December 31, 2013.
Fair Value Measurements at December 31, 2013
Assets:
|
Total |
Quoted Prices
in active markets for identical assets (Level 1) |
Significant
other observable inputs (Level 2) |
Significant
Unobservable Inputs (Level 3) |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Grain inventory |
$ | 1,480,755 | $ | | $ | 1,480,755 | $ | | |||||
Total |
$ | 1,480,755 | $ | | $ | 1,480,755 | $ | | |||||
Harvested grain inventories available for sale are carried at market price, based on exchange-quoted prices, adjusted for differences in local markets, or market transactions. In such cases, inventory is classified in Level 2. The market value adjustments for the year ended December 31, 2013 were $345,535 for grain inventory.
Note 6Commitments and Contingencies
The Company is not currently subject to any known material commitments or contingencies from its business operations, nor to any material known or threatened litigation.
Note 7Subsequent Events
The Company has evaluated subsequent events through February 12, 2014, the date on which the financial statements were available to be issued.
On March 6, 2014, the Company entered into an amended loan agreement with a financial institution for a line of credit of $2,750,000. This represents an increase in the existing line of credit of $250,000. The terms of the original loan agreement remain unchanged. (unaudited)
Substantially concurrently with the proposed underwritten initial public offering by Farmland Partners Inc., a Maryland corporation (the "REIT"), of its common stock (the "Offering"), which is expected to be completed in 2014, the Company's leases with wholly owned subsidiaries of FP
F-42
Astoria Farms
Notes to Financial Statements (Continued)
Note 7Subsequent Events (Continued)
Land LLC, the REIT's predecessor, for approximately 5,533 acres (unaudited) of farmland will be terminated, and the Company will enter into new triple-net lease agreements with wholly owned subsidiaries of the REIT for the same farmland.. Total lease expense, under the new triple-net leases, with wholly owned subsidiaries of the REIT is expected to be $2,180,138 for the year ending December 31, 2014. As of December 31, 2013, the Company leased an aggregate of approximately 9,594 acres (unaudited) of farmland, including the approximately 5,533 acres (unaudited) of farmland leased from wholly owned subsidiaries of FP Land LLC.
F-43
Shares
Farmland Partners Inc.
Common Stock
PROSPECTUS
Baird
BMO Capital Markets
Janney Montgomery Scott
Until , 2014 (25 days after the date of this prospectus), all dealers that effect transactions in these securities, whether or not participating in this offering, may be required to deliver a prospectus. This is in addition to the dealer's obligation to deliver a prospectus when acting as soliciting dealers with respect to their unsold allotments or subscriptions.
, 2014
Item 31.
Other Expenses of Issuance and Distribution
.
The following table sets forth the expenses of the sale and distribution of the securities being registered pursuant to this registration statement, all of which are being borne by the registrant. All amounts other than the SEC registration fee and the FINRA filing fee have been estimated.
SEC registration fee |
$ | 11,109 | ||
FINRA filing fees |
13,438 | |||
NYSE listing fees |
* | |||
Printing and engraving expenses |
* | |||
Legal fees and expenses |
* | |||
Accounting fees and expenses |
* | |||
Transfer agent and registrar fees |
* | |||
Miscellaneous expenses |
* | |||
Total |
$ |
|
* |
|
Item 32.
Sales to Special Parties
.
On December 5, 2013, we issued 1,000 shares of our common stock to Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, in connection with the initial capitalization of our company for an aggregate purchase price of $1,000. The issuance of such shares was effected in reliance upon an exemption from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder. We expect to repurchase these shares for $1,000 upon completion of this offering.
Item 33.
Recent Sale of Unregistered Securities
.
On December 5, 2013, we issued 1,000 shares of our common stock to Paul A. Pittman, our Executive Chairman, President and Chief Executive Officer, in connection with the initial capitalization of our company for an aggregate purchase price of $1,000. The issuance of such shares was effected in reliance upon an exemption from registration provided by Section 4(a)(2) of the Securities Act and Regulation D thereunder. We expect to repurchase these shares for $1,000 upon completion of this offering.
In connection with the formation transactions, an aggregate of OP units with an aggregate value of $ million, based on the midpoint of the price range set forth on the front cover of the prospectus that forms a part of this registration statement, will be issued to Pittman Hough Farms LLC ("Pittman Hough Farms"), which owns 100% of the interests in the entities that own the properties and other assets comprising our portfolio as consideration in the formation transactions. Pittman Hough Farms, in which Mr. Pittman owns a 75% controlling interest, had a substantive, pre-existing relationship with us and has represented to us that it is an "accredited investor" as defined under Regulation D of the Securities Act. The issuance of such units will be effected in reliance upon exemptions from registration provided by Section 4(a)(2) of the Securities Act and Regulation D of the Securities Act.
Item 34.
Indemnification of Directors and Officers
.
Maryland law permits a Maryland corporation to include in its charter a provision limiting the liability of its directors and officers to the corporation and its stockholders for money damages except
II-1
for liability resulting from (a) actual receipt of an improper benefit or profit in money, property or services or (b) active and deliberate dishonesty that is established by a final judgment and is material to the cause of action. Our charter contains a provision which eliminates our directors' and officers' liability to the maximum extent permitted by Maryland law.
Maryland law requires a Maryland corporation (unless its charter provides otherwise, which our charter does not) to indemnify a director or officer who has been successful in the defense of any proceeding to which he or she is made or threatened to be made a party by reason of his or her service in that capacity. Maryland law permits a Maryland corporation to indemnify its present and former directors and officers, among others, against judgments, penalties, fines, settlements and reasonable expenses actually incurred by them in connection with any proceeding to which they may be made or threatened to be made a party by reason of their service in those or other capacities unless it is established that: (a) the act or omission of the director or officer was material to the matter giving rise to the proceeding and (i) was committed in bad faith or (ii) was the result of active and deliberate dishonesty; (b) the director or officer actually received an improper personal benefit in money, property or services; or (c) in the case of any criminal proceeding, the director or officer had reasonable cause to believe that the act or omission was unlawful. However, under Maryland law, a Maryland corporation may not indemnify for an adverse judgment in a suit by or in the right of the corporation or for a judgment of liability on the basis that personal benefit was improperly received, unless in either case a court orders indemnification and then only for expenses. In addition, Maryland law permits a Maryland corporation to advance reasonable expenses to a director or officer upon the corporation's receipt of (a) a written affirmation by the director or officer of his or her good faith belief that he or she has met the standard of conduct necessary for indemnification by the corporation and (b) a written undertaking by him or her or on his or her behalf to repay the amount paid or reimbursed by the corporation if it is ultimately determined that the standard of conduct was not met.
Our charter authorizes us, to the maximum extent permitted by Maryland law, to obligate ourselves and our bylaws obligate us, to indemnify any present or former director or officer or any individual who, while a director or officer of our company and at our request, serves or has served as a director, officer, partner, trustee, member or manager of another corporation, real estate investment trust, limited liability company, partnership, joint venture, trust, employee benefit plan or other enterprise and who is made or threatened to be made a party to the proceeding by reason of his or her service in that capacity from and against any claim or liability to which that individual may become subject or which that individual may incur by reason of his or her service in any of the foregoing capacities and to pay or reimburse his or her reasonable expenses in advance of final disposition of a proceeding. Our charter and bylaws also permit us to indemnify and advance expenses to any individual who served a predecessor of our company in any of the capacities described above and any employees or agents of our company or a predecessor of our company.
We intend to enter into indemnification agreements with each of our executive officers and directors whereby we indemnify such executive officers and directors to the fullest extent permitted by Maryland law against all expenses and liabilities, subject to limited exceptions. These indemnification agreements also provide that upon an application for indemnity by an executive officer or director to a court of appropriate jurisdiction, such court may order us to indemnify such executive officer or director.
Furthermore, our officers and directors are indemnified against specified liabilities by the underwriters, and the underwriters are indemnified against certain liabilities by us, under the underwriting agreement relating to this offering. See "Underwriting." In addition, our directors and officers are indemnified for specified liabilities and expenses pursuant to the partnership agreement of Farmland Partners Operating Partnership, LP, the partnership whose sole general partner is our wholly owned subsidiary.
II-2
Insofar as the foregoing provisions permit indemnification of directors, officer or persons controlling us for liability arising under the Securities Act, we have been informed that in the opinion of the SEC this indemnification is against public policy as expressed in the Securities Act and is therefore unenforceable.
Item 35.
Treatment of Proceeds from Stock Being Registered.
None.
Item 36.
Financial Statements and Exhibits.
(a) Financial Statements. See page F-1 of the prospectus that forms a part of this Registration Statement for an index to the financial statements included in the prospectus.
(b) Exhibits. The list of exhibits filed with or incorporated by reference in this Registration Statement is set forth in the Exhibit Index following the signature page herein.
(a) The undersigned registrant hereby undertakes to provide to the underwriters at the closing specified in the underwriting agreement, certificates in such denominations and registered in such names as required by the underwriters to permit prompt delivery to each purchaser.
(b) Insofar as indemnification for liabilities arising under the Securities Act of 1933 may be permitted to directors, officers or controlling persons of the registrant pursuant to the foregoing provisions, or otherwise, the registrant has been advised that in the opinion of the Securities and Exchange Commission such indemnification is against public policy as expressed in the Act and is, therefore, unenforceable. In the event that a claim for indemnification against such liabilities (other than the payment by the registrant of expenses incurred or paid by a director, officer or controlling person of the registrant in the successful defense of any action, suit or proceeding) is asserted by such director, officer or controlling person in connection with the securities being registered, the registrant will, unless in the opinion of its counsel the matter has been settled by controlling precedent, submit to a court of appropriate jurisdiction the question whether such indemnification by it is against public policy as expressed in the Act and will be governed by the final adjudication of such issue.
(c) The undersigned registrant hereby further undertakes that:
(1) For purposes of determining any liability under the Securities Act of 1933 the information omitted from the form of prospectus filed as part of this registration statement in reliance upon Rule 430A and contained in a form of prospectus filed by the registrant pursuant to Rule 424(b)(1) or (4) or Rule 497(h) under the Securities Act shall be deemed to be part of this registration statement as of the time it was declared effective.
(2) For the purpose of determining any liability under the Securities Act of 1933 each post-effective amendment that contains a form of prospectus shall be deemed to be a new registration statement relating to the securities offered herein, and the offering of such securities at that time shall be deemed to be the initial bona fide offering thereof.
II-3
Pursuant to the requirements of the Securities Act of 1933, the registrant certifies that it has reasonable grounds to believe that it meets all of the requirements for filing on Form S-11 and has duly caused this amendment to the registration statement to be signed on its behalf by the undersigned, thereunto duly authorized, in the City of Denver, State of Colorado on the 11th day of March, 2014.
|
FARMLAND PARTNERS INC. | |||
|
By: |
/s/ PAUL A. PITTMAN
|
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.
Name
|
Capacity
|
Date
|
||
---|---|---|---|---|
|
|
|
|
|
/s/ PAUL A. PITTMAN
Paul A. Pittman |
Executive Chairman, President and Chief Executive Officer (principal executive officer) | March 11, 2014 | ||
/s/ LUCA FABBRI Luca Fabbri |
|
Chief Financial Officer (principal financial officer and principal accounting officer |
|
March 11, 2014 |
II-4
The following exhibits are included, or incorporated by reference, in this registration statement on Form S-11 (and are numbered in accordance with Item 601 of Regulation S-K).
Exhibit No. | Description | ||
---|---|---|---|
1.1 | * | Form of Underwriting Agreement. | |
3.1 | * | Articles of Amendment and Restatement. | |
3.2 | * | Amended and Restated Bylaws. | |
4.1 | Form of common stock certificate. | ||
5.1 | * | Opinion of Morrison & Foerster LLP. | |
8.1 | * | Opinion of Morrison & Foerster LLP as to tax matters. | |
10.1 | Form of Amended and Restated Agreement of Limited Partnership of Farmland Partners Operating Partnership, LP. | ||
10.2 | * | Farmland Partners Inc. 2014 Equity Incentive Plan. | |
10.3 | | Form of Restricted Stock Award Agreement. | |
10.4 | | Form of Restricted Stock Award Agreement for Directors. | |
10.5 | | Form of Non-Qualified Stock Option Award Agreement. | |
10.6 | * | Form of Employment Agreement among Farmland Partners Inc., Farmland Partners Operating Partnership, LP and Paul A. Pittman. | |
10.7 | * | Form of Employment Agreement among Farmland Partners Inc., Farmland Partners Operating Partnership, LP and Luca Fabbri. | |
10.8 | | Form of Consulting Agreement between Farmland Partners Inc. and Jesse J. Hough. | |
10.9 | Form of Shared Services Agreement among Farmland Partners Inc., Farmland Partners Operating Partnership, LP and American Agriculture Corporation. | ||
10.10 | Form of Indemnification Agreement between Farmland Partners Inc. and each of its directors and officers. | ||
10.11 | * | Form of Tax Protection Agreement by and among Farmland Partners Inc., Farmland Partners Operating Partnership, LP, and Pittman Hough Farms LLC. | |
10.12 | * | Form of Representation, Warranty and Indemnity Agreement by and among Farmland Partners Inc., Farmland Partners Operating Partnership, LP, Paul A. Pittman and Jesse J. Hough. | |
10.13 | * | Merger Agreement by and among Farmland Partners Inc., Farmland Partners Operating Partnership, LP, Pittman Hough Farms LLC and FP Land LLC. | |
10.14 | * | Right of First Offer Agreement by and between Farmland Partners Operating Partnership, LP and Pittman Hough Farms LLC. | |
10.15 | * | Right of First Offer Agreement by and between Farmland Partners Operating Partnership, LP and Paul A. Pittman. | |
10.16 | * | Form of Lease Agreement by and between Farmland Partners Inc. and Astoria Farms / Hough Farms. | |
10.17 | Form of Registration Rights Agreement by and between Farmland Partners Inc. and Pittman Hough Farms LLC. | ||
10.18 | * | Multi-Property Loan Agreement. |
Exhibit No. | Description | ||
---|---|---|---|
21.1 | List of subsidiaries. | ||
23.1 | Consent of PricewaterhouseCoopers, LLP. | ||
23.2 | * | Consent of Morrison & Foerster LLP (included in Exhibit 5.1). | |
23.3 | * | Consent of Morrison & Foerster LLP (included in Exhibit 8.1). | |
24.1 | ** | Power of Attorney (included in the signature page to this registration statement). | |
99.1 | ** | Consent of independent director nominee. | |
99.2 | Consent of independent director nominee. | ||
99.3 | Consent of independent director nominee. | ||
99.4 | Consent of independent director nominee. | ||
99.5 | Consent of independent director nominee. |
Exhibit 4.1
|
FP INCORPORATED UNDER THE LAWS OF THE STATE OF MARYLAND THIS CERTIFIES THAT IS THE RECORD HOLDER OF FULLY PAID AND NON-ASSESSABLE SHARES OF COMMON STOCK, $0.01 PAR VALUE PER SHARE, OF (the Corporation) transferable on the books of the Corporation in person or by duly authorized attorney upon surrender of this Certificate properly endorsed. This Certificate and the shares represented hereby are issued and shall be held subject to all of the provisions of the charter of the Corporation (the Charter) and the Bylaws of the Corporation and any amendments thereto. This Certificate is not valid until countersigned by the Transfer Agent and registered by the Registrar. Witness the facsimile signatures of the Corporations duly authorized officers. DATED: COUNTERSIGNED AND REGISTERED: AMERICAN STOCK TRANSFER & TRUST COMPANY, LLC (Brooklyn, NY) TRANSFER AGENT AND REGISTRAR By: AUTHORIZED SIGNATURE CUSIP 31154R 10 9 FARMLAND PARTNERS INC. EXECUTIVE CHAIRMAN, PRESIDENT AND CHIEF EXECUTIVE OFFICER CHIEF FINANCIAL OFFICER, SECRETARY AND TREASURER COMMON STOCK COMMON STOCK SEE REVERSE FOR IMPORTANT NOTICE ON TRANSFER RESTRICTIONS AND OTHER INFORMATION |
|
UNIF GIFT MIN ACT Custodian (Cust) (Minor) under Uniform Gifts to Minors Act (State) The following abbreviations, when used in the inscription on the face of this certificate, shall be construed as though they were written out in full according to applicable laws or regulations: TEN COM TEN ENT JT TEN as tenants in common as tenants by the entireties as joint tenants with right of survivorship and not as tenants in common Additional abbreviations may also be used though not in the above list. The Corporation will furnish to any stockholder, on request and without charge, a full statement of the information required by Section 2-211(b) of the Corporations and Associations Article of the Annotated Code of Maryland with respect to the designations and any preferences, conversion and other rights, voting powers, restrictions, limitations as to dividends and other distributions, qualifications, and terms and conditions of redemption of the stock of each class which the Corporation has authority to issue and, if the Corporation is authorized to issue any preferred or special class in series, (i) the differences in the relative rights and preferences between the shares of each series to the extent set, and (ii) the authority of the Board of Directors to set such rights and preferences of subsequent series. The foregoing summary does not purport to be complete and is subject to and qualified in its entirety by reference to the Charter of the Corporation, a copy of which will be sent without charge to each stockholder who so requests. Such request must be made to the Secretary of the Corporation at its principal office. The shares represented by this Certificate are subject to restrictions on Beneficial Ownership and Constructive Ownership and Transfer for the purpose, among others, of the Corporations maintenance of its status as a real estate investment trust under the Internal Revenue Code of 1986, as amended (the Code). Subject to certain further restrictions and except as expressly provided in the Corporations Charter, (i) no Person may Beneficially Own or Constructively Own shares of any class or series of Capital Stock of the Corporation in excess of the Stock Ownership Limit, unless such Person is an Excepted Holder (in which case the Excepted Holder Limit shall be applicable); (ii) no Person may Beneficially Own shares of Capital Stock that would result in the Corporation being closely held under Section 856(h) of the Code; (iii) no Person may Transfer shares of Capital Stock if such Transfer would result in the Capital Stock of the Corporation being owned by fewer than 100 Persons; (iv) no Person may Beneficially Own or Constructively Own shares of Capital Stock that would cause the Corporation to Constructively Own 10% or more of the ownership interests in a tenant (other than a TRS) of the Corporations real property within the meaning of Section 856(d)(2)(B) of the Code; and (v) no Person may Beneficially Own or Constructively Own shares of Capital Stock that would otherwise cause the Corporation to fail to qualify as a REIT under the Code. Any Person who acquires or attempts or intends to acquire Beneficial Ownership or Constructive Ownership of shares of Capital Stock which causes or may cause a Person to Beneficially Own or Constructively Own shares of Capital Stock in excess or in violation of the above limitations must immediately notify the Corporation or, in the case of a proposed or attempted transaction, give at least 15 days prior written notice to the Corporation. If any of the restrictions on transfer or ownership provided in (i), (ii), (iv) or (v) above are violated, the shares of Capital Stock in excess or in violation of the above limitations will be automatically transferred to a Trustee of a Charitable Trust for the benefit of one or more Charitable Beneficiaries. In addition, the Corporation may redeem shares upon the terms and conditions specified by the Board of Directors in its sole discretion if the Board of Directors determines that ownership or a Transfer or other event may violate the restrictions described above. Furthermore, if the ownership restriction provided in (iii) above would be violated, or upon the occurrence of certain events, attempted Transfers in violation of the restrictions described above may be void ab initio. All capitalized terms in this legend have the meanings given to them in the Charter of the Corporation, as the same may be amended from time to time, a copy of which, including the restrictions on transfer and ownership, will be furnished to each holder of shares of Capital Stock of the Corporation on request and without charge. Requests for such a copy may be directed to the Secretary of the Corporation at its principal office. For value received, hereby sell, assign and transfer unto THE SIGNATURE TO THIS ASSIGNMENT MUST CORRESPOND WITH THE NAME AS WRITTEN UPON THE FACE OF THE CERTIFICATE, IN EVERY PARTICULAR, WITHOUT ALTERATION OR ENLARGEMENT, OR ANY CHANGE WHATEVER. PLEASE PRINT OR TYPEWRITE NAME AND ADDRESS INCLUDING POSTAL ZIP CODE OF ASSIGNEE of the shares of the Common Stock of the Corporation represented by the within Certificate, and do(es) hereby irrevocably constitute and appoint PLEASE INSERT SOCIAL SECURITY OR OTHER IDENTIFYING NUMBER OF ASSIGNEE Attorney to transfer the said stock on the books of the within named Corporation with full power of substitution in the premises. Dated SIGNATURE(S) GUARANTEED: THE SIGNATURE(S) MUST BE GUARANTEED BY AN ELIGIBLE GUARANTOR INSTITUTION (BANKS, STOCKBROKERS, SAVINGS AND LOAN ASSOCIATIONS AND CREDIT UNIONS WITH MEMBERSHIP IN AN APPROVED SIGNATURE GUARANTEE MEDALLION PROGRAM), PURSUANT TO S.E.C. RULE 17Ad-15. NOTICE: X X |
EXHIBIT 10.1
SECOND AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP
OF
FARMLAND PARTNERS OPERATING PARTNERSHIP, LP
THE SECURITIES EVIDENCED HEREBY HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE SECURITIES ACT), OR THE SECURITIES LAWS OF ANY STATE AND MAY NOT BE SOLD, TRANSFERRED OR OTHERWISE DISPOSED OF IN THE ABSENCE OF SUCH REGISTRATION, UNLESS IN THE OPINION OF COUNSEL SATISFACTORY TO THE PARTNERSHIP THE PROPOSED SALE, TRANSFER OR OTHER DISPOSITION MAY BE EFFECTED WITHOUT REGISTRATION UNDER THE SECURITIES ACT AND UNDER APPLICABLE STATE SECURITIES OR BLUE SKY LAWS.
Dated as of , 2014
TABLE OF CONTENTS
|
|
Page |
|
|
|
ARTICLE I DEFINED TERMS |
2 |
|
|
|
|
ARTICLE II ORGANIZATIONAL MATTERS |
14 |
|
|
|
|
Section 2.1 |
Organization |
14 |
Section 2.2 |
Name |
15 |
Section 2.3 |
Registered Office and Agent; Principal Office |
15 |
Section 2.4 |
Term |
15 |
Section 2.5 |
Partnership Interests as Securities |
16 |
Section 2.6 |
Certificates Describing Partnership Units |
16 |
|
|
|
ARTICLE III PURPOSE |
16 |
|
|
|
|
Section 3.1 |
Purpose and Business |
16 |
Section 3.2 |
Powers |
16 |
|
|
|
ARTICLE IV CAPITAL CONTRIBUTIONS AND ISSUANCES OF PARTNERSHIP INTERESTS |
17 |
|
|
|
|
Section 4.1 |
Capital Contributions of the Partners |
17 |
Section 4.2 |
Issuances of Partnership Interests |
17 |
Section 4.3 |
No Preemptive Rights |
19 |
Section 4.4 |
Other Contribution Provisions |
19 |
Section 4.5 |
No Interest on Capital |
19 |
Section 4.6 |
LTIP Units |
19 |
Section 4.7 |
Conversion of LTIP Units |
22 |
|
|
|
ARTICLE V DISTRIBUTIONS |
25 |
|
|
|
|
Section 5.1 |
Requirement and Characterization of Distributions |
25 |
Section 5.2 |
Amounts Withheld |
27 |
Section 5.3 |
Distributions Upon Liquidation |
28 |
Section 5.4 |
Revisions to Reflect Issuance of Partnership Interests |
28 |
|
|
|
ARTICLE VI ALLOCATIONS |
28 |
|
|
|
|
Section 6.1 |
Allocations for Capital Account Purposes |
28 |
Section 6.2 |
Revisions to Allocations to Reflect Issuance of Partnership Interests or Certain DRO Obligations |
31 |
|
|
|
ARTICLE VII MANAGEMENT AND OPERATIONS OF BUSINESS |
31 |
|
|
|
|
Section 7.1 |
Management |
31 |
Section 7.2 |
Certificate of Limited Partnership |
35 |
Section 7.3 |
Title to Partnership Assets |
35 |
Section 7.4 |
Reimbursement of the General Partner and the Parent |
36 |
Section 7.5 |
Outside Activities of the General Partner; Relationship of Shares to Partnership Units; Funding Debt |
38 |
Section 7.6 |
Transactions with Affiliates |
40 |
Section 7.7 |
Indemnification |
41 |
TABLE OF CONTENTS
(continued)
|
|
Page |
|
|
|
Section 7.8 |
Liability of the General Partner |
43 |
Section 7.9 |
Other Matters Concerning the General Partner |
44 |
Section 7.10 |
Reliance by Third Parties |
45 |
Section 7.11 |
Restrictions on General Partners Authority |
45 |
Section 7.12 |
Loans by Third Parties |
46 |
|
|
|
ARTICLE VIII RIGHTS AND OBLIGATIONS OF LIMITED PARTNERS |
46 |
|
|
|
|
Section 8.1 |
Limitation of Liability |
46 |
Section 8.2 |
Management of Business |
46 |
Section 8.3 |
Outside Activities of Limited Partners |
46 |
Section 8.4 |
Return of Capital |
47 |
Section 8.5 |
Rights of Limited Partners Relating to the Partnership |
47 |
Section 8.6 |
Redemption Right |
49 |
|
|
|
ARTICLE IX BOOKS, RECORDS, ACCOUNTING AND REPORTS |
52 |
|
|
|
|
Section 9.1 |
Records and Accounting |
52 |
Section 9.2 |
Fiscal Year |
52 |
Section 9.3 |
Reports |
52 |
|
|
|
ARTICLE X TAX MATTERS |
53 |
|
|
|
|
Section 10.1 |
Preparation of Tax Returns |
53 |
Section 10.2 |
Tax Elections |
53 |
Section 10.3 |
Tax Matters Partner |
53 |
Section 10.4 |
Organizational Expenses |
55 |
Section 10.5 |
Withholding |
55 |
|
|
|
ARTICLE XI TRANSFERS AND WITHDRAWALS |
56 |
|
|
|
|
Section 11.1 |
Transfer |
56 |
Section 11.2 |
Transfers of Partnership Interests of General Partner |
56 |
Section 11.3 |
Limited Partners Rights to Transfer |
57 |
Section 11.4 |
Substituted Limited Partners |
58 |
Section 11.5 |
Assignees |
59 |
Section 11.6 |
General Provisions |
59 |
|
|
|
ARTICLE XII ADMISSION OF PARTNERS |
61 |
|
|
|
|
Section 12.1 |
Admission of a Successor General Partner |
61 |
Section 12.2 |
Admission of Additional Limited Partners |
62 |
Section 12.3 |
Amendment of Agreement and Certificate of Limited Partnership |
62 |
Section 12.4 |
Limit on Number of Partners |
62 |
|
|
|
ARTICLE XIII DISSOLUTION AND LIQUIDATION |
63 |
|
|
|
|
Section 13.1 |
Dissolution |
63 |
Section 13.2 |
Winding Up |
63 |
Section 13.3 |
Compliance with Timing Requirements of Regulations; Restoration of Deficit Capital Accounts |
65 |
TABLE OF CONTENTS
(continued)
|
|
Page |
|
|
|
Section 13.4 |
Rights of Limited Partners |
66 |
Section 13.5 |
Notice of Dissolution |
67 |
Section 13.6 |
Cancellation of Certificate of Limited Partnership |
67 |
Section 13.7 |
Reasonable Time for Winding Up |
67 |
Section 13.8 |
Waiver of Partition |
67 |
Section 13.9 |
Liability of Liquidator |
67 |
|
|
|
ARTICLE XIV AMENDMENT OF PARTNERSHIP AGREEMENT; MEETINGS |
67 |
|
|
|
|
Section 14.1 |
Amendments |
67 |
Section 14.2 |
Meetings of the Partners |
69 |
|
|
|
ARTICLE XV GENERAL PROVISIONS |
70 |
|
|
|
|
Section 15.1 |
Addresses and Notice |
70 |
Section 15.2 |
Titles and Captions |
70 |
Section 15.3 |
Pronouns and Plurals |
71 |
Section 15.4 |
Further Action |
71 |
Section 15.5 |
Binding Effect |
71 |
Section 15.6 |
Creditors |
71 |
Section 15.7 |
Waiver |
71 |
Section 15.8 |
Counterparts |
71 |
Section 15.9 |
Applicable Law |
71 |
Section 15.10 |
Invalidity of Provisions |
72 |
Section 15.11 |
Power of Attorney |
72 |
Section 15.12 |
Entire Agreement |
73 |
Section 15.13 |
No Rights as Stockholders |
73 |
Section 15.14 |
Limitation to Preserve REIT Status |
73 |
List of Exhibits:
Exhibit A Partner Registry
Exhibit B Capital Account Maintenance
Exhibit C Special Allocation Rules
Exhibit D Notice of Redemption
Exhibit E Form of DRO Registry
Exhibit F Notice of Election by Partner to Convert LTIP Units into Class A Units
Exhibit G Notice of Election by Partnership to Force Conversion of LTIP Units into Class A Units
SECOND AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP
OF
FARMLAND PARTNERS OPERATING PARTNERSHIP, LP
THIS SECOND AMENDED AND RESTATED AGREEMENT OF LIMITED PARTNERSHIP, dated as of , 2014, (the Agreement ) is entered into by and among Farmland Partners OP GP, LLC, a Delaware limited liability company, as the General Partner, and the Persons whose names are set forth on the Partner Registry (as hereinafter defined) as Limited Partners, together with any other Persons who become Partners in Farmland Partners Operating Partnership, LP (the Partnership ) as provided herein.
WHEREAS, on September 27, 2013, Farmland Partners Inc., a Maryland corporation (the Parent ), formed the Partnership as a limited partnership pursuant to Delaware law by the filing of the Certificate of Limited Partnership with the Delaware Secretary of State;
WHEREAS, the Parent and Paul A. Pittman (the Organizational Limited Partner ) entered into that certain Agreement of Limited Partnership of the Partnership dated as of September 27, 2013 (the Original Agreement );
WHEREAS, on March 5, 2014, an amendment to the Certificate of Limited Partnership was filed with the Delaware Secretary of State to reflect the withdrawal of the Parent as the General Partner and the admission of Farmland Partners OP GP, LLC as the General Partner;
WHEREAS, the General Partner and the Organizational Limited Partner entered into that certain First Amended and Restated Agreement of Limited Partnership dated as of March 5, 2014 (the First Amended and Restated Agreement ); and
WHEREAS, the partners of the Partnership now wish to amend and restate the partnership agreement as set forth herein, which shall amend, restate and supersede the First Amended and Restated Agreement in its entirety.
NOW, THEREFORE, in consideration of the mutual covenants set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree to amend and restate the Original Agreement in its entirety and agree to continue the Partnership as a limited partnership under the Delaware Revised Uniform Limited Partnership Act, as amended from time to time, as follows:
ARTICLE I
DEFINED TERMS
The following definitions shall be for all purposes, unless otherwise clearly indicated to the contrary, applied to the terms used in this Agreement.
Act means the Delaware Revised Uniform Limited Partnership Act, as it may be amended from time to time, and any successor to such statute.
Additional Limited Partner means a Person admitted to the Partnership as a Limited Partner pursuant to Section 12.2 and who is shown as a Limited Partner on the Partner Registry.
Adjusted Capital Account means the Capital Account maintained for each Partner as of the end of each Fiscal Year (i) increased by any amounts which such Partner is obligated to restore pursuant to any provision of this Agreement or is deemed to be obligated to restore pursuant to the penultimate sentences of Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5) and (ii) decreased by the items described in Regulations Sections 1.704-1(b)(2)(ii)(d)(4), 1.704-1(b)(2)(ii)(d)(5) and 1.704-1(b)(2)(ii)(d)(6). The foregoing definition of Adjusted Capital Account is intended to comply with the provisions of Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted consistently therewith.
Adjusted Capital Account Deficit means, with respect to any Partner, the deficit balance, if any, in such Partners Adjusted Capital Account as of the end of the relevant Fiscal Year.
Adjusted Property means any property the Carrying Value of which has been adjusted pursuant to Exhibit B .
Adjustment Event has the meaning set forth in Section 4.6.A(i) .
Affiliate means, with respect to any Person, (i) any Person directly or indirectly controlling, controlled by or under common control with such Person, (ii) any Person owning or controlling ten percent (10%) or more of the outstanding voting interests of such Person, (iii) any Person of which such Person owns or controls ten percent (10%) or more of the voting interests or (iv) any officer, director, general partner or trustee of such Person or any Person referred to in clauses (i), (ii), and (iii) above. For purposes of this definition, control, when used with respect to any Person, means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract or otherwise, and the terms controlling and controlled have meanings correlative to the foregoing.
Aggregate DRO Amount means the aggregate balances of the DRO Amounts, if any, of all DRO Partners, if any, as determined on the date in question.
Agreed Value means (i) in the case of any Contributed Property, the Section 704(c) Value of such property as of the time of its contribution to the Partnership, reduced by any liabilities either assumed by the Partnership upon such contribution or to which such property is
subject when contributed as determined under Section 752 of the Code and the Regulations thereunder; and (ii) in the case of any property distributed to a Partner by the Partnership, the Partnerships Carrying Value of such property at the time such property is distributed, reduced by any indebtedness either assumed by such Partner upon such distribution or to which such property is subject at the time of distribution.
Agreement means this Second Amended and Restated Agreement of Limited Partnership, as it may be amended, supplemented or restated from time to time.
Assignee means a Person to whom one or more Partnership Units have been transferred in a manner permitted under this Agreement, but who has not become a Substituted Limited Partner, and who has the rights set forth in Section 11.5 .
Available Cash means, with respect to any period for which such calculation is being made:
(a) all cash revenues and funds received by the Partnership from whatever source (excluding the proceeds of any Capital Contribution, unless otherwise determined by the General Partner in its sole and absolute discretion) plus the amount of any reduction (including, without limitation, a reduction resulting because the General Partner determines such amounts are no longer necessary) in reserves of the Partnership, which reserves are referred to in clause (b)(iv) below;
(b) less the sum of the following (except to the extent made with the proceeds of any Capital Contribution):
(i) all interest, principal and other debt-related payments made during such period by the Partnership,
(ii) all cash expenditures (including capital expenditures) made by the Partnership during such period,
(iii) investments in any entity (including loans made thereto) to the extent that such investments are permitted under this Agreement and are not otherwise described in clauses (b)(i) or (ii), and
(iv) the amount of any increase in reserves established during such period which the General Partner determines is necessary or appropriate in its sole and absolute discretion (including any reserves that may be necessary or appropriate to account for distributions required with respect to Partnership Interests having a preference over other classes of Partnership Interests).
(c) with any other adjustments as determined by the General Partner, in its sole and absolute discretion.
Notwithstanding the foregoing, after commencement of the dissolution and liquidation of the Partnership, Available Cash shall not include any cash received or reductions in reserves and shall not take into account any disbursements made or reserves established.
Book-Tax Disparities means, with respect to any item of Contributed Property or Adjusted Property, as of the date of any determination, the difference between the Carrying Value of such Contributed Property or Adjusted Property and the adjusted basis thereof for U.S. federal income tax purposes as of such date. A Partners share of the Partnerships Book-Tax Disparities in all of its Contributed Property and Adjusted Property will be reflected by the difference between such Partners Capital Account balance as maintained pursuant to Exhibit B and the hypothetical balance of such Partners Capital Account computed as if it had been maintained strictly in accordance with U.S. federal income tax accounting principles.
Business Day means any day except a Saturday, Sunday or other day on which commercial banks in New York, NY are authorized or required by law to close.
Capital Account means the Capital Account maintained for a Partner pursuant to Exhibit B . The initial Capital Account balance for each Partner who is a Partner on the date hereof shall be the amount set forth opposite such Partners name on the Partner Registry.
Capital Account Limitation has the meaning set forth in Section 4.7.B .
Capital Contribution means, with respect to any Partner, any cash and the Agreed Value of Contributed Property which such Partner contributes or is deemed to contribute to the Partnership.
Carrying Value means (i) with respect to a Contributed Property or Adjusted Property, the Section 704(c) Value of such property reduced (but not below zero) by all Depreciation with respect to such Contributed Property or Adjusted Property, as the case may be, charged to the Partners Capital Accounts and (ii) with respect to any other Partnership property, the adjusted basis of such property for U.S. federal income tax purposes, all as of the time of determination. The Carrying Value of any property shall be adjusted from time to time in accordance with Exhibit B , and to reflect changes, additions (including capital improvements thereto) or other adjustments to the Carrying Value for dispositions and acquisitions of Partnership properties, as deemed appropriate by the General Partner.
Cash Amount means an amount of cash equal to the Value on the Valuation Date of the Shares Amount.
Certificate of Limited Partnership means the Certificate of Limited Partnership relating to the Partnership filed in the office of the Delaware Secretary of State, as amended from time to time in accordance with the terms hereof and the Act.
Charter means the charter of the Parent, within the meaning of Section 1-101(f) of the Maryland General Corporation Law.
Class A has the meaning set forth in Section 5.1.C .
Class A Share has the meaning set forth in Section 5.1.C .
Class A Unit means any Partnership Unit that is not specifically designated by the General Partner as being of another specified class of Partnership Units.
Class A Unit Distribution has the meaning set forth in Section 4.6.A .
Class A Unit Economic Balance has the meaning set forth in Section 6.1.E .
Class A Unit Transaction has the meaning set forth in Section 4.7.F .
Class B has the meaning set forth in Section 5.1.C .
Class B Share has the meaning set forth in Section 5.1.C .
Class B Unit means a Partnership Unit that is specifically designated by the General Partner as being a Class B Unit.
Code means the Internal Revenue Code of 1986, as amended and in effect from time to time, as interpreted by the applicable regulations thereunder. Any reference herein to a specific section or sections of the Code shall be deemed to include a reference to any corresponding provision of future law.
Consent means the consent or approval of a proposed action by a Partner given in accordance with Article XIV .
Consent of the Outside Limited Partners means the Consent of Limited Partners (excluding for this purpose (i) any Limited Partner Interests held by the General Partner or the Parent, (ii) any Person of which the General Partner or the Parent directly or indirectly owns or controls more than fifty percent (50%) of the voting interests and (iii) any Person directly or indirectly owning or controlling more than fifty percent (50%) of the outstanding voting interests of the General Partner or the Parent) holding Partnership Interests representing more than fifty percent (50%) of the Percentage Interest of the Class A Units of all Limited Partners which are not excluded pursuant to (i), (ii) and (iii) above.
Constituent Person has the meaning set forth in Section 4.7.F .
Contributed Property means each property or other asset contributed to the Partnership, in such form as may be permitted by the Act, but excluding cash contributed or deemed contributed to the Partnership. Once the Carrying Value of a Contributed Property is adjusted pursuant to Exhibit B , such property shall no longer constitute a Contributed Property for purposes of Exhibit B , but shall be deemed an Adjusted Property for such purposes.
Conversion Date has the meaning set forth in Section 4.7.B .
Conversion Factor means 1.0; provided, however, that, if the Parent (i) declares or pays a dividend on its outstanding Shares in Shares or makes a distribution to all holders of its outstanding Shares in Shares and does not make a corresponding distribution on Class A Units in Class A Units, (ii) subdivides its outstanding Shares, or (iii) combines its outstanding Shares into a smaller number of Shares, the Conversion Factor shall be adjusted by multiplying the Conversion Factor by a fraction, the numerator of which shall be the number of Shares issued and outstanding on the record date for such dividend, distribution, subdivision or combination (assuming for such purposes that such dividend, distribution, subdivision or combination has
occurred as of such time) and the denominator of which shall be the actual number of Shares (determined without the above assumption) issued and outstanding on the record date for such dividend, distribution, subdivision or combination; and provided further that in the event that an entity other than an Affiliate of the Parent shall become General Partner pursuant to any merger, consolidation or combination of the General Partner or the Parent with or into another entity (the Successor Entity ), the Conversion Factor shall be adjusted by multiplying the Conversion Factor by the number of shares of the Successor Entity into which one Share is converted pursuant to such merger, consolidation or combination, determined as of the date of such merger, consolidation or combination. Any adjustment to the Conversion Factor shall become effective immediately after the effective date of the event retroactive to the record date, if any, for the event giving rise thereto, it being intended that (x) adjustments to the Conversion Factor are to be made to avoid unintended dilution or anti-dilution as a result of transactions in which Shares are issued, redeemed or exchanged without a corresponding issuance, redemption or exchange of Partnership Units and (y) if a Specified Redemption Date shall fall between the record date and the effective date of any event of the type described above, that the Conversion Factor applicable to such redemption shall be adjusted to take into account such event.
Conversion Notice has the meaning set forth in Section 4.7.B .
Conversion Right has the meaning set forth in Section 4.7.A .
Convertible Funding Debt has the meaning set forth in Section 7.5.F .
Debt means, as to any Person, as of any date of determination, (i) all indebtedness of such Person for borrowed money or for the deferred purchase price of property or services, (ii) all amounts owed by such Person to banks or other Persons in respect of reimbursement obligations under letters of credit, surety bonds and other similar instruments guaranteeing payment or other performance of obligations by such Person, (iii) all indebtedness for borrowed money or for the deferred purchase price of property or services secured by any lien on any property owned by such Person, to the extent attributable to such Persons interest in such property, even though such Person has not assumed or become liable for the payment thereof, and (iv) obligations of such Person incurred in connection with entering into a lease which, in accordance with generally accepted accounting principles, should be capitalized.
Depreciation means, for each Fiscal Year, an amount equal to the U.S. federal income tax depreciation, amortization, or other cost recovery deduction allowable with respect to an asset for such year, except that if the Carrying Value of an asset differs from its adjusted basis for U.S. federal income tax purposes at the beginning of such year or other period, Depreciation shall be an amount which bears the same ratio to such beginning Carrying Value as the U.S. federal income tax depreciation, amortization, or other cost recovery deduction for such year bears to such beginning adjusted tax basis; provided, however, that if the U.S. federal income tax depreciation, amortization, or other cost recovery deduction for such year is zero, Depreciation shall be determined with reference to such beginning Carrying Value using any reasonable method selected by the General Partner.
Distribution Period has the meaning set forth in Section 5.1.C .
DRO Amount means the amount specified in the DRO Registry with respect to any DRO Partner, as such DRO Registry may be amended from time to time.
DRO Partner means a Partner who has agreed in writing to be a DRO Partner and has agreed and is obligated to make certain contributions, not in excess of such DRO Partners DRO Amount, to the Partnership with respect to any deficit balance in such Partners Capital Account upon the occurrence of certain events. A DRO Partner who is obligated to make any such contribution only upon liquidation of the Partnership shall be designated in the DRO Registry as a Part I DRO Partner and a DRO Partner who is obligated to make any such contribution to the Partnership either upon liquidation of the Partnership or upon liquidation of such DRO Partners Partnership Interest shall be designated in the DRO Registry as a Part II DRO Partner.
DRO Registry means the DRO Registry maintained by the General Partner in the books and records of the Partnership containing substantially the same information as would be necessary to complete the Form of DRO Registry attached hereto as Exhibit E .
Economic Capital Account Balances has the meaning set forth in Section 6.1.E .
Effective Date means , 2014, the date of the closing of the initial public offering of the Parents shares of common stock, $0.01 par value per share.
Equity Incentive Plan means any equity incentive or compensation plan hereafter adopted by the Partnership or the Parent, including, without limitation, the Farmland Partners Inc. 2014 Equity Incentive Plan.
ERISA means the Employee Retirement Income Security Act of 1974, as amended.
Exchange Act means the Securities Exchange Act of 1934, as amended.
Fiscal Year means the fiscal year of the Partnership, which shall be the calendar year as provided in Section 9.2 .
Forced Conversion has the meaning set forth in Section 4.7.C .
Forced Conversion Notice has the meaning set forth in Section 4.7.C .
Funding Debt means any Debt incurred for the purpose of providing funds to the Partnership by or on behalf of the Parent or any wholly owned subsidiary of the Parent.
General Partner means Farmland Partners OP GP, LLC, a Delaware limited liability company, or its successor or permitted assignee, as general partner of the Partnership.
General Partner Interest means the Partnership Interest held by the General Partner, which Partnership Interest is an interest as a general partner under the Act. The General Partner will not be required to make a Capital Contribution to the Partnership in exchange for the General Partner Interest. A General Partner Interest may be expressed as a number of Partnership Units.
General Partner Payment has the meaning set forth in Section 15.14 .
IRS means the Internal Revenue Service, which administers the internal revenue laws of the United States.
Immediate Family means, with respect to any natural Person, such natural Persons spouse, parents, descendants, nephews, nieces, brothers, and sisters.
Incapacity or Incapacitated means, (i) as to any individual who is a Partner, death, total physical disability or entry by a court of competent jurisdiction adjudicating such Partner incompetent to manage his or her Person or estate, (ii) as to any corporation which is a Partner, the filing of a certificate of dissolution, or its equivalent, for the corporation or the revocation of its charter, (iii) as to any partnership or limited liability company which is a Partner, the dissolution and commencement of winding up of the partnership or limited liability company, (iv) as to any estate which is a Partner, the distribution by the fiduciary of the estates entire interest in the Partnership, (v) as to any trustee of a trust which is a Partner, the termination of the trust (but not the substitution of a new trustee) or (vi) as to any Partner, the bankruptcy of such Partner. For purposes of this definition, bankruptcy of a Partner shall be deemed to have occurred when (a) the Partner commences a voluntary proceeding seeking liquidation, reorganization or other relief under any bankruptcy, insolvency or other similar law now or hereafter in effect, (b) the Partner is adjudged as bankrupt or insolvent, or a final and nonappealable order for relief under any bankruptcy, insolvency or similar law now or hereafter in effect has been entered against the Partner, (c) the Partner executes and delivers a general assignment for the benefit of the Partners creditors, (d) the Partner files an answer or other pleading admitting or failing to contest the material allegations of a petition filed against the Partner in any proceeding of the nature described in clause (b) above, (e) the Partner seeks, consents to or acquiesces in the appointment of a trustee, receiver or liquidator for the Partner or for all or any substantial part of the Partners properties, (f) any proceeding seeking liquidation, reorganization or other relief under any bankruptcy, insolvency or other similar law now or hereafter in effect has not been dismissed within one hundred twenty (120) days after the commencement thereof, (g) the appointment without the Partners consent or acquiescence of a trustee, receiver or liquidator has not been vacated or stayed within ninety (90) days of such appointment or (h) an appointment referred to in clause (g) is not vacated within ninety (90) days after the expiration of any such stay.
Indemnitee means (i) any Person made a party to a proceeding by reason of its status as (A) the General Partner, (B) a Limited Partner or (C) a director or officer of the Partnership, the General Partner or the Parent and (ii) such other Persons (including Affiliates of the General Partner, the Parent, a Limited Partner or the Partnership) as the General Partner may designate from time to time (whether before or after the event giving rise to potential liability), in its sole and absolute discretion.
Limited Partner means any Person named as a Limited Partner in the Partner Registry or any Substituted Limited Partner or Additional Limited Partner, in such Persons capacity as a Limited Partner in the Partnership.
Limited Partner Interest means a Partnership Interest of a Limited Partner in the Partnership representing a fractional part of the Partnership Interests of all Limited Partners and includes any and all benefits to which the holder of such a Partnership Interest may be entitled as provided in this Agreement, together with all obligations of such Person to comply with the terms and provisions of this Agreement. A Limited Partner Interest may be expressed as a number of Partnership Units.
Liquidating Event has the meaning set forth in Section 13.1 .
Liquidating Gains has the meaning set forth in Section 6.1.E .
Liquidator has the meaning set forth in Section 13.2.A .
LTIP Units means a Partnership Unit which is designated as an LTIP Unit and which has the rights, preferences and other privileges designated in Section 4.6 and elsewhere in this Agreement in respect of holders of LTIP Units. The allocation of LTIP Units among the Partners shall be set forth in the Partner Registry, as it may be amended or restated from time to time.
LTIP Unitholder means a Partner that holds LTIP Units.
LV Safe Harbor LV Safe Harbor Election and LV Safe Harbor Interest each has the meaning set forth in Section 10.2.B .
Net Income means, for any taxable period, the excess, if any, of the Partnerships items of income and gain for such taxable period over the Partnerships items of loss and deduction for such taxable period. The items included in the calculation of Net Income shall be determined in accordance with Exhibit B . If an item of income, gain, loss or deduction that has been included in the initial computation of Net Income is subjected to the special allocation rules in Exhibit C , Net Income or the resulting Net Loss, whichever the case may be, shall be recomputed without regard to such item.
Net Loss means, for any taxable period, the excess, if any, of the Partnerships items of loss and deduction for such taxable period over the Partnerships items of income and gain for such taxable period. The items included in the calculation of Net Loss shall be determined in accordance with Exhibit B . If an item of income, gain, loss or deduction that has been included in the initial computation of Net Loss is subjected to the special allocation rules in Exhibit C , Net Loss or the resulting Net Income, whichever the case may be, shall be recomputed without regard to such item.
New Securities means (i) any rights, options, warrants or convertible or exchangeable securities having the right to subscribe for or purchase Shares, excluding grants under any Equity Incentive Plan, or (ii) any Debt issued by the Parent that provides any of the rights described in clause (i).
Nonrecourse Built-in Gain means, with respect to any Contributed Properties or Adjusted Properties that are subject to a mortgage or negative pledge securing a Nonrecourse Liability, the amount of any taxable gain that would be allocated to the Partners pursuant to
Section 2.B of Exhibit C if such properties were disposed of in a taxable transaction in full satisfaction of such liabilities and for no other consideration.
Nonrecourse Deductions has the meaning set forth in Regulations Section 1.704-2(b)(1), and the amount of Nonrecourse Deductions for a Fiscal Year shall be determined in accordance with the rules of Regulations Section 1.704-2(c).
Nonrecourse Liability has the meaning set forth in Regulations Section 1.752-1(a)(2).
Notice of Redemption means a Notice of Redemption substantially in the form of Exhibit D .
Operating Entity has the meaning set forth in Section 7.4.F .
Organizational Limited Partner has the meaning set forth in the recitals hereto.
Original Agreement has the meaning set forth in the recitals hereto.
Partner means the General Partner or a Limited Partner, and Partners means the General Partner and the Limited Partners.
Partner Minimum Gain means an amount, with respect to each Partner Nonrecourse Debt, equal to the Partnership Minimum Gain that would result if such Partner Nonrecourse Debt were treated as a Nonrecourse Liability, determined in accordance with Regulations Section 1.704-2(i)(3).
Partner Nonrecourse Debt has the meaning set forth in Regulations Section 1.704-2(b)(4).
Partner Nonrecourse Deductions has the meaning set forth in Regulations Section 1.704-2(i), and the amount of Partner Nonrecourse Deductions with respect to a Partner Nonrecourse Debt for a Fiscal Year shall be determined in accordance with the rules of Regulations Section 1.704-2(i)(2).
Partner Registry means the Partner Registry maintained by the General Partner in the books and records of the Partnership, which contains substantially the same information as would be necessary to complete the form of the Partner Registry attached hereto as Exhibit A .
Partnership has the meaning set forth in the recitals hereto.
Partnership Interest means a Limited Partner Interest, a General Partner Interest or LTIP Units, and includes any and all benefits to which the holder of such a partnership interest may be entitled as provided in this Agreement, together with all obligations of such Person to comply with the terms and provisions of this Agreement. A Partnership Interest may be expressed as a number of Partnership Units.
Partnership Minimum Gain has the meaning set forth in Regulations Section 1.704-2(b)(2), and the amount of Partnership Minimum Gain, as well as any net increase or decrease in
Partnership Minimum Gain, for a Fiscal Year shall be determined in accordance with the rules of Regulations Section 1.704-2(d).
Partnership Record Date means the record date established by the General Partner either (i) for the distribution of Available Cash pursuant to Section 5.1 , which record date shall be the same as the record date established by the Parent for a distribution to its stockholders of some or all of its portion of such distribution, or (ii) if applicable, for determining the Partners entitled to vote on or Consent to any proposed action for which the Consent or approval of the Partners is sought pursuant to Section 14.2 .
Partnership Unit means a fractional, undivided share of the Partnership Interests of all Partners issued pursuant to Sections 4.1 and 4.2 , and includes Class A Units, Class B Units, LTIP Units and any other classes or series of Partnership Units established after the date hereof. The number of Partnership Units outstanding and the Percentage Interests in the Partnership represented by such Partnership Units are set forth in the Partner Registry.
Percentage Interest means, as to a Partner holding a class of Partnership Interests, its interest in such class, determined by dividing the Partnership Units of such class owned by such Partner by the total number of Partnership Units of such class then outstanding. For purposes of determining the Percentage Interest of the Class A Units at any time when there are Class B Units outstanding, all Class B Units shall be treated as Class A Units.
Person means a natural person, partnership (whether general or limited), trust, estate, association, corporation, limited liability company, unincorporated organization, custodian, nominee or any other individual or entity in its own or any representative capacity.
Publicly Traded means listed or admitted to trading on the New York Stock Exchange, the NYSE MKT LLC, the NASDAQ Stock Market or any successor to any of the foregoing.
Qualified Assets means any of the following assets: (i) interests, rights, options, warrants or convertible or exchangeable securities of the Partnership; (ii) Debt issued by the Partnership or any Subsidiary thereof in connection with the incurrence of Funding Debt; (iii) equity interests in Qualified REIT Subsidiaries and limited liability companies (or other entities disregarded from their sole owner for U.S. federal income tax purposes, including wholly owned grantor trusts) whose assets consist solely of Qualified Assets; (iv) up to a one percent (1%) equity interest in any partnership or limited liability company at least ninety-nine percent (99%) of the equity of which is owned, directly or indirectly, by the Partnership; (v) cash held for payment of administrative expenses or pending distribution to security holders of the Parent or any wholly owned Subsidiary thereof or pending contribution to the Partnership; and (vi) other tangible and intangible assets that, taken as a whole, are de minimis in relation to the net assets of the Partnership and its Subsidiaries.
Qualified REIT Subsidiaries means any Subsidiary of the Parent that is a qualified REIT subsidiary within the meaning of Section 856(i) of the Code.
Recapture Income means any gain recognized by the Partnership (computed without regard to any adjustment pursuant to Section 754 of the Code) upon the disposition of any
property or asset of the Partnership, which gain is characterized either as ordinary income or as unrecaptured Section 1250 gain (as defined in Section 1(h)(6) of the Code) because it represents the recapture of depreciation deductions previously taken with respect to such property or asset.
Recourse Liabilities means the amount of liabilities owed by the Partnership (other than Nonrecourse Liabilities and liabilities to which Partner Nonrecourse Deductions are attributable in accordance with Section 1.704-(2)(i) of the Regulations).
Redeeming Partner has the meaning set forth in Section 8.6.A .
Redemption Amount means either the Cash Amount or the Shares Amount, as determined by the General Partner, in its sole and absolute discretion; provided, however, that if the Shares are not Publicly Traded at the time a Redeeming Partner exercises its Redemption Right, the Redemption Amount shall be paid only in the form of the Cash Amount unless the Redeeming Partner, in its sole and absolute discretion, consents to payment of the Redemption Amount in the form of the Shares Amount. A Redeeming Partner shall have no right, without the General Partners consent, in its sole and absolute discretion, to receive the Redemption Amount in the form of the Shares Amount.
Redemption Right has the meaning set forth in Section 8.6.A .
Regulations means the Treasury Regulations promulgated under the Code, as such regulations may be amended from time to time (including corresponding provisions of succeeding regulations).
REIT means an entity that qualifies as a real estate investment trust under the Code.
REIT Requirements has the meaning set forth in Section 5.1.A .
Residual Gain or Residual Loss means any item of gain or loss, as the case may be, of the Partnership recognized for U.S. federal income tax purposes resulting from a sale, exchange or other disposition of Contributed Property or Adjusted Property, to the extent such item of gain or loss is not allocated pursuant to Section 2.B.1(a) or 2.B.2(a) of Exhibit C to eliminate Book-Tax Disparities.
Safe Harbor has the meaning set forth in Section 11.6.F .
Securities Act means the Securities Act of 1933, as amended.
Section 704(c) Value of any Contributed Property or Adjusted Property means the fair market value of such property at the time of contribution or adjustment, as the case may be, as determined by the General Partner using such reasonable method of valuation as it may adopt; provided, however, subject to Exhibit B , the General Partner shall, in its sole and absolute discretion, use such method as it deems reasonable and appropriate to allocate the aggregate of the Section 704(c) Value of Contributed Properties or Adjusted Properties in a single or integrated transaction among each separate property on a basis proportional to its fair market values.
Share means a share of common stock (or other comparable equity interest) of the Parent (or the Successor Entity, as the case may be). Shares may be issued in one or more classes or series in accordance with the terms of the Charter. Shares issued in lieu of the Cash Amount by the Partnership or the Parent may be either registered or unregistered Shares at the option of the Parent. If there is more than one class or series of Shares, the term Shares shall, as the context requires, be deemed to refer to the class or series of Shares that corresponds to the class or series of Partnership Interests for which the reference to Shares is made. When used with reference to Class A Units, the term Shares refers to shares of common stock (or other comparable equity interest) of the Parent.
Shares Amount means a number of Shares equal to the product of the number of Partnership Units offered for redemption by a Redeeming Partner times the Conversion Factor; provided, however, that, if the Parent issues to holders of Shares securities, rights, options, warrants or convertible or exchangeable securities entitling such holders to subscribe for or purchase Shares or any other securities or property (collectively, the rights), then the Shares Amount shall also include such rights that a holder of that number of Shares would be entitled to receive unless the Partnership issues corresponding rights to holders of Partnership Units.
Specified Redemption Date means the tenth Business Day after the Valuation Date or such shorter period as the General Partner, in its sole and absolute discretion, may determine; provided, however, that, if the Shares are not Publicly Traded, the Specified Redemption Date means the thirtieth Business Day after receipt by the General Partner of a Notice of Redemption.
Subsidiary means, with respect to any Person, any corporation, limited liability company, trust, partnership or joint venture, or other entity of which a majority of (i) the voting power of the voting equity securities or (ii) the outstanding equity interests is owned, directly or indirectly, by such Person.
Substituted Limited Partner means a Person who is admitted as a Limited Partner to the Partnership pursuant to Section 11.4 and who is shown as a Limited Partner in the Partner Registry.
Successor Entity has the meaning set forth in the definition of Conversion Factor herein.
Termination Transaction has the meaning set forth in Section 11.2.B .
Unrealized Gain attributable to any item of Partnership property means, as of any date of determination, the excess, if any, of (i) the fair market value of such property (as determined under Exhibit B ) as of such date, over (ii) the Carrying Value of such property (prior to any adjustment to be made pursuant to Exhibit B ) as of such date.
Unrealized Loss attributable to any item of Partnership property means, as of any date of determination, the excess, if any, of (i) the Carrying Value of such property (prior to any adjustment to be made pursuant to Exhibit B ) as of such date, over (ii) the fair market value of such property (as determined under Exhibit B ) as of such date.
Unvested LTIP Units has the meaning set forth in Section 4.6.C .
Valuation Date means the date of receipt by the General Partner of a Notice of Redemption or, if such date is not a Business Day, the first Business Day thereafter.
Value means, with respect to one Share of a class of outstanding Shares of the Parent that are Publicly Traded, the average of the daily market price for the ten consecutive trading days immediately preceding the date with respect to which value must be determined. The market price for each such trading day shall be the closing price, regular way, on such day, or if no such sale takes place on such day, the average of the closing bid and asked prices on such day. If the outstanding Shares of the Parent are Publicly Traded and the Shares Amount includes, in addition to the Shares, rights or interests that a holder of Shares has received or would be entitled to receive, then the Value of such rights shall be determined by the Parent acting in good faith on the basis of such quotations and other information as it considers, in its reasonable judgment, appropriate. If the Shares of the Parent are not Publicly Traded, the Value of the Shares Amount per Partnership Unit tendered for redemption (which will be the Cash Amount per Partnership Unit offered for redemption payable pursuant to Section 8.6.A ) means the amount that a holder of one Partnership Unit would receive if each of the assets of the Partnership were to be sold for its fair market value on the Specified Redemption Date, the Partnership were to pay all of its outstanding liabilities, and the remaining proceeds were to be distributed to the Partners in accordance with the terms of this Agreement. Such Value shall be determined by the General Partner, acting in good faith and based upon a commercially reasonable estimate of the amount that would be realized by the Partnership if each asset of the Partnership (and each asset of each partnership, limited liability company, trust, joint venture or other entity in which the Partnership owns a direct or indirect interest) were sold to an unrelated purchaser in an arms-length transaction where neither the purchaser nor the seller were under economic compulsion to enter into the transaction (without regard to any discount in value as a result of the Partnerships minority interest in any property or any illiquidity of the Partnerships interest in any property).
Vested LTIP Units has the meaning set forth in Section 4.6.C .
Vesting Agreement means each or any, as the context implies, agreement or instrument entered into by a holder of LTIP Units upon acceptance of an award of LTIP Units under an Equity Incentive Plan.
ARTICLE II
ORGANIZATIONAL MATTERS
Section 2.1 Organization
A. Organization, Status and Rights . The Partnership is a limited partnership organized pursuant to the provisions of the Act and upon the terms and conditions set forth in the Original Agreement. The Partners hereby confirm and agree to their status as partners of the Partnership and to continue the business of the Partnership on the terms set forth in this Agreement. Upon the Effective Date, the Organizational Limited Partner shall withdraw from the Partnership and relinquish any and all rights or interest he may have in the Partnership, and the Partnership shall continue without dissolution. Except as expressly provided herein, the
rights and obligations of the Partners and the administration and termination of the Partnership shall be governed by the Act. The Partnership Interest of each Partner shall be personal property for all purposes.
B. Qualification of Partnership . The Partners (i) agree that if the laws of any jurisdiction in which the Partnership transacts business so require, the appropriate officers or other authorized representatives of the Partnership shall file, or shall cause to be filed, with the appropriate office in that jurisdiction, any documents necessary for the Partnership to qualify to transact business under such laws; and (ii) agree and obligate themselves to execute, acknowledge and cause to be filed for record, in the place or places and manner prescribed by law, any amendments to the Certificate of Limited Partnership as may be required, either by the Act, by the laws of any jurisdiction in which the Partnership transacts business, or by this Agreement, to reflect changes in the information contained therein or otherwise to comply with the requirements of law for the continuation, preservation and operation of the Partnership as a limited partnership under the Act.
C. Representations . Each Partner represents and warrants that such Partner is duly authorized to execute, deliver and perform its obligations under this Agreement and that the Person, if any, executing this Agreement on behalf of such Partner is duly authorized to do so and that this Agreement is binding on and enforceable against such Partner in accordance with its terms.
Section 2.2 Name
The name of the Partnership is Farmland Partners Operating Partnership, LP. The Partnerships business may be conducted under any other name or names deemed advisable by the General Partner, including the name of any of the General Partner or any Affiliate thereof. The words Limited Partnership, LP, Ltd. or similar words or letters shall be included in the Partnerships name where necessary for the purposes of complying with the laws of any jurisdiction that so requires. The General Partner in its sole and absolute discretion may change the name of the Partnership at any time and from time to time and shall notify the Limited Partners of such change in the next regular communication to the Limited Partners.
Section 2.3 Registered Office and Agent; Principal Office
The address of the registered office of the Partnership in the State of Delaware is located at 615 South Dupont Highway, City of Dover, County of Kent, Delaware 19901 and the registered agent for service of process on the Partnership in the State of Delaware at such registered office is National Corporate Research, Ltd. The principal office of the Partnership is 8670 Wolff Court, Suite 240, Westminster, CO 80031, or shall be such other place as the General Partner may from time to time designate by notice to the Limited Partners. The Partnership may maintain offices at such other place or places within or outside the State of Delaware as the General Partner deems advisable.
Section 2.4 Term
The term of the Partnership commenced on September 27, 2013, and shall continue until dissolved pursuant to the provisions of Article XIII or as otherwise provided by law.
Section 2.5 Partnership Interests as Securities
All Partnership Interests shall be securities within the meaning of, and governed by, (i) Article 8 of the Delaware Uniform Commercial Code and (ii) Article 8 of the Uniform Commercial Code of any other applicable jurisdiction.
Section 2.6 Certificates Describing Partnership Units
The General Partner shall have the authority to issue certificates evidencing the Limited Partnership Interests in accordance with Section 17-702(b) of the Act. Any such certificate (i) shall be in form and substance as approved by the General Partner, (ii) shall not be negotiable and (iii) shall bear a legend to the following effect:
THIS CERTIFICATE IS NOT NEGOTIABLE. THE PARTNERSHIP UNITS REPRESENTED BY THIS CERTIFICATE ARE GOVERNED BY AND TRANSFERABLE ONLY IN ACCORDANCE WITH (A) THE PROVISIONS OF THE SECOND AMENDED AND RESTATED AGREEMENT OF LIMITED PARTNERSHIP OF FARMLAND PARTNERS OPERATING PARTNERSHIP, LP, AS AMENDED, SUPPLEMENTED OR RESTATED FROM TIME TO TIME AND (B) ANY APPLICABLE FEDERAL OR STATE SECURITIES OR BLUE SKY LAWS.
ARTICLE III
PURPOSE
Section 3.1 Purpose and Business
The purpose and nature of the business to be conducted by the Partnership is (i) to conduct any business that may be lawfully conducted by a limited partnership organized pursuant to the Act; (ii) to enter into any corporation, partnership, joint venture, trust, limited liability company or other similar arrangement to engage in any of the foregoing or the ownership of interests in any entity engaged, directly or indirectly, in any of the foregoing; and (iii) to do anything necessary or incidental to the foregoing; provided, however, that any business shall be limited to and conducted in such a manner as to permit the Parent at all times to be classified as a REIT, unless the Parent, in its sole and absolute discretion has chosen to cease to qualify as a REIT or has chosen not to attempt to qualify as a REIT for any reason or reasons whether or not related to the business conducted by the Partnership. In connection with the foregoing, and without limiting the Parents right, in its sole and absolute discretion, to cease qualifying as a REIT, the Partners acknowledge that the status of the Parent as a REIT inures to the benefit of all the Partners and not solely to the General Partner, the Parent or their Affiliates.
Section 3.2 Powers
The Partnership is empowered to do any and all acts and things necessary, appropriate, proper, advisable, incidental to or convenient for the furtherance and accomplishment of the purposes and business described herein and for the protection and benefit of the Partnership, including, without limitation, full power and authority, directly or through its ownership interest
in other entities, to enter into, perform and carry out contracts of any kind, borrow money and issue evidences of indebtedness, whether or not secured by mortgage, deed of trust, pledge or other lien, acquire, own, manage, improve and develop real property, and lease, sell, transfer and dispose of real property; provided, however, that the Partnership shall not take, or shall refrain from taking, any action which, in the judgment of the General Partner, in its sole and absolute discretion, (i) could adversely affect the ability of the Parent to qualify or continue to qualify as a REIT (unless the Parent has decided to terminate or revoke its election to be taxed as a REIT), (ii) could subject the Parent to any taxes under Sections 857 or 4981 of the Code, or (iii) could violate any law or regulation of any governmental body or agency having jurisdiction over the General Partner, the Parent or their securities, unless such action (or inaction) shall have been specifically consented to by the General Partner in writing.
ARTICLE IV
CAPITAL CONTRIBUTIONS AND ISSUANCES OF PARTNERSHIP INTERESTS
Section 4.1 Capital Contributions of the Partners
A. Capital Contributions . Prior to or concurrently with the execution of this Agreement, the Partners have made the Capital Contributions as set forth in the Partner Registry. On the date hereof, the Partners own Partnership Units in the amounts set forth in the Partner Registry and have Percentage Interests in the Partnership as set forth in the Partner Registry. On the Effective Date, certain Partners will make Capital Contributions to the Partnership, and the General Partner will update the Partner Registry to reflect the Capital Contributions made by each Partner, the Partnership Units assigned to each Partner and the Percentage Interest in the Partnership represented by such Partnership Units. The number of Partnership Units and Percentage Interest shall be adjusted in the Partner Registry from time to time by the General Partner to the extent necessary to reflect accurately exchanges, redemptions, Capital Contributions, the issuance of additional Partnership Units or similar events having an effect on a Partners Percentage Interest occurring after the Effective Date and in accordance with the terms of this Agreement.
B. General Partnership Interest . Except for any Partnership Units designated as Limited Partner Interests by the General Partner, the Partnership Units held by the General Partner shall be the General Partner Interest of the General Partner.
C. Except as provided in Sections 7.5 , 10.5 , and 13.3 , the Partners shall have no obligation to make any additional Capital Contributions or provide any additional funding to the Partnership (whether in the form of loans, repayments of loans or otherwise). Except as otherwise set forth in Section 13.3 , no Partner shall have any obligation to restore any deficit that may exist in its Capital Account, either upon a liquidation of the Partnership or otherwise.
Section 4.2 Issuances of Partnership Interests
A. General . The General Partner is hereby authorized to cause the Partnership from time to time to issue to Partners (including the General Partner, the Parent and their Affiliates) or other Persons (including, without limitation, in connection with the contribution of property to
the Partnership or any of its Subsidiaries) Partnership Units or other Partnership Interests in one or more classes, or in one or more series of any of such classes, with such designations, preferences and relative, participating, optional or other special rights, powers and duties, including rights, powers and duties senior to one or more other classes of Partnership Interests, all as shall be determined, subject to applicable Delaware law, by the General Partner in its sole and absolute discretion, including, without limitation, (i) the allocations of items of Partnership income, gain, loss, deduction and credit to each such class or series of Partnership Interests, (ii) the right of each such class or series of Partnership Interests to share in Partnership distributions, (iii) the rights of each such class or series of Partnership Interests upon dissolution and liquidation of the Partnership, (iv) the rights, if any, of each such class to vote on matters that require the vote or Consent of the Limited Partners, and (v) the consideration, if any, to be received by the Partnership; provided, however, that no such Partnership Units or other Partnership Interests shall be issued to the General Partner or the Parent unless (a) the Partnership Interests are issued in connection with the grant, award or issuance of Shares or other equity interests in the Parent (including a transaction described in Section 7.4.F ) having designations, preferences and other rights such that the economic interests attributable to such Shares or other equity interests are substantially similar to the designations, preferences and other rights (except voting rights) of the Partnership Interests issued to the General Partner or the Parent in accordance with this Section 4.2.A , and the General Partner or the Parent contributes to the Partnership the proceeds (if any) from the issuance of Shares or equity received by the General Partner or the Parent as required pursuant to Section 7.5.D , (b) the General Partner or the Parent makes an additional Capital Contribution to the Partnership, or (c) the additional Partnership Interests are issued to all Partners holding Partnership Interests in the same class in proportion to their respective Percentage Interests in such class. If the Partnership issues Partnership Interests pursuant to this Section 4.2.A , the General Partner shall make such revisions to this Agreement (including but not limited to the revisions described in Section 5.4 , Section 6.2 and Section 8.6 ) as it deems necessary to reflect the issuance of such Partnership Interests. The designation of any newly issued class or series of Partnership Interests may provide a formula for treating such Partnership Interests solely for purposes of voting on or consenting to any matter that requires the vote or Consent of the Limited Partners as set forth in one or more of Sections 7.1 , 7.5.A , 7.11 , 13.1(i) , 13.1(vi) , 14.1.A , 14.1.C , 14.2.A , and 14.2.B of this Agreement as the equivalent of a specified number (including any fraction thereof) of Class A Units. Nothing in this Agreement shall prohibit the General Partner from issuing Partnership Units for less than fair market value if the General Partner concludes in good faith that such issuance is in the best interests of the Partnership.
B. Classes of Partnership Units . On the Effective Date, the Partnership shall have three authorized classes of Partnership Units, entitled Class A Units, Class B Units and LTIP Units, and, thereafter, such additional classes of Partnership Units as may be created by the General Partner pursuant to Section 4.2.A and this Section 4.2.B . Class A Units, Class B Units or a class of Partnership Interests created pursuant to Section 4.2.A or this Section 4.2.B , at the election of the General Partner, in its sole and absolute discretion, may be issued to newly admitted Partners in exchange for the contribution by such Partners of cash, real estate partnership interests, stock, notes or other assets or consideration; provided, however, that any Partnership Unit that is not specifically designated by the General Partner as being of a particular class shall be deemed to be a Class A Unit. Each Class B Unit shall be converted automatically into a Class A Unit on the day immediately following the Partnership Record Date for the
Distribution Period in which such Class B Unit was issued, without the requirement for any action by the General Partner, the Partnership or the Partner holding the Class B Unit. The issuance and terms of any LTIP Units shall be in accordance with Section 4.6 .
Section 4.3 No Preemptive Rights
Except to the extent expressly granted by the Partnership pursuant to another agreement, no Person shall have any preemptive, preferential or other similar right with respect to (i) additional Capital Contributions or loans to the Partnership or (ii) issuance or sale of any Partnership Units or other Partnership Interests.
Section 4.4 Other Contribution Provisions
A. General . If any Partner is admitted to the Partnership and is given a Capital Account in exchange for services rendered to the Partnership, such transaction shall be treated by the Partnership and the affected Partner (and set forth in the Partner Registry) as if the Partnership had compensated such Partner in cash, and the Partner had made a Capital Contribution of such cash to the capital of the Partnership.
B. Mergers . To the extent the Partnership acquires any property (or an indirect interest therein) by the merger of any other Person into the Partnership or with or into a Subsidiary of the Partnership, Persons who receive Partnership Interests in exchange for their interest in the Person merging into the Partnership or with or into a Subsidiary of the Partnership shall be deemed to have been admitted as Additional Limited Partners pursuant to Section 12.2 and shall be deemed to have made Capital Contributions as provided in the applicable merger agreement (or if not so provided, as determined by the General Partner in its sole and absolute discretion) and as set forth in the Partner Registry.
Section 4.5 No Interest on Capital
No Partner shall be entitled to interest on its Capital Contributions or its Capital Account.
Section 4.6 LTIP Units
A. Issuance of LTIP Units . The General Partner may from time to time, for such consideration as the General Partner may determine to be appropriate, issue LTIP Units to Persons who provide services to the Partnership or the Parent and admit such Persons as Limited Partners. Subject to the following provisions of this Section 4.6 and the special provisions of Sections 4.7 and 6.1.E , LTIP Units shall be treated as Class A Units, with all of the rights, privileges and obligations attendant thereto (or, if so designated by the General Partner in connection with the issuance thereof, as Class B Units for the quarter in which such LTIP Units are issued). For purposes of computing the Partners Percentage Interests, holders of LTIP Units shall be treated as Class A Unit holders and LTIP Units shall be treated as Class A Units. In particular, the Partnership shall maintain at all times a one-to-one correspondence between LTIP Units and Class A Units for conversion, distribution and other purposes, including, without limitation, complying with the following procedures:
(i) If an Adjustment Event (as defined below) occurs, then the General Partner shall make a corresponding adjustment to the LTIP Units to maintain a one-for-one conversion and economic equivalence ratio between Class A Units and LTIP Units. The following shall be Adjustment Events: (A) the Partnership makes a distribution on all outstanding Class A Units in Partnership Units, (B) the Partnership subdivides the outstanding Class A Units into a greater number of units or combines the outstanding Class A Units into a smaller number of units, or (C) the Partnership issues any Partnership Units in exchange for its outstanding Class A Units by way of a reclassification or recapitalization of its Class A Units. If more than one Adjustment Event occurs, the adjustment to the LTIP Units need be made only once using a single formula that takes into account each and every Adjustment Event as if all Adjustment Events occurred simultaneously. For the avoidance of doubt, the following shall not be Adjustment Events: (x) the issuance of Partnership Units in a financing, reorganization, acquisition or other similar business Class A Unit Transaction, (y) the issuance of Partnership Units pursuant to any employee benefit or compensation plan or distribution reinvestment plan or (z) the issuance of any Partnership Units to the General Partner or the Parent in respect of a capital contribution to the Partnership. If the Partnership takes an action affecting the Class A Units other than actions specifically described above as Adjustment Events and in the opinion of the General Partner such action would require an adjustment to the LTIP Units to maintain the one-to-one correspondence described above, the General Partner shall have the right to make such adjustment to the LTIP Units, to the extent permitted by law and by any Equity Incentive Plan, in such manner and at such time as the General Partner, in its sole discretion, may determine to be appropriate under the circumstances. If an adjustment is made to the LTIP Units, as herein provided, the Partnership shall promptly file in the books and records of the Partnership an officers certificate setting forth such adjustment and a brief statement of the facts requiring such adjustment, which certificate shall be conclusive evidence of the correctness of such adjustment absent manifest error. Promptly after filing of such certificate, the Partnership shall mail a notice to each LTIP Unitholder setting forth the adjustment to his or her LTIP Units and the effective date of such adjustment; and
(ii) The LTIP Unitholders shall, when, as and if authorized and declared by the General Partner out of assets legally available for that purpose, be entitled to receive distributions in an amount per LTIP Unit equal to the distributions per Class A Unit (the Class A Unit Distribution ), paid to holders of Class A Units on such Partnership Record Date established by the General Partner with respect to such distribution. So long as any LTIP Units are outstanding, no distributions (whether in cash or in kind) shall be authorized, declared or paid on Class A Units or Class B Units, unless equal distributions have been or contemporaneously are authorized, declared and paid on the LTIP Units.
B. Priority . Subject to the provisions of this Section 4.6 and the special provisions of Sections 4.7 and 5.1.E , the LTIP Units shall rank pari passu with the Class A Units and Class B Units as to the payment of regular and special periodic or other distributions and distribution of assets upon liquidation, dissolution or winding up. As to the payment of distributions and as to distribution of assets upon liquidation, dissolution or winding up, any class or series of Partnership Units which by its terms specifies that it shall rank junior to, on a parity with, or senior to the Class A Units shall also rank junior to, or pari passu with, or senior to, as the case may be, the LTIP Units. Subject to the terms of any Vesting Agreement, an LTIP Unitholder shall be entitled to transfer his or her LTIP Units to the same extent, and subject to the same
restrictions as holders of Class A Units are entitled to transfer their Class A Units pursuant to Article XI .
C. Special Provisions . LTIP Units shall be subject to the following special provisions:
(i) Vesting Agreements . LTIP Units may, in the sole discretion of the General Partner, be issued subject to vesting, forfeiture and additional restrictions on transfer pursuant to the terms of a Vesting Agreement. The terms of any Vesting Agreement may be modified by the General Partner from time to time in its sole discretion, subject to any restrictions on amendment imposed by the relevant Vesting Agreement or by the Equity Incentive Plan, if applicable. LTIP Units that have vested under the terms of a Vesting Agreement are referred to as Vested LTIP Units ; all other LTIP Units shall be treated as Unvested LTIP Units .
(ii) Forfeiture . Unless otherwise specified in the Vesting Agreement, upon the occurrence of any event specified in a Vesting Agreement as resulting in either the right of the Partnership or the General Partner to repurchase LTIP Units at a specified purchase price or some other forfeiture of any LTIP Units, then if the Partnership or the General Partner exercises such right to repurchase or forfeiture in accordance with the applicable Vesting Agreement, the relevant LTIP Units shall immediately, and without any further action, be treated as cancelled and no longer outstanding for any purpose. Unless otherwise specified in the Vesting Agreement, no consideration or other payment shall be due with respect to any LTIP Units that have been forfeited, other than any distributions declared with respect to a Partnership Record Date prior to the effective date of the forfeiture. In connection with any repurchase or forfeiture of LTIP Units, the balance of the portion of the Capital Account of the LTIP Unitholder that is attributable to all of his or her LTIP Units shall be reduced by the amount, if any, by which it exceeds the target balance contemplated by Section 6.1.E , calculated with respect to the LTIP Unitholders remaining LTIP Units, if any.
(iii) Allocations . LTIP Unitholders shall be entitled to certain special allocations of gain under Section 6.1.E .
(iv) Redemption . The Redemption Right provided to the holders of Class A Units under Section 8.6 shall not apply with respect to LTIP Units unless and until they are converted to Class A Units as provided in clause (v) below and Section 4.7 .
(v) Conversion to Class A Units . Vested LTIP Units are eligible to be converted into Class A Units in accordance with Section 4.7 .
D. Voting . LTIP Unitholders shall (a) have the same voting rights as the Limited Partners, with the LTIP Units voting as a single class with the Class A Units and having one vote per LTIP Unit; and (b) have the additional voting rights that are expressly set forth below. So long as any LTIP Units remain outstanding, the Partnership shall not, without the affirmative vote of the holders of a majority of the LTIP Units outstanding at the time, given in person or by proxy, either in writing or at a meeting (voting separately as a class), amend, alter or repeal, whether by merger, consolidation or otherwise, the provisions of this Agreement applicable to
LTIP Units so as to materially and adversely affect any right, privilege or voting power of the LTIP Units or the LTIP Unitholders as such, unless such amendment, alteration, or repeal affects equally, ratably and proportionately the rights, privileges and voting powers of all of Class A Units (including the Class A Units held by the General Partner or the Parent); but subject, in any event, to the following provisions:
(i) With respect to any Class A Unit Transaction (as defined in Section 4.7.F ), so long as the LTIP Units are treated in accordance with Section 4.7.F , the consummation of such Class A Unit Transaction shall not be deemed to materially and adversely affect such rights, preferences, privileges or voting powers of the LTIP Units or the LTIP Unitholders as such; and
(ii) Any creation or issuance of any Partnership Units or of any class or series of Partnership Interest in accordance with the terms of this Agreement, including, without limitation, additional Class A Units or LTIP Units, whether ranking senior to, junior to, or on a parity with the LTIP Units with respect to distributions and the distribution of assets upon liquidation, dissolution or winding up, shall not be deemed to materially and adversely affect such rights, preferences, privileges or voting powers of the LTIP Units or the LTIP Unitholders as such.
The foregoing voting provisions will not apply if, at or prior to the time when the act with respect to which such vote would otherwise be required will be effected, all outstanding LTIP Units shall have been converted into Class A Units.
Section 4.7 Conversion of LTIP Units .
A. Conversion Right . An LTIP Unitholder shall have the right (the Conversion Right ), at his or her option, at any time to convert all or a portion of his or her Vested LTIP Units into Class A Units; provided, however, that a holder may not exercise the Conversion Right for less than one thousand (1,000) Vested LTIP Units or, if such holder holds less than one thousand Vested LTIP Units, all of the Vested LTIP Units held by such holder. LTIP Unitholders shall not have the right to convert Unvested LTIP Units into Class A Units until they become Vested LTIP Units; provided, however, that when an LTIP Unitholder is notified of the expected occurrence of an event that will cause his or her Unvested LTIP Units to become Vested LTIP Units, such LTIP Unitholder may give the Partnership a Conversion Notice conditioned upon and effective as of the time of vesting and such Conversion Notice, unless subsequently revoked by the LTIP Unitholder, shall be accepted by the Partnership subject to such condition. The General Partner shall have the right at any time to cause a conversion of Vested LTIP Units into Class A Units. In all cases, the conversion of any LTIP Units into Class A Units shall be subject to the conditions and procedures set forth in this Section 4.7 .
B. Exercise by an LTIP Unitholder . A holder of Vested LTIP Units may convert such LTIP Units into an equal number of fully paid and non-assessable Class A Units, giving effect to all adjustments (if any) made pursuant to Section 4.6 . Notwithstanding the foregoing, in no event may a holder of Vested LTIP Units convert a number of Vested LTIP Units that exceeds (x) the Economic Capital Account Balance of such Limited Partner, to the extent attributable to its ownership of LTIP Units, divided by (y) the Class A Unit Economic Balance,
in each case as determined as of the effective date of conversion (the Capital Account Limitation ). In order to exercise his or her Conversion Right, an LTIP Unitholder shall deliver a notice (a Conversion Notice ) in the form attached as Exhibit F to this Agreement to the Partnership (with a copy to the General Partner) not less than ten nor more than 60 days prior to a date (the Conversion Date ) specified in such Conversion Notice; provided, however, that if the General Partner has not given to the LTIP Unitholders notice of a proposed or upcoming Class A Unit Transaction (as defined in Section 4.7.F ) at least 30 days prior to the effective date of such Class A Unit Transaction, then LTIP Unitholders shall have the right to deliver a Conversion Notice until the earlier of (x) the tenth day after such notice from the General Partner of a Class A Unit Transaction or (y) the third business day immediately preceding the effective date of such Class A Unit Transaction. A Conversion Notice shall be provided in the manner provided in Section 15.1 . Each LTIP Unitholder covenants and agrees with the Partnership that all Vested LTIP Units to be converted pursuant to this Section 4.7.B shall be free and clear of all liens and encumbrances. Notwithstanding anything herein to the contrary, a holder of LTIP Units may deliver a Notice of Redemption pursuant to Section 8.6 relating to those Class A Units that will be issued to such holder upon conversion of such LTIP Units into Class A Units in advance of the Conversion Date; provided, however, that the redemption of such Class A Units by the Partnership shall in no event take place until after the Conversion Date. For clarity, it is noted that the objective of this paragraph is to put an LTIP Unitholder in a position where, if he or she so wishes, the Class A Units into which his or her Vested LTIP Units will be converted can be redeemed by the Partnership simultaneously with such conversion, with the further consequence that, if the General Partner elects to cause the Parent to assume and perform the Partnerships redemption obligation with respect to such Class A Units under Section 8.6 by delivering to such holder Shares rather than cash, then such holder can have such Shares issued to him or her simultaneously with the conversion of his or her Vested LTIP Units into Class A Units. The General Partner and LTIP Unitholder shall reasonably cooperate with each other to coordinate the timing of the events described in the foregoing sentence.
C. Forced Conversion . The Partnership, at any time at the election of the General Partner, may cause any number of Vested LTIP Units held by an LTIP Unitholder to be converted (a Forced Conversion ) into an equal number of Class A Units, giving effect to all adjustments (if any) made pursuant to Section 4.6 ; provided, however, that the Partnership may not cause Forced Conversion of any LTIP Units that would not at the time be eligible for conversion at the option of such LTIP Unitholder pursuant to Section 4.7.B . In order to exercise its right of Forced Conversion, the Partnership shall deliver a notice (a Forced Conversion Notice ) in the form attached as Exhibit G to this Agreement to the applicable LTIP Unitholder not less than ten nor more than 60 days prior to the Conversion Date specified in such Forced Conversion Notice. A Forced Conversion Notice shall be provided in the manner provided in Section 15.1 .
D. Completion of Conversion . A conversion of Vested LTIP Units for which the holder thereof has given a Conversion Notice or the Partnership has given a Forced Conversion Notice shall occur automatically after the close of business on the applicable Conversion Date without any action on the part of such LTIP Unitholder, as of which time such LTIP Unitholder shall be credited on the books and records of the Partnership with the issuance as of the opening of business on the next day of the number of Class A Units issuable upon such conversion. After the conversion of LTIP Units as aforesaid, the Partnership shall deliver to such LTIP Unitholder,
upon his or her written request, a certificate of the General Partner certifying the number of Class A Units and remaining LTIP Units, if any, held by such person immediately after such conversion. The Assignee of any Limited Partner pursuant to Article XI may exercise the rights of such Limited Partner pursuant to this Section 4.7 and such Limited Partner shall be bound by the exercise of such rights by the Assignee.
E. Impact of Conversions for Purposes of Section 6.1.E . For purposes of making future allocations under Section 6.1.E and applying the Capital Account Limitation, the portion of the Economic Capital Account Balance of the applicable LTIP Unitholder that is treated as attributable to his or her LTIP Units shall be reduced, as of the date of conversion, by the product of the number of LTIP Units converted and the Class A Unit Economic Balance.
F. Class A Unit Transactions . If the Partnership, the General Partner or the Parent shall be a party to any Class A Unit Transaction, as defined below (including without limitation a merger, consolidation, unit exchange, self tender offer for all or substantially all Class A Units or other business combination or reorganization, or sale of all or substantially all of the Partnerships assets, but excluding any Class A Unit Transaction which constitutes an Adjustment Event) in each case as a result of which Class A Units shall be exchanged for or converted into the right, or the holders of such Class A Units shall otherwise be entitled, to receive cash, securities or other property or any combination thereof (each of the foregoing being referred to herein as a Class A Unit Transaction ), then the General Partner shall, immediately prior to the Class A Unit Transaction, exercise its right to cause a Forced Conversion with respect to the maximum number of LTIP Units then eligible for conversion, taking into account any allocations that occur in connection with the Class A Unit Transaction or that would occur in connection with the Class A Unit Transaction if the assets of the Partnership were sold at the Class A Unit Transaction price or, if applicable, at a value determined by the General Partner in good faith using the value attributed to the Partnership Units in the context of the Class A Unit Transaction (in which case the Conversion Date shall be the effective date of the Class A Unit Transaction). In anticipation of such Forced Conversion and the consummation of the Class A Unit Transaction, the Partnership shall use commercially reasonable efforts to cause each LTIP Unitholder to be afforded the right to receive in connection with such Class A Unit Transaction in consideration for the Class A Units into which his or her LTIP Units will be converted the same kind and amount of cash, securities and other property (or any combination thereof) receivable upon the consummation of such Class A Unit Transaction by a holder of the same number of Class A Units, assuming such holder of Class A Units is not a Person with which the Partnership consolidated or into which the Partnership merged or which merged into the Partnership or to which such sale or transfer was made, as the case may be (a Constituent Person ), or an affiliate of a Constituent Person. In the event that holders of Class A Units have the opportunity to elect the form or type of consideration to be received upon consummation of the Class A Unit Transaction, prior to such Class A Unit Transaction the General Partner shall give prompt written notice to each LTIP Unitholder of such election, and shall use commercially reasonable efforts to afford the LTIP Unitholders the right to elect, by written notice to the General Partner, the form or type of consideration to be received upon conversion of each LTIP Unit held by such holder into Class A Units in connection with such Class A Unit Transaction. If an LTIP Unitholder fails to make such an election, such holder (and any of its transferees) shall receive upon conversion of each LTIP Unit held him or her (or by any of his or her transferees) the same kind and amount of consideration that a holder of a Class A Unit would
receive if such Class A Unit holder failed to make such an election. Subject to the rights of the Partnership and the General Partner under any Vesting Agreement and any Equity Incentive Plan, the Partnership shall use commercially reasonable effort to cause the terms of any Class A Unit Transaction to be consistent with the provisions of this Section 4.7.F and to enter into an agreement with the successor or purchasing entity, as the case may be, for the benefit of any LTIP Unitholders whose LTIP Units will not be converted into Class A Units in connection with the Class A Unit Transaction that will (i) contain provisions enabling the holders of LTIP Units that remain outstanding after such Class A Unit Transaction to convert their LTIP Units into securities as comparable as reasonably possible under the circumstances to the Class A Units and (ii) preserve as far as reasonably possible under the circumstances the distribution, special allocation, conversion, and other rights set forth in this Agreement for the benefit of the LTIP Unitholders.
ARTICLE V
DISTRIBUTIONS
Section 5.1 Requirement and Characterization of Distributions
A. General . The General Partner may cause the Partnership to distribute at least quarterly all, or such portion as the General Partner may in its sole and absolute discretion determine, of the Available Cash of the Partnership with respect to such quarter or shorter period to the Partners in accordance with the terms established for the class or classes of Partnership Interests held by such Partners who are Partners on the respective Partnership Record Date with respect to such quarter or shorter period as provided in Sections 5.1.B , 5.1.C and 5.1.D and in accordance with the respective terms established for each class of Partnership Interest. Notwithstanding anything to the contrary contained herein, in no event may a Partner receive a distribution of Available Cash with respect to a Partnership Unit for a quarter or shorter period if such Partner is entitled to receive a distribution with respect to a Share for which such Partnership Unit has been redeemed or exchanged. Unless otherwise expressly provided for herein, or in the terms established for a new class or series of Partnership Interests created in accordance with Article IV hereof, no Partnership Interest shall be entitled to a distribution in preference to any other Partnership Interest. The General Partner shall make such reasonable efforts, as determined by it in its sole and absolute discretion and consistent with the qualification of the Parent as a REIT, to distribute Available Cash (a) to Limited Partners so as to preclude any such distribution or portion thereof from being treated as part of a sale of property to the Partnership by a Limited Partner under Section 707 of the Code or the Regulations thereunder; provided, however, that none of the General Partner, the Parent, and the Partnership shall have liability to a Limited Partner under any circumstances as a result of any distribution to a Limited Partner being so treated, and (b) to the Parent in an amount sufficient to enable the Parent to make distributions to its stockholders that will enable the Parent to (1) satisfy the requirements for qualification as a REIT under the Code and the Regulations (the REIT Requirements ), and (2) avoid any U.S. federal income or excise tax liability.
B. Method . (i) Each holder of Partnership Interests that is entitled to any preference in distribution shall be entitled to a distribution in accordance with the rights of any such class of
Partnership Interests (and, within such class, pro rata in proportion to the respective Percentage Interests on such Partnership Record Date); and
(ii) To the extent there is Available Cash remaining after the payment of any preference in distribution in accordance with the foregoing clause (i), with respect to Partnership Interests that are not entitled to any preference in distribution or with respect to which distributions are not limited to any preference in distribution, such Available Cash shall be distributed pro rata to each such class in accordance with the terms of such class (and, within each such class, pro rata in proportion to the respective Percentage Interests on such Partnership Record Date).
C. Distributions When Class B Units Are Outstanding . If for any quarter or shorter period with respect to which a distribution is to be made (a Distribution Period ) Class B Units are outstanding on the Partnership Record Date for such Distribution Period, the General Partner shall allocate the Available Cash with respect to such Distribution Period available for distribution with respect to the Class A Units and Class B Units collectively between the Partners who are holders of Class A Units ( Class A ) and the Partners who are holders of Class B Units ( Class B ) as follows:
(1) Class A shall receive that portion of the Available Cash (the Class A Share ) determined by multiplying the amount of Available Cash by the following fraction:
A x Y
(A x Y) + (B x X)
(2) Class B shall receive that portion of the Available Cash (the Class B Share ) determined by multiplying the amount of Available Cash by the following fraction:
B x X
(A x Y) + (B x X)
(3) For purposes of the foregoing formulas, (i) A equals the number of Class A Units outstanding on the Partnership Record Date for such Distribution Period; (ii) B equals the number of Class B Units outstanding on the Partnership Record Date for such Distribution Period; (iii) Y equals the number of days in the Distribution Period; and (iv) X equals the number of days in the Distribution Period for which the Class B Units were issued and outstanding.
The Class A Share shall be distributed pro rata among Partners holding Class A Units on the Partnership Record Date for the Distribution Period in accordance with the number of Class A Units held by each Partner on such Partnership Record Date; provided, however, that in no event may a Partner receive a distribution of Available Cash with respect to a Class A Unit if a Partner is entitled to receive a distribution with respect to a Share for which such Class A Unit has been redeemed or exchanged. If Class B Units were issued on the same date, the Class B Share shall be distributed pro rata among the Partners holding Class B Units on the Partnership Record Date for the Distribution Period in accordance with the number of Class B Units held by each Partner on such Partnership Record Date. In no event shall any Class B Units be entitled to
receive any distribution of Available Cash for any Distribution Period ending prior to the date on which such Class B Units are issued.
D. Distributions When Class B Units Have Been Issued on Different Dates . If Class B Units which have been issued on different dates are outstanding on the Partnership Record Date for any Distribution Period, then the Class B Units issued on each particular date shall be treated as a separate series of Partnership Units for purposes of making the allocation of Available Cash for such Distribution Period among the holders of Partnership Units (and the formula for making such allocation, and the definitions of variables used therein, shall be modified accordingly). Thus, for example, if two series of Class B Units are outstanding on the Partnership Record Date for any Distribution Period, the allocation formula for each series, Series B1 and Series B2 would be as follows:
(1) Series B1 shall receive that portion of the Available Cash determined by multiplying the amount of Available Cash by the following fraction:
B1 x X1
(A x Y) + (B1 x X1) + (B2 x X2)
(2) Series B2 shall receive that portion of the Available Cash determined by multiplying the amount of Available Cash by the following fraction:
B2 x X2
(A x Y) + (B1 x X1) + (B2 x X2)
(3) For purposes of the foregoing formulas the definitions set forth in Section 5.1.C(3) remain the same except that (i) B1 equals the number of Partnership Units in Series B1 outstanding on the Partnership Record Date for such Distribution Period; (ii) B2 equals the number of Partnership Units in Series B2 outstanding on the Partnership Record Date for such Distribution Period; (iii) X1 equals the number of days in the Distribution Period for which the Partnership Units in Series B1 were issued and outstanding; and (iv) X2 equals the number of days in the Distribution Period for which the Partnership Units in Series B2 were issued and outstanding.
E. Distributions With Respect to LTIP Units . In accordance with Section 4.6.A , LTIP Unitholders shall be entitled to receive distributions in an amount per LTIP Unit equal to the Class A Unit Distribution.
Section 5.2 Amounts Withheld
All amounts withheld pursuant to the Code or any provisions of any state or local tax law and Section 10.5 with respect to any allocation, payment or distribution to the General Partner, the Limited Partners or Assignees shall be treated as amounts distributed to the General Partner, Limited Partners or Assignees, as the case may be, pursuant to Section 5.1 for all purposes under this Agreement.
Section 5.3 Distributions Upon Liquidation
Proceeds from a Liquidating Event shall be distributed to the Partners in accordance with Section 13.2 .
Section 5.4 Revisions to Reflect Issuance of Partnership Interests
If the Partnership issues Partnership Interests pursuant to Article IV , the General Partner shall make such revisions to this Article V and the Partner Registry in the books and records of the Partnership as it deems necessary to reflect the issuance of such additional Partnership Interests without the consent or approval of any other Partner.
ARTICLE VI
ALLOCATIONS
Section 6.1 Allocations for Capital Account Purposes
For purposes of maintaining the Capital Accounts and in determining the rights of the Partners among themselves, the Partnerships items of income, gain, loss and deduction (computed in accordance with Exhibit B ) shall be allocated among the Partners in each taxable year (or portion thereof) as provided herein below.
A. Net Income . After giving effect to the special allocations set forth in Section 1 of Exhibit C , Net Income shall be allocated:
(1) first, to the General Partner until the cumulative Net Income allocated under this clause (1) equals the cumulative Net Losses allocated to the General Partner under Section 6.1.B(6) ;
(2) second, to each DRO Partner until the cumulative Net Income allocated such DRO Partner under this clause (2) equals the cumulative Net Losses allocated such DRO Partner under Section 6.1.B(5) (and among the DRO Partners, pro rata in proportion to their respective percentages of the cumulative Net Losses allocated to all DRO Partners pursuant to Section 6.1.B(5) );
(3) third, to the General Partner until the cumulative Net Income allocated under this clause (3) equals the cumulative Net Losses allocated the General Partner under Section 6.1.B(4) ;
(4) fourth, to the holders of any Partnership Interests that are entitled to any preference upon liquidation until the cumulative Net Income allocated under this clause (4) equals the cumulative Net Losses allocated to such Partners under Section 6.1.B(3) ;
(5) fifth, to the holders of any Partnership Interests that are entitled to any preference in distribution in accordance with the rights of any such class of Partnership Interests until each such Partnership Interest has been allocated, on a cumulative basis pursuant to this clause (5), Net Income equal to the amount of distributions payable that are attributable to the
preference of such class of Partnership Interests whether or not paid (and, within such class, pro rata in proportion to the respective Percentage Interests as of the last day of the period for which such allocation is being made); and
(6) finally, with respect to Partnership Interests that are not entitled to any preference in distribution or with respect to which distributions are not limited to any preference in distribution, pro rata to each such class in accordance with the terms of such class (and, within such class, pro rata in proportion to the respective Percentage Interests as of the last day of the period for which such allocation is being made).
B. Net Losses . After giving effect to the special allocations set forth in Section 1 of Exhibit C , Net Losses shall be allocated:
(1) first, to the holders of Partnership Interests, in proportion to, and to the extent that, their share of the Net Income previously allocated pursuant to Section 6.1.A(6) exceeds, on a cumulative basis, the sum of (a) distributions with respect to such Partnership Interests pursuant to clause (ii) of Section 5.1.B and (b) Net Losses allocated under this clause (1);
(2) second, with respect to classes of Partnership Interests that are not entitled to any preference in distribution upon liquidation, pro rata to each such class in accordance with the terms of such class (and, within such class, pro rata in proportion to the respective Percentage Interests as of the last day of the period for which such allocation is being made); provided, however, that Net Losses shall not be allocated to any Partner pursuant to this Section 6.1.B(2) to the extent that such allocation would cause such Partner to have an Adjusted Capital Account Deficit (or increase any existing Adjusted Capital Account Deficit) (determined in each case (i) by not including in the Partners Adjusted Capital Accounts any amount that a Partner is obligated to contribute to the Partnership with respect to any deficit in its Capital Account pursuant to Section 13.3 and (ii) in the case of a Partner who also holds classes of Partnership Interests that are entitled to any preferences in distribution upon liquidation, by subtracting from such Partners Adjusted Capital Account the amount of such preferred distribution to be made upon liquidation) at the end of such taxable year (or portion thereof);
(3) third, with respect to classes of Partnership Interests that are entitled to any preference in distribution upon liquidation, in reverse order of the priorities of each such class (and within each such class, pro rata in proportion to their respective Percentage Interests as of the last day of the period for which such allocation is being made); provided, however, that Net Losses shall not be allocated to any Partner pursuant to this Section 6.1.B(3) to the extent that such allocation would cause such Partner to have an Adjusted Capital Account Deficit (or increase any existing Adjusted Capital Account Deficit) (determined in each case by not including in the Partners Adjusted Capital Accounts any amount that a Partner is obligated to contribute to the Partnership with respect to any deficit in its Capital Account pursuant to Section 13.3 ) at the end of such taxable year (or portion thereof);
(4) fourth, to the General Partner in an amount equal to the excess of (a) the amount of the Partnerships Recourse Liabilities over (b) the Aggregate DRO Amount;
(5) fifth, to and among the DRO Partners, in proportion to their respective DRO Amounts, until such time as the DRO Partners as a group have been allocated cumulative Net Losses pursuant to this clause (5) equal to the Aggregate DRO Amount; and
(6) thereafter, to the General Partner.
C. Allocation of Nonrecourse Debt . For purposes of Regulation Section 1.752-3(a), the Partners agree that Nonrecourse Liabilities of the Partnership in excess of the sum of (i) the amount of Partnership Minimum Gain and (ii) the total amount of Nonrecourse Built-in Gain shall be allocated by the General Partner by taking into account facts and circumstances relating to each Partners respective interest in the profits of the Partnership. For this purpose, the General Partner shall have the sole and absolute discretion in any Fiscal Year to allocate such excess Nonrecourse Liabilities among the Partners in any manner permitted under Code Section 752 and the Regulations thereunder.
D. Recapture Income . Any gain allocated to the Partners upon the sale or other taxable disposition of any Partnership asset shall, to the extent possible after taking into account other required allocations of gain pursuant to Exhibit C , be characterized as Recapture Income in the same proportions and to the same extent as such Partners have been allocated any deductions directly or indirectly giving rise to the treatment of such gains as Recapture Income.
E. Special Allocations Regarding LTIP Units . Notwithstanding the provisions of Section 6.1.A , Liquidating Gains shall first be allocated to the LTIP Unitholders until their Economic Capital Account Balances, to the extent attributable to their ownership of LTIP Units, are equal to (i) the Class A Unit Economic Balance, multiplied by (ii) the number of their LTIP Units. For this purpose, Liquidating Gains means net gains that are or would be realized in connection with the actual or hypothetical sale of all or substantially all of the assets of the Partnership, including but not limited to net capital gain realized in connection with an adjustment to the value of Partnership assets under Section 704(b) of the Code made pursuant to Section 1.D of Exhibit B of the Partnership Agreement. The Economic Capital Account Balances of the LTIP Unitholders will be equal to their Capital Account balances to the extent attributable to their ownership of LTIP Units. Similarly, the Class A Unit Economic Balance shall mean (i) the Capital Account balance of the Parent, plus the amount of the Parents share of any Partner Minimum Gain or Partnership Minimum Gain, in either case to the extent attributable to the Parents ownership of Class A Units and computed on a hypothetical basis after taking into account all allocations through the date on which any allocation is made under this Section 6.1.E , but prior to the realization of any Liquidating Gains, divided by (ii) the number of the Parents Class A Units. Any such allocations shall be made among the LTIP Unitholders in proportion to the amounts required to be allocated to each under this Section 6.1.E . The parties agree that the intent of this Section 6.1.E is to make the Capital Account balance associated with each LTIP Unit to be economically equivalent to the Capital Account balance associated with the Parents Class A Units (on a per-Unit basis), provided that Liquidating Gains are of a sufficient magnitude to do so upon a sale of all or substantially all of the assets of the Partnership, or upon an adjustment to the Partners Capital Accounts pursuant to Section 1.D of Exhibit B . To the extent the LTIP Unitholders receive a distribution in excess of their Capital Accounts, such distribution will be a guaranteed payment under Section 707(c) of the Code.
F. Special Allocations in Connection with a Liquidity Event . The Partners intend that the allocation of Net Profits, Net Losses and other items of income, gain, loss, deduction and credit required to be allocated to the Capital Accounts of the Partners pursuant to this Agreement will result in final Capital Account balances that will permit the amount each Partner is entitled to receive upon liquidation of the Partnership (within the meaning of Section 1.704-1(b)(2)(ii)(g) of the Treasury Regulations) to equal the amount such Partner would have received if such amount was distributable solely pursuant to the priorities set forth in Article V and Section 13.2.A(1) - (4) (and, for the avoidance of doubt, taking into account any applicable DRO Amounts). Accordingly, notwithstanding the provisions of Section 6.1.A , in the taxable year of the event precipitating a Liquidity Event and thereafter, appropriate adjustments to allocations of Net Profits and Net Losses to the Partners shall be made to achieve such result.
Section 6.2 Revisions to Allocations to Reflect Issuance of Partnership Interests or Certain DRO Obligations
A. Issuances of Partnership Interests . If the Partnership issues Partnership Interests pursuant to Article IV , the General Partner shall make such revisions to this Article VI and the Partner Registry in the books and records of the Partnership as it deems necessary to reflect the terms of the issuance of such Partnership Interests, including making preferential allocations to classes of Partnership Interests that are entitled thereto. Such revisions shall not require the consent or approval of any other Partner.
B. Certain DRO Obligations . If a DRO Partner has agreed and is obligated to restore the deficit balance in such Partners Capital Account upon the occurrence of certain events, and such obligation is inconsistent with the allocation of Net Losses that otherwise would apply to such Partner as a DRO Partner pursuant to this Article VI (for example, because the DRO Partner has agreed to bear Net Losses in a manner pari passu with the General Partner), the General Partner shall make such revisions to this Article VI as it deems necessary to reflect the terms of such obligation, including with respect to the order of allocation of Net Losses with respect to such Partner. Such revisions shall not require the consent or approval of any other Partner.
ARTICLE VII
MANAGEMENT AND OPERATIONS OF BUSINESS
Section 7.1 Management
A. Powers of General Partner . Except as otherwise expressly provided in this Agreement, all management powers over the business and affairs of the Partnership are and shall be exclusively vested in the General Partner, and no Limited Partner shall have any right to participate in or exercise control or management power over the business and affairs of the Partnership. The General Partner may not be removed by the Limited Partners with or without cause. In addition to the powers now or hereafter granted a general partner of a limited partnership under applicable law or which are granted to the General Partner under any other provision of this Agreement, the General Partner, subject to Section 7.11 , shall have full power and authority to do all things deemed necessary or desirable by it to conduct the business of the
Partnership, to exercise all powers set forth in Section 3.2 and to effectuate the purposes set forth in Section 3.1 , including, without limitation:
(1) the making of any expenditures, the lending or borrowing of money (including, without limitation, making prepayments on loans and borrowing money to permit the Partnership to make distributions to its Partners in such amounts as are required under Section 5.1.A or will permit the Parent (so long as the Parent qualifies as a REIT) to avoid the payment of any U.S. federal income tax (including, for this purpose, any excise tax pursuant to Section 4981 of the Code) and to make distributions to its stockholders sufficient to permit the Parent to maintain its REIT status), the assumption or guarantee of, or other contracting for, indebtedness and other liabilities including, without limitation, the assumption or guarantee of the debt of the Parent, its Subsidiaries or the Partnerships Subsidiaries, the issuance of evidences of indebtedness (including the securing of same by mortgage, deed of trust or other lien or encumbrance on the Partnerships assets) and the incurring of any obligations the General Partner deems necessary for the conduct of the activities of the Partnership;
(2) the making of tax, regulatory and other filings, or rendering of periodic or other reports to governmental or other agencies having jurisdiction over the business or assets of the Partnership;
(3) the acquisition, disposition, mortgage, pledge, encumbrance, hypothecation or exchange of any or all of the assets of the Partnership (including acquisition of any new assets, the exercise or grant of any conversion, option, privilege or subscription right or other right available in connection with any assets at any time held by the Partnership) or the merger or other combination of the Partnership or any Subsidiary of the Partnership with or into another entity on such terms as the General Partner deems proper;
(4) the use of the assets of the Partnership (including, without limitation, cash on hand) for any purpose consistent with the terms of this Agreement and on any terms it sees fit, including, without limitation, the financing of the conduct of the operations of the Parent, the General Partner, the Partnership or any of the Partnerships Subsidiaries, the lending of funds to other Persons (including, without limitation, the Parent, the General Partner and their Subsidiaries and the Partnerships Subsidiaries) and the repayment of obligations of the Partnership and its Subsidiaries and any other Person in which the Partnership has an equity investment and the making of capital contributions to its Subsidiaries;
(5) the management, operation, leasing, landscaping, repair, alteration, demolition or improvement of any real property or improvements owned by the Partnership or any Subsidiary of the Partnership or any Person in which the Partnership has made a direct or indirect equity investment;
(6) the negotiation, execution, and performance of any contracts, conveyances or other instruments that the General Partner considers useful or necessary to the conduct of the Partnerships operations or the implementation of the General Partners powers under this Agreement, including contracting with contractors, developers, consultants, accountants, legal counsel, other professional advisors and other agents and the payment of their expenses and compensation out of the Partnerships assets;
(7) the mortgage, pledge, encumbrance or hypothecation of any assets of the Partnership;
(8) the distribution of Partnership cash or other Partnership assets in accordance with this Agreement;
(9) the holding, managing, investing and reinvesting of cash and other assets of the Partnership;
(10) the collection and receipt of revenues and income of the Partnership;
(11) the selection, designation of powers, authority and duties and the dismissal of employees of the Partnership (including, without limitation, employees having titles such as president, vice president, secretary and treasurer) and agents, outside attorneys, accountants, consultants and contractors of the Partnership and the determination of their compensation and other terms of employment or hiring;
(12) the maintenance of such insurance for the benefit of the Partnership and the Partners (including, without limitation, the Parent and the General Partner) as it deems necessary or appropriate;
(13) the formation of, or acquisition of an interest (including non-voting interests in entities controlled by Affiliates of the Partnership or third parties) in, and the contribution of property to, any further limited or general partnerships, joint ventures, limited liability companies or other relationships that it deems desirable (including, without limitation, the acquisition of interests in, and the contributions of funds or property to, or making of loans to, its Subsidiaries and any other Person in which it has an equity investment from time to time, or the incurrence of indebtedness on behalf of such Persons or the guarantee of the obligations of such Persons); provided, however, that as long as the Parent has determined to qualify or continue to qualify as a REIT, the Partnership may not engage in any such formation, acquisition or contribution that would cause the Parent to fail to qualify as a REIT;
(14) the control of any matters affecting the rights and obligations of the Partnership, including the settlement, compromise, submission to arbitration or any other form of dispute resolution or abandonment of any claim, cause of action, liability, debt or damages due or owing to or from the Partnership, the commencement or defense of suits, legal proceedings, administrative proceedings, arbitrations or other forms of dispute resolution, the representation of the Partnership in all suits or legal proceedings, administrative proceedings, arbitrations or other forms of dispute resolution, the incurring of legal expense and the indemnification of any Person against liabilities and contingencies to the extent permitted by law;
(15) the determination of the fair market value of any Partnership property distributed in kind, using such reasonable method of valuation as the General Partner may adopt;
(16) the exercise, directly or indirectly, through any attorney-in-fact acting under a general or limited power of attorney, of any right, including the right to vote, appurtenant to any assets or investment held by the Partnership;
(17) the exercise of any of the powers of the General Partner enumerated in this Agreement on behalf of or in connection with any Subsidiary of the Partnership or any other Person in which the Partnership has a direct or indirect interest, individually or jointly with any such Subsidiary or other Person;
(18) the exercise of any of the powers of the General Partner enumerated in this Agreement on behalf of any Person in which the Partnership does not have any interest pursuant to contractual or other arrangements with such Person;
(19) the making, executing and delivering of any and all deeds, leases, notes, deeds to secure debt, mortgages, deeds of trust, security agreements, conveyances, contracts, guarantees, warranties, indemnities, waivers, releases or other legal instruments or agreements in writing necessary or appropriate in the judgment of the General Partner for the accomplishment of any of the powers of the General Partner enumerated in this Agreement;
(20) the distribution of cash to acquire Partnership Units held by a Limited Partner in connection with a Limited Partners exercise of its Redemption Right under Section 8.6 ;
(21) the determination regarding whether a payment to a Partner who exercises its Redemption Right under Section 8.6 that is assumed by the Parent will be paid in the form of the Cash Amount or the Shares Amount, except as such determination may be limited by Section 8.6 .
(22) the acquisition of Partnership Interests in exchange for cash, debt instruments and other property;
(23) the maintenance of the Partner Registry in the books and records of the Partnership to reflect the Capital Contributions and Percentage Interests of the Partners as the same are adjusted from time to time to the extent necessary to reflect redemptions, Capital Contributions, the issuance of Partnership Units, the admission of any Additional Limited Partner or any Substituted Limited Partner or otherwise; and
(24) the registration of any class of securities of the Partnership under the Securities Act or the Exchange Act, and the listing of any debt securities of the Partnership on any exchange.
B. No Approval by Limited Partners . Except as provided in Section 7.11 , each of the Limited Partners agrees that the General Partner is authorized to execute, deliver and perform the above-mentioned agreements and transactions on behalf of the Partnership without any further act, approval or vote of the Partners, notwithstanding any other provision of this Agreement, the Act or any applicable law, rule or regulation, to the full extent permitted under the Act or other applicable law. The execution, delivery or performance by the General Partner or the Partnership of any agreement authorized or permitted under this Agreement shall be in the sole and absolute discretion of the General Partner without consideration of any other obligation or duty, fiduciary or otherwise, of the Partnership or the Limited Partners and shall not constitute a breach by the General Partner of any duty that the General Partner may owe the Partnership or the Limited Partners or any other Persons under this Agreement or of any duty stated or implied
by law or equity. The Limited Partners acknowledge that the General Partner is acting for the benefit of the Partnership, the Limited Partners and the stockholders of the Parent.
C. Insurance . At all times from and after the date hereof, the General Partner may cause the Partnership to obtain and maintain (i) casualty, liability and other insurance on the properties of the Partnership and its Subsidiaries, (ii) liability insurance for the Indemnitees hereunder, and (iii) such other insurance as the General Partner, in its sole and absolute discretion, determines to be necessary.
D. Working Capital and Other Reserves . At all times from and after the date hereof, the General Partner may cause the Partnership to establish and maintain working capital reserves in such amounts as the General Partner, in its sole and absolute discretion, deems appropriate and reasonable from time to time, including upon liquidation of the Partnership under Article XIII .
Section 7.2 Certificate of Limited Partnership
To the extent that such action is determined by the General Partner to be reasonable and necessary or appropriate, the General Partner shall file amendments to and restatements of the Certificate of Limited Partnership and do all the things to maintain the Partnership as a limited partnership (or a partnership in which the limited partners have limited liability) under the laws of the State of Delaware and each other state, the District of Columbia or other jurisdiction in which the Partnership may elect to do business or own property. Subject to the terms of Section 8.5.A(4) , the General Partner shall not be required, before or after filing, to deliver or mail a copy of the Certificate of Limited Partnership or any amendment thereto to any Limited Partner. The General Partner shall use all reasonable efforts to cause to be filed such other certificates or documents as may be reasonable and necessary or appropriate for the formation, continuation, qualification and operation of a limited partnership (or a partnership in which the limited partners have limited liability) in the State of Delaware and any other state, the District of Columbia or other jurisdiction in which the Partnership may elect to do business or own property.
Section 7.3 Title to Partnership Assets
Title to Partnership assets, whether real, personal or mixed and whether tangible or intangible, shall be deemed to be owned by the Partnership as an entity, and no Partners, individually or collectively, shall have any ownership interest in such Partnership assets or any portion thereof. Title to any or all of the Partnership assets may be held in the name of the Partnership, the General Partner or one or more nominees, as the General Partner may determine, in its sole and absolute discretion, including Affiliates of the General Partner. The General Partner hereby declares and warrants that any Partnership assets for which legal title is held in the name of the General Partner or any nominee or Affiliate of the General Partner shall be held by the General Partner for the use and benefit of the Partnership in accordance with the provisions of this Agreement. All Partnership assets shall be recorded as the property of the Partnership in its books and records, irrespective of the name in which legal title to such Partnership assets is held.
Section 7.4 Reimbursement of the General Partner and the Parent
A. No Compensation . Except as provided in this Section 7.4 and elsewhere in this Agreement (including the provisions of Articles V and VI regarding distributions, payments and allocations to which it may be entitled), the General Partner shall not receive payments from the Partnership or otherwise be compensated for its services as the general partner of the Partnership.
B. Responsibility for Partnership and General Partner and Parent Expenses . The Partnership shall be responsible for and shall pay all expenses relating to the Partnerships organization, the ownership of its assets and its operations. The Partnership shall also be responsible for the administrative and operating costs and expenses incurred by the General Partner and the Parent, including, but not limited to, all expenses relating to the General Partners and the Parents (i) continued existence and subsidiary operations, (ii) offerings and registration of securities, (iii) preparation and filing of any periodic or other reports and communications required under federal, state or local laws and regulations, (iv) compliance with laws, rules and regulations promulgated by any regulatory body, and (v) operating or administrative costs incurred in the ordinary course of business on behalf of the Partnership; provided, however, that such costs and expenses shall not include any administrative or operating costs of the General Partner or the Parent attributable to assets owned by the General Partner or the Parent directly and not through the Partnership or its subsidiaries. The General Partner and the Parent, at the General Partners sole and absolute discretion, shall be reimbursed on a monthly basis, or such other basis as the General Partner may determine in its sole and absolute discretion, for all expenses the Parent or the General Partner incurs relating to or resulting from the ownership and operation of, or for the benefit of, the Partnership (including, without limitation, expenses related to the operations of the General Partner and the Parent and to the management and administration of any Subsidiaries of the General Partner, the Parent or the Partnership or Affiliates of the Partnership, such as auditing expenses and filing fees); provided, however, that (i) the amount of any such reimbursement shall be reduced by (x) any interest earned by the General Partner or the Parent with respect to bank accounts or other instruments or accounts held by it on behalf of the Partnership as permitted in Section 7.5.A (which interest is considered to belong to the Partnership and shall be paid over to the Partnership to the extent not applied to reimburse the General Partner or the Parent for expenses hereunder); and (y) any amount derived by the General Partner from any investments permitted in Section 7.5.A ; (ii) the Partnership shall not be responsible for any taxes that the General Partner or the Parent would not have been required to pay if the Parent qualified as a REIT for U.S. federal income tax purposes or any taxes imposed on the General Partner or the Parent by reason of the Parents failure to distribute to its stockholders an amount equal to its taxable income; (iii) the Partnership shall not be responsible for expenses or liabilities incurred by the General Partner in connection with any business or assets of the General Partner other than its ownership of Partnership Interests or operation of the business of the Partnership or ownership of interests in Qualified Assets to the extent permitted in Section 7.5.A ; and (iv) the Partnership shall not be responsible for any expenses or liabilities of the General Partner that are excluded from the scope of the indemnification provisions of Section 7.7.A by reason of the provisions of clause (i), (ii) or (iii) thereof. The General Partner shall determine in good faith the amount of expenses incurred by it or the Parent related to the ownership of Partnership Interests or operation of, or for the benefit of, the Partnership. If certain expenses are incurred that are related both to the ownership of Partnership Interests or operation of, or for the benefit of, the Partnership and to the ownership of
other assets (other than Qualified Assets as permitted under Section 7.5.A ) or the operation of other businesses, such expenses will be allocated to the Partnership and such other entities (including the General Partner and the Parent) owning such other assets or businesses in such a manner as the General Partner in its sole and absolute discretion deems fair and reasonable. Such reimbursements shall be in addition to any reimbursement to the General Partner and the Parent pursuant to Section 10.3.C and as a result of indemnification pursuant to Section 7.7 . All payments and reimbursements hereunder shall be characterized for U.S. federal income tax purposes as expenses of the Partnership incurred on its behalf, and not as expenses of the General Partner or the Parent.
C. Partnership Interest Issuance Expenses . The General Partner and the Parent shall also be reimbursed for all expenses they incur relating to any issuance of Partnership Interests, Shares, Debt of the Partnership, Funding Debt of the General Partner or the Parent or rights, options, warrants or convertible or exchangeable securities pursuant to Article IV (including, without limitation, all costs, expenses, damages and other payments resulting from or arising in connection with litigation related to any of the foregoing), all of which expenses are considered by the Partners to constitute expenses of, and for the benefit of, the Partnership.
D. Purchases of Shares by the Parent . If the Parent exercises its rights under the Charter to purchase Shares or otherwise elects or is required to purchase from its stockholders Shares in connection with a share repurchase or similar program or otherwise, or for the purpose of delivering such Shares to satisfy an obligation under any dividend reinvestment or equity purchase program adopted by the Parent, any employee equity purchase plan adopted by the Parent or any similar obligation or arrangement undertaken by the Parent in the future, the purchase price paid by the Parent for those Shares and any other expenses incurred by the Parent in connection with such purchase shall be considered expenses of the Partnership and shall be reimbursable to the Parent, subject to the conditions that: (i) if those Shares subsequently are to be sold by the Parent, the Parent shall pay to the Partnership any proceeds received by the Parent for those Shares (provided, however, that a transfer of Shares for Partnership Units pursuant to Section 8.6 would not be considered a sale for such purposes); and (ii) if such Shares are required to be cancelled pursuant to applicable law or are not retransferred by the Parent within thirty (30) days after the purchase thereof, the General Partner shall cause the Partnership to cancel a number of Partnership Units (rounded to the nearest whole Partnership Unit) held by the Parent equal to the product attained by multiplying the number of those Shares by a fraction, the numerator of which is one and the denominator of which is the Conversion Factor.
E. Reimbursement not a Distribution . Except as set forth in the succeeding sentence, if and to the extent any reimbursement made pursuant to this Section 7.4 is determined for U.S. federal income tax purposes not to constitute a payment of expenses of the Partnership, the amount so determined shall constitute a guaranteed payment with respect to capital within the meaning of Section 707(c) of the Code, shall be treated consistently therewith by the Partnership and all Partners and shall not be treated as a distribution for purposes of computing the Partners Capital Accounts. Amounts deemed paid by the Partnership to the General Partner in connection with redemption of Partnership Units pursuant to clause (ii) of subparagraph (D) above shall be treated as a distribution for purposes of computing the Partners Capital Accounts.
F. Funding for Certain Capital Transactions . In the event that the Parent shall undertake to acquire (whether by merger, consolidation, purchase or otherwise) the assets or equity interests of another Person and such acquisition shall require the payment of cash by the Parent (whether to such Person or to any other selling party or parties in such transaction or to one or more creditors, if any, of such Person or such selling party or parties), (i) the Partnership shall advance to the Parent the cash required to consummate such acquisition if, and to the extent that, such cash is not to be obtained by the Parent through an issuance of Shares described in Section 4.2 or pursuant to a transaction described in Section 7.5.B , (ii) the Parent shall, upon consummation of such acquisition, transfer to the Partnership (or cause to be transferred to the Partnership), in full and complete satisfaction of such advance and as required by Section 7.5 , the assets or equity interests of such Person acquired by the Parent in such acquisition (or equity interests in Persons owning all of such assets or equity interests), and (iii) pursuant to and in accordance with Section 4.2 and Section 7.5.B , the Partnership shall issue to the Parent, Partnership Interests and/or rights, options, warrants or convertible or exchangeable securities of the Partnership having designations, preferences and other rights that are substantially the same as those of any additional Shares, other equity securities, New Securities and/or Convertible Funding Debt, as the case may be, issued by the Parent in connection with such acquisition (whether issued directly to participants in the acquisition transaction or to third parties in order to obtain cash to complete the acquisition). In addition to, and without limiting, the foregoing, in the event that the Parent engages in a transaction in which (x) the Parent (or a wholly owned direct or indirect Subsidiary of the Parent) merges with another entity (referred to as the Parent Entity ) that is organized in the UPREIT format (i.e., where the Parent Entity holds substantially all of its assets and conducts substantially all of its operations through a partnership, limited liability company or other entity (referred to as an Operating Entity )) and the Parent survives such merger, (y) such Operating Entity merges with or is otherwise acquired by the Partnership in exchange in whole or in part for Partnership Interests, and (z) the Parent is required or elects to pay part of the consideration in connection with such merger involving the Parent Entity in the form of cash and part of the consideration in the form of Shares, the Partnership shall distribute to the Parent with respect to its existing Partnership Interest an amount of cash sufficient to complete such transaction and the General Partner shall cause the Partnership to cancel a number of Partnership Units (rounded to the nearest whole number) held by the Parent equal to the product attained by multiplying the number of additional Shares of the Parent that the Parent would have issued to the Parent Entity or the owners of the Parent Entity in such transaction if the entire consideration therefor were to have been paid in Shares by a fraction, the numerator of which is one and the denominator of which is the Conversion Factor.
Section 7.5 Outside Activities of the General Partner; Relationship of Shares to Partnership Units; Funding Debt
A. General . Without the Consent of the Outside Limited Partners, the General Partner shall not, directly or indirectly, enter into or conduct any business other than in connection with the ownership, acquisition and disposition of Partnership Interests and the management of the business of the Partnership and such activities as are incidental thereto. Without the Consent of the Outside Limited Partners, the assets of the General Partner shall be limited to Partnership Interests and permitted debt obligations of the Partnership (as contemplated by Section 7.5.F ); provided, however, that the General Partner shall be permitted to hold such bank accounts or similar instruments or accounts in its name as it deems necessary
to carry out its responsibilities and purposes as contemplated under this Agreement and its organizational documents (provided that accounts held on behalf of the Partnership to permit the General Partner to carry out its responsibilities under this Agreement shall be considered to belong to the Partnership and the interest earned thereon shall, subject to Section 7.4.B , be applied for the benefit of the Partnership); and, provided further that, the General Partner shall be permitted to acquire Qualified Assets.
B. Repurchase of Shares and Other Securities . If the Parent exercises its rights under the Charter to purchase Shares or otherwise elects to purchase from the holders thereof Shares, other equity securities of the Parent, New Securities or Convertible Funding Debt, then the General Partner shall cause the Partnership to purchase from the Parent (i) in the case of a purchase of Shares, that number of Partnership Units of the appropriate class equal to the product obtained by multiplying the number of Shares purchased by the Parent times a fraction, the numerator of which is one and the denominator of which is the Conversion Factor, or (ii) in the case of the purchase of any other securities on the same terms and for the same aggregate price that the Parent purchased such securities.
C. Forfeiture of Shares . If the Partnership or the Parent acquires Shares as a result of the forfeiture of such Shares under a restricted or similar share, share bonus or similar share plan, then the General Partner shall cause the Partnership to cancel, without payment of any consideration to the Parent, that number of Partnership Units of the appropriate class equal to the number of Shares so acquired, and, if the Partnership acquired such Shares, it shall transfer such Shares to the Parent for cancellation.
D. Issuances of Shares and Other Securities . The Parent shall not grant, award or issue any additional Shares (other than Shares issued pursuant to Section 8.6 or pursuant to a dividend or distribution (including any stock split) of Shares to all of its stockholders that results in an adjustment to the Conversion Factor pursuant to clause (i), (ii) or (iii) of the definition thereof), other equity securities of the Parent, New Securities or Convertible Funding Debt unless (i) the General Partner shall cause, pursuant to Section 4.2.A , the Partnership to issue to the Parent, Partnership Interests or rights, options, warrants or convertible or exchangeable securities of the Partnership having designations, preferences and other rights, all such that the economic interests are substantially the same as those of such additional Shares, other equity securities, New Securities or Convertible Funding Debt, as the case may be, and (ii) in exchange therefor, the Parent transfers or otherwise causes to be transferred to the Partnership, as an additional Capital Contribution, the proceeds (if any) from the grant, award, or issuance of such additional Shares, other equity securities, New Securities or Convertible Funding Debt, as the case may be, or from the exercise of rights contained in such additional Shares, other equity securities, New Securities or Convertible Funding Debt, as the case may be (or, in the case of an acquisition described in Section 7.4.F in which all or a portion of the cash required to consummate such acquisition is to be obtained by the Parent through an issuance of Shares described in Section 4.2 , the Parent complies with such Section 7.4.F ). Without limiting the foregoing, the Parent is expressly authorized to issue additional Shares, other equity securities, New Securities or Convertible Funding Debt, as the case may be, for less than fair market value, and the General Partner is expressly authorized, pursuant to Section 4.2.A , to cause the Partnership to issue to the Parent corresponding Partnership Interests, (for example, and not by way of limitation, the issuance of Shares and corresponding Partnership Units pursuant to a stock
purchase plan providing for purchases of Shares, either by employees or stockholders, at a discount from fair market value or pursuant to employee stock options that have an exercise price that is less than the fair market value of the Shares, either at the time of issuance or at the time of exercise) as long as (a) the General Partner concludes in good faith that such issuance is in the interests of the General Partner, the Parent and the Partnership and (b) the Parent transfers all proceeds from any such issuance or exercise to the Partnership as an additional Capital Contribution.
E. Equity Incentive Plan . If at any time or from time to time, the Parent sells or otherwise issues Shares pursuant to any Equity Incentive Plan, the Parent shall transfer or cause to be transferred the proceeds of the sale of such Shares, if any, to the Partnership as an additional Capital Contribution in exchange for an amount of additional Partnership Units equal to the number of Shares so sold divided by the Conversion Factor.
F. Funding Debt . The General Partner or the Parent or any wholly owned Subsidiary of either of them may incur a Funding Debt from a financial institution or other lender, including, without limitation, a Funding Debt that is convertible into Shares or otherwise constitutes a class of New Securities ( Convertible Funding Debt ), subject to the condition that the General Partner, the Parent or such Subsidiary, as the case may be, lend to the Partnership the net proceeds of such Funding Debt; provided, however, that Convertible Funding Debt shall be issued in accordance with the provisions of Section 7.5.D above; and, provided further that the General Partner, the Parent or such Subsidiary shall not be obligated to lend the net proceeds of any Funding Debt to the Partnership in a manner that would be inconsistent with the Parents ability to qualify or remain qualified as a REIT. If the General Partner, the Parent or such Subsidiary enters into any Funding Debt, the loan to the Partnership shall be on comparable terms and conditions, including interest rate, repayment schedule, costs and expenses and other financial terms, as are applicable with respect to or incurred in connection with such Funding Debt.
G. Capital Contributions of the Parent . The Capital Contributions by the Parent pursuant to Sections 7.5.D and 7.5.E will be deemed to equal the cash contributed by the General Partner plus (a) in the case of cash contributions funded by an offering of any equity interests in or other securities of the Parent, the offering costs attributable to the cash contributed to the Partnership to the extent not reimbursed pursuant to Section 7.4.C and (b) in the case of Partnership Units issued pursuant to Section 7.5.E , an amount equal to the difference between the Value of the Shares sold pursuant to any Equity Incentive Plan and the net proceeds of such sale.
H. Tax Loans . The General Partner or the Parent may in its sole and absolute discretion, cause the Partnership to make an interest free loan to the General Partner or the Parent, as applicable, provided that the proceeds of such loans are used to satisfy any tax liabilities of the General Partner or the Parent, as applicable.
Section 7.6 Transactions with Affiliates
A. Transactions with Certain Affiliates . Except as expressly permitted by this Agreement, with respect to any transaction with an Affiliate not negotiated on an arms-length
basis, the Partnership shall not, directly or indirectly, sell, transfer or convey any property to, or purchase any property from, or borrow funds from, or lend funds to, any Partner or any Affiliate of the Partnership that is not also a Subsidiary of the Partnership, except pursuant to transactions that are determined in good faith by the General Partner to be on terms that are fair and reasonable and no less favorable to the Partnership than would be obtained from an unaffiliated third party.
B. Joint Ventures . The Partnership may transfer assets to joint ventures, limited liability companies, partnerships, corporations, business trusts or other business entities in which it is or thereby becomes a participant upon such terms and subject to such conditions consistent with this Agreement and applicable law as the General Partner, in its sole and absolute discretion, believes to be advisable.
C. Services Agreement . The General Partner is expressly authorized to enter into, in the name and on behalf of the Partnership, any management, shared-services, development or advisory agreement with a property and/or asset manager (including an Affiliate of the Partnership, the Parent or the General Partner) for the provision of property management, asset management, leasing, development and/or similar services with respect to the Partnership properties and any agreement for the provision of services of accountants, legal counsel, appraisers, insurers, brokers, transfer agents, registrars, developers, financial advisors and other professional and administrative services with an Affiliate of any of the Partnership, the Parent or the General Partner, on such terms as the General Partner, in its sole and absolute discretion, believes are advisable.
D. Conflict Avoidance . The General Partner is expressly authorized to enter into, in the name and on behalf of the Partnership, a non-competition arrangement and other conflict avoidance agreements with various Affiliates of the Partnership, the Parent and General Partner on such terms as the General Partner, in its sole and absolute discretion, believes are advisable.
E. Benefit Plans Sponsored by the Partnership . The General Partner in its sole and absolute discretion and without the approval of the Limited Partners, may propose and adopt on behalf of the Partnership employee benefit plans funded by the Partnership for the benefit of employees of the General Partner, the Parent, the Partnership, Subsidiaries of the Partnership or any Affiliate of any of them.
Section 7.7 Indemnification
A. General . The Partnership shall indemnify each Indemnitee to the fullest extent provided by the Act from and against any and all losses, claims, damages, liabilities, joint or several, expenses (including, without limitation, attorneys fees and other legal fees and expenses), judgments, fines, settlements and other amounts, arising from or in connection with any and all claims, demands, actions, suits or proceedings, whether civil, criminal, administrative or investigative, incurred by the Indemnitee and relating to the Partnership or the General Partner or the Parent or the operation of, or the ownership of property by, the Indemnitee, Partnership or the General Partner or the Parent as set forth in this Agreement in which any such Indemnitee may be involved, or is threatened to be involved, as a party or otherwise, unless it is established by a final determination of a court of competent jurisdiction that: (i) the act or omission of the
Indemnitee was material to the matter giving rise to the proceeding and either was committed in bad faith or was the result of active and deliberate dishonesty, (ii) the Indemnitee actually received an improper personal benefit in money, property or services or (iii) in the case of any criminal proceeding, the Indemnitee had reasonable cause to believe that the act or omission was unlawful. Without limitation, the foregoing indemnity shall extend to any liability of any Indemnitee, pursuant to a loan guarantee, contractual obligation for any indebtedness or other obligation or otherwise, for any indebtedness of the Partnership or any Subsidiary of the Partnership (including, without limitation, any indebtedness which the Partnership or any Subsidiary of the Partnership has assumed or taken subject to), and the General Partner is hereby authorized and empowered, on behalf of the Partnership, to enter into one or more indemnity agreements consistent with the provisions of this Section 7.7 in favor of any Indemnitee having or potentially having liability for any such indebtedness. The termination of any proceeding by judgment, order or settlement does not create a presumption that the Indemnitee did not meet the requisite standard of conduct set forth in this Section 7.7.A . The termination of any proceeding by conviction or upon a plea of nolo contendere or its equivalent, or an entry of an order of probation prior to judgment, does not create a rebuttable presumption that the Indemnitee acted in a manner contrary to that specified in this Section 7.7.A with respect to the subject matter of such proceeding. Any indemnification pursuant to this Section 7.7 shall be made only out of the assets of the Partnership, and any insurance proceeds from the liability policy covering the General Partner and any Indemnitee, and neither the General Partner nor any Limited Partner shall have any obligation to contribute to the capital of the Partnership or otherwise provide funds to enable the Partnership to fund its obligations under this Section 7.7 .
B. Reimbursement of Expenses . Reasonable expenses expected to be incurred by an Indemnitee shall be paid or reimbursed by the Partnership in advance of the final disposition of any and all claims, demands, actions, suits or proceedings, civil, criminal, administrative or investigative made or threatened against an Indemnitee upon receipt by the Partnership of (i) a written affirmation by the Indemnitee of the Indemnitees good faith belief that the standard of conduct necessary for indemnification by the Partnership as authorized in Section 7.7.A has been met and (ii) a written undertaking by or on behalf of the Indemnitee to repay the amount if it shall ultimately be determined that the standard of conduct has not been met.
C. No Limitation of Rights . The indemnification provided by this Section 7.7 shall be in addition to any other rights to which an Indemnitee or any other Person may be entitled under any agreement, pursuant to any vote of the Partners, as a matter of law or otherwise, and shall continue as to an Indemnitee who has ceased to serve in such capacity unless otherwise provided in a written agreement pursuant to which such Indemnitee is indemnified.
D. Insurance . The Partnership may purchase and maintain insurance on behalf of the Indemnitees and such other Persons as the General Partner shall determine against any liability that may be asserted against or expenses that may be incurred by such Person in connection with the Partnerships activities, regardless of whether the Partnership would have the power to indemnify such Indemnitee or Person against such liability under the provisions of this Agreement.
E. No Personal Liability for Partners . In no event may an Indemnitee subject any of the Partners to personal liability by reason of the indemnification provisions set forth in this Agreement.
F. Interested Transactions . An Indemnitee shall not be denied indemnification in whole or in part under this Section 7.7 because the Indemnitee had an interest in the transaction with respect to which the indemnification applies if the transaction was otherwise permitted by the terms of this Agreement.
G. Benefit . The provisions of this Section 7.7 are for the benefit of the Indemnitees, their employees, officers, directors, trustees, heirs, successors, assigns and administrators and shall not be deemed to create any rights for the benefit of any other Persons. Any amendment, modification or repeal of this Section 7.7 , or any provision hereof, shall be prospective only and shall not in any way affect the limitation on the Partnerships liability to any Indemnitee under this Section 7.7 as in effect immediately prior to such amendment, modification or repeal with respect to claims arising from or related to matters occurring, in whole or in part, prior to such amendment, modification or repeal, regardless of when such claims may arise or be asserted.
H. Indemnification Payments Not Distributions . If and to the extent any payments to the General Partner pursuant to this Section 7.7 constitute gross income to the General Partner (as opposed to the repayment of advances made on behalf of the Partnership), such amounts shall constitute guaranteed payments within the meaning of Section 707(c) of the Code, shall be treated consistently therewith by the Partnership and all Partners, and shall not be treated as distributions for purposes of computing the Partners Capital Accounts.
I. Exception to Indemnification . Notwithstanding anything to the contrary in this Agreement, the General Partner shall not be entitled to indemnification hereunder for any loss, claim, damage, liability or expense for which the General Partner is obligated to indemnify the Partnership under any other agreement between the General Partner and the Partnership.
Section 7.8 Liability of the General Partner
A. General . Notwithstanding anything to the contrary set forth in this Agreement, the General Partner (which for the purposes of this Section 7.8 shall include the directors and officers of the General Partner and the Parent) shall not be liable for monetary or other damages to the Partnership, any Partners or any Assignees for losses sustained, liabilities incurred or benefits not derived as a result of errors in judgment or mistakes of fact or law or of any act or omission unless the General Partner acted in bad faith and the act or omission was material to the matter giving rise to the loss, liability or benefit not derived.
B. Obligation to Consider Interests of Parent . The Limited Partners expressly acknowledge that the General Partner, in considering whether to dispose of any of the Partnership assets, shall take into account the tax consequences to the Parent of any such disposition and shall have no liability whatsoever to the Partnership or any Limited Partner for decisions that are based upon or influenced by such tax consequences.
C. No Obligation to Consider Separate Interests of Limited Partners . The Limited Partners expressly acknowledge that the General Partner is acting on behalf of the Partnership,
the Limited Partners and the Parents stockholders, and that, except as set forth herein, the General Partner is under no obligation to consider the separate interests of the Limited Partners (including, without limitation, the tax consequences to Limited Partners or Assignees) in deciding whether to cause the Partnership to take (or decline to take) any actions, and that the General Partner shall not be liable for monetary or other damages for losses sustained, liabilities incurred or benefits not derived by Limited Partners in connection with any decisions or actions made or taken or declined to be made or taken, provided that the General Partner has acted pursuant to its authority under this Agreement. Any decisions or actions not taken by the General Partner in accordance with the terms of this Agreement shall not constitute a breach of any duty owed to the Partnership or the Limited Partners by law or equity, fiduciary or otherwise. In the event of a conflict between the interests of the Limited Partners and the stockholders of the Parent, the General Partner shall act in the interests of the Parents stockholders, and neither the Parent nor the General Partner shall be liable for monetary or other losses sustained, liabilities incurred or benefits not derived by the Limited Partners in connection therewith.
D. Actions of Agents . Subject to its obligations and duties as General Partner set forth in Section 7.1.A , the General Partner may exercise any of the powers granted to it by this Agreement and perform any of the duties imposed upon it hereunder either directly or by or through its agents. The General Partner shall not be responsible for any misconduct or negligence on the part of any such agent appointed by the General Partner in good faith.
E. Effect of Amendment . Notwithstanding any other provision contained herein, any amendment, modification or repeal of this Section 7.8 or any provision hereof shall be prospective only and shall not in any way affect the limitations on the General Partners liability to the Partnership and the Limited Partners under this Section 7.8 as in effect immediately prior to such amendment, modification or repeal with respect to claims arising from or relating to matters occurring, in whole or in part, prior to such amendment, modification or repeal, regardless of when such claims may arise or be asserted.
F. Limitations of Fiduciary Duty . Sections 7.1.B , Section 7.7 .E and this Section 7.8 and any other Section of this Agreement limiting the liability of the General Partner and/or the directors and officers of the Parent shall constitute an express limitation of any duties, fiduciary or otherwise, that they would owe the Partnership or the Limited Partners if such duty would be imposed by any law, in equity or otherwise.
Section 7.9 Other Matters Concerning the General Partner
A. Reliance on Documents . The General Partner may rely and shall be protected in acting or refraining from acting upon any resolution, certificate, statement, instrument, opinion, report, notice, request, consent, order, bond, debenture or other paper or document believed by it in good faith to be genuine and to have been signed or presented by the proper party or parties.
B. Reliance on Advisors . The General Partner may consult with legal counsel, accountants, appraisers, management consultants, investment bankers and other consultants and advisers selected by it, and any act taken or omitted to be taken in reliance upon the opinion of such Persons as to matters which the General Partner reasonably believes to be within such
Persons professional or expert competence shall be conclusively presumed to have been done or omitted in good faith and in accordance with such opinion.
C. Action Through Agents . The General Partner shall have the right, in respect of any of its powers or obligations hereunder, to act through any of its duly authorized officers and a duly appointed attorney or attorneys-in-fact. Each such attorney shall, to the extent provided by the General Partner in the power of attorney, have full power and authority to do and perform all and every act and duty that is permitted or required to be done by the General Partner hereunder.
D. Actions to Maintain REIT Status or Avoid Taxation of the Parent . Notwithstanding any other provisions of this Agreement or the Act, any action of the General Partner on behalf of the Partnership or any decision of the General Partner to refrain from acting on behalf of the Partnership undertaken in the good faith belief that such action or omission is necessary or advisable in order (i) to protect the ability of the Parent to qualify as a REIT or (ii) to allow the Parent to avoid incurring any liability for taxes under Sections 857 or 4981 of the Code, is expressly authorized under this Agreement and is deemed approved by all of the Limited Partners.
Section 7.10 Reliance by Third Parties
Notwithstanding anything to the contrary in this Agreement, any Person dealing with the Partnership shall be entitled to assume that the General Partner has full power and authority, without consent or approval of any other Partner or Person, to encumber, sell or otherwise use in any manner any and all assets of the Partnership, to enter into any contracts on behalf of the Partnership and to take any and all actions on behalf of the Partnership, and such Person shall be entitled to deal with the General Partner as if the General Partner were the Partnerships sole party in interest, both legally and beneficially. Each Limited Partner hereby waives any and all defenses or other remedies that may be available against such Person to contest, negate or disaffirm any action of the General Partner in connection with any such dealing, in each case except to the extent that such action imposes, or purports to impose, liability on the Limited Partner. In no event shall any Person dealing with the General Partner or its representatives be obligated to ascertain that the terms of this Agreement have been complied with or to inquire into the necessity or expedience of any act or action of the General Partner or its representatives. Each and every certificate, document or other instrument executed on behalf of the Partnership by the General Partner or its representatives shall be conclusive evidence in favor of any and every Person relying thereon or claiming thereunder that (i) at the time of the execution and delivery of such certificate, document or instrument, this Agreement was in full force and effect, (ii) the Person executing and delivering such certificate, document or instrument was duly authorized and empowered to do so for and on behalf of the Partnership, and (iii) such certificate, document or instrument was duly executed and delivered in accordance with the terms and provisions of this Agreement and is binding upon the Partnership.
Section 7.11 Restrictions on General Partners Authority
The General Partner may not take any action in contravention of an express prohibition or limitation of this Agreement without the written Consent of (i) all Partners adversely affected or
(ii) such lower percentage of the Partnership Interests held by Limited Partners as may be specifically provided for under a provision of this Agreement or the Act. The preceding sentence shall not apply to any limitation or prohibition in this Agreement that expressly authorizes the General Partner to take action (either in its discretion or in specified circumstances) so long as the General Partner acts within the scope of such authority.
Section 7.12 Loans by Third Parties
The Partnership may incur Debt, or enter into similar credit, guarantee, financing or refinancing arrangements for any purpose (including, without limitation, in connection with any acquisition of property and any borrowings from, or guarantees of Debt of the General Partner or any of its Affiliates) with any Person upon such terms as the General Partner determines appropriate.
ARTICLE VIII
RIGHTS AND OBLIGATIONS OF LIMITED PARTNERS
Section 8.1 Limitation of Liability
The Limited Partners shall have no liability under this Agreement except as expressly provided in this Agreement, including Section 10.5 , or under the Act.
Section 8.2 Management of Business
No Limited Partner or Assignee (other than the General Partner, the Parent, any of their Affiliates, or any officer, director, employee, partner, agent or trustee of the General Partner, the Parent, the Partnership or any of their Affiliates, in their capacity as such) shall take part in the operation, management or control (within the meaning of the Act) of the Partnerships business, transact any business in the Partnerships name or have the power to sign documents for or otherwise bind the Partnership. The transaction of any such business by the General Partner, the Parent, any of their Affiliates or any officer, director, employee, partner, agent or trustee of the General Partner, the Parent, the Partnership or any of their Affiliates, in their capacity as such, shall not affect, impair or eliminate the limitations on the liability of the Limited Partners or Assignees under this Agreement.
Section 8.3 Outside Activities of Limited Partners
Subject to Section 7.5 , and subject to any agreements entered into pursuant to Section 7.6.B and to any other agreements entered into by a Limited Partner or its Affiliates with the General Partner, the Partnership, the Parent or a Subsidiary, any Limited Partner (other than the Parent) and any officer, director, employee, agent, trustee, Affiliate or stockholder of any Limited Partner shall be entitled to and may have business interests and engage in business activities in addition to those relating to the Partnership, including business interests and activities in direct or indirect competition with the Partnership. Neither the Partnership nor any Partners shall have any rights by virtue of this Agreement in any business ventures of any Limited Partner or Assignee. None of the Limited Partners (other than the Parent) or any other Person shall have any rights by virtue of this Agreement or the partnership relationship
established hereby in any business ventures of any other Person (other than the General Partner or the Parent to the extent expressly provided herein), and no Person (other than the General Partner and the Parent) shall have any obligation pursuant to this Agreement to offer any interest in any such business venture to the Partnership, any Limited Partner or any such other Person, even if such opportunity is of a character which, if presented to the Partnership, any Limited Partner or such other Person, could be taken by such Person.
Section 8.4 Return of Capital
Except pursuant to the right of redemption set forth in Section 8.6 , no Limited Partner shall be entitled to the withdrawal or return of its Capital Contribution, except to the extent of distributions made pursuant to this Agreement or upon termination of the Partnership as provided herein. No Limited Partner or Assignee shall have priority over any other Limited Partner or Assignee either as to the return of Capital Contributions (except as permitted by Section 4.2.A ) or, except to the extent provided by Exhibit C or as permitted by Sections 4.2.A , 5.1.B(i) , 6.1.A and 6.1.B , or otherwise expressly provided in this Agreement, as to profits, losses, distributions or credits.
Section 8.5 Rights of Limited Partners Relating to the Partnership
A. General . In addition to other rights provided by this Agreement or by the Act, and except as limited by Section 8.5.D , each Limited Partner shall have the right, for a purpose reasonably related to such Limited Partners interest as a limited partner in the Partnership, upon written demand with a statement of the purpose of such demand and at such Limited Partners own expense:
(1) to obtain a copy of the most recent annual and quarterly reports filed with the Securities and Exchange Commission by either the Parent or the Partnership, if any, pursuant to the Exchange Act;
(2) to obtain a copy of the Partnerships U.S. federal, state and local income tax returns for each Fiscal Year;
(3) to obtain a current list of the name and last known business, residence or mailing address of each Partner;
(4) to obtain a copy of this Agreement and the Certificate of Limited Partnership and all amendments thereto, together with executed copies of all powers of attorney pursuant to which this Agreement, the Certificate of Limited Partnership and all amendments thereto have been executed;
(5) to obtain true and full information regarding the amount of cash and a description and statement of the Agreed Value of any other property or services contributed by each Partner and which each Partner has agreed to contribute in the future, and the date on which each Partner became a Partner; and
(6) other information regarding the affairs of the Partnership as is just and reasonable.
B. Notice of Conversion Factor . The Partnership shall notify each Limited Partner upon request (i) of the then current Conversion Factor and (ii) of any changes to the Conversion Factor.
C. Notice of Extraordinary Transaction of the Parent . The Parent shall not make any extraordinary distributions of cash or property to its stockholders or effect a merger (including, without limitation, a triangular merger), consolidation or other combination with or into another Person, a sale of all or substantially all of its assets or any other similar extraordinary transaction without providing written notice to the Limited Partners of its intention to make such distribution or effect such merger, consolidation, combination, sale or other extraordinary transaction at least twenty (20) Business Days prior to the record date to determine stockholders eligible to receive such distribution or to vote upon the approval of such merger, sale or other extraordinary transaction (or, if no such record date is applicable, at least twenty (20) Business Days before consummation of such merger, sale or other extraordinary transaction), which notice shall describe in reasonable detail the action to be taken; provided, however, that the General Partner, in its sole and absolute discretion, may shorten the required notice period of not less than twenty (20) Business Days prior to the record date to determine the stockholders eligible to vote upon a merger transaction (but not any of the other transactions covered by this Section 8.5.C. ) to a period of not less than ten (10) calendar days (thereby continuing to afford the holders of Partnership Units the opportunity to redeem Partnership Units under Section 8.6 on or prior to the record date for the stockholder vote on the merger transaction) so long as (i) (A) the Parent will be the surviving entity in such merger transaction, (B) immediately following the merger transaction, Persons who held voting securities of the Parent immediately prior to such merger transaction will hold, solely by reason of the ownership of voting securities of the Parent immediately prior to the merger transaction, voting securities of the Parent representing not less than fifty-one percent (51%) of the total combined voting power of all outstanding voting securities of the Parent after such merger, and (C) in the event that in connection with such merger transaction the Partnership will merge with another entity, the Partnership will be the surviving entity in such merger, or (ii) the Parent otherwise determines that it is in the best interests of the Parent to shorten such required notice period to a period of not less ten (10) calendar days. This provision for such notice shall not be deemed (i) to permit any transaction that otherwise is prohibited by this Agreement or requires a Consent of the Partners or (ii) to require a Consent on the part of any one or more of the Limited Partners to a transaction that does not otherwise require Consent under this Agreement. Each Limited Partner agrees, as a condition to the receipt of the notice pursuant hereto, to keep confidential the information set forth therein until such time as the Parent has made public disclosure thereof and to use such information during such period of confidentiality solely for purposes of determining whether to exercise the Redemption Right; provided, however, that a Limited Partner may disclose such information to its attorney, accountant and/or financial advisor for purposes of obtaining advice with respect to such exercise so long as such attorney, accountant and/or financial advisor agrees to receive and hold such information subject to this confidentiality requirement.
D. Confidentiality . Notwithstanding any other provision of this Section 8.5 , the General Partner and the Parent may keep confidential from the Limited Partners, for such period of time as the General Partner determines in its sole and absolute discretion, any information that (i) the General Partner reasonably believes to be in the nature of trade secrets or other information the disclosure of which the General Partner in good faith believes is not in the best
interests of the Partnership or could damage the Partnership or its business or (ii) the Partnership or the Parent is required by law or by agreements with unaffiliated third parties to keep confidential, provided, however, that this Section 8.5.D shall not affect the notice requirements set forth in Section 8.5.C above.
Section 8.6 Redemption Right
A. General . (i) Subject to Section 8.6.C and Section 11.6.E , at any time on or after one (1) year following the date of the initial issuance thereof (which, in the event of the transfer of a Class A Unit or Class B Unit, shall be deemed to be the date that the Class A Unit or such Class B Unit, as the case may be, was issued to the original recipient thereof for purposes of this Section 8.6 ), the holder of a Class A Unit (if other than the Parent or any Subsidiary of the Parent), including any LTIP Units that are converted into Class A Units, shall have the right (the Redemption Right ) to require the Partnership to redeem such Class A Unit, with such redemption to occur on the Specified Redemption Date and at a redemption price equal to and in the form of the Cash Amount to be paid by the Partnership. Any such Redemption Right shall be exercised pursuant to a Notice of Redemption delivered to the Partnership (with a copy to the General Partner) by the holder of the Partnership Units who is exercising the Redemption Right (the Redeeming Partner ). A Limited Partner may exercise the Redemption Right from time to time, without limitation as to frequency, with respect to part or all of the Partnership Units that it owns, as selected by the Limited Partner, provided, however, that a Limited Partner may not exercise the Redemption Right for fewer than one thousand (1,000) Partnership Units of a particular class unless such Redeeming Partner then holds fewer than one thousand (1,000) Partnership Units in that class, in which event the Redeeming Partner must exercise the Redemption Right for all of the Partnership Units held by such Redeeming Partner in that class, and provided further that, with respect to a Limited Partner which is an entity, such Limited Partner may exercise the Redemption Right for fewer than one thousand (1,000) Partnership Units without regard to whether or not such Limited Partner is exercising the Redemption Right for all of the Partnership Units held by such Limited Partner as long as such Limited Partner is exercising the Redemption Right on behalf of one or more of its equity owners in respect of one hundred percent (100%) of such equity owners interests in such Limited Partner. For purposes hereof, a Class A Unit issued upon conversion of a Class B Unit shall be deemed to have been issued when the Class B Unit was issued.
(ii) The Redeeming Partner shall have no right with respect to any Partnership Units so redeemed to receive any distributions paid in respect of a Partnership Record Date for distributions in respect of Partnership Units after the Specified Redemption Date with respect to such Partnership Units.
(iii) The Assignee of any Limited Partner may exercise the rights of such Limited Partner pursuant to this Section 8.6 , and such Limited Partner shall be deemed to have assigned such rights to such Assignee and shall be bound by the exercise of such rights by such Limited Partners Assignee. In connection with any exercise of such rights by such Assignee on behalf of such Limited Partner, the Cash Amount shall be paid by the Partnership directly to such Assignee and not to such Limited Partner.
(iv) If the Parent provides notice to the Limited Partners, pursuant to Section 8.5.C , the Redemption Right shall be exercisable, without regard to whether the Partnership Units have been outstanding for any specified period, during the period commencing on the date on which the Parent provides such notice and ending on the record date to determine stockholders eligible to receive such distribution or to vote upon the approval of such merger, sale or other extraordinary transaction (or, if no such record date is applicable, at least twenty (20) Business Days before the consummation of such merger, sale or other extraordinary transaction). If this subparagraph (iv) applies, the Specified Redemption Date is the date on which the Partnership and the General Partner receive notice of exercise of the Redemption Right, rather than ten (10) Business Days after receipt of the Notice of Redemption.
B. Parent Assumption of Redemption Right . (i) If a Limited Partner has delivered a Notice of Redemption, the General Partner may, in its sole and absolute discretion (subject to the limitations on ownership and transfer of Shares set forth in the Charter), elect to cause the Parent to assume directly and satisfy a Redemption Right. If such election is made by the General Partner, the Partnership shall determine whether the Parent shall pay the Redemption Amount in the form of the Cash Amount or the Shares Amount. The Partnerships decision regarding whether such payment shall be made in the form of the Cash Amount or the Shares Amount shall be made by the General Partner, in its capacity as the general partner of the Partnership and in its sole and absolute discretion. Upon such payment by the Parent, the Parent shall acquire the Partnership Units offered for redemption by the Redeeming Partner and shall be treated for all purposes of this Agreement as the owner of such Partnership Units. Unless the General Partner, in its sole and absolute discretion, shall exercise its right to cause the Parent to assume directly and satisfy the Redemption Right, the Parent shall not have any obligation to the Redeeming Partner or to the Partnership with respect to the Redeeming Partners exercise of the Redemption Right. If the General Partner shall exercise its right to cause the Parent to assume directly and satisfy the Redemption Right in the manner described in the first sentence of this Section 8.6.B and the Parent shall fully perform its obligations in connection therewith, the Partnership shall have no right or obligation to pay any amount to the Redeeming Partner with respect to such Redeeming Partners exercise of the Redemption Right, and each of the Redeeming Partner, the Partnership and the Parent shall, for U.S. federal income tax purposes, treat the transaction between the Parent and the Redeeming Partner as a sale of the Redeeming Partners Partnership Units to the Parent. Nothing contained in this Section 8.6.B shall imply any right of the General Partner to require any Limited Partner to exercise the Redemption Right afforded to such Limited Partner pursuant to Section 8.6.A .
(ii) If the General Partner determines that the Parent shall pay the Redeeming Partner the Redemption Amount in the form of Shares, the total number of Shares to be paid to the Redeeming Partner in exchange for the Redeeming Partners Partnership Units shall be the applicable Shares Amount. If this amount is not a whole number of Shares, the Redeeming Partner shall be paid (i) that number of Shares which equals the nearest whole number less than such amount plus (ii) an amount of cash which the General Partner determines, in its reasonable discretion, to represent the fair value of the remaining fractional Share which would otherwise be payable to the Redeeming Partner.
(iii) Each Redeeming Partner agrees to execute such documents or provide such information or materials as the Parent may reasonably require in connection with the issuance of Shares upon exercise of the Redemption Right.
C. Exceptions to Exercise of Redemption Right . Notwithstanding the provisions of Sections 8.6.A and 8.6.B , a Partner shall not be entitled to exercise the Redemption Right pursuant to Section 8.6.A if (but only as long as) the delivery of Shares to such Partner on the Specified Redemption Date would (i) be prohibited under the restrictions on the ownership or transfer of Shares in the Charter, (ii) be prohibited under applicable federal or state securities laws or regulations (in each case regardless of whether the Parent would in fact assume and satisfy the Redemption Right), (iii) without limiting the foregoing, result in the Shares being owned by fewer than 100 persons (determined without reference to rules of attribution), (iv) without limiting the foregoing, result in the Parent being closely held within the meaning of Section 856(h) of the Code or cause the Parent to own, actually or constructively, ten percent (10%) or more of the ownership interests in a tenant of the Parent, the Partnership or a Subsidiary of the Partnerships real property within the meaning of Section 856(d)(2)(B) of the Code, and (v) without limiting the foregoing, cause the acquisition of the Shares by the Redeeming Partner to be integrated with any other distribution of Shares for purposes of complying with the registration provision of the Securities Act, as amended. Notwithstanding the foregoing, the Parent may, in its sole and absolute discretion, waive such prohibition set forth in this Section 8.6.C .
D. No Liens on Partnership Units Delivered for Redemption . Each Limited Partner covenants and agrees that all Partnership Units delivered for redemption shall be delivered to the Partnership or the Parent, as the case may be, free and clear of all liens; and, notwithstanding anything contained herein to the contrary, neither the Parent nor the Partnership shall be under any obligation to acquire Partnership Units which are or may be subject to any liens. Each Limited Partner further agrees that, if any state or local property transfer tax is payable as a result of the transfer of its Partnership Units to the Partnership or the Parent, such Limited Partner shall assume and pay such transfer tax.
E. Additional Partnership Interests; Modification of Holding Period . If the Partnership issues Partnership Interests to any Additional Limited Partner pursuant to Article IV , the General Partner shall make such revisions to this Section 8.6 as it determines are necessary to reflect the issuance of such Partnership Interests (including setting forth any restrictions on the exercise of the Redemption Right with respect to such Partnership Interests which differ from those set forth in this Agreement), provided, however, that no such revisions shall materially adversely affect the rights of any other Limited Partner to exercise its Redemption Right without that Limited Partners prior written consent. In addition, the General Partner may, with respect to any holder or holders of Partnership Units, at any time and from time to time, as it shall determine in its sole and absolute discretion, (i) reduce or waive the length of the period prior to which such holder or holders may not exercise the Redemption Right or (ii) reduce or waive the length of the period between the exercise of the Redemption Right and the Specified Redemption Date.
ARTICLE IX
BOOKS, RECORDS, ACCOUNTING AND REPORTS
Section 9.1 Records and Accounting
The General Partner shall keep or cause to be kept at the principal office of the Partnership appropriate books and records with respect to the Partnerships business, including, without limitation, all books and records necessary to provide to the Limited Partners any information, lists and copies of documents required to be provided pursuant to Section 9.3 . Any records maintained by or on behalf of the Partnership in the regular course of its business may be kept on, or be in the form of, punch cards, magnetic tape, photographs, micrographics or any other information storage device, provided, however, that the records so maintained are convertible into clearly legible written form within a reasonable period of time. The books of the Partnership shall be maintained, for financial and tax reporting purposes, on an accrual basis in accordance with generally accepted accounting principles.
Section 9.2 Fiscal Year
The fiscal year of the Partnership shall be the calendar year.
Section 9.3 Reports
A. Annual Reports . As soon as practicable, but in no event later than the date on which the Parent mails its annual report to its stockholders, the General Partner shall cause to be mailed to each Limited Partner an annual report, as of the close of the most recently ended Fiscal Year, containing financial statements of the Partnership, or of the Parent if such statements are prepared on a consolidated basis with the Partnership, for such Fiscal Year, presented in accordance with generally accepted accounting principles, such statements to be audited by a nationally recognized firm of independent public accountants selected by the Parent.
B. Quarterly Reports . If and to the extent that the Parent mails quarterly reports to its stockholders, as soon as practicable, but in no event later than the date on which such reports are mailed, the General Partner shall cause to be mailed to each Limited Partner a report containing unaudited financial statements, as of the last day of such fiscal quarter, of the Partnership, or of the Parent if such statements are prepared on a consolidated basis with the Partnership, and such other information as may be required by applicable law or regulation, or as the General Partner determines to be appropriate.
C. The General Partner shall have satisfied its obligations under Section 9.3.A and Section 9.3.B by posting or making available the reports required by this Section 9.3 on the website maintained from time to time by the Partnership or the Parent, provided that such reports are able to be printed or downloaded from such website.
ARTICLE X
TAX MATTERS
Section 10.1 Preparation of Tax Returns
The General Partner shall arrange for the preparation and timely filing of all returns of Partnership income, gains, deductions, losses and other items required of the Partnership for U.S. federal and state income tax purposes and shall use all reasonable efforts to furnish, within ninety (90) days of the close of each taxable year, the tax information reasonably required by Limited Partners for U.S. federal and state income tax reporting purposes.
Section 10.2 Tax Elections
A. Except as otherwise provided herein, the General Partner shall, in its sole and absolute discretion, determine whether to make any available election pursuant to the Code (including the election under Section 754 of the Code). The General Partner shall have the right to seek to revoke any such election upon the General Partners determination in its sole and absolute discretion that such revocation is in the best interests of the Partners.
B. Without limiting the foregoing, the Partners, intending to be legally bound, hereby authorize the General Partner, on behalf of the Partnership, to make an election (the LV Safe Harbor Election ) to have the liquidation value safe harbor provided in Proposed Treasury Regulation § 1.83-3(l) and the Proposed Revenue Procedure set forth in Internal Revenue Service Notice 2005-43, as such safe harbor may be modified when such proposed guidance is issued in final form or as amended by subsequently issued guidance (the LV Safe Harbor ), apply to any interest in the Partnership transferred to a service provider while the LV Safe Harbor Election remains effective, to the extent such interest meets the LV Safe Harbor requirements (collectively, such interests are referred to as LV Safe Harbor Interests ). The tax matters partner is authorized and directed to execute and file the LV Safe Harbor Election on behalf of the Partnership and the Partners. The Partnership and the Partners (including any person to whom an interest in the Partnership is transferred in connection with the performance of services) hereby agree to comply with all requirements of the LV Safe Harbor (including forfeiture allocations) with respect to all LV Safe Harbor Interests and to prepare and file all U.S. federal income tax returns reporting the tax consequences of the issuance and vesting of LV Safe Harbor Interests consistent with such final LV Safe Harbor guidance. The Partnership is also authorized to take such actions as are necessary to achieve, under the LV Safe Harbor, the effect that the election and compliance with all requirements of the LV Safe Harbor referred to above would be intended to achieve under Proposed Treasury Regulation § 1.83-3, including amending this Agreement.
Section 10.3 Tax Matters Partner
A. General . The General Partner shall be the tax matters partner of the Partnership for U.S. federal income tax purposes. Pursuant to Section 6223(c)(3) of the Code, upon receipt of notice from the IRS of the beginning of an administrative proceeding with respect to the Partnership, the tax matters partner shall furnish the IRS with the name, address, taxpayer
identification number and profit interest of each of the Limited Partners and any Assignees; provided, however, that such information is provided to the Partnership by the Limited Partners.
B. Powers . The tax matters partner is authorized, but not required:
(1) to enter into any settlement with the IRS with respect to any administrative or judicial proceedings for the adjustment of Partnership items required to be taken into account by a Partner for income tax purposes (such administrative proceedings being referred to as a tax audit and such judicial proceedings being referred to as judicial review), and in the settlement agreement the tax matters partner may expressly state that such agreement shall bind all Partners, except that such settlement agreement shall not bind any Partner (i) who (within the time prescribed pursuant to the Code and Regulations) files a statement with the IRS providing that the tax matters partner shall not have the authority to enter into a settlement agreement on behalf of such Partner or (ii) who is a notice partner (as defined in Section 6231(a)(8) of the Code) or a member of a notice group (as defined in Section 6223(b)(2) of the Code);
(2) if a notice of a final administrative adjustment at the Partnership level of any item required to be taken into account by a Partner for tax purposes (a final adjustment ) is mailed to the tax matters partner, to seek judicial review of such final adjustment, including the filing of a petition for readjustment with the Tax Court or the filing of a complaint for refund with the United States Claims Court or the District Court of the United States for the district in which the Partnerships principal place of business is located;
(3) to intervene in any action brought by any other Partner for judicial review of a final adjustment;
(4) to file a request for an administrative adjustment with the IRS at any time and, if any part of such request is not allowed by the IRS, to file an appropriate pleading (petition or complaint) for judicial review with respect to such request;
(5) to enter into an agreement with the IRS to extend the period for assessing any tax which is attributable to any item required to be taken into account by a Partner for tax purposes, or an item affected by such item;
(6) to take any other action on behalf of the Partners of the Partnership in connection with any tax audit or judicial review proceeding, to the extent permitted by applicable law or regulations; and
(7) to take any other action required by the Code and Regulations in connection with its role as tax matters partner.
The taking of any action and the incurring of any expense by the tax matters partner in connection with any such audit or proceeding referred to in clause (6) above, except to the extent required by law, is a matter in the sole and absolute discretion of the tax matters partner and the provisions relating to indemnification of the General Partner set forth in Section 7.7 shall be fully applicable to the tax matters partner in its capacity as such.
C. Reimbursement . The tax matters partner shall receive no compensation for its services. All third party costs and expenses incurred by the tax matters partner in performing its duties as such (including legal and accounting fees and expenses) shall be borne by the Partnership. Nothing herein shall be construed to restrict the Partnership from engaging an accounting firm and/or law firm to assist the tax matters partner in discharging its duties hereunder, so long as the compensation paid by the Partnership for such services is reasonable.
Section 10.4 Organizational Expenses
The Partnership shall elect to deduct expenses as provided in Section 709 of the Code.
Section 10.5 Withholding
Each Limited Partner hereby authorizes the Partnership to withhold from or pay on behalf of or with respect to such Limited Partner any amount of U.S. federal, state, local, or foreign taxes that the General Partner determines that the Partnership is required to withhold or pay with respect to any amount distributable, allocable or otherwise transferred to such Limited Partner pursuant to this Agreement, including, without limitation, any taxes required to be withheld or paid by the Partnership pursuant to Sections 1441, 1442, 1445, 1446 or 1471-1474, inclusive, of the Code and the Regulations thereunder. Any amount paid on behalf of or with respect to a Limited Partner (other than amounts actually withheld from payments to a Limited Partner) shall constitute a loan by the Partnership, to such Limited Partner, which loan shall be repaid by such Limited Partner within fifteen (15) days after notice from the General Partner that such payment must be made unless (i) the Partnership withholds such payment from a distribution which would otherwise be made to the Limited Partner or (ii) the General Partner determines, in its sole and absolute discretion, that such payment may be satisfied out of the available funds of the Partnership which would, but for such payment, be distributed to the Limited Partner. Any amounts withheld pursuant to the foregoing clauses (i) or (ii) shall be treated as having been distributed or otherwise paid to such Limited Partner. Each Limited Partner hereby unconditionally and irrevocably grants to the Partnership a security interest in such Limited Partners Partnership Interest to secure such Limited Partners obligation to pay to the Partnership any amounts required to be paid pursuant to this Section 10.5 . If a Limited Partner fails to pay any amounts owed to the Partnership pursuant to this Section 10.5 when due, the General Partner may, in its sole and absolute discretion, elect to make the payment to the Partnership on behalf of such defaulting Limited Partner, and in such event shall be deemed to have loaned such amount to such defaulting Limited Partner and shall succeed to all rights and remedies of the Partnership as against such defaulting Limited Partner (including, without limitation, the right to receive distributions). Any amounts payable by a Limited Partner hereunder shall bear interest at the base rate on corporate loans at large United States money center commercial banks, as published from time to time in The Wall Street Journal, plus four (4) percentage points (but not higher than the maximum rate that may be charged under law) from the date such amount is due (i.e., fifteen (15) days after demand) until such amount is paid in full. Each Limited Partner shall take such actions as the Partnership or the General Partner shall request to perfect or enforce the security interest created hereunder.
ARTICLE XI
TRANSFERS AND WITHDRAWALS
Section 11.1 Transfer
A. Definition . The term transfer, when used in this Article XI with respect to a Partnership Interest or a Partnership Unit, shall be deemed to refer to a transaction by which the General Partner purports to assign all or any part of its General Partner Interest to another Person or by which a Limited Partner purports to assign all or any part of its Limited Partner Interest to another Person, and includes a sale, assignment, gift, pledge, encumbrance, hypothecation, mortgage, exchange or any other disposition by law or otherwise. The term transfer when used in this Article XI does not include any redemption or repurchase of Partnership Units by the Partnership from a Partner or acquisition of Partnership Units from a Limited Partner by the Parent pursuant to Section 8.6 or otherwise. No part of the interest of a Limited Partner shall be subject to the claims of any creditor, any spouse for alimony or support, or to legal process, and may not be voluntarily or involuntarily alienated or encumbered except as may be specifically provided for in this Agreement.
B. General . No Partnership Interest shall be transferred, in whole or in part, except in accordance with the terms and conditions set forth in this Article XI . Any transfer or purported transfer of a Partnership Interest not made in accordance with this Article XI shall be null and void.
Section 11.2 Transfers of Partnership Interests of General Partner
A. General . Other than to an Affiliate of the Parent, the General Partner may not transfer any of its Partnership Interests except in connection with (i) a transaction permitted under Section 11.2.B , (ii) a Transfer to any wholly owned Subsidiary of the General Partner or the owner of all of the ownership interests of the General Partner, or (iii) as otherwise expressly permitted under this Agreement, nor shall the General Partner withdraw as General Partner except in connection with a transaction permitted under Section 11.2.B or any Transfer, merger, consolidation, or other combination permitted under clause (ii) of this Section 11.2.A .
B. Termination Transactions . Neither the General Partner nor the Parent shall engage in any merger (including, without limitation, a triangular merger), consolidation or other combination with or into another Person (other than any transaction permitted by Section 11.2.A ), any sale of all or substantially all of its assets or any reclassification, recapitalization or change of outstanding Shares (other than a change in par value, or from par value to no par value, or as a result of a subdivision or combination as described in the definition of Conversion Factor ) (a Termination Transaction ), unless:
(i) the Consent of the Outside Limited Partners is obtained;
(ii) following such Termination Transaction, substantially all of the assets directly or indirectly owned by the surviving entity are owned directly or indirectly by the Partnership or another limited partnership or limited liability company which is the survivor of a merger, consolidation or combination of assets with the Partnership; or
(iii) in connection with such Termination Transaction all Partners either will receive, or will have the right to receive, for each Partnership Unit an amount of cash, securities, or other property equal to the product of the Conversion Factor and the greatest amount of cash, securities or other property paid to a holder of Shares, if any, corresponding to such Unit in consideration of one such Share at any time during the period from and after the date on which the Termination Transaction is consummated; provided, however, that, if in connection with the Termination Transaction, a purchase, tender or exchange offer shall have been made to and accepted by the holders of the percentage required for the approval of mergers under the organizational documents of the Parent, each holder of Partnership Units shall receive, or shall have the right to receive without any right of Consent set forth above in this Section 11.2.B , the greatest amount of cash, securities, or other property which such holder would have received had it exercised the Redemption Right and received Shares in exchange for its Partnership Units immediately prior to the expiration of such purchase, tender or exchange offer and had thereupon accepted such purchase, tender or exchange offer.
C. Creation of New General Partner . The General Partner shall not enter into an agreement or other arrangement providing for or facilitating the creation of a General Partner other than the General Partner, unless the successor General Partner executes and delivers a counterpart to this Agreement in which such General Partner agrees to be fully bound by all of the terms and conditions contained herein that are applicable to a General Partner.
Section 11.3 Limited Partners Rights to Transfer
A. General . Except to the extent expressly permitted in Sections 11.3.B and 11.3.C or in connection with the exercise of a Redemption Right pursuant to Section 8.6 , a Limited Partner may not transfer all or portion of its Partnership Interest, or any of such Limited Partners rights as a Limited Partner, without the prior written consent of the General Partner, which consent may be withheld in the General Partners sole and absolute discretion. Any transfer otherwise permitted under Sections 11.3.B and 11.3.C shall be subject to the conditions set forth in Section 11.3.D and 11.3.E , and all permitted transfers shall be subject to Section 11.5 and Section 11.6 .
B. Incapacitated Limited Partner . If a Limited Partner is subject to Incapacity, the executor, administrator, trustee, committee, guardian, conservator or receiver of such Limited Partners estate shall have all the rights of a Limited Partner, but not more rights than those enjoyed by other Limited Partner, for the purpose of settling or managing the estate and such power as the Incapacitated Limited Partner possessed to transfer all or any part of its interest in the Partnership. The Incapacity of a Limited Partner, in and of itself, shall not dissolve or terminate the Partnership.
C. Permitted Transfers . A Limited Partner may transfer, with or without the consent of the General Partner, all or a portion of its Partnership Interest (i) in the case of a Limited Partner who is an individual, to a member of his or her Immediate Family, any trust formed for the benefit of himself or herself and/or members of his or her Immediate Family, or any partnership, limited liability company, joint venture, corporation or other business entity comprised only of himself or herself and/or members of his or her Immediate Family and entities the ownership interests in which are owned by or for the benefit of himself or herself and/or
members of his or her Immediate Family, (ii) in the case of a Limited Partner which is a trust, to the beneficiaries of such trust, (iii) in the case of a Limited Partner which is a partnership, limited liability company, joint venture, corporation or other business entity to which Units were transferred pursuant to clause (i) above, to its partners, owners or stockholders, as the case may be, who are members of the Immediate Family of or are actually the Person(s) who transferred Partnership Units to it pursuant to clause (i) above, (iv) in the case of a Limited Partner which acquired Partnership Units as of the date hereof and which is a partnership, limited liability company, joint venture, corporation or other business entity, to its partners, owners, stockholders or Affiliates thereof, as the case may be, or the Persons owning the beneficial interests in any of its partners, owners or stockholders or Affiliates thereof (it being understood that this clause (iv) will apply to all of each Persons Interests whether the Partnership Units relating thereto were acquired on the date hereof or hereafter), (v) in the case of a Limited Partner which is a partnership, limited liability company, joint venture, corporation or other business entity other than any of the foregoing described in clause (iii) or (iv), in accordance with the terms of any agreement between such Limited Partner and the Partnership pursuant to which such Partnership Interest was issued, (vi) pursuant to a gift or other transfer without consideration, (vii) pursuant to applicable laws of descent or distribution, (viii) to another Limited Partner and (ix) pursuant to a grant of security interest or other encumbrance effectuated in a bona fide transaction or as a result of the exercise of remedies related thereto, subject to the provisions of Section 11.3.E hereof. A trust or other entity will be considered formed for the benefit of a Partners Immediate Family even though some other Person has a remainder interest under or with respect to such trust or other entity.
D. No Transfers Violating Securities Laws . The General Partner may prohibit any transfer of Partnership Units by a Limited Partner unless it receives a written opinion of legal counsel (which opinion and counsel shall be reasonably satisfactory to the Partnership) to such Limited Partner to the effect that such transfer would not require filing of a registration statement under the Securities Act or would not otherwise violate any federal or state securities laws or regulations applicable to the Partnership or the Partnership Unit or, at the option of the Partnership, an opinion of legal counsel to the Partnership to the same effect.
E. No Transfers to Holders of Nonrecourse Liabilities . No pledge or transfer of any Partnership Units may be made to a lender to the Partnership or any Person who is related (within the meaning of Section 1.752-4(b) of the Regulations) to any lender to the Partnership whose loan otherwise constitutes a Nonrecourse Liability unless (i) the General Partner is provided prior written notice thereof and (ii) the lender enters into an arrangement with the Partnership and the General Partner to exchange or redeem for the Redemption Amount any Partnership Units in which a security interest is held simultaneously with the time at which such lender would be deemed to be a partner in the Partnership for purposes of allocating liabilities to such lender under Section 752 of the Code.
Section 11.4 Substituted Limited Partners
A. Consent of General Partner . No Limited Partner shall have the right to substitute a transferee as a Limited Partner in its place. The General Partner shall, however, have the right to consent to the admission of a transferee of the interest of a Limited Partner pursuant to this Section 11.4 as a Substituted Limited Partner, which consent may be given or withheld by the
General Partner in its sole and absolute discretion. The General Partners failure or refusal to permit a transferee of any such interests to become a Substituted Limited Partner shall not give rise to any cause of action against the Partnership, the General Partner or any Partner. The General Partner hereby grants its consent to the admission as a Substituted Limited Partner to any bona fide financial institution that loans money or otherwise extends credit to a holder of Partnership Units and thereafter becomes the owner of such Partnership Units pursuant to the exercise by such financial institution of its rights under a pledge of such Partnership Units granted in connection with such loan or extension of credit.
B. Rights of Substituted Partner . A transferee who has been admitted as a Substituted Limited Partner in accordance with this Article XI shall have all the rights and powers and be subject to all the restrictions and liabilities of a Limited Partner under this Agreement. The admission of any transferee as a Substituted Limited Partner shall be conditioned upon the transferee executing and delivering to the Partnership an acceptance of all the terms and conditions of this Agreement (including, without limitation, the provisions of Section 15.11 ) and such other documents or instruments as may be required to effect the admission.
C. Partner Registry . Upon the admission of a Substituted Limited Partner, the General Partner shall update the Partner Registry in the books and records of the Partnership as it deems necessary to reflect such admission in the Partner Registry.
Section 11.5 Assignees
If the General Partner, in its sole and absolute discretion, does not consent to the admission of any permitted transferee under Section 11.3 as a Substituted Limited Partner, as described in Section 11.4 , such transferee shall be considered an Assignee for purposes of this Agreement. An Assignee shall be entitled to all the rights of an assignee of a limited partnership interest under the Act, including the right to receive distributions from the Partnership and the share of Net Income, Net Losses, gain, loss and Recapture Income attributable to the Partnership Units assigned to such transferee, and shall have the rights granted to the Limited Partners under Section 8.6 , but shall not be deemed to be a holder of Partnership Units for any other purpose under this Agreement, and shall not be entitled to vote such Partnership Units in any matter presented to the Limited Partners for a vote (such Partnership Units being deemed to have been voted on such matter in the same proportion as all other Partnership Units held by Limited Partners are voted). If any such transferee desires to make a further assignment of any such Partnership Units, such transferee shall be subject to all the provisions of this Article XI to the same extent and in the same manner as any Limited Partner desiring to make an assignment of Partnership Units.
Section 11.6 General Provisions
A. Withdrawal of Limited Partner . No Limited Partner may withdraw from the Partnership other than as a result of a permitted transfer of all of such Limited Partners Partnership Units in accordance with this Article XI or pursuant to redemption of all of its Partnership Units under Section 8.6 .
B. Termination of Status as Limited Partner . Any Limited Partner who shall transfer all of its Partnership Units in a transfer permitted pursuant to this Article XI or pursuant to redemption of all of its Partnership Units under Section 8.6 shall cease to be a Limited Partner.
C. Timing of Transfers . Transfers pursuant to this Article XI may only be made upon three (3) Business Days prior notice to the General Partner, unless the General Partner otherwise agrees.
D. Allocations . If any Partnership Interest is transferred during any quarterly segment of the Partnerships fiscal year in compliance with the provisions of this Article XI or redeemed or transferred pursuant to Section 8.6 , Net Income, Net Losses, each item thereof and all other items attributable to such interest for such fiscal year shall be divided and allocated between the transferor Partner and the transferee Partner by taking into account their varying interests during the fiscal year in accordance with Section 706(d) of the Code and corresponding Regulations, using the interim closing of the books method (unless the General Partner, in its sole and absolute discretion, elects to adopt a daily, weekly, or a monthly proration period, in which event Net Income, Net Losses, each item thereof and all other items attributable to such interest for such fiscal year shall be prorated based upon the applicable method selected by the General Partner). Solely for purposes of making such allocations, each of such items for the calendar month in which the transfer or redemption occurs shall be allocated to the Person who is a Partner as of midnight on the last day of said month. All distributions of Available Cash attributable to any Partnership Unit with respect to which the Partnership Record Date is before the date of such transfer, assignment or redemption shall be made to the transferor Partner or the Redeeming Partner, as the case may be, and, in the case of a transfer or assignment other than a redemption, all distributions of Available Cash thereafter attributable to such Partnership Unit shall be made to the transferee Partner.
E. Additional Restrictions . Notwithstanding anything to the contrary herein, and in addition to any other restrictions on transfer herein contained, including, without limitation, the provisions of Article VII and this Article XI , in no event may any transfer or assignment of a Partnership Interest by any Partner (including pursuant to Section 8.6 ) be made without the express consent of the General Partner, in its sole and absolute discretion, (i) to any person or entity who lacks the legal right, power or capacity to own a Partnership Interest; (ii) in violation of applicable law; (iii) of any component portion of a Partnership Interest, such as the Capital Account, or rights to distributions, separate and apart from all other components of a Partnership Interest; (iv) if in the opinion of legal counsel to the Partnership there is a significant risk that such transfer would cause a termination of the Partnership for U.S. federal or state income tax purposes (except as a result of the redemption or exchange for Shares of all Partnership Units held by all Limited Partners other than the General Partner, or any Subsidiary of either, or pursuant to a transaction expressly permitted under Section 11.2 ); (v) if in the opinion of counsel to the Partnership, there is a significant risk that such transfer would cause the Partnership to be treated as an association taxable as a corporation for U.S. federal income tax purposes; (vi) if such transfer requires the registration of such Partnership Interest pursuant to any applicable federal or state securities laws; (vii) if such transfer is effectuated through an established securities market or a secondary market (or the substantial equivalent thereof) within the meaning of Section 7704 of the Code and the Regulations thereunder or such transfer causes the Partnership to become a publicly traded partnership, as such term is defined in Sections
469(k)(2) or 7704(b) of the Code (provided, however, that, this clause (vii) shall not be the basis for limiting or restricting in any manner the exercise of the Redemption Right under Section 8.6 unless, and only to the extent that, outside tax counsel provides to the General Partner an opinion to the effect that, in the absence of such limitation or restriction, there is a significant risk that the Partnership will be treated as a publicly traded partnership and, by reason thereof, taxable as a corporation for U.S. federal income tax purposes); (viii) if such transfer subjects the Partnership or the activities of the Partnership to regulation under the Investment Company Act of 1940, the Investment Advisors Act of 1940 or ERISA, each as amended; or (ix) if in the opinion of legal counsel for the Partnership, there is a risk that such transfer would adversely affect the ability of the Parent to qualify or continue to qualify as a REIT or subject the Parent to any additional taxes under Sections 857 or 4981 of the Code.
F. Avoidance of Publicly Traded Partnership Status . The General Partner shall monitor the transfers of interests in the Partnership to determine (i) if such interests are being traded on an established securities market or a secondary market (or the substantial equivalent thereof) within the meaning of Section 7704 of the Code and (ii) whether additional transfers of interests would result in the Partnership being unable to qualify for at least one of the safe harbors set forth in Regulations Section 1.7704-1 (or such other guidance subsequently published by the IRS setting forth safe harbors under which interests will not be treated as readily tradable on a secondary market (or the substantial equivalent thereof) within the meaning of Section 7704 of the Code) (the Safe Harbors ). The General Partner shall take all steps reasonably necessary or appropriate to prevent any trading of interests or any recognition by the Partnership of transfers made on such markets and, except as otherwise provided herein, to insure that at least one of the Safe Harbors is met; provided, however, that the foregoing shall not authorize the General Partner to limit or restrict in any manner the right of any holder of a Partnership Unit to exercise the Redemption Right in accordance with the terms of Section 8.6 unless, and only to the extent that, outside tax counsel provides to the General Partner an opinion to the effect that, in the absence of such limitation or restriction, there is a significant risk that the Partnership will be treated as a publicly traded partnership and, by reason thereof, taxable as a corporation.
ARTICLE XII
ADMISSION OF PARTNERS
Section 12.1 Admission of a Successor General Partner
A successor to all of the General Partners General Partner Interest pursuant to Section 11.2 who is proposed to be admitted as a successor General Partner shall be admitted to the Partnership as the General Partner, effective upon such transfer. Any such successor shall carry on the business of the Partnership without dissolution. In such case, the admission shall be subject to such successor General Partner executing and delivering to the Partnership an acceptance of all of the terms and conditions of this Agreement and such other documents or instruments as may be required to effect the admission.
Section 12.2 Admission of Additional Limited Partners
A. General . No Person shall be admitted as an Additional Limited Partner without the consent of the General Partner, which consent shall be given or withheld in the General Partners sole and absolute discretion. A Person who makes a Capital Contribution to the Partnership in accordance with this Agreement or who exercises an option to receive Partnership Units shall be admitted to the Partnership as an Additional Limited Partner only with the consent of the General Partner and only upon furnishing to the General Partner (i) evidence of acceptance in form satisfactory to the General Partner of all of the terms and conditions of this Agreement, including, without limitation, the power of attorney granted in Section 15.11 and (ii) such other documents or instruments as may be required in the discretion of the General Partner to effect such Persons admission as an Additional Limited Partner. The admission of any Person as an Additional Limited Partner shall become effective on the date upon which the name of such Person is recorded on the books and records of the Partnership, following the consent of the General Partner to such admission.
B. Allocations to Additional Limited Partners . If any Additional Limited Partner is admitted to the Partnership on any day other than the first day of a Fiscal Year, then Net Income, Net Losses, each item thereof and all other items allocable among Partners and Assignees for such Fiscal Year shall be allocated among such Additional Limited Partner and all other Partners and Assignees by taking into account their varying interests during the Fiscal Year in accordance with Section 706(d) of the Code, using the interim closing of the books method (unless the General Partner, in its sole and absolute discretion, elects to adopt a daily, weekly or monthly proration method, in which event Net Income, Net Losses, and each item thereof would be prorated based upon the applicable period selected by the General Partner). Solely for purposes of making such allocations, each of such items for the calendar month in which an admission of any Additional Limited Partner occurs shall be allocated among all the Partners and Assignees including such Additional Limited Partner. All distributions of Available Cash with respect to which the Partnership Record Date is before the date of such admission shall be made solely to Partners and Assignees other than the Additional Limited Partner, and all distributions of Available Cash thereafter shall be made to all the Partners and Assignees including such Additional Limited Partner.
Section 12.3 Amendment of Agreement and Certificate of Limited Partnership
For the admission to the Partnership of any Partner, the General Partner shall take all steps necessary and appropriate under the Act to amend the records of the Partnership and, if necessary, to prepare as soon as practical an amendment of this Agreement (including an amendment to the Partner Registry) and, if required by law, shall prepare and file an amendment to the Certificate of Limited Partnership and may for this purpose exercise the power of attorney granted pursuant to Section 15.11 .
Section 12.4 Limit on Number of Partners
Unless otherwise permitted by the General Partner in its sole and absolute discretion, no Person shall be admitted to the Partnership as an Additional Limited Partner if the effect of such
admission would be to cause the Partnership to have a number of Partners that would cause the Partnership to become a reporting company under the Exchange Act.
ARTICLE XIII
DISSOLUTION AND LIQUIDATION
Section 13.1 Dissolution
The Partnership shall not be dissolved by the admission of Substituted Limited Partners or Additional Limited Partners or by the admission of a successor General Partner in accordance with the terms of this Agreement. Upon the withdrawal of the General Partner, any successor General Partner shall continue the business of the Partnership. The Partnership shall dissolve, and its affairs shall be wound up, upon the first to occur of any of the following ( Liquidating Events ):
(i) an event of withdrawal of the General Partner (other than an event of bankruptcy) unless within ninety (90) days after the withdrawal, the written Consent of the Outside Limited Partners to continue the business of the Partnership and to the appointment, effective as of the date of withdrawal, of a substitute General Partner is obtained;
(ii) an election to dissolve the Partnership made by the General Partner, in its sole and absolute discretion;
(iii) entry of a decree of judicial dissolution of the Partnership pursuant to the provisions of the Act;
(iv) ninety (90) days after the sale of all or substantially all of the assets and properties of the Partnership for cash or for marketable securities;
(v) the redemption of all Partnership Units other than those held by the General Partner; or
(vi) a final and non-appealable judgment is entered by a court of competent jurisdiction ruling that the General Partner is bankrupt or insolvent, or a final and non-appealable order for relief is entered by a court with appropriate jurisdiction against the General Partner, in each case under any federal or state bankruptcy or insolvency laws as now or hereafter in effect, unless prior to or at the time of the entry of such order or judgment, the written Consent of the Outside Limited Partners is obtained to continue the business of the Partnership and to the appointment, effective as of a date prior to the date of such order or judgment, of a substitute General Partner.
Section 13.2 Winding Up
A. General . Upon the occurrence of a Liquidating Event, the Partnership shall continue solely for the purposes of winding up its affairs in an orderly manner, liquidating its assets, and satisfying the claims of its creditors and Partners. No Partner shall take any action that is inconsistent with, or not necessary to or appropriate for, the winding up of the
Partnerships business and affairs. The General Partner (or, if there is no remaining General Partner, any Person elected by a majority in interest of the Limited Partners (the Liquidator )) shall be responsible for overseeing the winding up and dissolution of the Partnership and shall take full account of the Partnerships liabilities and property and the Partnership property shall be liquidated as promptly as is consistent with obtaining the fair value thereof, and the proceeds therefrom (which may, to the extent determined by the General Partner, include equity or other securities of the General Partner or any other entity) shall be applied and distributed in the following order:
(1) First, to the payment and discharge of all of the Partnerships debts and liabilities to creditors other than the Partners;
(2) Second, to the payment and discharge of all of the Partnerships debts and liabilities to the General Partner;
(3) Third, to the payment and discharge of all of the Partnerships debts and liabilities to the Limited Partners;
(4) Fourth, to the holders of Partnership Interests that are entitled to any preference in distribution upon liquidation in accordance with the rights of any such class or series of Partnership Interests (and, within each such class or series, to each holder thereof pro rata based on its Percentage Interest in such class); and
(5) The balance, if any, to the Partners in accordance with their positive Capital Accounts, after giving effect to all contributions, distributions, and allocations for all periods.
The General Partner shall not receive any additional compensation for any services performed pursuant to this Article XIII .
B. Deferred Liquidation . Notwithstanding the provisions of Section 13.2.A which require liquidation of the assets of the Partnership, but subject to the order of priorities set forth therein, if prior to or upon dissolution of the Partnership the Liquidator determines that an immediate sale of part or all of the Partnerships assets would be impractical or would cause undue loss to the Partners, the Liquidator may, in its sole and absolute discretion, defer for a reasonable time the liquidation of any assets except those necessary to satisfy liabilities of the Partnership (including to those Partners as creditors) or distribute to the Partners, in lieu of cash, as tenants in common and in accordance with the provisions of Section 13.2.A , undivided interests in such Partnership assets as the Liquidator deems not suitable for liquidation. Any such distributions in kind shall be made only if, in the good faith judgment of the Liquidator, such distributions in kind are in the best interest of the Partners, and shall be subject to such conditions relating to the disposition and management of such properties as the Liquidator deems reasonable and equitable and to any agreements governing the operation of such properties at such time. The Liquidator shall determine the fair market value of any property distributed in kind using such reasonable method of valuation as it may adopt.
Section 13.3 Compliance with Timing Requirements of Regulations; Restoration of Deficit Capital Accounts
A. Timing of Distributions . If the Partnership is liquidated within the meaning of Regulations Section 1.704-1(b)(2)(ii)(g), distributions shall be made under this Article XIII to the General Partner and Limited Partners who have positive Capital Accounts in compliance with Regulations Section 1.704-1(b)(2)(ii)(b)(2). In the discretion of the General Partner, a pro rata portion of the distributions that would otherwise be made to the General Partner and Limited Partners pursuant to this Article XIII may be: (A) distributed to a trust established for the benefit of the General Partner and Limited Partners for the purposes of liquidating Partnership assets, collecting amounts owed to the Partnership and paying any contingent or unforeseen liabilities or obligations of the Partnership or of the General Partner arising out of or in connection with the Partnership (in which case the assets of any such trust shall be distributed to the General Partner and Limited Partners from time to time, in the reasonable discretion of the General Partner, in the same proportions as the amount distributed to such trust by the Partnership would otherwise have been distributed to the General Partner and Limited Partners pursuant to this Agreement); or (B) withheld to provide a reasonable reserve for Partnership liabilities (contingent or otherwise) and to reflect the unrealized portion of any installment obligations owed to the Partnership; provided, however, that such withheld amounts shall be distributed to the General Partner and Limited Partners as soon as practicable.
B. Restoration of Deficit Capital Accounts upon Liquidation of the Partnership . If any Partner has a deficit balance in its Capital Account (after giving effect to all contributions, distributions and allocations for all taxable years, including the year during which such liquidation occurs), such Partner shall have no obligation to make any contribution to the capital of the Partnership with respect to such deficit, and such deficit shall not be considered a debt owed to the Partnership or to any other Person for any purpose whatsoever, except as otherwise set forth in this Section 13.3.B , or as otherwise expressly agreed in writing by the affected Partner and the Partnership after the date hereof. Notwithstanding the foregoing, (i) if the General Partner has a deficit balance in its Capital Account (after giving effect to all contributions, distributions, and allocations for all Partnership years or portions thereof, including the year during which such liquidation occurs), the General Partner shall contribute to the capital of the Partnership the amount necessary to restore such deficit balance to zero in compliance with Regulations Section 1.704-1(b)(2)(ii)(b)(3); (ii) if a DRO Partner has a deficit balance in its Capital Account (after giving effect to all contributions, distributions, and allocations for all Partnership Years or portions thereof, including the year during which such liquidation occurs), such DRO Partner shall be obligated to make a contribution to the Partnership with respect to any such deficit balance in such DRO Partners Capital Account upon a liquidation of the Partnership in an amount equal to the lesser of such deficit balance or such DRO Partners DRO Amount; and (iii) the first sentence of this Section 13.3.B shall not apply with respect to any other Partner to the extent, but only to such extent, that such Partner previously has agreed in writing, with the consent of the General Partner, to undertake an express obligation to restore all or any portion of a deficit that may exist in its Capital Account upon a liquidation of the Partnership. No Limited Partner shall have any right to become a DRO Partner, to increase its DRO Amount, or otherwise agree to restore any portion of any deficit that may exist in its Capital Account without the express written consent of the General Partner, in its sole and absolute discretion. Any contribution required of a Partner under this Section 13.3.B
shall be made on or before the later of (i) the end of the Partnership Year in which the interest is liquidated or (ii) the ninetieth (90th) day following the date of such liquidation. The proceeds of any contribution to the Partnership made by a DRO Partner with respect to a deficit in such DRO Partners Capital Account balance shall be treated as a Capital Contribution by such DRO Partner and the proceeds thereof shall be treated as assets of the Partnership to be applied as set forth in Section 13.2.A .
C. Restoration of Deficit Capital Accounts upon a Liquidation of a Partners Interest by Transfer . If a DRO Partners interest in the Partnership is liquidated within the meaning of Regulations Section 1.704-1(b)(2)(ii)(g) (other than in connection with a liquidation of the Partnership) which term shall include a redemption by the Partnership of such DRO Partners interest upon exercise of the Redemption Right, and such DRO Partner is designated on Exhibit E as a Part II DRO Partner, such DRO Partner shall be required to contribute cash to the Partnership equal to the lesser of (i) the amount required to increase its Capital Account balance as of such date to zero, or (ii) such DRO Partners DRO Amount. For this purpose, (i) the DRO Partners deficit Capital Account balance shall be determined by taking into account all contributions, distributions, and allocations for the portion of the Fiscal Year ending on the date of the liquidation or redemption, and (ii) solely for purposes of determining such DRO Partners Capital Account balance, the General Partner shall redetermine the Carrying Value of the Partnerships assets on such date based upon the principles set forth in Sections 1.D.(3) and (4) of Exhibit B hereto, and shall take into account the DRO Partners allocable share of any Unrealized Gain or Unrealized Loss resulting from such redetermination in determining the balance of its Capital Account. The amount of any payment required hereunder shall be due and payable within the time period specified in the second to last sentence of Section 13.3.B .
D. Effect of the Death of a DRO Partner . After the death of a DRO Partner who is an individual, the executor of the estate of such DRO Partner may elect to reduce (or eliminate) the DRO Amount of such DRO Partner. Such elections may be made by such executor by delivering to the General Partner within two hundred and seventy (270) days of the death of such Limited Partner, a written notice setting forth the maximum deficit balance in its Capital Account that such executor agrees to restore under this Section 13.3 , if any. If such executor does not make a timely election pursuant to this Section 13.3 (whether or not the balance in the applicable Capital Account is negative at such time), then the DRO Partners estate (and the beneficiaries thereof who receive distributions of Partnership Interests therefrom) shall be deemed a DRO Partner with a DRO Amount in the same amount as the deceased DRO Partner. Any DRO Partner which itself is a partnership for U.S. federal income tax purposes may likewise elect, after the date of its partners death to reduce (or eliminate) its DRO Amount by delivering a similar notice to the General Partner within the time period specified above, and in the absence of any such notice the DRO Amount of such DRO Partner shall not be reduced to reflect the death of any of its partners.
Section 13.4 Rights of Limited Partners
Except as otherwise provided in this Agreement, each Limited Partner shall look solely to the assets of the Partnership for the return of its Capital Contributions and shall have no right or power to demand or receive property other than cash from the Partnership. Except as otherwise
expressly provided in this Agreement, no Limited Partner shall have priority over any other Limited Partner as to the return of its Capital Contributions, distributions, or allocations.
Section 13.5 Notice of Dissolution
If a Liquidating Event occurs or an event occurs that would, but for provisions of an election or objection by one or more Partners pursuant to Section 13.1 , result in a dissolution of the Partnership, the General Partner shall, within thirty (30) days thereafter, provide written notice thereof to each of the Partners and to all other parties with whom the Partnership regularly conducts business (as determined in the discretion of the General Partner).
Section 13.6 Cancellation of Certificate of Limited Partnership
Upon the completion of the liquidation of the Partnership cash and property as provided in Section 13.2 , the Partnership shall be terminated and the Certificate of Limited Partnership and all qualifications of the Partnership as a foreign limited partnership in jurisdictions other than the State of Delaware shall be canceled and such other actions as may be necessary to terminate the Partnership shall be taken.
Section 13.7 Reasonable Time for Winding Up
A reasonable time shall be allowed for the orderly winding up of the business and affairs of the Partnership and the liquidation of its assets pursuant to Section 13.2 , to minimize any losses otherwise attendant upon such winding-up, and the provisions of this Agreement shall remain in effect among the Partners during the period of liquidation.
Section 13.8 Waiver of Partition
Each Partner hereby waives any right to partition of the Partnership property.
Section 13.9 Liability of Liquidator
The Liquidator shall be indemnified and held harmless by the Partnership in the same manner and to the same degree as an Indemnitee may be indemnified pursuant to Section 7.7 .
ARTICLE XIV
AMENDMENT OF PARTNERSHIP AGREEMENT; MEETINGS
Section 14.1 Amendments
A. General . Amendments to this Agreement may be proposed by the General Partner or by any Limited Partner holding Partnership Interests representing twenty-five percent (25%) or more of the Percentage Interest of the Class A Units. Following such proposal (except an amendment governed by Section 14.1.B ), the General Partner shall submit any proposed amendment to the Limited Partners. The General Partner shall seek the written Consent of the Partners as set forth in this Section 14.1 on the proposed amendment or shall call a meeting to vote thereon and to transact any other business that it may deem appropriate. For purposes of
obtaining a written Consent, the General Partner may require a response within a reasonable specified time, but not less than fifteen (15) days, any failure to respond in such time period shall constitute a vote in favor of the recommendation of the General Partner. A proposed amendment shall be adopted and be effective as an amendment hereto if it is approved by the General Partner and, except as provided in Section 14.1.B , 14.1.C or 14.1.D , it receives the Consent of the Partners holding Partnership Interests representing more than fifty percent (50%) of the Percentage Interest of the Class A Units (including Class A Units held by the Parent).
B. Amendments Not Requiring Limited Partner Approval . Notwithstanding Section 14.1.A but subject to Section 14.1.C , the General Partner shall have the power, without the Consent of the Limited Partners, to amend this Agreement as may be required to facilitate or implement any of the following purposes:
(1) to add to the obligations of the General Partner or surrender any right or power granted to the General Partner or any Affiliate of the General Partner for the benefit of the Limited Partners;
(2) to reflect the admission, substitution, termination, or withdrawal of Partners in accordance with this Agreement (which may be effected through the replacement of the Partner Registry with an amended Partner Registry);
(3) to set forth the designations, rights, powers, duties, and preferences of the holders of any additional Partnership Interests issued pursuant to Article IV ;
(4) to reflect a change that does not adversely affect the Limited Partners in any material respect, or to cure any ambiguity, correct or supplement any provision in this Agreement not inconsistent with law or with other provisions of this Agreement, or make other changes with respect to matters arising under this Agreement that will not be inconsistent with law or with the provisions of this Agreement;
(5) to satisfy any requirements, conditions, or guidelines contained in any order, directive, opinion, ruling or regulation of a federal, state or local agency or contained in federal, state or local law;
(6) to modify the method by which Partners Capital Accounts, or any debits or credits thereto, are computed, in each case in accordance with Section 1.E of Exhibit B to this Agreement; and
(7) to include provisions in the Agreement that may be referenced in any rulings, regulations, notices, announcements, or other guidance regarding the U.S. federal income tax treatment of compensatory partnership interests issued and made effective after the date hereof or in connection with any elections that the General Partner determines to be necessary or advisable in respect of any such guidance. Any such amendment may include, without limitation, (a) a provision authorizing or directing the General Partner to make any election under such guidance, (b) a covenant by the Partnership that all of the Partners must (I) comply with the such guidance and (II) take all actions (or, as the case may be, not take any action) necessary, including providing the Partnership with any required information, to permit the Partnership to comply with the requirements set forth or referred to in the Regulations for
such election or other related guidance from the IRS, and (c) an amendment to the capital account maintenance provisions and the allocation provisions contained in Exhibit B or Exhibit C of this Agreement so that such provisions comply with (I) the provisions of the Code and the Regulations as they apply to the issuance of compensatory partnership interests and (II) the requirements of such guidance and any election made by the General Partner with respect thereto, including, a provision requiring forfeiture allocations as appropriate.
The General Partner shall notify the Limited Partners in writing when any action under this Section 14.1.B is taken in the next regular communication to the Limited Partners or within ninety (90) days of the date thereof, whichever is earlier.
C. Amendments Requiring Limited Partner Approval (Excluding the Parent) . Notwithstanding Sections 14.1.A and 14.1.B , without the Consent of the Outside Limited Partners, the General Partner shall not amend Section 4.2.A , Section 7.1.A (second sentence only), Section 7.5 , Section 7.6 , Section 7.8 , Section 7.11 , Section 11.2 , Section 13.1 , the last sentence of Section 11.4.A (provided, however, that no such amendment shall in any event adversely affect the rights of any lender who made a loan or who extended credit and received in connection therewith a pledge of Partnership Units prior to the date such amendment is adopted unless, and only to the extent such lender consents thereto), this Section 14.1.C or Section 14.2 .
D. Other Amendments Requiring Certain Limited Partner Approval . Notwithstanding anything in this Section 14.1 to the contrary, this Agreement shall not be amended with respect to any Partner adversely affected without the Consent of such Partner adversely affected or to any Assignee who is a bona fide financial institution that loans money or otherwise extends credit to a holder of Partnership Units that is adversely affected, but in either case only if such amendment would (i) convert such Limited Partners interest in the Partnership into a general partners interest, (ii) modify the limited liability of such Limited Partner, (iii) amend Section 7.11 , (iv) amend Article V or Article VI (except as permitted pursuant to Sections 4.2 , 5.4 , 6.2 and 14.1.B(3) ), (v) amend Section 8.6 or any defined terms set forth in Article I that relate to the Redemption Right (except as permitted in Section 8.6.E ), or (vi) amend Sections 11.3 or 11.5 , or add any additional restrictions to Section 11.6.E or amend Section 14.1.B(4) or this Section 14.1.D .
E. Amendment and Restatement of Partner Registry Not an Amendment . Notwithstanding anything in this Article XIV or elsewhere in this Agreement to the contrary, any amendment and restatement of the Partner Registry by the General Partner to reflect events or changes otherwise authorized or permitted by this Agreement shall not be deemed an amendment of this Agreement and may be done at any time and from time to time, as determined by the General Partner without the Consent of the Limited Partners and without any notice requirement.
Section 14.2 Meetings of the Partners
A. General . Meetings of the Partners may be called by the General Partner and shall be called upon the receipt by the General Partner of a written request by Limited Partners holding Partnership Interests representing twenty-five percent (25%) or more of the Percentage Interest of the Class A Units (including Class A Units held by the Parent). The call shall state the nature of the business to be transacted. Notice of any such meeting shall be given to all
Partners not less than seven (7) days nor more than thirty (30) days prior to the date of such meeting. Partners entitled to vote may vote in person or by proxy at such meeting. Whenever the vote or Consent of Partners is permitted or required under this Agreement, such vote or Consent may be given at a meeting of Partners or may be given in accordance with the procedure prescribed in Section 14.1.A . Except as otherwise expressly provided in this Agreement, the Consent of holders of Partnership Interests representing a majority of the Percentage Interests of the Class A Units shall control (including Class A Units held by the Parent).
B. Actions Without a Meeting . Except as otherwise expressly provided by this Agreement, any action required or permitted to be taken at a meeting of the Partners may be taken without a meeting if a written consent setting forth the action so taken is signed by Partners holding Partnership Interests representing more than fifty percent (50%) (or such other percentage as is expressly required by this Agreement) of the Percentage Interest of the Class A Units (including Class A Units held by the Parent). Such consent may be in one instrument or in several instruments, and shall have the same force and effect as a vote of Partners. Such consent shall be filed with the General Partner. An action so taken shall be deemed to have been taken at a meeting held on the date on which written consents from the Partners holding the required Percentage Interest of the Class A Units have been filed with the General Partner.
C. Proxy . Each Limited Partner may authorize any Person or Persons to act for him by proxy on all matters in which a Limited Partner is entitled to participate, including waiving notice of any meeting, or voting or participating at a meeting. Every proxy must be signed by the Limited Partner or its attorney-in-fact. No proxy shall be valid after the expiration of eleven (11) months from the date thereof unless otherwise provided in the proxy. Every proxy shall be revocable at the pleasure of the Limited Partner executing it, such revocation to be effective upon the Partnerships receipt of written notice thereof.
D. Conduct of Meeting . Each meeting of Partners shall be conducted by the General Partner or such other Person as the General Partner may appoint pursuant to such rules for the conduct of the meeting as the General Partner or such other Person deems appropriate.
ARTICLE XV
GENERAL PROVISIONS
Section 15.1 Addresses and Notice
Any notice, demand, request or report required or permitted to be given or made to a Partner or Assignee under this Agreement shall be in writing and shall be deemed given or made when delivered in person, when sent by first class United States mail or by other means of written communication (including, but not limited to, via e-mail) to the Partner or Assignee at the address set forth in the Partner Registry or such other address as the Partners shall notify the General Partner in writing.
Section 15.2 Titles and Captions
All article or section titles or captions in this Agreement are for convenience only. They shall not be deemed part of this Agreement and in no way define, limit, extend or describe the
scope or intent of any provisions hereof. Except as specifically provided otherwise, references to Articles Sections and Exhibits are to Articles, Sections and Exhibits of this Agreement.
Section 15.3 Pronouns and Plurals
Whenever the context may require, any pronoun used in this Agreement shall include the corresponding masculine, feminine or neuter forms, and the singular form of nouns, pronouns and verbs shall include the plural and vice versa.
Section 15.4 Further Action
The parties shall execute and deliver all documents, provide all information and take or refrain from taking action as may be necessary or appropriate to achieve the purposes of this Agreement.
Section 15.5 Binding Effect
This Agreement shall be binding upon and inure to the benefit of the parties hereto and their heirs, executors, administrators, successors, legal representatives and permitted assigns.
Section 15.6 Creditors
Other than as expressly set forth herein with regard to any Indemnitee, none of the provisions of this Agreement shall be for the benefit of, or shall be enforceable by, any creditor of the Partnership.
Section 15.7 Waiver
No failure by any party to insist upon the strict performance of any covenant, duty, agreement or condition of this Agreement or to exercise any right or remedy consequent upon a breach thereof shall constitute waiver of any such breach or any other covenant, duty, agreement or condition.
Section 15.8 Counterparts
This Agreement may be executed in counterparts, all of which together shall constitute one agreement binding on all the parties hereto, notwithstanding that all such parties are not signatories to the original or the same counterpart. Each party shall become bound by this Agreement immediately upon affixing its signature hereto.
Section 15.9 Applicable Law
This Agreement shall be construed and enforced in accordance with and governed by the laws of the State of Delaware, without regard to the principles of conflicts of law.
Section 15.10 Invalidity of Provisions
If any provision of this Agreement is or becomes invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not be affected thereby.
Section 15.11 Power of Attorney
A. General . Each Limited Partner and each Assignee who accepts Partnership Units (or any rights, benefits or privileges associated therewith) is deemed to irrevocably constitute and appoint the General Partner, any Liquidator and authorized officers and attorneys-in-fact of each, and each of those acting singly, in each case with full power of substitution, as its true and lawful agent and attorney-in-fact, with full power and authority in its name, place and stead to:
(1) execute, swear to, acknowledge, deliver, file and record in the appropriate public offices (a) all certificates, documents and other instruments (including, without limitation, this Agreement and the Certificate of Limited Partnership and all amendments or restatements thereof) that the General Partner or any Liquidator deems appropriate or necessary to form, qualify or continue the existence or qualification of the Partnership as a limited partnership (or a partnership in which the limited partners have limited liability) in the State of Delaware and in all other jurisdictions in which the Partnership may conduct business or own property, (b) all instruments that the General Partner or any Liquidator deem appropriate or necessary to reflect any amendment, change, modification or restatement of this Agreement in accordance with its terms, (c) all conveyances and other instruments or documents that the General Partner or any Liquidator deems appropriate or necessary to reflect the dissolution and liquidation of the Partnership pursuant to the terms of this Agreement, including, without limitation, a certificate of cancellation, (d) all instruments relating to the admission, withdrawal, removal or substitution of any Partner pursuant to, or other events described in, Article XI , XII or XIII or the Capital Contribution of any Partner and (e) all certificates, documents and other instruments relating to the determination of the rights, preferences and privileges of Partnership Interests; and
(2) execute, swear to, acknowledge and file all ballots, consents, approvals, waivers, certificates and other instruments appropriate or necessary, in the sole and absolute discretion of the General Partner or any Liquidator, to make, evidence, give, confirm or ratify any vote, consent, approval, agreement or other action which is made or given by the Partners hereunder or is consistent with the terms of this Agreement or appropriate or necessary, in the sole and absolute discretion of the General Partner or any Liquidator, to effectuate the terms or intent of this Agreement.
Nothing contained in this Section 15.11 shall be construed as authorizing the General Partner or any Liquidator to amend this Agreement except in accordance with Article XIV or as may be otherwise expressly provided for in this Agreement.
B. Irrevocable Nature . The foregoing power of attorney is hereby declared to be irrevocable and a power coupled with an interest, in recognition of the fact that each of the Partners will be relying upon the power of the General Partner or any Liquidator to act as contemplated by this Agreement in any filing or other action by it on behalf of the Partnership,
and it shall survive and not be affected by the subsequent Incapacity of any Limited Partner or Assignee and the transfer of all or any portion of such Limited Partners or Assignees Partnership Units and shall extend to such Limited Partners or Assignees heirs, successors, assigns and personal representatives. Each such Limited Partner or Assignee hereby agrees to be bound by any representation made by the General Partner or any Liquidator, acting in good faith pursuant to such power of attorney; and each such Limited Partner or Assignee hereby waives any and all defenses which may be available to contest, negate or disaffirm the action of the General Partner or any Liquidator, taken in good faith under such power of attorney. Each Limited Partner or Assignee shall execute and deliver to the General Partner or the Liquidator, within fifteen (15) days after receipt of the General Partners or Liquidators request therefor, such further designation, powers of attorney and other instruments as the General Partner or the Liquidator, as the case may be, deems necessary to effectuate this Agreement and the purposes of the Partnership.
Section 15.12 Entire Agreement
This Agreement contains the entire understanding and agreement among the Partners with respect to the subject matter hereof and supersedes any prior written oral understandings or agreements among them with respect thereto.
Section 15.13 No Rights as Stockholders
Nothing contained in this Agreement shall be construed as conferring upon the holders of the Partnership Units any rights whatsoever as stockholders of the Parent, including, without limitation, any right to receive dividends or other distributions made to stockholders of the Parent, or to vote or to consent or receive notice as stockholders in respect to any meeting of stockholders for the election of directors of the Parent or any other matter.
Section 15.14 Limitation to Preserve REIT Status
To the extent that any amount paid or credited to the Parent or the General Partner or any of their officers, directors, employees or agents pursuant to Sections 7.4 or 7.7 would constitute gross income to the Parent for purposes of Sections 856(c)(2) or 856(c)(3) of the Code (a General Partner Payment ) then, notwithstanding any other provision of this Agreement, the amount of such General Partner Payment for any Fiscal Year shall not exceed the lesser of:
(i) an amount equal to the excess, if any, of (a) 4% of the Parents total gross income (within the meaning of Section 856(c)(3) of the Code but not including the amount of any General Partner Payments) for the Fiscal Year which is described in subsections (A) though (H) of Section 856(c)(2) of the Code over (b) the amount of gross income (within the meaning of Section 856(c)(2) of the Code) derived by the Parent from sources other than those described in subsections (A) through (H) of Section 856(c)(2) of the Code (but not including the amount of any General Partner Payments); or
(ii) an amount equal to the excess, if any of (a) 24% of the Parents total gross income (but not including the amount of any General Partner Payments) for the Fiscal Year which is described in subsections (A) through (I) of Section 856(c)(3) of the Code over (b) the amount of gross income (within the meaning of Section 856(c)(3) of the Code but not including
the amount of any General Partner Payments) derived by the Parent from sources other than those described in subsections (A) through (I) of Section 856(c)(3) of the Code;
provided, however, that General Partner Payments in excess of the amounts set forth in subparagraphs (i) and (ii) above may be made if the Parent, as a condition precedent, obtains an opinion of tax counsel that the receipt of such excess amounts would not adversely affect the Parents ability to qualify as a REIT. To the extent General Partner Payments may not be made in a given Fiscal Year due to the foregoing limitations, such General Partner Payments shall carry over and be treated as arising in the following year; provided, however, that such amounts shall not carry over for more than five (5) Fiscal Years, and if not paid within such five (5) Fiscal Year period, shall expire; and provided further that (i) as General Partner Payments are made, such payments shall be applied first to carry over amounts outstanding, if any, and (ii) with respect to carry over amounts for more than one Fiscal Year, such payments shall be applied to the earliest Fiscal Year first.
[Remainder of page intentionally left blank, signature page follows]
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first written above.
EXHIBIT A
FORM OF PARTNER REGISTRY
|
|
CLASS A UNITS |
|
||||
Name And Address Of Partner |
|
Partnership
|
|
Initial Capital
|
|
Percentage
|
|
|
|
|
|
|
|
|
|
GENERAL PARTNER: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Farmland Partners OP GP, LLC |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
LIMITED PARTNERS: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Farmland Partners Inc. |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
[NAME] |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
TOTAL CLASS A UNITS |
|
|
|
|
|
100.00000 |
% |
EXHIBIT B
CAPITAL ACCOUNT MAINTENANCE
1. Capital Accounts of the Partners
A. The Partnership shall maintain for each Partner a separate Capital Account in accordance with the rules of Regulations Section l.704-l(b)(2)(iv). Such Capital Account shall be increased by (i) the amount of all Capital Contributions and any other deemed contributions made by such Partner to the Partnership pursuant to this Agreement and (ii) all items of Partnership income and gain (including income and gain exempt from tax) computed in accordance with Section 1.B and allocated to such Partner pursuant to Section 6.1 of the Agreement and Exhibit C thereof, and decreased by (x) the amount of cash or Agreed Value of property actually distributed or deemed to be distributed to such Partner pursuant to this Agreement and (y) all items of Partnership deduction and loss computed in accordance with Section 1.B and allocated to such Partner pursuant to Section 6.1 of the Agreement and Exhibit C thereof.
B. For purposes of computing the amount of any item of income, gain, deduction or loss to be reflected in the Partners Capital Accounts, unless otherwise specified in this Agreement, the determination, recognition and classification of any such item shall be the same as its determination, recognition and classification for U.S. federal income tax purposes determined in accordance with Section 703(a) of the Code (for this purpose all items of income, gain, loss or deduction required to be stated separately pursuant to Section 703(a)(1) of the Code shall be included in taxable income or loss), with the following adjustments:
(1) Except as otherwise provided in Regulations Section 1.704-1(b)(2)(iv)(m), the computation of all items of income, gain, loss and deduction shall be made without regard to any adjustments to the adjusted bases of the assets of the Partnership pursuant to Sections 734(b) and 743(b) of the Code, provided, however, that the amounts of any adjustments to the adjusted bases of the assets of the Partnership made pursuant to Section 734 of the Code as a result of the distribution of property by the Partnership to a Partner (to the extent that such adjustments have not previously been reflected in the Partners Capital Accounts) shall be reflected in the Capital Accounts of the Partners in the manner and subject to the limitations prescribed in Regulations Section l.704-1(b)(2)(iv)(m)(4).
(2) The computation of all items of income, gain, and deduction shall be made without regard to the fact that items described in Sections 705(a)(l)(B) or 705(a)(2)(B) of the Code are not includible in gross income or are neither currently deductible nor capitalized for U.S. federal income tax purposes.
(3) Any income, gain or loss attributable to the taxable disposition of any Partnership property shall be determined as if the adjusted basis of such property as of such date of disposition were equal in amount to the Partnerships Carrying Value with respect to such property as of such date.
(4) In lieu of the depreciation, amortization, and other cost recovery deductions taken into account in computing such taxable income or loss, there shall be taken into account Depreciation for such fiscal year.
(5) In the event the Carrying Value of any Partnership asset is adjusted pursuant to Section 1.D , the amount of any such adjustment shall be taken into account as gain or loss from the disposition of such asset.
(6) Any items specially allocated under Section 2 of Exhibit C to the Agreement hereof shall not be taken into account.
C. A transferee (including any Assignee) of a Partnership Unit shall succeed to a pro rata portion of the Capital Account of the transferor in accordance with Regulations Section 1.704-1(b)(2)(iv)(l).
D. (1) Consistent with the provisions of Regulations Section 1.704-1(b)(2)(iv)(f), and as provided in Section 1.D(2), the Carrying Values of all Partnership assets shall be adjusted upward or downward to reflect any Unrealized Gain or Unrealized Loss attributable to such Partnership property, as of the times of the adjustments provided in Section 1.D(2) , as if such Unrealized Gain or Unrealized Loss had been recognized on an actual sale of each such property and allocated pursuant to Section 6.1 of the Agreement.
(2) Such adjustments shall be made as of the following times: (a) immediately prior to the acquisition of an additional interest in the Partnership by any new or existing Partner in exchange for more than a de minimis Capital Contribution; (b) immediately prior to the distribution by the Partnership to a Partner of more than a de minimis amount of property as consideration for an interest in the Partnership; (c) immediately prior to the liquidation of the Partnership within the meaning of Regulations Section 1.704-l(b)(2)(ii)(g); (d) immediately prior to the grant of an interest in the Partnership (other than a de minimis interest) as consideration for the provision of services to or for the benefit of the Partnership; (e) immediately prior to the issuance by the Partnership of a noncompensatory option to acquire an interest in the Partnership (other than an option for a de minimis interest); and (f) at such other times as are permitted by applicable Regulations and as determined in the discretion of the General Partner; provided, however, that adjustments pursuant to clauses (a), (b), (d), (e) and (f) above shall be made only if the General Partner determines that such adjustments are necessary or appropriate to reflect the relative economic interests of the Partners in the Partnership or to comply with applicable Regulations; provided further, however, that the issuance of any LTIP Unit shall be deemed to require a revaluation pursuant to this Section 1.D.
(3) In accordance with Regulations Section 1.704- l(b)(2)(iv)(e), the Carrying Value of Partnership assets distributed in kind shall be adjusted upward or downward to reflect any Unrealized Gain or Unrealized Loss attributable to such Partnership property, as of the time any such asset is distributed.
(4) In determining Unrealized Gain or Unrealized Loss for purposes of this Exhibit B , the aggregate cash amount and fair market value of all Partnership assets (including cash or cash equivalents) shall be determined by the General Partner using such reasonable
method of valuation as it may adopt, or in the case of a liquidating distribution pursuant to Article XIII of the Agreement, shall be determined and allocated by the Liquidator using such reasonable methods of valuation as it may adopt. The General Partner, or the Liquidator, as the case may be, shall allocate such aggregate fair market value among the assets of the Partnership in such manner as it determines in its sole and absolute discretion to arrive at a fair market value for individual properties.
E. The provisions of the Agreement (including this Exhibit B and the other Exhibits to the Agreement) relating to the maintenance of Capital Accounts are intended to comply with Regulations Section 1.704-1(b), and shall be interpreted and applied in a manner consistent with such Regulations. In the event the General Partner shall determine that it is prudent to modify the manner in which the Capital Accounts, or any debits or credits thereto (including, without limitation, debits or credits relating to liabilities which are secured by contributed or distributed property or which are assumed by the Partnership, the General Partner, or the Limited Partners) are computed in order to comply with such Regulations, the General Partner may make such modification without regard to Article XIV of the Agreement, provided that it is not likely to have a material effect on the amounts distributable to any Person pursuant to Article XIII of the Agreement upon the dissolution of the Partnership. The General Partner also shall (i) make any adjustments that are necessary or appropriate to maintain equality between the Capital Accounts of the Partners and the amount of Partnership capital reflected on the Partnerships balance sheet, as computed for book purposes, in accordance with Regulations Section l.704-l(b)(2)(iv)(q), and (ii) make any appropriate modifications in the event unanticipated events might otherwise cause this Agreement not to comply with Regulations Section l.704-1(b).
2. No Interest
No interest shall be paid by the Partnership on Capital Contributions or on balances in Partners Capital Accounts.
3. No Withdrawal
No Partner shall be entitled to withdraw any part of its Capital Contribution or Capital Account or to receive any distribution from the Partnership, except as provided in Articles IV , V , VII and XIII of the Agreement.
EXHIBIT C
SPECIAL ALLOCATION RULES
1. Special Allocation Rules.
Notwithstanding any other provision of the Agreement or this Exhibit C, the following special allocations shall be made in the following order:
A. Minimum Gain Chargeback . Notwithstanding the provisions of Section 6.1 of the Agreement or any other provisions of this Exhibit C, if there is a net decrease in Partnership Minimum Gain during any Fiscal Year, each Partner shall be specially allocated items of Partnership income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Partners share of the net decrease in Partnership Minimum Gain, as determined under Regulations Section 1.704-2(g). Allocations pursuant to the previous sentence shall be made in proportion to the respective amounts required to be allocated to each Partner pursuant thereto. The items to be so allocated shall be determined in accordance with Regulations Section 1.704-2(f)(6). This Section 1.A is intended to comply with the minimum gain chargeback requirements in Regulations Section 1.704-2(f) and for purposes of this Section 1.A only, each Partners Adjusted Capital Account Deficit shall be determined prior to any other allocations pursuant to Section 6.1 of the Agreement or this Exhibit C with respect to such Fiscal Year and without regard to any decrease in Partner Minimum Gain during such Fiscal Year.
B. Partner Minimum Gain Chargeback . Notwithstanding any other provision of Section 6.1 of this Agreement or any other provisions of this Exhibit C (except Section 1.A), if there is a net decrease in Partner Minimum Gain attributable to a Partner Nonrecourse Debt during any Fiscal Year, each Partner who has a share of the Partner Minimum Gain attributable to such Partner Nonrecourse Debt, determined in accordance with Regulations Section 1.704-2(i)(5), shall be specially allocated items of Partnership income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Partners share of the net decrease in Partner Minimum Gain attributable to such Partner Nonrecourse Debt, determined in accordance with Regulations Section 1.704-2(i)(5). Allocations pursuant to the previous sentence shall be made in proportion to the respective amounts required to be allocated to each General Partner and Limited Partner pursuant thereto. The items to be so allocated shall be determined in accordance with Regulations Section 1.704-2(i)(4). This Section 1.B is intended to comply with the minimum gain chargeback requirement in such Section of the Regulations and shall be interpreted consistently therewith. Solely for purposes of this Section 1.B, each Partners Adjusted Capital Account Deficit shall be determined prior to any other allocations pursuant to Section 6.1 of the Agreement or this Exhibit C with respect to such Fiscal Year, other than allocations pursuant to Section 1.A.
C. Qualified Income Offset . In the event any Partner unexpectedly receives any adjustments, allocations or distributions described in Regulations Sections 1.704-l(b)(2)(ii)(d)(4), l.704-1(b)(2)(ii)(d)(5), or 1.704-l(b)(2)(ii)(d)(6), and after giving effect to the allocations required under Sections 1.A and 1.B with respect to such Fiscal Year, such Partner has an Adjusted Capital Account Deficit, items of Partnership income and gain (consisting of a pro rata portion of each item of Partnership income, including gross income and gain for the Fiscal Year)
shall be specifically allocated to such Partner in an amount and manner sufficient to eliminate, to the extent required by the Regulations, its Adjusted Capital Account Deficit created by such adjustments, allocations or distributions as quickly as possible. This Section 1.C is intended to constitute a qualified income offset under Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted consistently therewith.
D. Gross Income Allocation . In the event that any Partner has an Adjusted Capital Account Deficit at the end of any Fiscal Year (after taking into account allocations to be made under the preceding paragraphs hereof with respect to such Fiscal Year), each such Partner shall be specially allocated items of Partnership income and gain (consisting of a pro rata portion of each item of Partnership income, including gross income and gain for the Fiscal Year) in an amount and manner sufficient to eliminate, to the extent required by the Regulations, its Adjusted Capital Account Deficit.
E. Nonrecourse Deductions . Except as may otherwise be expressly provided by the General Partner pursuant to Section 4.2 of the Agreement with respect to other classes of Partnership Units, Nonrecourse Deductions for any Fiscal Year shall be allocated only to the Partners holding Class A Units and Class B Units in accordance with their respective Percentage Interests. If the General Partner determines in its good faith discretion that the Partnerships Nonrecourse Deductions must be allocated in a different ratio to satisfy the safe harbor requirements of the Regulations promulgated under Section 704(b) of the Code, the General Partner is authorized, upon notice to the Limited Partners, to revise the prescribed ratio for such Fiscal Year to the numerically closest ratio which would satisfy such requirements.
F. Partner Nonrecourse Deductions . Any Partner Nonrecourse Deductions for any Fiscal Year shall be specially allocated to the Partner who bears the economic risk of loss with respect to the Partner Nonrecourse Debt to which such Partner Nonrecourse Deductions are attributable in accordance with Regulations Sections 1.704-2(b)(4) and 1.704-2(i).
G. Adjustments Pursuant to Code Section 734 and Section 743 . To the extent an adjustment to the adjusted tax basis of any Partnership asset pursuant to Section 734(b) or 743(b) of the Code is required, pursuant to Regulations Section 1.704-l(b)(2)(iv)(m), to be taken into account in determining Capital Accounts, the amount of such adjustment to the Capital Accounts shall be treated as an item of gain (if the adjustment increases the basis of the asset) or loss (if the adjustment decreases such basis), and such item of gain or loss shall be specially allocated to the Partners in a manner consistent with the manner in which their Capital Accounts are required to be adjusted pursuant to such Section of the Regulations.
2. Allocations for Tax Purposes
A. Except as otherwise provided in this Section 2, for U.S. federal income tax purposes, each item of income, gain, loss and deduction shall be allocated among the Partners in the same manner as its correlative item of book income, gain, loss or deduction is allocated pursuant to Section 6.1 of the Agreement and Section 1 of this Exhibit C.
B. In an attempt to eliminate Book-Tax Disparities attributable to a Contributed Property or Adjusted Property, items of income, gain, loss, and deduction shall be allocated for U.S. federal income tax purposes among the Partners as follows:
(1) (a) In the case of a Contributed Property, such items attributable thereto shall be allocated among the Partners consistent with the principles of Section 704(c) of the Code to take into account the variation between the Section 704(c) Value of such property and its adjusted basis at the time of contribution (taking into account Section 2.C of this Exhibit C); and
(b) any item of Residual Gain or Residual Loss attributable to a Contributed Property shall be allocated among the Partners in the same manner as its correlative item of book gain or loss is allocated pursuant to Section 6.1 of the Agreement and Section 1 of this Exhibit C.
(2) (a) In the case of an Adjusted Property, such items shall
(i) first, be allocated among the Partners in a manner consistent with the principles of Section 704(c) of the Code to take into account the Unrealized Gain or Unrealized Loss attributable to such property and the allocations thereof pursuant to Exhibit B;
(ii) second, in the event such property was originally a Contributed Property, be allocated among the Partners in a manner consistent with Section 2.B(1) of this Exhibit C; and
(b) any item of Residual Gain or Residual Loss attributable to an Adjusted Property shall be allocated among the Partners in the same manner its correlative item of book gain or loss is allocated pursuant to Section 6.1 of the Agreement and Section 1 of this Exhibit C.
(3) all other items of income, gain, loss and deduction shall be allocated among the Partners in the same manner as their correlative item of book gain or loss is allocated pursuant to Section 6.1 of the Agreement and Section 1 of this Exhibit C.
C. To the extent Regulations promulgated pursuant to Section 704(c) of the Code permit a Partnership to utilize alternative methods to eliminate the disparities between the Carrying Value of property and its adjusted basis, the General Partner shall have the authority to elect the method to be used by the Partnership and such election shall be binding on all Partners.
EXHIBIT D
NOTICE OF REDEMPTION
The undersigned hereby irrevocably (i) redeems Partnership Units in Farmland Partners Operating Partnership, LP (the Partnership) in accordance with the terms of the Second Amended and Restated Agreement of Limited Partnership of the Partnership, as amended, and the Redemption Right referred to therein, (ii) surrenders such Partnership Units and all right, title and interest therein and (iii) directs that the Cash Amount or Shares Amount (as determined by the General Partner) deliverable upon exercise of the Redemption Right be delivered to the address specified below, and if Shares are to be delivered, such Shares be registered or placed in the name(s) and at the address(es) specified below. The undersigned hereby represents, warrants, and certifies that the undersigned (a) has marketable and unencumbered title to such Partnership Units, free and clear of the rights of or interests of any other person or entity, (b) has the full right, power and authority to redeem and surrender such Partnership Units as provided herein and (c) has obtained the consent or approval of all persons or entities, if any, having the right to consult or approve such redemption and surrender. Capitalized terms used but not defined herein shall have the meanings assigned to them in the Second Amended and Restated Agreement of Limited Partnership of the Partnership.
Dated: |
|
|
Name of Limited Partner: |
|
|
|
|
|
|
|
|
|
||
|
|
|
||
|
|
(Signature of Limited Partner) |
||
|
|
|
||
|
|
|
||
|
|
(Street Address) |
||
|
|
|
||
|
|
|
||
|
|
(City) (State) (Zip Code) |
||
|
|
|
||
|
|
Signature Guaranteed by: |
||
|
|
|
||
|
|
|
||
|
|
|
||
|
|
|
||
IF SHARES ARE TO BE ISSUED, ISSUE TO: |
|
|
||
|
|
|
||
Name: |
|
|
|
|
|
|
|
|
|
Social Security or tax identifying number: |
|
|
|
|
EXHIBIT E
FORM OF DRO REGISTRY
|
DRO AMOUNT |
|
PART I DRO PARTNERS |
|
|
|
|
|
PART II DRO PARTNERS |
|
|
EXHIBIT F
NOTICE OF ELECTION BY PARTNER TO CONVERT
LTIP UNITS INTO CLASS A UNITS
The undersigned holder of LTIP Units hereby irrevocably (i) elects to convert LTIP Units in Farmland Partners Operating Partnership, LP (the Partnership) into Class A Units in accordance with the terms of the Second Amended and Restated Agreement of Limited Partnership of the Partnership, as amended; and (ii) directs that any cash in lieu of Class A Units that may be deliverable upon such conversion be delivered to the address specified below. The undersigned hereby represents, warrants, and certifies that the undersigned (a) has title to such LTIP Units, free and clear of the rights or interests of any other person or entity other than the Partnership; (b) has the full right, power, and authority to cause the conversion of such LTIP Units as provided herein; and (c) has obtained the consent to or approval of all persons or entities, if any, having the right to consent or approve such conversion. Capitalized terms used but not defined herein shall have the meanings assigned to them in the Second Amended and Restated Agreement of Limited Partnership of the Partnership.
Dated: |
|
|
Name of Limited Partner: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(Signature of Limited Partner) |
|
|
|
|
|
|
|
|
|
|
|
(Street Address) |
|
|
|
|
|
|
|
|
|
|
|
(City) (State) (Zip Code) |
|
|
|
|
|
|
|
Signature Guaranteed by: |
|
|
|
|
|
|
|
|
|
|
|
|
EXHIBIT G
NOTICE OF ELECTION BY PARTNERSHIP TO FORCE CONVERSION OF
LTIP UNITS INTO CLASS A UNITS
Farmland Partners Operating Partnership, LP (the Partnership) hereby irrevocably elects to cause the number of LTIP Units held by the holder of LTIP Units set forth below to be converted into Class A Units in accordance with the terms of the Second Amended and Restated Agreement of Limited Partnership of the Partnership, as amended (the Agreement). Capitalized terms used but not defined herein shall have the meanings assigned to them in the Agreement.
Name of Holder:
Date of this Notice:
Number of LTIP Units to be Converted:
Please Print: Exact Name as Registered with Partnership
EXHIBIT 10.3
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
RESTRICTED STOCK AGREEMENT
Farmland Partners Inc., a Maryland corporation (the Company), hereby grants shares of its common stock, $0.01 par value per share (Common Stock), to the Grantee named below, subject to the vesting and other conditions set forth below. Additional terms and conditions of the grant are set forth in this cover sheet and in the attachment (collectively, the Agreement) and in the Companys 2014 Equity Incentive Plan (as amended from time to time, the Plan). Capitalized terms used but not defined herein shall have the meanings given them in the Plan.
Name of Grantee:
Grantees Social Security Number: - -
Number of Restricted Shares of Common Stock:
Grant Date:
Vesting Schedule:
[ ]
[Purchase Price per Share: $ .]
By your signature below, you agree to all of the terms and conditions described herein, in the attached Agreement and in the Plan, a copy of which is also attached. You acknowledge that you have carefully reviewed the Plan, and agree that the Plan will control in the event any provision of this cover sheet or Agreement should appear to be inconsistent.
Grantee: |
|
|
Date: |
|
|
(Signature) |
|
|
|
|
|
|
|
|
Company: |
|
|
Date: |
|
|
(Signature) |
|
|
|
Title: |
|
|
|
|
Attachment
This is not a stock certificate or a negotiable instrument.
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
RESTRICTED STOCK AGREEMEN T
Restricted Stock |
|
This Agreement evidences an award of Shares in the number set forth on the cover sheet and subject to the vesting and other conditions set forth herein, in the Plan and on the cover sheet (the Restricted Stock). |
|
|
|
Transfer of Unvested Restricted Stock |
|
Unvested Restricted Stock may not be sold, assigned, transferred, pledged, hypothecated or otherwise encumbered, whether by operation of law or otherwise, nor may the Restricted Stock be made subject to execution, attachment or similar process. If you attempt to do any of these things, the Restricted Stock will immediately become forfeited. |
|
|
|
Issuance and Vesting |
|
The Company will issue your Restricted Stock in the name set forth on the cover sheet. |
|
|
|
|
|
Your rights under this Restricted Stock grant and this Agreement shall vest in accordance with the vesting schedule set forth on the cover sheet so long as you continue in Service on the vesting dates set forth on the cover sheet. |
|
|
|
|
|
Notwithstanding your vesting schedule, the Restricted Stock will become 100% vested upon your termination of Service due to your death or Disability. |
|
|
|
Change in Control |
|
Notwithstanding the vesting schedule set forth above, upon the consummation of a Change in Control, the Restricted Stock will become 100% vested (i) if the Restricted Stock are not assumed, or equivalent restricted securities are not substituted for the Restricted Stock, by the Company or its successor, or (ii) if assumed or substituted for, upon your Involuntary Termination within the 12-month period following the consummation of the Change in Control. |
|
|
|
|
|
Involuntary Termination means termination of your Service by reason of (i) your involuntary dismissal by the Company or its successor for reasons other than Cause or (ii) your voluntary resignation for Good Reason. |
|
|
|
Evidence of Issuance |
|
The issuance of the Shares under the grant of Restricted Stock evidenced by this Agreement shall be evidenced in such a manner as the Company, in its discretion, deems appropriate, including, without limitation, book-entry, direct registration or issuance of one or more share certificates, with any unvested Restricted Stock bearing the appropriate restrictions imposed by this Agreement. As your interest in the Restricted Stock vests, the recordation of the number of Restricted Stock attributable to you will be appropriately modified if necessary. |
|
|
|
Forfeiture of Unvested |
|
Unless the termination of your Service triggers accelerated vesting of your |
Restricted Stock |
|
Restricted Stock or other treatment pursuant to the terms of this Agreement, the Plan, or in an employment or any other written agreement between the Company or any Affiliate and you, you will automatically forfeit to the Company all of the unvested Restricted Stock in the event you are no longer providing Service. |
|
|
|
Leaves of Absence |
|
For purposes of this Agreement, your Service does not terminate when you go on a bona fide leave of absence that was approved by your employer in writing if the terms of the leave provide for continued Service crediting, or when continued Service crediting is required by applicable law. Your Service terminates in any event when the approved leave ends unless you immediately return to active employee work. |
|
|
|
|
|
Your employer may determine, in its discretion, which leaves count for this purpose, and when your Service terminates for all purposes under the Plan in accordance with the provisions of the Plan. Notwithstanding the foregoing, the Company may determine, in its discretion, that a leave counts for this purpose even if your employer does not agree. |
|
|
|
Withholding Taxes |
|
You agree as a condition of this grant that you will make acceptable arrangements to pay any withholding or other taxes that may be due as a result of the vesting or receipt of the Restricted Stock. In the event that the Company or any Affiliate determines that any federal, state, local or foreign tax or withholding payment is required relating to the vesting or receipt of Shares arising from this grant, the Company or any Affiliate shall have the right to require such payments from you, or withhold such amounts from other payments due to you from the Company or any Affiliate (including withholding the delivery of vested Shares otherwise deliverable under this Agreement). |
|
|
|
Retention Rights |
|
This Agreement and the grant evidenced hereby do not give you the right to be retained by the Company or any Affiliate in any capacity. Unless otherwise specified in an employment or other written agreement between the Company or any Affiliate and you, the Company or any Affiliate reserves the right to terminate your Service at any time and for any reason. |
|
|
|
Stockholder Rights |
|
You will be entitled to receive all dividends or other distributions made on outstanding Shares[; provided, that, any cash dividends will be paid in an amount of Restricted Stock equal to the per-share dividend paid on the Restricted Stock that you hold as of the record date for such dividend, which shall be subject to the same vesting, forfeiture and other conditions as the associated Restricted Stock]. No adjustments are made for dividends or other rights if the applicable record date occurs before an appropriate book entry is made (or your certificate is issued), except as described in the Plan. |
|
|
Your grant shall be subject to the terms of any applicable agreement of merger, liquidation or reorganization in the event the Company is subject to such corporate activity. |
|
|
|
Legends |
|
If and to the extent that the Shares are represented by certificates rather than book entry, all certificates representing the Shares issued under this grant shall, where applicable, have endorsed thereon the following legends: |
|
|
|
|
|
THE SHARES REPRESENTED BY THIS CERTIFICATE ARE SUBJECT TO CERTAIN VESTING, FORFEITURE AND OTHER RESTRICTIONS ON TRANSFER AND OPTIONS TO PURCHASE SUCH SHARES SET FORTH IN AN AGREEMENT BETWEEN THE COMPANY AND THE REGISTERED HOLDER, OR HIS OR HER PREDECESSOR IN INTEREST. A COPY OF SUCH AGREEMENT IS ON FILE AT THE PRINCIPAL OFFICE OF THE COMPANY AND WILL BE FURNISHED UPON WRITTEN REQUEST TO THE SECRETARY OF THE COMPANY BY THE HOLDER OF RECORD OF THE SHARES REPRESENTED BY THIS CERTIFICATE. |
|
|
|
|
|
To the extent the Shares are represented by a book entry, such book entry will contain an appropriate legend or restriction similar to the foregoing. |
|
|
|
Clawback |
|
If the Company adopts a clawback or recoupment policy, this Award will be subject to repayment to the Company to the extent so provided under the terms of such policy . |
|
|
|
Applicable Law |
|
This Agreement will be interpreted and enforced under the laws of the State of Maryland, other than any conflicts or choice of law rule or principle that might otherwise refer construction or interpretation of this Agreement to the substantive law of another jurisdiction. |
|
|
|
The Plan |
|
The text of the Plan is incorporated in this Agreement by reference. |
|
|
|
|
|
Certain capitalized terms used in this Agreement are defined in the Plan, and have the meaning set forth in the Plan. |
|
|
|
|
|
This Agreement and the Plan constitute the entire understanding between you and the Company regarding this grant. Any prior agreements, commitments or negotiations concerning this grant are superseded; except that any written employment, consulting, confidentiality, non-competition, non-solicitation and/or severance agreement between you and the Company or any Affiliate shall supersede this Agreement with respect to its subject matter. |
|
|
|
Data Privacy |
|
In order to administer the Plan, the Company may process personal data about you. Such data includes, but is not limited to, information provided in this Agreement and any changes thereto, other appropriate personal and financial data about you such as your contact information, payroll |
|
|
information and any other information that might be deemed appropriate by the Company to facilitate the administration of the Plan. |
|
|
|
|
|
By accepting this grant, you give explicit consent to the Company to process any such personal data. |
|
|
|
Code Section 409A |
|
It is intended that this Award comply with Code Section 409A or an exemption to Code Section 409A. To the extent that the Company determines that you would be subject to the additional 20% tax imposed on certain non-qualified deferred compensation plans pursuant to Code Section 409A as a result of any provision of this Agreement, such provision shall be deemed amended to the minimum extent necessary to avoid application of such additional tax. The nature of any such amendment shall be determined by the Company. For purposes of this Award, a termination of Service only occurs upon an event that would be a Separation from Service within the meaning of Code Section 409A. |
By signing this Agreement, you agree to all of the terms and conditions described above and in the Plan.
EXHIBIT 10.4
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
RESTRICTED STOCK AGREEMENT
Farmland Partners Inc., a Maryland corporation (the Company), hereby grants shares of its common stock, $0.01 par value per share (Common Stock), to the Grantee named below, subject to the vesting and other conditions set forth below. Additional terms and conditions of the grant are set forth in this cover sheet and in the attachment (collectively, the Agreement) and in the Companys 2014 Equity Incentive Plan (as amended from time to time, the Plan). Capitalized terms used but not defined herein shall have the meanings given them in the Plan.
Name of Grantee:
Grantees Social Security Number: - -
Number of Restricted Shares of Common Stock:
Grant Date:
Vesting Schedule:
[ ]
[Purchase Price per Share: $ .]
By your signature below, you agree to all of the terms and conditions described herein, in the attached Agreement and in the Plan, a copy of which is also attached. You acknowledge that you have carefully reviewed the Plan, and agree that the Plan will control in the event any provision of this cover sheet or Agreement should appear to be inconsistent.
Grantee: |
|
|
Date: |
|
|
(Signature) |
|
|
|
|
|
|
|
|
Company: |
|
|
Date: |
|
|
(Signature) |
|
|
|
Title: |
|
|
|
|
Attachment
This is not a stock certificate or a negotiable instrument.
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
RESTRICTED STOCK AGREEMENT
Restricted Stock |
|
This Agreement evidences an award of Shares in the number set forth on the cover sheet and subject to the vesting and other conditions set forth herein, in the Plan and on the cover sheet (the Restricted Stock). |
|
|
|
Transfer of Unvested Restricted Stock |
|
Unvested Restricted Stock may not be sold, assigned, transferred, pledged, hypothecated or otherwise encumbered, whether by operation of law or otherwise, nor may the Restricted Stock be made subject to execution, attachment or similar process. If you attempt to do any of these things, the Restricted Stock will immediately become forfeited. |
|
|
|
Issuance and Vesting |
|
The Company will issue your Restricted Stock in the name set forth on the cover sheet. |
|
|
|
|
|
Your rights under this Restricted Stock grant and this Agreement shall vest in accordance with the vesting schedule set forth on the cover sheet so long as you continue in Service on the vesting dates set forth on the cover sheet. |
|
|
|
|
|
Notwithstanding your vesting schedule, the Restricted Stock will become 100% vested upon your termination of Service due to your death or Disability. |
|
|
|
Change in Control |
|
Notwithstanding the vesting schedule set forth above, upon the consummation of a Change in Control, the Restricted Stock will become 100% vested. |
|
|
|
Evidence of Issuance |
|
The issuance of the Shares under the grant of Restricted Stock evidenced by this Agreement shall be evidenced in such a manner as the Company, in its discretion, deems appropriate, including, without limitation, book-entry, direct registration or issuance of one or more share certificates, with any unvested Restricted Stock bearing the appropriate restrictions imposed by this Agreement. As your interest in the Restricted Stock vests, the recordation of the number of Restricted Stock attributable to you will be appropriately modified if necessary. |
|
|
|
Forfeiture of Unvested Restricted Stock |
|
Unless the termination of your Service triggers accelerated vesting of your Restricted Stock or other treatment pursuant to the terms of this Agreement, the Plan, or any other written agreement between the Company or any Affiliate and you, you will automatically forfeit to the Company all of the unvested Restricted Stock in the event you are no longer providing Service. |
Withholding Taxes |
|
You agree as a condition of this grant that you will make acceptable arrangements to pay any withholding or other taxes that may be due as a result of the vesting or receipt of the Restricted Stock. In the event that the Company or any Affiliate determines that any federal, state, local or foreign tax or withholding payment is required relating to the vesting or receipt of Shares arising from this grant, the Company or any Affiliate shall have the right to require such payments from you, or withhold such amounts from other payments due to you from the Company or any Affiliate (including withholding the delivery of vested Shares otherwise deliverable under this Agreement). |
|
|
|
Retention Rights |
|
This Agreement and the grant evidenced hereby do not give you the right to be retained by the Company or any Affiliate in any capacity. Unless otherwise specified in a written agreement between the Company or any Affiliate and you, the Company or any Affiliate reserves the right to terminate your Service at any time and for any reason. |
|
|
|
Stockholder Rights |
|
You will be entitled to receive all dividends or other distributions made on outstanding Shares[; provided, that, any cash dividends will be paid in an amount of Restricted Stock equal to the per-share dividend paid on the Restricted Stock that you hold as of the record date for such dividend, which shall be subject to the same vesting, forfeiture and other conditions as the associated Restricted Stock]. No adjustments are made for dividends or other rights if the applicable record date occurs before an appropriate book entry is made (or your certificate is issued), except as described in the Plan. |
|
|
|
|
|
Your grant shall be subject to the terms of any applicable agreement of merger, liquidation or reorganization in the event the Company is subject to such corporate activity. |
|
|
|
Legends |
|
If and to the extent that the Shares are represented by certificates rather than book entry, all certificates representing the Shares issued under this grant shall, where applicable, have endorsed thereon the following legends: |
|
|
|
|
|
THE SHARES REPRESENTED BY THIS CERTIFICATE ARE SUBJECT TO CERTAIN VESTING, FORFEITURE AND OTHER RESTRICTIONS ON TRANSFER AND OPTIONS TO PURCHASE SUCH SHARES SET FORTH IN AN AGREEMENT BETWEEN THE COMPANY AND THE REGISTERED HOLDER, OR HIS OR HER PREDECESSOR IN INTEREST. A COPY OF SUCH AGREEMENT IS ON FILE AT THE PRINCIPAL OFFICE OF THE COMPANY AND WILL BE FURNISHED UPON WRITTEN REQUEST TO THE SECRETARY OF THE COMPANY BY THE HOLDER OF RECORD OF THE SHARES REPRESENTED BY THIS CERTIFICATE. |
|
|
To the extent the Shares are represented by a book entry, such book entry will contain an appropriate legend or restriction similar to the foregoing. |
|
|
|
Clawback |
|
If the Company adopts a clawback or recoupment policy, this Award will be subject to repayment to the Company to the extent so provided under the terms of such policy . |
|
|
|
Applicable Law |
|
This Agreement will be interpreted and enforced under the laws of the State of Maryland, other than any conflicts or choice of law rule or principle that might otherwise refer construction or interpretation of this Agreement to the substantive law of another jurisdiction. |
|
|
|
The Plan |
|
The text of the Plan is incorporated in this Agreement by reference. |
|
|
|
|
|
Certain capitalized terms used in this Agreement are defined in the Plan, and have the meaning set forth in the Plan. |
|
|
|
|
|
This Agreement and the Plan constitute the entire understanding between you and the Company regarding this grant. Any prior agreements, commitments or negotiations concerning this grant are superseded; except that any written employment, consulting, confidentiality, non-competition, non-solicitation and/or severance agreement between you and the Company or any Affiliate shall supersede this Agreement with respect to its subject matter. |
|
|
|
Corporate Activity |
|
Your grant shall be subject to the terms of any applicable agreement of merger, liquidation or reorganization in the event the Company is subject to such corporate activity. |
|
|
|
Data Privacy |
|
In order to administer the Plan, the Company may process personal data about you. Such data includes, but is not limited to, information provided in this Agreement and any changes thereto, other appropriate personal and financial data about you such as your contact information, payroll information and any other information that might be deemed appropriate by the Company to facilitate the administration of the Plan. |
|
|
|
|
|
By accepting this grant, you give explicit consent to the Company to process any such personal data. |
|
|
|
Code Section 409A |
|
It is intended that this Award comply with Code Section 409A or an exemption to Code Section 409A. To the extent that the Company determines that you would be subject to the additional 20% tax imposed on certain non-qualified deferred compensation plans pursuant to Code Section 409A as a result of any provision of this Agreement, such provision shall be deemed amended to the minimum extent necessary to avoid application of such additional tax. The nature of any such amendment shall be determined by the Company. For purposes of this Award, a termination of Service only occurs upon an event that would be a |
|
|
Separation from Service within the meaning of Code Section 409A. |
By signing this Agreement, you agree to all of the terms and conditions described above and in the Plan.
EXHIBIT 10.5
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
NON-QUALIFIED STOCK OPTION AGREEMENT
Farmland Partners Inc., a Maryland corporation (the Company), hereby grants an option (the Option) to purchase shares of its common stock, $0.01 par value per share, to the optionee named below, subject to the vesting and other conditions set forth below. Additional terms and conditions of the grant are set forth in this cover sheet and in the attachment (collectively, the Agreement), and in the Companys 2014 Equity Incentive Plan (as amended from time to time, the Plan). Capitalized terms used but not defined herein shall have the meanings given them in the Plan.
Grant Date: , 20
Name of Optionee:
Optionees Social Security Number: - -
Number of Shares Covered by Option:
Option Price per Share: $ . ( At least 100% of Fair Market Value )
Vesting Schedule [ ]
By your signature below, you agree to all of the terms and conditions described herein, in the attached Agreement and in the Plan, a copy of which is also attached. You acknowledge that you have carefully reviewed the Plan, and agree that the Plan will control in the event any provision of this cover sheet or Agreement should appear to be inconsistent.
Optionee: |
|
|
Date: |
|
|
(Signature) |
|
|
|
|
|
|
|
|
Company: |
|
|
Date: |
|
|
(Signature) |
|
|
|
Title: |
|
|
|
|
Attachment
This is not a stock certificate or a negotiable instrument.
FARMLAND PARTNERS INC.
2014 EQUITY INCENTIVE PLAN
NON-QUALIFIED STOCK OPTION AGREEMENT
Non-Qualified Option |
|
This Agreement evidences an award of an Option exercisable for that number of Shares set forth on the cover sheet and subject to the vesting and other conditions set forth herein, in the Plan and on the cover sheet. This option is intended to be a Non-qualified Stock Option under Section 422 of the Internal Revenue Code and will be interpreted accordingly. |
|
|
|
Transfer of Option |
|
During your lifetime, only you (or, in the event of your legal incapacity or incompetency, your guardian or legal representative) may exercise the Option. The Option may not be sold, assigned, transferred, pledged, hypothecated or otherwise encumbered, whether by operation of law or otherwise, nor may the Option be made subject to execution, attachment or similar process. |
|
|
|
|
|
If you attempt to do any of these things, this Option will immediately become forfeited. |
|
|
|
|
|
Notwithstanding these restrictions on transfer, the Plan administrator may authorize, in its sole discretion, the transfer of a vested Option (in whole or in part) to a Family Member. |
|
|
|
Vesting |
|
Your Option shall vest in accordance with the vesting schedule shown on the cover sheet so long as you continue in Service on the vesting dates set forth on the cover sheet and is exercisable only as to its vested portion. |
|
|
|
Termination of Service |
|
Except as provided below with respect to Involuntary Terminations occurring within the 12-month period following the consummation of a Change in Control or in the case of a termination of Service due to your death or Disability, no additional portions of the Option will vest after your Service has terminated for any reason. This Option will become 100% vested upon termination of Service due to your death or Disability. |
|
|
|
Change in Control |
|
Notwithstanding the vesting schedule set forth above, upon the consummation of a Change in Control, this option will become 100% vested (i) if it is not assumed, or equivalent options are not substituted for the options, by the Company or its successor, or (ii) if assumed or substituted for, upon your Involuntary Termination within the 12-month period following the consummation of the Change in Control. Notwithstanding any other provision in this Agreement, if assumed or substituted for, the option will expire one year after the date of your termination of Service, for any reason, within such 12-month period. |
|
|
|
|
|
Involuntary Termination means termination of your Service by reason |
|
|
of (i) your involuntary dismissal by the Company or its successor for reasons other than Cause; or (ii) your voluntary resignation for Good Reason. |
|
|
|
Forfeiture of Unvested Options / Term |
|
Unless the termination of your Service triggers accelerated vesting or other treatment of your Option pursuant to the terms of this Agreement, the Plan, or in an employment or any other written agreement between the Company or Affiliate and you, you will automatically forfeit to the Company those portions of the Option that have not yet vested in the event your Service terminates for any reason. |
|
|
|
|
|
Your option will expire in any event at the close of business at Company headquarters on the day before the 10th anniversary of the Grant Date, as shown on the cover sheet. Your option will expire earlier if your Service terminates, as described below. |
|
|
|
Expiration of Vested Options After Service Terminates |
|
If your Service terminates for any reason, other than death, Disability or Cause, then the vested portion of your Option will expire at the close of business at Company headquarters on the 90th day after your termination date. |
|
|
|
|
|
If your Service terminates because of your death or Disability, or if you die during the 90-day period after your termination for any reason (other than Cause), then the vested portion of your Option will expire at the close of business at Company headquarters on the date twelve (12) months after the date of your death or termination for Disability. |
|
|
|
|
|
During that twelve (12) month period, your estate or heirs may exercise the vested portion of your Option. |
|
|
|
|
|
If your Service is terminated for Cause, then you shall immediately forfeit all rights to your entire Option and the Option shall immediately expire. |
|
|
|
Leaves of Absence |
|
For purposes of this Agreement, your Service does not terminate when you go on a bona fide leave of absence that was approved by your employer in writing if the terms of the leave provide for continued Service crediting, or when continued Service crediting is required by applicable law. Your Service terminates in any event when the approved leave ends unless you immediately return to active employee work. |
|
|
|
|
|
Your employer may determine, in its discretion, which leaves count for this purpose, and when your Service terminates for all purposes under the Plan in accordance with the provisions of the Plan. Notwithstanding the foregoing, the Company may determine, in its discretion, that a leave counts for this purpose even if your employer does not agree. |
|
|
|
Notice of Exercise |
|
The Option may be exercised, in whole or in part, to purchase a whole number of vested Shares of not less than 100 shares, unless the number of vested Shares purchased is the total number available for purchase under the option, by following the procedures set forth in the Plan and in |
|
|
this Agreement. |
|
|
|
|
|
When you wish to exercise this Option, you must exercise in a manner required or permitted by the Company. |
|
|
|
|
|
If someone else wants to exercise this Option after your death, that person must prove to the Companys satisfaction that he or she is entitled to do so. |
|
|
|
Form of Payment |
|
When you exercise your Option, you must include payment of the option price indicated on the cover sheet for the Shares you are purchasing. Payment may be made in one (or a combination) of the following forms: |
|
|
|
|
|
· Cash, your personal check, a cashiers check, a money order or another cash equivalent acceptable to the Company.
· Shares which are owned by you and which are surrendered to the Company. The Fair Market Value of the Shares as of the effective date of the option exercise will be applied to the option price.
· By delivery (on a form prescribed by the Company) of an irrevocable direction to a licensed securities broker acceptable to the Company to sell Shares and to deliver all or part of the sale proceeds to the Company in payment of the aggregate option price and any withholding taxes (if approved in advance by the Committee of the Board if you are either an executive officer or a director of the Company). |
|
|
|
Evidence of Issuance |
|
The issuance of the Shares upon exercise of this Option shall be evidenced in such a manner as the Company, in its discretion, will deem appropriate, including, without limitation, book-entry, direct registration or issuance of one or more Shares certificates. |
|
|
|
Withholding Taxes |
|
You agree as a condition of this grant that you will make acceptable arrangements to pay any withholding or other taxes that may be due as a result of the Option exercise or sale of Shares acquired under this Option. In the event that the Company or any Affiliate determines that any federal, state, local or foreign tax or withholding payment is required relating to the exercise of this Option or sale of Shares arising from this Option, the Company or any Affiliate shall have the right to require such payments from you, or withhold such amounts from other payments due to you from the Company or any Affiliate (including withholding the delivery of vested Shares otherwise deliverable under this Agreement). |
|
|
|
Retention Rights |
|
This Agreement and the grant evidenced hereby do not give you the right to be retained by the Company or any Affiliate in any capacity. Unless otherwise specified in an employment or other written agreement between the Company or any Affiliate and you, the Company or any Affiliate reserves the right to terminate your Service at any time and for any reason. |
Stockholder Rights |
|
You, or your estate or heirs, have no rights as a stockholder of the Company until the Shares have been issued upon exercise of your Option and either a certificate evidencing your Shares has been issued or an appropriate entry has been made on the Companys books. No adjustments are made for dividends, distributions or other rights if the applicable record date occurs before your certificate is issued (or an appropriate book entry is made), except as described in the Plan. |
|
|
|
|
|
Your Option shall be subject to the terms of any applicable agreement of merger, liquidation or reorganization in the event the Company is subject to such corporate activity. |
|
|
|
Clawback |
|
If the Company adopts a clawback or recoupment policy, this Award will be subject to repayment to the Company to the extent so provided under the terms of such policy. |
|
|
|
Applicable Law |
|
This Agreement will be interpreted and enforced under the laws of the State of Maryland, other than any conflicts or choice of law rule or principle that might otherwise refer construction or interpretation of this Agreement to the substantive law of another jurisdiction. |
|
|
|
The Plan |
|
The text of the Plan is incorporated in this Agreement by reference. |
|
|
|
|
|
Certain capitalized terms used in this Agreement are defined in the Plan, and have the meaning set forth in the Plan. |
|
|
|
|
|
This Agreement and the Plan constitute the entire understanding between you and the Company regarding this Option. Any prior agreements, commitments or negotiations concerning this grant are superseded; except that any written employment, consulting, confidentiality, non-competition, non-solicitation and/or severance agreement between you and the Company or any Affiliate shall supersede this Agreement with respect to its subject matter. |
|
|
|
Data Privacy |
|
In order to administer the Plan, the Company may process personal data about you. Such data includes, but is not limited to, information provided in this Agreement and any changes thereto, other appropriate personal and financial data about you such as your contact information, payroll information and any other information that might be deemed appropriate by the Company to facilitate the administration of the Plan. |
|
|
|
|
|
By accepting this grant, you give explicit consent to the Company to process any such personal data. |
|
|
|
Code Section 409A |
|
It is intended that this Award comply with Code Section 409A or an exemption to Code Section 409A. To the extent that the Company determines that you would be subject to the additional 20% tax imposed on certain non-qualified deferred compensation plans pursuant to Code Section 409A as a result of any provision of this Agreement, such provision shall be deemed amended to the minimum extent necessary to avoid application of such additional tax. The nature of any such |
|
|
amendment shall be determined by the Company. For purposes of this Award, a termination of Service only occurs upon an event that would be a Separation from Service within the meaning of Code Section 409A. |
By signing this Agreement, you agree to all of the terms and conditions described above and in the Plan.
EXHIBIT 10.8
CONSULTING AGREEMENT
This Consulting Agreement (this Agreement ) is entered into as of the date of the last party to sign below by and between Farmland Partners Inc., a Maryland corporation (the Company ), and Jesse J. Hough ( Consultant ), an individual. The Company desires to retain Consultant as an independent contractor to perform consulting services for the Company, and Consultant is willing to perform such services, on the terms described below. In consideration of the mutual promises contained herein, the parties agree as follows:
1. Term . The term of this Agreement will commence on the date of the completion of the initial public offering of the Companys common stock (the Effective Date ) and will continue for an initial period of two years (the Initial Term ). Commencing with the last day of the Initial Term, and on each subsequent anniversary of such date, the term of this Agreement shall be automatically extended for successive one-year periods. Notwithstanding the foregoing, the Services (as defined herein) may be earlier terminated in accordance with the provisions of Section 3 hereof. The period of time between the Effective Date and the termination of this Agreement shall be referred to herein as the Consulting Term ).
2. Services and Compensation .
2.1. Services . Consultant will consult with and advise the Company on matters and/or perform services relating to business strategies and related matters, including asset underwriting, asset acquisitions and accounting matters, as well as other matters reasonably requested of Consultant by the Company during the Consulting Term (the Services ).
2.2. Fees . For Consultants performance in accordance with the terms and conditions of this Agreement, the Company agrees to pay Consultant an annual fee of $75,000 (the Annual Fee ). The Annual Fee payable to Consultant pursuant to this Agreement shall be payable in four equal quarterly installments within thirty days after each fiscal quarter, with the exception of the first payment hereunder, which shall be pro-rated for the period commencing on the Effective Date and ending on the last day of the fiscal quarter in which the Effective Date occurs.
2.3. Equity Compensation . Consultant will be eligible to receive grants of equity awards from the Company under its 2014 Equity Incentive Plan (the 2014 Plan ) or other equity compensation plans the Company adopts in the future. Any grants of equity awards to Consultant will be at the discretion of the Board of Directors of the Company (the Board ), the Compensation Committee of the Board (the Compensation Committee ) or such other committee or person to whom authority to grant equity awards under the plan has been delegated (each a Delegatee ). The Board, Compensation Committee or Delegatee, as the case may be, shall determine (i) the type or types of equity awards (if any) to be made to Consultant; (ii) the number of shares of the Companys common stock subject to any equity award; (iii) the terms and conditions of each equity award (including, but not limited to, the exercise price of any stock option, the nature and duration of any restriction or condition (or provision for lapse thereof) relating to the vesting, exercise, transfer, or forfeiture of an award or the shares of the Companys common stock subject thereto, and the treatment of an award in the event of a change in control or other transaction); (iv) prescribe the form of each award agreement
evidencing an equity award; and (v) amend, modify, or supplement the terms of any outstanding equity award.
3. Termination . Notwithstanding any other provision of this Agreement, either the Company or Consultant may terminate this Agreement and the Services for any reason or no reason, and such termination shall be effective on the earlier of the 90 th day after written notice of such termination is provided to the other party in accordance with Section 8.4, and the date the Consulting Term would have ended had no termination notice been provided; provided , however , that the Company may immediately terminate (without any prior notice) this Agreement and the Services for Cause under the following circumstances: (i) Consultants continued failure to substantially perform duties, or gross negligence or willful misconduct in connection with the performance of the Services to the Company or an affiliate of the Company; (ii) conviction or plea of guilty or nolo contendere of a felony or a misdemeanor with respect to which fraud or dishonesty is a major element; (iii) Consultants conviction of any other criminal offense involving an act of dishonesty intended to result in substantial personal enrichment of Consultant at the expense of the Company or an affiliate of the Company; or (iv) Consultants material breach of any Company policy or term of this Agreement or any other employment, consulting or other services, confidentiality, intellectual property or non-competition agreements, if any, between Consultant and the Company or an affiliate of the Company.
4. Section 280G .
4.1 Parachute Limitation . If Consultant is a disqualified individual, as defined in Section 280G(c) of the Internal Revenue Code of 1986, as amended (the Code ), then, notwithstanding any other provision of this Agreement or of any other agreement, contract, or understanding heretofore or hereafter entered into by Consultant with the Company ( Other Agreement ), and notwithstanding any formal or informal plan or other arrangement for the direct or indirect provision of compensation to Consultant, whether or not such compensation is deferred, is in cash, or is in the form of a benefit to or for Consultant ( Benefit Arrangement ), any right to exercise, vesting, payment or benefit to Consultant under this Agreement shall be reduced or eliminated:
(a) to the extent that such right to exercise, vesting, payment, or benefit, taking into account all other rights, payments, or benefits to or for Consultant under this Agreement, all Other Agreements, and all Benefit Arrangements, would cause any exercise, vesting, payment or benefit to Consultant under this Agreement to be considered a parachute payment within the meaning of Code Section 280G(b)(2) as then in effect (a Parachute Payment ); and
(b) if, as a result of receiving such Parachute Payment, the aggregate after-tax amounts received by Consultant from the Company under this Agreement, all Other Agreements, and all Benefit Arrangements would be less than the maximum after-tax amount that could be received by Consultant without causing any such payment or benefit to be considered a Parachute Payment.
4.2 Order of Reduction . The Company shall accomplish such reduction by first reducing or eliminating any cash payments (with the payments to be made furthest in the future being reduced first), then by reducing or eliminating any accelerated vesting of performance awards, then by reducing or eliminating any accelerated vesting of options or stock appreciation rights, then by reducing or eliminating any accelerated vesting of restricted stock or stock units, then by reducing or eliminating any other remaining Parachute Payments.
5. Section 409A. The intent of the parties is that any payments and benefits under this Agreement comply with (or qualify for an exemption from) Code Section 409A and the regulations and guidance promulgated thereunder (collectively Code Section 409A ) and, accordingly, to the maximum extent permitted, this Agreement shall be interpreted accordingly. To the extent that any provision hereof is modified in order to comply with Code Section 409A, such modification shall be made in good faith and shall, to the maximum extent reasonably possible, maintain the original intent and economic benefit to Consultant and the Company of the applicable provision without violating the provisions of Code Section 409A. In no event whatsoever shall the Company or any affiliate be liable for any additional tax, interest or penalty that may be imposed on Consultant by Code Section 409A or damages for failing to comply with Code Section 409A.
6. Covenants of Consultant .
6.1. Covenant Against Conflicting Obligations; Other Covenants . Consultant acknowledges that (i) the principal business of the Company (which, for purposes of this Section 6 (and any related enforcement provisions hereof), expressly includes its successors and assigns), is the ownership, acquisition and management of agricultural real estate (the Business ); (ii) the Company is one of a limited number of entities that have developed such a business; (iii) Consultants work for the Company will give him access to the confidential affairs and proprietary information of the Company; (iv) the covenants and agreements of Consultant contained in this Section 6 are essential to the business and goodwill of the Company; and (v) the Company would not have entered into this Agreement but for the covenants and agreements set forth in this Section 6. Accordingly, Consultant covenants and agrees that:
(a) By and in consideration of the fees and benefits to be provided by the Company hereunder and further in consideration of Consultants exposure to the proprietary information of the Company, Consultant covenants and agrees that, during the Consulting Term, he shall not in the United States, or, if and to the extent that the Business is Actively Conducted (as defined below) outside of the United States, in the applicable non-U.S. locations, directly or indirectly, (i) offer to any person, corporation, partnership or other entity (other than the Company or its Controlled Affiliates) the opportunity to acquire any agricultural real estate without first presenting such opportunity to the Company; (ii) render any consulting or similar services to any person, corporation, partnership or other entity (other than the Company or its Controlled Affiliates) engaged in any element of the Business if such person, corporation, partnership or other entity has assets of greater than $50,000,000.00 (a Competing Business ); or (iii) become interested in any Competing Business as a partner, member, manager, shareholder, principal, agent, employee or trustee; provided , however , that, (i) a Competing Business shall not include any of the corporations, partnerships or other entities listed on Schedule 1 hereto; (ii) notwithstanding anything in this Section 6.1(a) to the contrary, Consultant or entities controlled
by him may acquire, or offer to Paul A. Pittman or entities controlled by Mr. Pittman, agricultural real estate in the townships covered by the Companys Homestead Exemption Policy as then in effect, subject to the aggregate annual limitations set forth therein; and (iii) notwithstanding anything in this Section 6.1(a) to the contrary, Consultant may own or acquire or otherwise invest in, directly or indirectly, securities of any entity, solely for investment purposes and without participating in the business thereof, if (A) such securities are traded on any national securities exchange or in the over-the-counter market, (B) Consultant is not a controlling person of, or a member of a group which controls, such entity and (C) Consultant does not, directly or indirectly, own 5% or more of any class of securities of such entity. For purposes of this Agreement, the term Actively Conducted shall mean that the Company actually owns or manages agricultural real estate in the specified location, or has entered into a binding agreement, or a letter of intent, a term sheet, an agreement in principle, or any similar non-binding agreement (which non-binding agreement has not been terminated or expired of its own terms), to purchase or manage agricultural real estate in the specified location. Controlled Affiliates shall mean any and all entities that the Company directly or indirectly controls; provided that, if after the date hereof there is a reorganization of the Company and a new holding company is established over, and has control of, the Company, then Controlled Affiliates shall also include such holding company and any affiliates that are controlled by such new parent.
(b) During and after the Consulting Term, Consultant shall keep secret and retain in strictest confidence, and shall not use for his benefit or the benefit of others, except in connection with the business and affairs of the Company and its Controlled Affiliates, all confidential matters relating to the Business and the business of any of its Controlled Affiliates and to the Company and any of its Controlled Affiliates, learned by Consultant heretofore or hereafter directly or indirectly from the Company or any of its Controlled Affiliates, including, without limitation, information with respect to (i) sources and non-public methods of raising capital, (ii) non-public information related to joint ventures, institutional funds and the partners or other investors therein, and (iii) any other material, non-public information (the Confidential Company Information ); and shall not disclose such Confidential Company Information to anyone outside of the Company except (w) with the Companys express written consent, (x) Confidential Company Information which is at the time of receipt or thereafter becomes publicly known through no wrongful act of Consultant or is received from a third party not under an obligation to keep such information confidential and without breach of this Agreement, (y) as required by law or legal process (provided that Consultant shall give the Company reasonable prior written notice of disclosure under this clause (y)), and (z) for disclosures to counsel in the context of seeking legal advice where counsel agrees, for the benefit of the Company, to be bound by the restrictions of this sentence.
(c) During the Consulting Term, Consultant shall not, without the Companys prior written consent, directly or indirectly (i) solicit or encourage to leave the employment or other service of the Company, or any of its Controlled Affiliates, any employee or independent contractor of the Company, or (ii) publish any statement or make any statement under circumstances reasonably likely to become public that is critical of the Company or any of its Controlled Affiliates, or in any way adversely affecting or otherwise maligning the Business or the reputation of the Company or any of its Controlled Affiliates ( provided that nothing in this sentence is intended to prevent Consultant from including in his pleadings or from his testimony
any truthful matter to the extent necessary to defend against any claim by the Company or a third party against Consultant, or to prosecute any claim against the Company for a breach of this Agreement).
(d) All memoranda, notes, lists, records, property and any other tangible product and documents (and all copies thereof), whether visually perceptible, machine-readable or otherwise, made, produced or compiled by Consultant or made available to Consultant concerning the business of the Company or its Controlled Affiliates, (i) shall at all times be the property of the Company (and, as applicable, any Controlled Affiliates) and shall be delivered to the Company at any time upon its request, and (ii) upon the termination of this Agreement, shall be immediately returned to the Company.
6.2. Rights and Remedies upon Breach . Consultant acknowledges and agrees that any breach by him of any of the provisions of Section 6.1 (the Restrictive Covenants ) would result in irreparable injury and damage for which money damages would not provide an adequate remedy. Therefore, if Consultant breaches, or threatens to commit a breach of, any of the provisions of Section 6.1, the Company and its Controlled Affiliates shall have, in addition to, and not in lieu of, any other rights and remedies available to the Company and its Controlled Affiliates under law or in equity (including, without limitation, the recovery of damages), the right and remedy to have the Restrictive Covenants specifically enforced (without posting bond and without the need to prove damages), including, without limitation, the right to restraining orders and injunctions (preliminary, mandatory, temporary and permanent) against violations, threatened or actual, and whether or not then continuing, of such covenants.
7. Independent Contractor; Benefits .
7.1 . Independent Contractor . It is the express intention of the Company and Consultant that Consultant perform the Services as an independent contractor to the Company. Nothing in this Agreement shall in any way be construed to constitute Consultant as, nor shall Consultant as a result of this Agreement be deemed to be, an agent, employee or representative of the Company. Without limiting the generality of the foregoing, Consultant is not authorized to bind the Company to any liability or obligation or to represent that Consultant has any such authority. Consultant acknowledges and agrees that Consultant is obligated to report as income all compensation received by Consultant pursuant to this Agreement. Consultant agrees to and acknowledges the obligation to pay all self-employment and other taxes on such income.
7.2 . Benefits . The Company and Consultant agree that Consultant will receive no Company-sponsored benefits from the Company, other than those benefits noted in Section 2.3. If Consultant is reclassified by a state or federal agency or court as Companys employee, Consultant will become an employee and will receive no benefits from the Company, other than those benefits noted in Section 2.3 and except those mandated by state or federal law, even if by the terms of benefit plans or programs of the Company in effect at the time of such reclassification, Consultant would otherwise be eligible for such benefits.
8. Other Provisions .
8.1. Severability . Consultant acknowledges and agrees that (i) he has had an opportunity to seek advice of counsel in connection with this Agreement and (ii) the Restrictive Covenants are reasonable in geographical and temporal scope and in all other respects. If it is determined that any of the provisions of this Agreement, including, without limitation, any of the Restrictive Covenants, or any part thereof, is invalid or unenforceable, the remainder of the provisions of this Agreement shall not thereby be affected and shall be given full effect, without regard to the portions determined to be invalid or unenforceable.
8.2 . Scope of Covenants . If any court or other decision-maker of competent jurisdiction determines that any of Consultants covenants contained in this Agreement, including, without limitation, any of the Restrictive Covenants, or any part thereof, is unenforceable because of the geographical scope of such provision, then, after such determination has become final and unappealable, the scope of such provision, as the case may be, shall be reduced so that such provision becomes enforceable and, in its reduced form, such provision shall then be enforceable and shall be enforced.
8.3 . Controversies and Claims . Any controversy or claim arising out of or relating to this Agreement or the breach of this Agreement that is not resolved by Consultant and the Company (or its Controlled Affiliates, where applicable) shall be brought and resolved in the state or federal courts located in Colorado, and the parties hereby consent to the jurisdiction and venue of such courts for such purpose. Notwithstanding the foregoing, any judgment of any such court may be enforced in any court of competent jurisdiction.
8.4 . Notices . Any notice or other communication required or permitted hereunder shall be in writing and shall be delivered personally, telegraphed, telexed, sent by facsimile transmission or sent by certified, registered or express mail, postage prepaid. Any such notice shall be deemed given when so delivered personally, telegraphed, telexed or sent by facsimile transmission or, if mailed, five days after the date of deposit in the United States mails as follows:
If to Consultant, to: |
Jesse J. Hough
|
|
|
|
|
Any such person may by notice given in accordance with this Section 8.4 to the other parties hereto designate another address or person for receipt by such person of notices hereunder.
8.5. Entire Agreement . This Agreement contains the entire agreement of the parties regarding the subject matter hereof and supersedes all prior agreements, understandings and negotiations regarding the same.
8.6. Waivers and Amendments . This Agreement may be amended, superseded, canceled, renewed or extended, and the terms hereof may be waived, only by a written instrument signed by the parties or, in the case of a waiver, by the party waiving compliance. No delay on the part of any party in exercising any right, power or privilege hereunder shall operate as a waiver thereof, nor shall any waiver on the part of any party of any such right, power or privilege nor any single or partial exercise of any such right, power or privilege, preclude any other or further exercise thereof or the exercise of any other such right, power or privilege.
8.7. GOVERNING LAW . THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF COLORADO WITHOUT REGARD TO ANY PRINCIPLES OF CONFLICTS OF LAW WHICH COULD CAUSE THE APPLICATION OF THE LAWS OF ANY JURISDICTION OTHER THAN THE STATE OF COLORADO.
8.8. Assignment . This Agreement, and Consultants rights and obligations hereunder, may not be assigned by Consultant; any purported assignment by Consultant in violation hereof shall be null and void. This Agreement, and the Companys rights and obligations hereunder, may not be assigned by the Company; any purported assignment by the Company in violation hereof shall be null and void. Notwithstanding the foregoing, (i) in the event of any sale, transfer or other disposition of all or substantially all of the Companys assets or business, whether by merger, consolidation or otherwise, the Company may assign this Agreement and its rights hereunder, and (ii) the Company may assign this Agreement to its Controlled Affiliates.
8.9. Withholding . The Company shall be entitled to withhold from any payments or deemed payments any amount of tax withholding it determines to be required by law.
8.10. Binding Effect . This Agreement shall be binding upon and inure to the benefit of the parties and their respective successors, permitted assigns, heirs, executors and legal representatives.
8.11. Counterparts . This Agreement may be executed by the parties hereto in separate counterparts, each of which when so executed and delivered shall be an original but all such counterparts together shall constitute one and the same instrument. Each counterpart may consist of two copies hereof each signed by one of the parties hereto.
8.12. Survival . Anything contained in this Agreement to the contrary notwithstanding, the provisions of Sections 3, 4, 5, 6.1(b), 6.2 and 8 (to the extent necessary to effectuate the survival of Sections 3, 4, 5, 6.1(b) and 6.2) of this Agreement shall survive termination of this Agreement and any termination of the Services hereunder.
8.13. Existing Agreements . Consultant represents to the Company that he is not subject or a party to any employment or consulting agreement, non-competition covenant or other agreement, covenant or understanding which might prohibit him from executing this Agreement or limit his ability to fulfill his responsibilities hereunder.
8.14. Headings . The headings in this Agreement are for reference only and shall not affect the interpretation of this Agreement.
[Signature Page Follows]
IN WITNESS WHEREOF, the parties hereto have executed this Agreement.
|
COMPANY : |
|||
|
|
|||
|
FARMLAND PARTNERS INC. |
|||
|
|
|||
|
By: |
|||
|
|
|
||
|
|
Name: Paul A. Pittman |
||
|
|
Title: |
Executive Chairman, President and
|
|
|
|
Date: |
|
|
|
|
|||
|
|
|||
|
CONSULTANT: |
|||
|
|
|||
|
|
|||
|
|
|||
|
Jesse J. Hough |
|||
|
Date: |
|
||
[Signature Page to Consulting Agreement]
Schedule 1
American Agriculture Corporation
Pittman Hough Farms, LLC
PH Land, LLC
Cottonwood Valley Farms, LLC
Hough Farms
Astoria Farms
Pine Ridge Holdings, Inc.
Little Pine Ridge Feed Yard, Inc.
South Fulton Livestock, LLC
Hough Cattle Feeding, LLC
Schuyler Livestock, Inc.
PHS Farms, LLC
BPH Farms, LLC
EXHIBIT 10.9
SHARED SERVICES AGREEMENT
This SHARED SERVICES AGREEMENT (this Agreement ) is dated as of , 2014, by and among American Agriculture Corporation, a Colorado corporation ( American Agriculture ), Farmland Partners Inc., a Maryland corporation (the REIT ), and Farmland Partners Operating Partnership, LP, a Delaware limited partnership (the Operating Partnership , and, together with the REIT, the Company ).
WITNESSETH:
WHEREAS, American Agriculture currently provides services related to farming and livestock to Pittman Hough Farms, LLC, a Colorado limited liability company ( Pittman Hough Farms ), and FP Land LLC, a Delaware limited liability company that is wholly owned by Pittman Hough Farms ( FP Land );
WHEREAS, the Company intends to engage in various related transactions (collectively, the IPO Transactions ) pursuant to which, among other things, the Company will effect an initial public offering of shares of its common stock, $0.01 par value per share;
WHEREAS, in connection with the IPO Transactions, the Company intends to engage in certain formation transactions (the Formation Transactions ) pursuant to which, among other things, FP Land will merge with and into the Operating Partnership, with the Operating Partnership surviving; and
WHEREAS, after the consummation of the IPO Transactions and the Formation Transactions, the Company desires to have American Agriculture continue to provide certain administrative services for the Company similar to those that were provided to Pittman Hough Farms and FP Land.
NOW, THEREFORE, subject to the terms, conditions, covenants and provisions of this Agreement, American Agriculture and the Company, intending to be legally bound, mutually covenant and agree as follows:
ARTICLE I
SERVICES PROVIDED
1.1 Shared Services . Upon the terms and subject to the conditions set forth in this Agreement, American Agriculture will provide to the Company during the Term (as defined in Section 4.1) each of those services (hereinafter referred to individually as a Shared Service and collectively as the Shared Services ) set forth in Schedule A attached hereto. If, at any time during the term of this Agreement, the Company deems it necessary or desirable for the operation of its business to have any other service provided to it, then the Company shall notify American Agriculture in writing of such additional service, and the parties shall use commercially reasonable efforts to agree on the scope, terms, cost and duration of the additional services. Upon the mutual agreement of the parties regarding the scope, terms and duration of such additional service, the parties shall amend Schedule A attached hereto to reflect the terms of such additional service and shall treat such additional service as a Shared Service for the purposes of this Agreement. At least annually during the Term, the parties shall review the list of Shared Services set forth on Schedule A and make any adjustments as the parties shall mutually agree are necessary or desirable.
1.2 Personnel . In providing the Shared Services, American Agriculture may (i) use the personnel of American Agriculture or its affiliates and (ii) employ the services of third parties, subject to the
Companys prior approval if the expense of those third parties is to be paid by the Company. The employees, agents and representatives used by American Agriculture in providing the Shared Services shall be under the direction, control and supervision of American Agriculture (or its affiliates), and American Agriculture shall have the sole right to exercise all authority with respect to the employment or engagement (including termination of employment or engagement), assignment and compensation of such employees, agents and representatives. Without limiting the foregoing, each of the REIT and the Operating Partnership acknowledges and agrees that it has no right to require or specify any particular individual to perform any of the Shared Services hereunder, nor does it have a right to prohibit any individual from performing any of the Shared Services so long as such individual is performing comparable services (and at the same level of quality) for American Agriculture or any of its affiliates. The parties recognize that the Company will make all decisions and operating decisions of its business and be solely responsible for the consequences of its decisions and for providing the factual background for American Agriculture to provide the Shared Services.
1.3 Level of Transition Services .
(a) The Shared Services shall be provided substantially in a manner, at a level of service, and with the same degree of care and diligence, as if such services had been provided to Pittman Hough Farms and to American Agricultures internal organization. Nothing in this Agreement shall require American Agriculture to favor the Companys business over American Agricultures own businesses or those of any of its affiliates or subsidiaries; provided that American Agriculture shall accord to the Company no less than the same priority under comparable circumstances as American Agriculture has provided Pittman Hough Farms in accordance with recent past practices.
(b) In addition to being subject to the terms and conditions of this Agreement for the provision of the Shared Services, American Agriculture, the REIT and the Operating Partnership each agree that the Shared Services provided by third parties shall be subject to the terms and conditions of any agreements between American Agriculture and such third parties. Unless otherwise approved in advance by the Company, the costs of services provided by such third parties shall be paid by American Agriculture and shall not be added to the Annual Fee paid by the Company under Section 2.1 below. Any such agreements entered into after the date hereof shall be on substantially the same conditions as American Agriculture would enter into with such third parties for its own account, and no such agreements shall be binding on the Company after the Term without the Companys express written consent. American Agriculture shall consult with the Company concerning the terms and conditions of any such agreements to be entered into, or proposed to be entered into, with third parties after the date hereof.
(c) The parties acknowledge and agree that the American Agriculture will provide notice to the Company of any upgrades or new equipment that will be utilized to provide the Shared Services hereunder. If the equipment is dedicated or used solely by the Company, and will, without further payment by the Company, become the property of the Company to keep upon termination of this Agreement, the Company will pay all costs associated therewith.
1.4 Limitation of Liability .
The parties hereto acknowledge and agree that the Shared Services are provided by American Agriculture: (i) at the request of the Company in order to accommodate it following the Formation Transactions, and (ii) with the expectation that American Agriculture is not assuming any implied obligation, control over the REIT or the Operating Partnership, decision-making authority, or financial or operational risks, except for those risks explicitly set forth herein. ACCORDINGLY, EACH PARTY AGREES THAT, ABSENT GROSS NEGLIGENCE OR WILLFUL MISCONDUCT IN CONNECTION WITH EACH PARTYS PERFORMANCE HEREUNDER, EACH PARTY, ITS RESPECTIVE
SUBSIDIARIES AND AFFILIATES, AND ITS AND THEIR RESPECTIVE DIRECTORS, OFFICERS, EMPLOYEES, REPRESENTATIVES, CONSULTANTS AND AGENTS, SHALL NOT BE LIABLE FOR ANY DIRECT, INDIRECT, SPECIAL, INCIDENTAL OR CONSEQUENTIAL DAMAGES, INCLUDING LOST PROFITS OR SAVINGS, WHETHER OR NOT SUCH DAMAGES ARE FORESEEABLE, OR FOR ANY THIRD-PARTY CLAIMS RELATING TO THE SHARED SERVICES OR AMERICAN AGRICULTURES PERFORMANCE UNDER THIS AGREEMENT. IN NO EVENT SHALL AMERICAN AGRICULTURES LIABILITY RELATED TO SERVICES PROVIDED UNDER THIS AGREEMENT EXCEED THE COMPENSATION ACTUALLY PAID TO AMERICAN AGRICULTURE HEREUNDER FOR THE SERVICES PROVIDED. EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT, AMERICAN AGRICULTURE MAKES NO REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR IMPLIED, INCLUDING, BUT NOT LIMITED TO, ANY REPRESENTATION OR WARRANTY AS TO MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, ARISING OUT OF THIS AGREEMENT AND THE SERVICES TO BE PROVIDED HEREUNDER. Notwithstanding anything to the contrary contained herein, in the event American Agriculture commits an error with respect to or incorrectly performs or fails to perform any Shared Service, at the Companys request within a reasonable time thereafter, American Agriculture shall use reasonable efforts and in good faith attempt to correct such error or re-perform or perform such Shared Service at no additional cost to the Company; provided that the Company will still have the right to terminate this Agreement pursuant to Section 4.3(d) hereof notwithstanding such efforts. Nothing contained in this Section 1.4 shall relieve the REIT and the Operating Partnership of its obligation to pay when due all fees and expenses owed to American Agriculture hereunder.
1.5 Indemnity . The REIT and the Operating Partnership jointly and severally agree to indemnify and hold American Agriculture and its subsidiaries and affiliates, successors and assigns, and persons serving as officers, directors, managers, partners or employees, agents or representatives thereof (each an American Agriculture Party ) harmless from and against any damages, liabilities, losses, taxes, fines, penalties, costs and expenses (each, a Damage and, collectively, the Damages ) (including, without limitation, reasonable fees of counsel) of any kind or nature whatsoever (whether or not arising out of third-party claims and including all amounts paid in investigation, defense or settlement of the foregoing) which may be sustained or suffered by any of them arising out of, in connection with, based on, or by virtue of: (i) any non-fulfillment or breach of any covenant under this Agreement or any gross negligence or willful misconduct on the part of the REIT and/or the Operating Partnership; (ii) an American Agriculture Partys performance of its duties hereunder, including, without limitation, an American Agriculture Partys adherence to instructions given by the Company, or other person who a American Agriculture Party reasonably believes is authorized to act on behalf of the Company; or (iii) any act or failure to act by the Company or by any third party not under the control of American Agriculture to the extent the Damages relate to the subject matter of this Agreement, in each case, except to the extent such Damages are sustained or suffered arising out of, in connection with, based on, or by virtue of the gross negligence or willful misconduct of American Agriculture in performing the Shared Services hereunder. Neither the REIT nor the Operating Partnership will, however, be responsible for any claims, liabilities, losses, damages or expenses which are finally judicially determined to have resulted directly and primarily from American Agricultures bad faith or gross negligence.
1.6 Force Majeure . Any failure or omission by a party in the performance of any obligation under this Agreement shall not be deemed a breach of this Agreement or create any liability, if the same arises from any cause or causes beyond the control of such party, which are not reasonably foreseeable, including, but not limited to, the following, which, for purposes of this Agreement shall be regarded as beyond the control of each of the parties hereto: acts of God, fire, storm, flood, performance by third parties not contracted by American Agriculture, earthquake, governmental regulation or direction, acts of
the public enemy, war, rebellion, insurrection riot, invasion, strike or lockout; provided, that such party shall perform such obligation whenever such causes are removed.
1.7 Modification of Procedures . Subject to the procedure set forth in this Section 1.7 to the extent applicable, American Agriculture may make changes from time to time in its standards and procedures for performing the Shared Services, provided that any such change shall be made with respect to all or a significant portion of such American Agricultures business. Notwithstanding the foregoing sentence, unless American Agriculture reasonably believes such change is required by law, rule or regulation, American Agriculture shall not implement any substantial changes affecting the Company unless American Agriculture gives the Company 10 business days (x) to accept, and adapt its operations to accommodate, such changes or (y) to reject the proposed changes.
1.8 No Obligation to Continue to Use Services; American Agriculture to Assist in Transitioning .
(a) Upon expiration of the Initial Term (as defined in Section 4.1), the Company shall not be obligated to continue to use any of the Shared Services and may terminate any Shared Service by giving American Agriculture ten (10) days prior notice thereof in accordance with the notice provisions herein.
(b) Notwithstanding the foregoing, American Agriculture shall, to the extent reasonably practicable, assist the Company in the Companys efforts in undertaking to provide for itself any Shared Services, including without limitation giving the Company actual possession of the various documents, data and other records used or useful in the delivery of such Shared Services and taking such other steps as are reasonably necessary to assist the Company to provide for itself such Shared Services on a self-sufficient basis; provided that in no event shall American Agriculture be obligated to provide assistance under this Section 1.9 that would result in more than a de minimis cost to American Agriculture.
(c) American Agriculture shall be entitled to reimbursement of reasonable costs and expenses it incurs in connection with the assistance it provides pursuant to this Section 1.8.
(d) Upon termination of this Agreement, American Agriculture shall deliver to the Company all documents, records, data and materials relating to the Companys business and operations that are in the possession or control of American Agriculture. Notwithstanding, American Agriculture shall retain copies of any documents as necessary for regulatory purposes.
1.9 Access . To the extent necessary to comply with the terms of this Agreement, each party shall, to the extent permitted by law or regulation, provide personnel of the other party with reasonable access during normal business hours (to the extent practicable) to its equipment, office space, telecommunications and computer equipment and systems, and any other areas and equipment necessary for the performance of the Shared Services hereunder; provided , however , that such access shall not extend to any partys proprietary information.
1.10 The Parties Obligations . During the Term, the Company shall: (i) on a timely basis, comply with any reasonable instructions provided by American Agriculture that are necessary for American Agriculture to adequately provide the Shared Services; (ii) comply with all standards and procedures applicable to such Shared Service which are in the manner generally applied by American Agriculture in its business; (iii) promptly report to American Agriculture any operational or system problem affecting, the provision of any Shared Services to the Company; and (iv) assist and provide all factual information reasonably required by American Agriculture to allow the provision of the Shared Services. Notwithstanding the foregoing, any failure by the Company to perform any of the foregoing shall not alter or diminish American Agricultures obligations to provide the Shared Services on the terms set forth herein, except where the failure to so perform has delayed or materially increased American Agricultures cost or burden to provide such Shared Service, or where such failure prevents the provision of the Shared
Service in substantially the same manner as previously provided. During the Term , American Agriculture shall, on a timely basis, provide the Shared Services and comply with any reasonable instructions provided by the Company that are necessary for the Company to meet its obligations to third parties, including the timely filing of reports with the Securities and Exchange Commission, the New York Stock Exchange and any other regulatory agency.
1.11 Security Level . Both American Agriculture and the Company shall, and shall cause their respective affiliates and subsidiaries to, work together to ensure that they are each able to maintain their respective current levels (or, if greater, an industry standard level) of physical and electronic security during the term of this Agreement (including data security and data privacy), and to address any new security-related issues, including compliance with applicable law related to security and issues related to new technologies or threats.
1.12 Records, Inspection and Audit Rights .
(a) To ensure American Agricultures compliance with the terms and conditions of this Agreement, the Company and its affiliates and subsidiaries will have the right upon at least five (5) days written notice, directly or by their designees, to inspect the books and records and all other documents and material in the possession of or under the control of American Agriculture and its affiliates and subsidiaries with respect to the subject matter of this Agreement at the place or places where such records are normally retained. The Company and its affiliates and subsidiaries and/or their respective designees will have free and full access thereto for such purposes and will be permitted to make copies thereof and extracts therefrom. The parties acknowledge and agree that the Company and its representatives will not have access to records of American Agriculture or its affiliates to the extent such records pertain to American Agricultures or its affiliates other businesses. If an inspection reveals an overcharge with respect to any third-party cost paid by the Company for any Shared Services, American Agriculture will promptly reimburse the Company for the amount of such overcharge, plus interest, calculated at the rate of five percent (5%) per annum, from the date the overcharge was originally paid by the Company to the date of such reimbursement. All books and records relative to American Agricultures obligations hereunder will be maintained and kept accessible and available to the Company and its affiliates and subsidiaries for inspection for at least two (2) years after termination of this Agreement.
(b) The parties acknowledge and agree that American Agriculture will provide the Company the same level of backup and disaster recovery capabilities as American Agriculture maintains for its own business. If the Company wishes to acquire additional assistance from American Agriculture with respect to backup or disaster recovery of the Companys records, the parties will agree in advance on changes to the Annual Fee to accommodate such additional assistance (in accordance with Section 1.1 hereof).
1.13 Provision of Services to Pittman Hough Farms . American Agriculture will continue to provide services to Pittman Hough Farms, and shall retain all responsibility for the provision of services to Pittman Hough Farms, after the closing of the IPO Transactions and the Formation Transactions. American Agriculture acknowledges and agrees neither the Company nor any of the Companys affiliates or subsidiaries shall have any obligation to provide services to Pittman Hough Farms, or owe Pittman Hough Farms any duties or responsibilities.
ARTICLE II
COMPENSATION
2.1 Consideration . As consideration for the Shared Services, the Company shall pay to American Agriculture an annual fee of $175,000.00 (the Annual Fee ). The Annual Fee shall be paid in four equal quarterly installments within thirty days after each fiscal quarter, with the exception of the first payment
hereunder, which shall be pro-rated for the period commencing on the Effective Date (defined below) and ending on the last day of the fiscal quarter in which the Effective Date occurs. After the Initial Term, the Annual Fee may be increased or decreased based on the actual costs American Agriculture incurred in connection with providing the Shared Services to the Company during the Initial Term if both parties agree in writing to such increase or decrease; provided that such costs shall not be greater than those that would be payable to outside professionals or consultants engaged to perform services comparable to the Shared Services pursuant to agreements negotiated on an arms length basis.
2.2 Costs and Expenses . In addition to payment of the Annual Fee, American Agriculture shall be entitled to prompt reimbursement, but in any event, within thirty (30) days, of any out of pocket costs and expenses payable to third parties, approved by the Company in advance, in connection with American Agricultures provision of the Shared Services and for any sales, use or excise fees or taxes thereon.
ARTICLE III
CONFIDENTIALITY
3.1 Obligation . Except if compelled by a court of proper jurisdiction or as required by applicable law or stock exchange regulation, during the Term and for a period of one (1) year thereafter, each party and its subsidiaries shall not use or permit the use of (without the prior written consent of the other party) and shall keep, and shall cause its consultants and advisors to keep, confidential all information (other than information that is in the public domain, is independently developed or is rightly received from a third party who is not known after reasonable inquiry by the disclosing party to be subject to a confidentiality obligation with respect to the disclosed information) concerning the other party and its subsidiaries and affiliates received pursuant to or in connection with this Agreement.
3.2 Care and Inadvertent Disclosure . With respect to any confidential information, each party agrees as follows:
(a) it shall use the same degree of care in safeguarding said information as it uses to safeguard its own information that must be held in confidence; and
(b) upon the discovery of any inadvertent disclosure or unauthorized use of said information, or upon obtaining notice of such a disclosure or use from any other party, it shall take reasonable actions to prevent any other inadvertent disclosure or unauthorized use; and
(c) American Agriculture will not disclose or permit disclosure of any such confidential information regarding the Company.
ARTICLE IV
TERM
4.1 Term . This Agreement shall become effective on the date of the completion of the IPO Transactions (the Effective Date ) and shall remain in force for an initial period of one (1) year (the Initial Term ). Commencing with the last day of the Initial Term, and on each subsequent anniversary of such date, the term of this Agreement shall be automatically extended for successive one-year periods, unless this Agreement is earlier terminated in accordance with the provisions of Section 4.3 hereof. The period of time between the Effective Date and the termination or expiration of this Agreement shall be referred to herein as the Term .
4.2 Termination of Obligations . The Company agrees and acknowledges that all obligations of American Agriculture to provide each Shared Service shall immediately cease upon the termination or
expiration of this Agreement. The Company shall bear sole responsibility for instituting permanent services, or obtaining replacement services, in respect of any Shared Service terminated in accordance with the provisions hereof, and American Agriculture shall bear no liability for the Companys failure to implement or obtain such service or for any difficulties, not caused by American Agriculture, in transitioning from the Shared Service to such permanent or replacement service.
4.3 Termination . This Agreement may be terminated:
(a) at any time pursuant to an agreement in writing signed by each of the parties to this Agreement;
(b) by American Agriculture, upon thirty (30) days prior written notice to the Company of a material breach of the Companys payment obligations hereunder (unless the breach is cured by full payment within such time period), if the Company fails to timely pay any fee, cost, expense or other amount due to American Agriculture hereunder; provided that, the time period specified in this Section 4.3(b) may be reduced to twenty (20) days, fifteen (15), ten (10), and zero (0) days, upon the second, third, fourth, and fifth failure, respectively, by the Company to timely pay any fee, cost, expense or other amount due under this Agreement to American Agriculture;
(c) by American Agriculture, effective immediately upon written notice to the Company, if the Company files, or has filed against it, a petition for voluntary or involuntary bankruptcy or pursuant to any other insolvency law or makes or seeks to make a general assignment for the benefit of its creditors or applies for or consents to the appointment of a trustee, receiver or custodian for it or a substantial part of its property;
(d) by the Company upon a material breach of this Agreement by American Agriculture, unless the breach is cured within seventy-two (72) hours following written notice from the Company to American Agriculture of the material default in performance of American Agricultures material obligations hereunder;
(e) by the Company (subject only to the approval of the REITs board of directors), effective on January 1 immediately following the fiscal year during which the market capitalization of the Companys common stock first exceeds $500,000,000, provided that the Company notifies American Agriculture of its intention to terminate this Agreement no later than ten (10) days prior to the Companys termination of this Agreement; or
(f) by the Company, upon three months prior written notice to American Agriculture, for any or no reason, following the second anniversary of the Effective Date.
4.4 Survival of Certain Obligations . Without prejudice to the survival of the other agreements of the parties, the following obligations shall survive the termination of this Agreement: (a) the obligations of each party under Sections 1.4, 1.5 and 1.13, Article III and Article V and (b) American Agricultures right to receive (i) compensation pursuant to Sections 1.8 and 2.1 for services rendered prior to the effective date of termination and (ii) reimbursement of costs and expenses pursuant to Section 2.2 hereunder to the extent incurred prior to the effective date of termination or in connection with any transition agreed to by the parties to this Agreement in connection with such termination.
ARTICLE V
MISCELLANEOUS
5.1 Complete Agreement: Construction . This Agreement, including Schedule A attached hereto, shall constitute the entire agreement between the parties hereof with respect to the subject matter hereof
and shall supersede all previous negotiations, commitments and writings with respect to such subject matter.
5.2 Counterparts . This Agreement may be executed in one or more counterparts, all of which shall be considered one and the same agreement, and shall become effective when one or more such counterparts have been signed by each of the parties and delivered to the other parties.
5.3 Notices . All notices and other communications hereunder shall be in writing and hand delivered or mailed by registered or certified mail (return receipt requested) or sent by any means of electronic message transmission with delivery confirmed (by voice or otherwise) to the parties at the following addresses (or at such other addresses for a party as shall be specified by like notice) and will be deemed given on the date on which such notice is received:
If to the REIT or the Operating Partnership, to:
Farmland Partners Inc.
8670 Wolff Court, Suite 240
Westminster, CO 80031
Attention: Paul A. Pittman
If to American Agriculture, to:
American Agriculture Corporation
8670 Wolff Court, Suite 240
Westminster, CO 80031
Attention: Paul A. Pittman
5.4 Waivers . The failure of any party to require strict performance by any other party of any provision in this Agreement will not waive or diminish that partys right to demand strict performance thereafter of that or any other provision hereof.
5.5 Amendments . This Agreement may not be modified or amended except by an agreement in writing signed by each of the parties hereto.
5.6 Assignment . This Agreement shall not be assignable, in whole or in part, directly or indirectly; provided, however , that (i) either party may assign this Agreement without the others consent to any of its direct or indirect parents or subsidiaries and (ii) any party may assign this Agreement to any successor to its business, whether by merger, reorganization or otherwise; provided, further, that any such assignment shall not relieve the assignor of its obligations under this Agreement. Any attempt to assign any rights or obligations arising under this Agreement in contravention with this paragraph shall be null and void ab initio.
5.7 Successors and Assigns . The provisions to this Agreement shall be binding upon, inure to the benefit of and be enforceable by the parties and their respective successors and permitted assigns.
5.8 Third Party Beneficiaries . This Agreement is solely for the benefit of the parties hereto and should not be deemed to confer upon third parties any remedy, claim, liability, reimbursement, claim of action or other right in excess of those existing without reference to this Agreement.
5.9 Title and Headings . Titles and headings to sections herein are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.
5.10 Schedules . The Schedules to this Agreement shall be construed with and as an integral part of this Agreement to the same extent as if the same had been set forth verbatim herein. In the event of any conflict between this Agreement and any Schedule, the terms of such Schedule shall govern.
5.11 Governing Law; Dispute Resolution . This Agreement shall be governed by and construed in accordance with the laws of the State of Maryland (without regard to its conflicts of law doctrines).
5.12 Severability . In the event any one or more of the provisions contained in this Agreement should be held invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein and therein shall not in any way be affected or impaired thereby. The parties shall endeavor in good-faith negotiations to replace the invalid, illegal or unenforceable provisions with valid provisions, the economic effect of which comes as close as possible to that of the invalid, illegal or unenforceable provisions.
5.13 Relationship of Parties . Nothing in this Agreement shall be deemed or construed by the parties or any third party as creating a partnership or the relationship of principal and agent or joint venturer between the parties, it being understood and agreed that no provision contained herein, and no act of the parties, shall be deemed to create any relationship between the parties other than the independent contractor relationship of buyer and seller of services nor be deemed to vest any rights, interests or claims in any third parties.
5.14 Set Off . Payments required to be made to American Agriculture by either the REIT or the Operating Partnership of any amounts due or to become due hereunder shall not be subject to reduction or setoff for any liability of any nature of American Agriculture to the REIT or the Operating Partnership, as the case may be.
[Signature Page Follows]
IN WITNESS WHEREOF, the parties have executed this Shared Services Agreement as of the date first above written.
|
FARMLAND PARTNERS INC. |
|||
|
|
|||
|
|
|
||
|
By: |
|
||
|
|
Name: Paul A. Pittman |
||
|
|
Title: Executive Chairman, President and Chief Executive
|
||
|
|
|
||
|
|
|||
|
FARMLAND PARTNERS OPERATING
|
|||
|
|
|
||
|
|
By: Farmland Partners OP GP, LLC, its general partner |
||
|
|
|
||
|
|
By: Farmland Partners Inc., its sole member |
||
|
|
|
||
|
|
By: |
|
|
|
|
|
Name: Paul A. Pittman |
|
|
|
|
Title: Executive Chairman President and Chief
|
|
|
|
|
||
|
|
|||
|
AMERICAN AGRICULTURE CORPORATION |
|||
|
|
|||
|
|
|
||
|
By: |
|
||
|
|
Name: |
|
|
|
|
Title: |
|
|
Schedule A
Shared Services
· Two individual offices, plus reasonable usage of office common areas, inclusive of supplies, printing, utilities, janitorial services and parking;
· Internet, phone and mobile phone services;
· Email and online data storage;
· Accounting software and services, including approximately 50% of a controllers time; and
· Administrative and secretarial support.
EXHIBIT 10.10
FORM OF INDEMNIFICATION AGREEMENT
This INDEMNIFICATION AGREEMENT (this Agreement ) is entered into as of , 2014, by and among FARMLAND PARTNERS INC., a Maryland corporation (the Company or the Indemnitor ) and [ ] (the Indemnitee ).
WHEREAS, the Indemnitee is an officer [or][and] a member of the Board of Directors of the Company and in such [capacity][capacities] is performing a valuable service for the Company;
WHEREAS, Maryland law permits the Company to enter into contracts with its officers or members of its Board of Directors with respect to indemnification of, and advancement of expenses to, such persons;
WHEREAS, the Articles of Amendment and Restatement of the Company (the Charter ) provide that the Company shall indemnify and advance expenses to its directors and officers to the maximum extent permitted by Maryland law in effect from time to time;
WHEREAS, the Bylaws of the Company (the Bylaws ) provide that each director and officer of the Company shall be indemnified by the Company to the maximum extent permitted by Maryland law in effect from time to time and shall be entitled to advancement of expenses consistent with Maryland law; and
WHEREAS, to induce the Indemnitee to provide services to the Company as an officer [or][and] a member of the Board of Directors, and to provide the Indemnitee with specific contractual assurance that indemnification will be available to the Indemnitee regardless of, among other things, any amendment to or revocation of the Charter or the Bylaws, or any acquisition transaction relating to the Company, the Indemnitor desires to provide the Indemnitee with protection against personal liability as set forth herein.
NOW, THEREFORE, in consideration of the premises and the covenants contained herein, the Indemnitor and the Indemnitee hereby agree as follows:
1. DEFINITIONS.
For purposes of this Agreement:
(a) Change in Control shall have the meaning ascribed to it by the Companys 2014 Equity Incentive Plan or any equity incentive or stock compensation plan adopted by the Board of Directors and approved by the stockholders of the Company that may later replace the Companys 2014 Equity Incentive Plan.
(b) Corporate Status describes the status of a person who is or was a director or officer of the Company or is or was serving at the request of the Company as a director, officer, partner (limited or general), member, director, employee or agent of any other foreign or domestic corporation, partnership, joint venture, limited liability company, trust, other enterprise (whether conducted for profit or not for profit) or employee benefit plan. The Company shall be deemed to have requested
the Indemnitee to serve an employee benefit plan where the performance of the Indemnitees duties to the Company also imposes or imposed duties on, or otherwise involves or involved services by, the Indemnitee to the plan or participants or beneficiaries of the plan.
(c) Expenses shall include all attorneys and paralegals fees, retainers, court costs, transcript costs, fees of experts, witness fees, travel expenses, duplicating costs, printing and binding costs, telephone charges, postage, delivery service fees, and all other disbursements or expenses of the types customarily incurred in connection with prosecuting, defending, preparing to prosecute or defend, investigating, or being or preparing to be a witness in a Proceeding.
(d) Proceeding includes any action, suit, arbitration, alternate dispute resolution mechanism, investigation (including any internal investigation), administrative hearing, or any other proceeding, including appeals therefrom, whether civil, criminal, administrative, or investigative, except one initiated by the Indemnitee pursuant to paragraph 8 of this Agreement to enforce such Indemnitees rights under this Agreement.
(e) Special Legal Counsel means a law firm, or a member of a law firm, that is experienced in matters of corporation law and neither presently is, or in the past two years has been, retained to represent (i) the Indemnitor or the Indemnitee in any matter material to either such party, or (ii) any other party to the Proceeding giving rise to a claim for indemnification hereunder.
2. INDEMNIFICATION.
The Indemnitee shall be entitled to the rights of indemnification provided in this paragraph 2 and under applicable law, the Charter, the Bylaws, any other agreement, a vote of stockholders or resolution of the Board of Directors or otherwise if, by reason of such Indemnitees Corporate Status, such Indemnitee is, or is threatened to be made, a party to any threatened, pending, or completed Proceeding, including a Proceeding by or in the right of the Company. Unless prohibited by paragraph 13 hereof and subject to the other provisions of this Agreement, the Indemnitee shall be indemnified hereunder, to the maximum extent permitted by Maryland law in effect from time to time, against judgments, penalties, fines, liabilities, and settlements and reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection with such Proceeding or any claim, issue or matter therein; provided, however, that if such Proceeding was initiated by or in the right of the Company, indemnification may not be made in respect of such Proceeding if the Indemnitee shall have been finally adjudged to be liable to the Company. For purposes of this paragraph 2, excise taxes assessed on the Indemnitee with respect to an employee benefit plan pursuant to applicable law shall be deemed fines.
3. EXPENSES OF A SUCCESSFUL PARTY.
Without limiting the effect of any other provision of this Agreement, including the rights provided for in paragraphs 2 and 4 hereof, and without regard to the provisions of paragraph 6 hereof, to the extent that the Indemnitee is, by reason of such Indemnitees Corporate Status, a
party to and is successful, on the merits or otherwise, in any Proceeding pursuant to a final non-appealable order, such Indemnitee shall be indemnified against all reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection therewith. If the Indemnitee is not wholly successful in such Proceeding pursuant to a final non-appealable order but is successful, on the merits or otherwise, as to one or more but less than all claims, issues, or matters in such Proceeding pursuant to a final non-appealable order, the Indemnitor shall indemnify the Indemnitee against all reasonable Expenses actually incurred by or on behalf of such Indemnitee in connection with each successfully resolved claim, issue or matter. For purposes of this paragraph and without limitation, the termination of any claim, issue or matter in such Proceeding by dismissal, with or without prejudice, shall be deemed to be a successful result as to such claim, issue or matter.
4. ADVANCEMENT OF EXPENSES.
Notwithstanding anything in this Agreement to the contrary, but subject to paragraph 13 hereof, if the Indemnitee is or was or becomes a party to or is otherwise involved in any Proceeding (including as a witness), or is or was threatened to be made a party to or a participant (including as a witness) in any such Proceeding, by reason of the Indemnitees Corporate Status, or by reason of (or arising in part out of) any actual or alleged event or occurrence related to the Indemnitees Corporate Status, or by reason of any actual or alleged act or omission on the part of the Indemnitee taken or omitted in or relating to the Indemnitees Corporate Status, then the Indemnitor shall advance all reasonable Expenses incurred by the Indemnitee in connection with any such Proceeding within twenty (20) days after the receipt by the Indemnitor of a statement from the Indemnitee requesting such advance from time to time, whether prior to or after final disposition of such Proceeding; provided that, such statement shall reasonably evidence the Expenses incurred or to be incurred by the Indemnitee and shall include or be preceded or accompanied by (i) a written affirmation by the Indemnitee of the Indemnitees good faith belief that the standard of conduct necessary for indemnification by the Indemnitor as authorized by this Agreement has been met and (ii) a written undertaking by or on behalf of the Indemnitee to repay the amounts advanced if it should ultimately be determined that the standard of conduct has not been met. The undertaking required by clause (ii) of the immediately preceding sentence shall be an unlimited general obligation of the Indemnitee but need not be secured and may be accepted without reference to financial ability to make the repayment.
5. WITNESS EXPENSES.
Notwithstanding any other provision of this Agreement, to the extent that the Indemnitee is, by reason of such Indemnitees Corporate Status, a witness for any reason in any Proceeding to which such Indemnitee is not a named defendant or respondent, such Indemnitee shall be indemnified by the Indemnitor against all Expenses actually incurred by or on behalf of such Indemnitee in connection therewith.
6. DETERMINATION OF ENTITLEMENT TO AND AUTHORIZATION OF INDEMNIFICATION.
(a) To obtain indemnification under this Agreement, the Indemnitee shall submit to the Indemnitor a written request, including therewith such documentation and
information reasonably necessary to determine whether and to what extent the Indemnitee is entitled to indemnification.
(b) Indemnification under this Agreement may not be made unless authorized for a specific Proceeding after a determination has been made in accordance with this paragraph 6(b) that indemnification of the Indemnitee is permissible in the circumstances because the Indemnitee has met the following standard of conduct: the Indemnitor shall indemnify the Indemnitee in accordance with the provisions of paragraph 2 hereof, unless it is established that: (a) the act or omission of the Indemnitee was material to the matter giving rise to the Proceeding and (x) was committed in bad faith or (y) was the result of active and deliberate dishonesty; (b) the Indemnitee actually received an improper personal benefit in money, property or services; or (c) in the case of any criminal proceeding, the Indemnitee had reasonable cause to believe that the act or omission was unlawful. Upon receipt by the Indemnitor of the Indemnitees written request for indemnification pursuant to subparagraph 6(a), a determination as to whether the applicable standard of conduct has been met shall be made within the period specified in paragraph 6(e): (i) if a Change in Control shall have occurred, by Special Legal Counsel in a written opinion to the Board of Directors, a copy of which shall be delivered to the Indemnitee, with Special Legal Counsel selected by the Indemnitee (the Indemnitee shall give prompt written notice to the Indemnitor advising the Indemnitor of the identity of the Special Legal Counsel so selected); or (ii) if a Change in Control shall not have occurred, (A) by the Board of Directors by a majority vote of a quorum consisting of directors not, at the time, parties to the Proceeding, or, if such quorum cannot be obtained, then by a majority vote of a committee of the Board of Directors consisting solely of two or more directors not, at the time, parties to such Proceeding and who were duly designated to act in the matter by a majority vote of the full Board of Directors in which the designated directors who are parties may participate, (B) if the requisite quorum of the full Board of Directors cannot be obtained therefor and the committee cannot be established (or, even if such quorum is obtainable or such committee can be established, if such quorum or committee so directs), by Special Legal Counsel in a written opinion to the Board of Directors, a copy of which shall be delivered to Indemnitee, with Special Legal Counsel selected by the Board of Directors or a committee of the Board of Directors by vote as set forth in clause (ii)(A) of this paragraph 6(b) (or, if the requisite quorum of the full Board of Directors cannot be obtained therefor and the committee cannot be established, by a majority of the full Board of Directors in which directors who are parties to the Proceeding may participate) (if the Indemnitor selects Special Legal Counsel to make the determination under this clause (ii), the Indemnitor shall give prompt written notice to the Indemnitee advising him or her of the identity of the Special Legal Counsel so selected) or (C) if so directed by a majority of the members of the Board of Directors, by the stockholders of the Company. If it is so determined that the Indemnitee is entitled to indemnification, payment to the Indemnitee shall be made within ten (10) days after such determination. Authorization of indemnification and determination as to reasonableness of Expenses shall be made in the same manner as the determination that indemnification is permissible.
However, if the determination that indemnification is permissible is made by Special Legal Counsel under clause (ii)(B) above, authorization of indemnification and determination as to reasonableness of Expenses shall be made in the manner specified under clause (ii)(B) above for the selection of such Special Legal Counsel.
(c) The Indemnitee shall cooperate with the person or entity making such determination with respect to the Indemnitees entitlement to indemnification, including providing upon reasonable advance request any documentation or information which is not privileged or otherwise protected from disclosure and which is reasonably available to the Indemnitee and reasonably necessary to such determination. Any reasonable costs or expenses (including reasonable attorneys fees and disbursements) incurred by the Indemnitee in so cooperating shall be borne by the Indemnitor (irrespective of the determination as to the Indemnitees entitlement to indemnification) and the Indemnitor hereby indemnifies and agrees to hold the Indemnitee harmless therefrom.
(d) In the event the determination of entitlement to indemnification is to be made by Special Legal Counsel pursuant to paragraph 6(b) hereof, the Indemnitee, or the Indemnitor, as the case may be, may, within seven days after such written notice of selection shall have been given, deliver to the Indemnitor or to the Indemnitee, as the case may be, a written objection to such selection. Such objection may be asserted only on the grounds that the Special Legal Counsel so selected does not meet the requirements of Special Legal Counsel as defined in paragraph 1 of this Agreement. If such written objection is made, the Special Legal Counsel so selected may not serve as Special Legal Counsel until a court has determined that such objection is without merit. If, within twenty (20) days after submission by the Indemnitee of a written request for indemnification pursuant to paragraph 6(a) hereof, no Special Legal Counsel shall have been selected or, if selected, shall have been objected to, either the Indemnitor or the Indemnitee may petition a court for resolution of any objection which shall have been made by the Indemnitor or the Indemnitee to the others selection of Special Legal Counsel and/or for the appointment as Special Legal Counsel of a person selected by the court or by such other person as the court shall designate, and the person with respect to whom an objection is so resolved or the person so appointed shall act as Special Legal Counsel under paragraph 6(b) hereof. The Indemnitor shall pay all reasonable fees and expenses of Special Legal Counsel incurred in connection with acting pursuant to paragraph 6(b) hereof, and all reasonable fees and expenses incident to the selection of such Special Legal Counsel pursuant to this paragraph 6(d). In the event that a determination of entitlement to indemnification is to be made by Special Legal Counsel and such determination shall not have been made and delivered in a written opinion within ninety (90) days after the receipt by the Indemnitor of the Indemnitees request in accordance with paragraph 6(a), upon the due commencement of any judicial proceeding in accordance with paragraph 8(a) of this Agreement, Special Legal Counsel shall be discharged and relieved of any further responsibility in such capacity.
(e) If the person or entity making the determination whether the Indemnitee is entitled to indemnification shall not have made a determination within forty-five (45) days after receipt by the Indemnitor of the request therefor, the requisite determination of entitlement to indemnification shall be deemed to have been made and the Indemnitee shall be entitled to such indemnification, absent: (i) a misstatement by the Indemnitee of a material fact, or an omission of a material fact necessary to make the Indemnitees statement not materially misleading, in connection with the request for indemnification, or (ii) a prohibition of such indemnification under applicable law. Such 45-day period may be extended for a reasonable time, not to exceed an additional fifteen (15) days, if the person or entity making said determination in good faith requires additional time for the obtaining or evaluating of documentation and/or information relating thereto. The foregoing provisions of this paragraph 6(e) shall not apply: (i) if the determination of entitlement to indemnification is to be made by the stockholders and if within fifteen (15) days after receipt by the Indemnitor of the request for such determination the Board of Directors resolves to submit such determination to the stockholders for consideration at an annual or special meeting thereof to be held within seventy-five (75) days after such receipt and such determination is made at such meeting, or (ii) if the determination of entitlement to indemnification is to be made by Special Legal Counsel pursuant to paragraph 6(b) of this Agreement.
7. PRESUMPTIONS.
(a) In making a determination with respect to entitlement or authorization of indemnification hereunder, the person or entity making such determination shall presume that the Indemnitee is entitled to indemnification under this Agreement and the Indemnitor shall have the burden of proof to overcome such presumption.
(b) The termination of any Proceeding by conviction, or upon a plea of nolo contendere or its equivalent, or an entry of an order of probation prior to judgment, creates a rebuttable presumption that the Indemnitee did not meet the requisite standard of conduct described herein for indemnification.
8. REMEDIES.
(a) In the event that: (i) a determination is made in accordance with the provisions of paragraph 6 that the Indemnitee is not entitled to indemnification under this Agreement, or (ii) advancement of reasonable Expenses is not timely made pursuant to this Agreement, or (iii) payment of indemnification due the Indemnitee under this Agreement is not timely made, the Indemnitee shall be entitled to an adjudication in an appropriate court of competent jurisdiction of such Indemnitees entitlement to such indemnification or advancement of Expenses.
(b) In the event that a determination shall have been made pursuant to paragraph 6 of this Agreement that the Indemnitee is not entitled to indemnification, any judicial proceeding commenced pursuant to this paragraph 8 shall be conducted in all
respects as a de novo trial on the merits. The fact that a determination had been made earlier pursuant to paragraph 6 of this Agreement that the Indemnitee was not entitled to indemnification shall not be taken into account in any judicial proceeding commenced pursuant to this paragraph 8 and the Indemnitee shall not be prejudiced in any way by reason of that adverse determination. In any judicial proceeding commenced pursuant to this paragraph 8, the Indemnitor shall have the burden of proving that the Indemnitee is not entitled to indemnification or advancement of Expenses, as the case may be.
(c) If a determination shall have been made or deemed to have been made pursuant to this Agreement that the Indemnitee is entitled to indemnification, the Indemnitor shall be bound by such determination in any judicial proceeding commenced pursuant to this paragraph 8, absent: (i) a misstatement by the Indemnitee of a material fact, or an omission of a material fact necessary to make the Indemnitees statement not materially misleading, in connection with the request for indemnification, or (ii) a prohibition of such indemnification under applicable law.
(d) The Indemnitor shall be precluded from asserting in any judicial proceeding commenced pursuant to this paragraph 8 that the procedures and presumptions of this Agreement are not valid, binding and enforceable and shall stipulate in any such court that the Indemnitor is bound by all the provisions of this Agreement.
(e) In the event that the Indemnitee, pursuant to this paragraph 8, seeks a judicial adjudication of such Indemnitees rights under, or to recover damages for breach of, this Agreement, if successful on the merits or otherwise as to all or less than all claims, issues or matters in such judicial adjudication, the Indemnitee shall be entitled to recover from the Indemnitor, and shall be indemnified by the Indemnitor against, any and all reasonable Expenses actually incurred by such Indemnitee in connection with each successfully resolved claim, issue or matter.
9. NOTIFICATION AND DEFENSE OF CLAIMS.
The Indemnitee agrees promptly to notify the Indemnitor in writing upon being served with any summons, citation, subpoena, complaint, indictment, information, or other document relating to any Proceeding or matter which may be subject to indemnification or advancement of Expenses covered hereunder, but the failure so to notify the Indemnitor will not relieve the Indemnitor from any liability that the Indemnitor may have to Indemnitee under this Agreement unless the Indemnitor is materially prejudiced thereby. With respect to any such Proceeding as to which Indemnitee notifies the Indemnitor of the commencement thereof:
(a) The Indemnitor will be entitled to participate therein at its own expense.
(b) Except as otherwise provided below, the Indemnitor will be entitled to assume the defense thereof, with counsel reasonably satisfactory to Indemnitee. After notice from the Indemnitor to Indemnitee of the Indemnitors election so to assume the defense thereof, the Indemnitor will not be liable to Indemnitee under this
Agreement for any legal or other expenses subsequently incurred by Indemnitee in connection with the defense thereof other than reasonable costs of investigation or as otherwise provided below. Indemnitee shall have the right to employ Indemnitees own counsel in such Proceeding, but the fees and disbursements of such counsel incurred after notice from the Indemnitor of the Indemnitors assumption of the defense thereof shall be at the expense of Indemnitee unless (a) the employment of counsel by Indemnitee has been authorized by the Indemnitor, (b) the Indemnitee shall have reasonably concluded that there may be a conflict of interest between the Indemnitor and the Indemnitee in the conduct of the defense of such action, (c) such Proceeding seeks penalties or other relief against the Indemnitee with respect to which the Indemnitor could not provide monetary indemnification to the Indemnitee (such as injunctive relief or incarceration) or (d) the Indemnitor shall not in fact have employed counsel to assume the defense of such action, in each of which cases the fees and disbursements of counsel shall be at the expense of the Indemnitor. The Indemnitor shall not be entitled to assume the defense of any Proceeding brought by or on behalf of the Indemnitor, or as to which Indemnitee shall have reached the conclusion specified in clause (b) above, or which involves penalties or other relief against Indemnitee of the type referred to in clause (c) above.
(c) The Indemnitor shall not be liable to indemnify Indemnitee under this Agreement for any amounts paid in settlement of any action or claim effected without the Indemnitors written consent. The Indemnitor shall not settle any action or claim in any manner that would impose any penalty or limitation on Indemnitee without Indemnitees written consent. Neither the Indemnitor nor Indemnitee will unreasonably withhold or delay consent to any proposed settlement.
10. NON-EXCLUSIVITY; SURVIVAL OF RIGHTS; INSURANCE SUBROGATION.
(a) The rights of indemnification and to receive advancement of reasonable Expenses as provided by this Agreement shall not be deemed exclusive of any other rights to which the Indemnitee may at any time be entitled under applicable law, the Charter, the Bylaws, any other agreement, a vote of stockholders, a resolution of the Board of Directors or otherwise, except that any payments otherwise required to be made by the Indemnitor hereunder shall be offset by any and all amounts received by the Indemnitee from any other indemnitor or under one or more liability insurance policies maintained by an indemnitor or otherwise and shall not be duplicative of any other payments received by an Indemnitee from the Indemnitor in respect of the matter giving rise to the indemnity hereunder. No amendment, alteration or repeal of this Agreement or any provision hereof shall be effective as to the Indemnitee with respect to any action taken or omitted by the Indemnitee prior to such amendment, alteration or repeal.
(b) To the extent that the Company maintains an insurance policy or policies providing liability insurance for directors and officers of the Company, the Indemnitee shall be covered by such policy or policies in accordance with its or their terms to the maximum extent of the coverage available and upon any
Change in Control the Company shall use commercially reasonable efforts to obtain or arrange for continuation and/or tail coverage for the Indemnitee to the maximum extent obtainable at such time.
(c) In the event of any payment under this Agreement, the Indemnitor shall be subrogated to the extent of such payment to all of the rights of recovery of the Indemnitee, who shall execute all papers required and take all actions necessary to secure such rights, including execution of such documents as are necessary to enable the Indemnitor to bring suit to enforce such rights.
(d) The Indemnitor shall not be liable under this Agreement to make any payment of amounts otherwise indemnifiable hereunder if and to the extent that the Indemnitee has otherwise actually received such payment under any insurance policy, contract, agreement, or otherwise.
11. CONTINUATION OF INDEMNITY.
(a) All agreements and obligations of the Indemnitor contained herein shall continue during the period the Indemnitee is an officer or a member of the Board of Directors of the Company and shall continue thereafter so long as the Indemnitee shall be subject to any threatened, pending or completed Proceeding by reason of such Indemnitees Corporate Status and during the period of statute of limitations for any act or omission occurring during the Indemnitees term of Corporate Status. This Agreement shall be binding upon the Indemnitor and its respective successors and assigns and shall inure to the benefit of the Indemnitee and such Indemnitees heirs, executors and administrators.
(b) The Company shall require and cause any successor (whether direct or indirect by purchase, merger, consolidation or otherwise) to all, substantially all or a substantial part, of the business and/or assets of the Company, by written agreement in form and substance reasonably satisfactory to the Indemnitee, expressly to assume and agree to perform this Agreement in the same manner and to the same extent that the Company would be required to perform if no such succession had taken place.
12. SEVERABILITY.
If any provision or provisions of this Agreement shall be held to be invalid, illegal or unenforceable for any reason whatsoever, (i) the validity, legality, and enforceability of the remaining provisions of this Agreement (including, without limitation, each portion of any paragraph of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that is not itself invalid, illegal or unenforceable) shall not in any way be affected or impaired thereby, and (ii) to the fullest extent possible, the provisions of this Agreement (including, without limitation, each portion of any paragraph of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that is not itself invalid, illegal or unenforceable) shall be construed so as to give effect to the intent manifested by the provisions held invalid, illegal or unenforceable.
13. EXCEPTIONS TO RIGHT OF INDEMNIFICATION OR ADVANCEMENT OF EXPENSES.
Notwithstanding any other provisions of this Agreement, the Indemnitee shall not be entitled to indemnification or advancement of reasonable Expenses under this Agreement with respect to (i) any Proceeding initiated by such Indemnitee against the Indemnitor other than a proceeding commenced pursuant to paragraph 8 hereof, or (ii) any Proceeding for an accounting of profits arising from the purchase and sale by Indemnitee of securities of the Company in violation of Section 16(b) of the Securities Exchange Act of 1934, as amended, rules and regulations promulgated thereunder, or any similar provisions of any federal, state or local statute.
14. NOTICE TO THE COMPANY STOCKHOLDERS.
Any indemnification of, or advancement of reasonable Expenses, to an Indemnitee in accordance with this Agreement, if arising out of a Proceeding by or in the right of the Company, shall be reported in writing to the stockholders of the Company with the notice of the next Company stockholders meeting or prior to the meeting.
15. HEADINGS.
The headings of the paragraphs of this Agreement are inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction thereof.
16. MODIFICATION AND WAIVER.
No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by each of the parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions hereof (whether or not similar) nor shall such waiver constitute a continuing waiver.
17. NOTICES.
All notices, requests, demands, and other communications hereunder shall be in writing and shall be deemed to have been duly given if (i) delivered by hand and receipted for by the party to whom said notice or other communication shall have been directed, or (ii) mailed by certified or registered mail with postage prepaid, on the third business day after the date on which it is so mailed, if so delivered or mailed, as the case may be, to the following addresses:
If to the Indemnitee, to the address set forth in the records of the Company.
If to the Indemnitor, to:
Farmland Partners Inc.
8670 Wolff Court, Suite 240
Westminster, Colorado 80031
Attention: Chief Executive Officer
with a copy (which shall not constitute notice) to:
Morrison & Foerster LLP
2000 Pennsylvania Avenue
Suite 6000
Washington, DC 20006
Attention: Justin R. Salon, Esq.
Fax: 202-887-0763
Email: JSalon@mofo.com
or to such other address as may have been furnished to the Indemnitee by the Indemnitor or to the Indemnitor by the Indemnitee, as the case may be.
18. GOVERNING LAW.
The parties agree that this Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of Maryland, without application of the conflict of laws principles thereof.
19. NO ASSIGNMENTS.
The Indemnitee may not assign its rights or delegate obligations under this Agreement without the prior written consent of the Indemnitor. Any assignment or delegation in violation of this paragraph 19 shall be null and void.
20. NO THIRD-PARTY RIGHTS.
Nothing expressed or referred to in this Agreement will be construed to give any person other than the parties to this Agreement any legal or equitable right, remedy or claim under or with respect to this Agreement or any provision of this Agreement. This Agreement and all of its provisions are for the sole and exclusive benefit of the parties to this Agreement and their successors and permitted assigns.
21. COUNTERPARTS.
This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together constitute an agreement binding on all of the parties hereto.
[Signature page follows.]
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.
|
FARMLAND PARTNERS INC. |
|
|
|
|
|
By: |
|
|
Name: |
|
|
Title: |
|
|
|
|
|
INDEMNITEE: |
|
|
|
|
|
By: |
|
|
Name: |
|
|
Title: |
Signature Page to Indemnification Agreement
EXHIBIT 10.17
Registration Rights Agreement
THIS REGISTRATION RIGHTS AGREEMENT (this Agreement ) is made and entered into as of , 2014 by and among FARMLAND PARTNERS INC., a Maryland corporation (the Company ), and Pittman Hough Farms LLC, a Colorado limited liability company (the Initial Holder ).
WHEREAS, the Company intends to engage in various related transactions (collectively, the IPO Transactions ) pursuant to which, among other things, the Company will effect an initial public offering of shares of its common stock, par value $0.01 per share (the Common Stock );
WHEREAS, in connection with the IPO Transactions, the Company intends to engage in certain formation transactions (the Formation Transactions ) pursuant to which, among other things, FP Land LLC, a Delaware limited liability company ( FP Land ), which is owned 100% by the Initial Holder, will merge with and into Farmland Partners Operating Partnership, LP , a Delaware limited partnership (the Operating Partnership ), and the Initial Holder will receive an aggregate of units of limited partnership in the Operating Partnership (such units, the OP Units ) on the closing date of the Formation Transactions in exchange for their respective interests in FP Land, as set forth on Schedule I attached hereto; and
WHEREAS, pursuant to the terms of Section 8.6 and the other related provisions of the Seconded Amended and Restated Agreement of Limited Partnership of the Operating Partnership (such agreement, as amended from time to time, the Partnership Agreement ), commencing on the first anniversary of the date of issuance, and subject to the various limitations contained in the Partnership Agreement and other instruments being delivered in connection with the Formation Transactions, the Initial Holder will be entitled to redeem their OP Units for cash or, at the Companys election, for shares of Common Stock;
WHEREAS, the Company has agreed to grant to the Initial Holder (and its permitted assignees and transferees) the registration rights described in this Agreement (the Registration Rights ).
NOW, THEREFORE, the parties hereto, in consideration of the foregoing, the mutual covenants and agreements hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, hereby agree as follows:
SECTION 1. DEFINITIONS
The following capitalized terms used herein have the following meanings:
Agreement is defined in the preamble hereof.
Business Day any Monday, Tuesday, Wednesday, Thursday or Friday other than a day on which banks and other financial institutions are authorized or required to be closed for business in the State of New York.
Charter means the Companys Articles of Amendment and Restatement, as amended from time to time.
Commission means the U.S. Securities and Exchange Commission.
Common Stock is defined in the recitals hereof.
Company is defined in the preamble hereof.
Formation Transactions is defined in the recitals hereof.
Exchange Act means the Securities Exchange Act of 1934, as amended.
FP Land is defined in the recitals hereof.
Holder means (a) the Initial Holder who is the record or beneficial owner of any Registrable Security or (b) any assignee or transferee of such Initial Holder (including as a result of any assignment or transfer in connection with the foreclosure on any loans secured by the Registrable Securities).
Initial Holder is defined in the preamble hereof.
IPO Closing Date means the closing date of the Companys initial public offering of its Common Stock.
IPO Transactions is defined in the recitals hereof.
OP Units is defined in the recitals hereof.
Operating Partnership is defined in the recitals hereof.
Partnership Agreement is defined in the recitals hereof.
Person means any individual, corporation, partnership, joint venture, limited liability company, estate, trust, unincorporated association, any federal, state, county or municipal government or any bureau, department or agency thereof and any fiduciary acting in such capacity on behalf of any of the foregoing.
Prospectus means the prospectus or prospectuses included in the Registration Statement contemplated by Section 2.1 hereof, including any documents incorporated therein by reference.
Redemption Shares means the shares of Common Stock issued to Holders upon redemption of OP Units held by such Holders.
Registrable Securities means the Redemption Shares and any shares of Common Stock issued to a Holder with respect to the Redemption Shares by way of share dividend or stock split or in connection with a combination of shares, recapitalization, merger, consolidation or other reorganization or otherwise and any shares of Common Stock issuable upon conversion, exercise or exchange thereof.
Registration Rights is defined in the recitals hereof.
Registration Statement is defined in Section 2.1 hereof.
Securities Act means the Securities Act of 1933, as amended.
Suspension Event is defined in Section 2.2(a) hereof.
SECTION 2. REGISTRATION RIGHTS
2.1 Issuer Registration Statement .
Subject to Section 2.2 hereof, following the date on which the Company becomes eligible to use a registration statement on Form S-3 for the registration of securities under the Securities Act, the Company shall file with the Commission a registration statement and related prospectus (the Registration Statement ) that comply as to form in all material respects with applicable Commission rules providing for the registration of the issuance of the Registrable Securities to such Holders upon redemption of OP Units held by such Holders and the subsequent resale of such Registrable Securities by such Holders. The Company agrees (subject to Section 2.2 hereof) to use commercially reasonable efforts to cause the Registration Statement, if filed, to be declared effective by the Commission as soon as practicable after the filing thereof.
Subject to Section 2.2 hereof, the Company agrees to use commercially reasonable efforts to keep the Registration Statement continuously effective (including the preparation and filing of any amendments and supplements necessary for that purpose) until the earlier of (i) the date that is three years after the date of effectiveness of such Registration Statement, (ii) the date on which all of the Registrable Securities covered by such Registration Statement are eligible for sale without registration pursuant to Rule 144 (or any successor provision) under the Securities Act without volume limitations or other restrictions on transfer thereunder, or (iii) the date on which the Holder or Holders consummate the sale of all of the Registrable Securities registered under such Registration Statement. In the event that the Registrable Securities are issued to any Holder (other than an affiliate, as defined by Rule 144 under the Securities Act, of the Company) by the Company pursuant to the Registration Statement, the Company shall be deemed to have satisfied all of its registration obligations under this Agreement in respect of such Registrable Securities.
2.2 Suspension of Offering .
(a) Notwithstanding Section 2.1 hereof, the Company shall be entitled to postpone the filing of the Registration Statement, and from time to time to require Holders not to sell under the Registration Statement or to suspend the effectiveness thereof, if (i) the Company is actively pursuing an underwritten primary offering of equity securities of the Company, or (ii) the negotiation or consummation of a transaction by the Company or its subsidiaries is pending or an event has occurred, which negotiation, consummation or event would require additional disclosure by the Company in the Registration Statement of material information which the Company has a bona fide business purpose for keeping confidential and the non-disclosure of which in the Registration Statement would be expected, in the Companys reasonable determination, to cause the Registration Statement to fail to comply with applicable disclosure requirements under the Exchange Act or the Securities Act (each such circumstance a Suspension Event ); provided , however , that the Company may not delay, suspend or withdraw such Registration Statement for more than 90 days at any one time, or more than twice in any 12-month period. Upon receipt of any written notice from the Company of the happening of any Suspension Event during the period the Registration Statement is effective or if as a result of a Suspension Event the Registration Statement or related Prospectus contains any untrue statement of a material fact or omits to state any material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made (in the case of the Prospectus) not misleading, each Holder agrees that (x) it will immediately discontinue offers and sales of the Registrable Securities under such Registration Statement until the Holder receives copies of a supplemental or amended Prospectus (which the Company agrees to promptly prepare) that corrects the misstatement(s) or omission(s) referred to above and receives notice that any post-effective amendment has become effective or unless otherwise notified by the Company that it may resume such offers and sales, and (y) it will maintain the confidentiality of any information included in the written notice delivered by the Company unless otherwise required by law or subpoena. If so directed by the Company, each Holder will deliver to the Company all copies of the Prospectus covering the Registrable Securities current at the time of receipt of such notice, other than permanent file copies then in the possession of such Holders counsel.
(b) If all reports required to be filed by the Company pursuant to the Exchange Act have not been filed by the required date taking into account any permissible extension, upon written notice thereof by the Company to the Holders, the rights of the Holders to offer, sell or distribute any Registrable Securities pursuant to the Registration Statement or to require the Company take action with respect to the registration or sale of any Registrable Securities pursuant to the Registration Statement shall be suspended until the date on which the Company has filed such reports, and the Company shall notify the Holders in writing as promptly as practicable when such suspension is no longer required.
2.3 Qualification . The Company shall file such documents as necessary to register or qualify the Registrable Securities to be covered by the Registration Statement by the time such Registration Statement is declared effective by the Commission under all applicable state securities or blue sky laws of such jurisdictions as any Holder may reasonably request in writing, and shall use commercially reasonable efforts to keep each such registration or qualification effective during the period such Registration Statement is required to be kept
effective pursuant to this Agreement or during the period offers or sales are being made by the Holders, whichever is shorter, and to do any and all other similar acts and things which may be reasonably necessary or advisable to enable the Holders to consummate the disposition of such Registrable Securities in each such jurisdiction; provided , however , that the Company shall not be required to (i) qualify generally to do business in any jurisdiction or to register as a broker or dealer in such jurisdiction where it would not otherwise be required to qualify but for this Agreement, (ii) take any action that would cause it to become subject to any taxation in any jurisdiction where it would not otherwise be subject to such taxation or (iii) take any action that would subject it to the general service of process in any jurisdiction where it is not then so subject.
2.4 Additional Obligations of the Company . When the Company is required to effect the registration of Registrable Securities under the Securities Act pursuant to Section 2.1 of this Agreement, subject to Section 2.2 hereof, the Company shall:
(a) prepare and file with the Commission such amendments and supplements to the Registration Statement and the Prospectus used in connection therewith as may be necessary (i) to keep such Registration Statement effective and (ii) to comply with the provisions of the Securities Act with respect to the disposition of the Registrable Securities covered by such Registration Statement, in each case for such time as is contemplated in Section 2.1 ;
(b) furnish, without charge, to the Holders such number of copies of the Registration Statement, each amendment and supplement thereto (in each case including all exhibits), and the Prospectus included in such Registration Statement (including each preliminary Prospectus), in conformity with the requirements of the Securities Act as the Holders may reasonably request in order to facilitate the public sale or other disposition of the Registrable Securities owned by the Holders;
(c) notify the Holders: (i) when the Registration Statement, any pre-effective amendment, the Prospectus or any prospectus supplement related thereto or post-effective amendment to the Registration Statement has been filed, and, with respect to the Registration Statement or any post-effective amendment, when the same has become effective, (ii) of the issuance by the Commission of any stop order suspending the effectiveness of the Registration Statement or the initiation or threat of any proceedings for that purpose, and (iii) of the receipt by the Company of any notification with respect to the suspension of the qualification of any Registrable Securities for sale under the securities or blue sky laws of any jurisdiction or the initiation of any proceeding for such purpose;
(d) promptly use commercially reasonable efforts to prevent the issuance of any order suspending the effectiveness of the Registration Statement, and, if any such order suspending the effectiveness of the Registration Statement is issued, shall promptly use commercially reasonable efforts to obtain the withdrawal of such order at the earliest possible moment;
(e) Until the sooner of completion, abandonment or termination of the offering or sale contemplated by the Registration Statement and related Prospectus and the expiration of the period during which the Company is required to maintain the effectiveness of the Registration Statement under Section 2.1, promptly notify the Holders: (i) of the existence of any fact of which the Company is aware or the happening of any event which has resulted in (A) the Registration Statement, as then in effect, containing an untrue statement of a material fact or omitting to state a material fact required to be stated therein or necessary to make any statements therein not misleading or (B) the Prospectus included in such Registration Statement containing an untrue statement of a material fact or omitting to state a material fact required to be stated therein or necessary to make any statements therein, in the light of the circumstances under which they were made, not misleading, and (ii) of the Companys reasonable determination that a post-effective amendment to the Registration Statement would be appropriate or that there exist circumstances not yet disclosed to the public which make further sales under such Registration Statement inadvisable pending such disclosure and post-effective amendment; and, if the notification relates to any event described in either of the clauses (i) or (ii) of this Section 2.4(e) , at the request of the Holders, the Company shall prepare and, to the extent the exemption from the prospectus delivery requirements in Rule 172 under the Securities Act is not available, furnish to the Holders a reasonable number of copies of a supplement or post-effective amendment to such Registration Statement or related Prospectus or file any other required document so that (1) such Registration Statement shall not contain any untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary to make the statements therein not misleading and (2) as thereafter delivered to the purchasers of the Registrable Securities being sold thereunder, such Prospectus shall not include an untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary to make the statements therein, in the light of the circumstances under which they were made, not misleading;
(f) use commercially reasonable efforts to cause all such Registrable Securities to be listed on the national securities exchange on which the Common Stock are then listed, if the listing of Registrable Securities is then permitted under the rules of such national securities exchange; and
(g) if requested by any Holder participating in the offering of Registrable Securities, incorporate in a prospectus supplement or post-effective amendment such information concerning the Holder or the intended method of distribution as the Holder reasonably requests to be included therein and is reasonably necessary to permit the sale of the Registrable Securities pursuant to the Registration Statement, including, without limitation, information with respect to the number of Registrable Securities being sold, the purchase price being paid therefor and any other material terms of the offering of the Registrable Securities to be sold in such offering; provided , however , that the Company shall not be obligated to include in any such prospectus supplement or post-effective amendment any requested information that is not required by the rules of the Commission and is unreasonable in scope compared with the Companys most recent prospectus or prospectus supplement used in connection with a primary or secondary offering of equity securities by the Company.
2.5 Obligations of the Holder . In connection with any Registration Statement utilized by the Company to satisfy the Registration Rights pursuant to this Section 2 , each Holder agrees to cooperate with the Company in connection with the preparation of the Registration Statement, and each Holder agrees that it will (i) respond within 10 Business Days to any written request by the Company to provide or verify information regarding the Holder or the Holders Registrable Securities (including the proposed manner of sale) that may be required to be included in such Registration Statement and related Prospectus pursuant to the rules and regulations of the Commission, and (ii) provide in a timely manner information regarding the proposed distribution by the Holder of the Registrable Securities and such other information as may be requested by the Company from time to time in connection with the preparation of and for inclusion in the Registration Statement and related Prospectus.
SECTION 3. INDEMNIFICATION; CONTRIBUTION
3.1 Indemnification by the Company. The Company agrees to indemnify and hold harmless each Holder and each Person, if any, who controls any Holder within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act and any of their partners, members, officers, trustees, employees or representatives, as follows:
(i) against any and all loss, liability, claim, damage, judgment and expense whatsoever, as incurred, arising out of or based upon any untrue statement or alleged untrue statement of a material fact contained in the Registration Statement (or any amendment thereto) pursuant to which the Registrable Securities were registered under the Securities Act, including all documents incorporated therein by reference, or the omission or alleged omission therefrom of a material fact required to be stated therein or necessary to make the statements therein not misleading or arising out of or based upon any untrue statement or alleged untrue statement of a material fact contained in any Prospectus (or any amendment or supplement thereto), including all documents incorporated therein by reference, or the omission or alleged omission therefrom of a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading;
(ii) against any and all loss, liability, claim, damage, judgment and expense whatsoever, as incurred, to the extent of the aggregate amount paid in settlement of any litigation, or investigation or proceeding by any governmental agency or body, commenced or threatened, or of any claim whatsoever based upon any such untrue statement or omission, or any such alleged untrue statement or omission, if such settlement is effected with the written consent of the Company; and
(iii) against any and all expense whatsoever, as incurred (including reasonable fees and disbursements of counsel), reasonably incurred in investigating, preparing or defending against any litigation, or investigation or proceeding by any governmental agency or body, commenced or threatened, in each case whether or not a party, or any claim whatsoever based upon any such untrue statement or omission, or any
such alleged untrue statement or omission, to the extent that any such expense is not paid under subparagraph (i) or (ii) above;
provided , however , that the indemnity provided pursuant to this Section 3.1 does not apply to any Holder with respect to any loss, liability, claim, damage, judgment or expense to the extent arising out of (A) any untrue statement or omission or alleged untrue statement or omission made in reliance upon and in conformity with written information furnished to the Company by such Holder expressly for use in the Registration Statement (or any amendment thereto) or the Prospectus (or any amendment or supplement thereto) or (B) any Holders failure to deliver an amended or supplemental Prospectus furnished to such Holder by the Company, if such loss, liability, claim, damage, judgment or expense would not have arisen had such delivery occurred.
3.2 Indemnification by Holder . Each Holder (and each permitted assignee of such Holder, on a several basis) severally and not jointly agrees to indemnify and hold harmless the Company, and each of its trustees and officers (including each trustee and officer of the Company who signed a Registration Statement), each Person, if any, who controls the Company within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act and each other Holder as follows:
(i) against any and all loss, liability, claim, damage, judgment and expense whatsoever, as incurred, arising out of or based upon any untrue statement or alleged untrue statement of a material fact contained in the Registration Statement (or any amendment thereto) pursuant to which the Registrable Securities of such Holder were registered under the Securities Act, including all documents incorporated therein by reference, or the omission or alleged omission therefrom of a material fact required to be stated therein or necessary to make the statements therein not misleading or arising out of or based upon any untrue statement or alleged untrue statement of a material fact contained in any Prospectus (or any amendment or supplement thereto), including all documents incorporated therein by reference, or the omission or alleged omission therefrom of a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading;
(ii) against any and all loss, liability, claim, damage, judgment and expense whatsoever, as incurred, to the extent of the aggregate amount paid in settlement of any litigation, or investigation or proceeding by any governmental agency or body, commenced or threatened, or of any claim whatsoever based upon any such untrue statement or omission, or any such alleged untrue statement or omission, if such settlement is effected with the written consent of such Holder; and
(iii) against any and all expense whatsoever, as incurred (including reasonable fees and disbursements of counsel), reasonably incurred in investigating, preparing or defending against any litigation, or investigation or proceeding by any governmental agency or body, commenced or threatened, in each case whether or not a party, or any claim whatsoever based upon any such untrue statement or omission, or any
such alleged untrue statement or omission, to the extent that any such expense is not paid under subparagraph (i) or (ii) above;
provided , however , that the indemnity provided pursuant to this Section 3.2 shall only apply with respect to any loss, liability, claim, damage, judgment or expense to the extent arising out of (A) any untrue statement or omission or alleged untrue statement or omission made in reliance upon and in conformity with written information furnished to the Company by such Holder expressly for use in the Registration Statement (or any amendment thereto) or the Prospectus (or any amendment or supplement thereto) or (B) any Holders failure to deliver an amended or supplemental Prospectus furnished to the Holder by the Company, if such loss, liability, claim, damage or expense would not have arisen had such delivery occurred. Notwithstanding the provisions of this Section 3.2 , a Holder and any permitted assignee shall not be required to indemnify the Company, its officers, trustees or control persons with respect to any amount in excess of the amount of the net proceeds actually received by such Holder or such permitted assignee, as the case may be, from sales of the Registrable Securities of such Holder under the Registration Statement that is the subject of the indemnification claim.
3.3 Conduct of Indemnification Proceedings . An indemnified party hereunder shall give reasonably prompt notice to the indemnifying party of any action or proceeding commenced against it in respect of which indemnity may be sought hereunder, but failure to so notify the indemnifying party (i) shall not relieve the indemnifying party from any liability which it may have under the indemnity agreement provided in Sections 3.1 or 3.2 above, unless and only to the extent it did not otherwise learn of such action and the lack of notice by the indemnified party results in the forfeiture by the indemnifying party of substantial rights and defenses, and (ii) shall not, in any event, relieve the indemnifying party from any obligations to any indemnified party other than the indemnification obligation provided under Sections 3.1 or 3.2 above. If the indemnifying party so elects within a reasonable time after receipt of such notice, the indemnifying party may assume the defense of such action or proceeding at such indemnifying partys own expense with counsel chosen by the indemnifying party and approved by the indemnified party, which approval shall not be unreasonably withheld; provided , however , that the indemnifying party will not settle, compromise or consent to the entry of any judgment with respect to any such action or proceeding without the written consent of the indemnified party unless such settlement, compromise or consent secures the unconditional release of the indemnified party of all liability at no cost or expense to the indemnified party; and provided further , that, if the indemnified party reasonably determines that a conflict of interest exists where it is advisable for the indemnified party to be represented by separate counsel or that, upon advice of counsel, there may be legal defenses available to it which are different from or in addition to those available to the indemnifying party, then the indemnifying party shall not be entitled to assume such defense and the indemnified party shall be entitled to separate counsel at the indemnifying partys expense. If the indemnifying party is not entitled to assume the defense of such action or proceeding as a result of the second proviso to the preceding sentence, the indemnifying partys counsel shall be entitled to conduct the indemnifying partys defense and counsel for the indemnified party shall be entitled to conduct the defense of the indemnified party, it being understood that both such counsel will cooperate with each other to conduct the defense of such action or proceeding as efficiently as possible. If the indemnifying party is not so
entitled to assume the defense of such action or does not assume such defense, after having received the notice referred to in the first sentence of this paragraph, the indemnifying party will pay the reasonable fees and expenses of counsel for the indemnified party. In such event, however, the indemnifying party will not be liable for any settlement effected without the written consent of the indemnifying party (which consent will not be unreasonably withheld). If an indemnifying party is entitled to assume, and assumes, the defense of such action or proceeding in accordance with this paragraph, the indemnifying party shall not be liable for any fees and expenses of counsel for the indemnified party incurred thereafter in connection with such action or proceeding.
3.4 Contribution .
(a) In order to provide for just and equitable contribution in circumstances in which the indemnity agreement provided for in Sections 3.1 and 3.2 above is for any reason held to be unenforceable by the indemnified party although applicable in accordance with its terms, the Company and the relevant Holder shall contribute to the aggregate losses, liabilities, claims, damages and expenses of the nature contemplated by such indemnity agreement incurred by the Company and the Holder, in such proportion as is appropriate to reflect the relative fault of the Company on the one hand and the Holder on the other hand, in connection with the statements or omissions which resulted in such losses, claims, damages, liabilities, or expenses. The relative fault of the indemnifying party and indemnified party shall be determined by reference to, among other things, whether the action in question, including any untrue or alleged untrue statement of a material fact or omission or alleged omission to state a material fact, has been made by, or relates to information supplied by, the indemnifying party or the indemnified party, and the parties relative intent, knowledge, access to information and opportunity to correct or prevent such action.
(b) The parties hereto agree that it would not be just or equitable if contribution pursuant to this Section 3.4 were determined by pro rata allocation or by any other method of allocation which does not take account of the equitable considerations referred to in the immediately preceding paragraph. Notwithstanding the provisions of this Section 3.4 , a Holder shall not be required to contribute any amount in excess of the amount of the net proceeds actually received by such Holder from sales of the Registrable Securities of such Holder under the Registration Statement that is the subject of the indemnification claim.
(c) Notwithstanding the foregoing, no Person guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any Person who was not guilty of such fraudulent misrepresentation. For purposes of this Section 3.4 , each Person, if any, who controls a Holder within the meaning of Section 15 of the Securities Act shall have the same rights to contribution as the Holder, and each trustee of the Company, each officer of the Company who signed a Registration Statement and each Person, if any, who controls the Company within the meaning of Section 15 of the Securities Act shall have the same rights to contribution as the Company.
SECTION 4. EXPENSES
The Company shall pay all expenses incident to the performance by the Company of its registration obligations under Section 2 above, including (i) Commission, stock exchange and FINRA registration and filing fees, (ii) all fees and expenses incurred in complying with securities or blue sky laws (including reasonable fees, charges and disbursements of counsel to any underwriter incurred in connection with blue sky qualifications of the Registrable Securities as may be set forth in any underwriting agreement), (iii) all printing, messenger and delivery expenses, and (iv) the fees, charges and expenses of counsel to the Company and of its independent public accountants and any other accounting fees, charges and expenses incurred by the Company (including, without limitation, any expenses arising from any comfort letters or any special audits incident to or required by any registration or qualification). Each Holder shall be responsible for the payment of any brokerage and sales commissions, fees and disbursements of such Holders counsel, accountants and other advisors, and any transfer taxes relating to the sale or disposition of the Registrable Securities by such Holder pursuant to this Agreement.
SECTION 5. RULE 144 COMPLIANCE
The Company covenants that it will use its best efforts to timely file the reports required to be filed by the Company under the Securities Act and the Exchange Act so as to enable the Holders to sell the Registrable Securities pursuant to Rule 144 under the Securities Act. In connection with any sale, transfer or other disposition by a Holder of any Registrable Securities pursuant to Rule 144 under the Securities Act, the Company shall cooperate with the Holder to facilitate the timely preparation and delivery of certificates representing the Registrable Securities to be sold and not bearing any Securities Act restrictive legend, and enable certificates for such Registrable Securities to be for such number of shares and registered in such names as such Holder may reasonably request at least five Business Days prior to any sale of Registrable Securities hereunder.
SECTION 6. MISCELLANEOUS
6.1 Integration; Amendment . This Agreement constitutes the entire agreement among the parties hereto with respect to the matters set forth herein and supersedes and renders of no force and effect all prior oral or written agreements, commitments and understandings among the parties with respect to the matters set forth herein. Except as otherwise expressly provided in this Agreement, no amendment, modification or discharge of this Agreement shall be valid or binding unless set forth in writing and duly executed by each of the parties hereto.
6.2 Waivers . No waiver by a party hereto shall be effective unless made in a written instrument duly executed by the party against whom such waiver is sought to be enforced, and only to the extent set forth in such instrument. Neither the waiver by any of the parties hereto of a breach or a default under any of the provisions of this Agreement, nor the failure of any of the parties, on one or more occasions, to enforce any of the provisions of this Agreement or to exercise any right or privilege hereunder shall thereafter be construed as a waiver of any subsequent breach or default of a similar nature, or as a waiver of any such provisions, rights or privileges hereunder.
6.3 Assignment; Successors and Assigns . This Agreement and the rights granted hereunder may not be assigned by a Holder without the written consent of the Company; provided , however , that a Holder may assign its rights and obligations hereunder, without such consent, in connection with a transfer of some or all of such Holders Registrable Securities (i) to the extent permitted under the Partnership Agreement or the Charter, as applicable, and (ii) provided such transferee agrees in writing to be bound by all of the provisions hereof and the Holder provides written notice to the Company within 10 days of the effectiveness of such assignment. This Agreement shall inure to the benefit of and be binding upon all of the parties hereto and their respective heirs, executors, personal and legal representatives, successors and permitted assigns, including, without limitation, any successor of the Company by merger, acquisition, reorganization, recapitalization or otherwise.
6.4 Notices . All notices called for under this Agreement shall be in writing and shall be deemed duly given (a) on the date of delivery if delivered personally, (b) on the first Business Day following the date of dispatch if delivered by a nationally recognized next-day courier service, (c) on the fifth Business Day following the date of mailing if delivered by registered or certified mail, return receipt requested, postage prepaid, or (d) if sent by facsimile transmission during business hours on a Business Day, when transmitted and receipt is confirmed, or otherwise on the following Business Day. All notices hereunder shall be delivered to the Company at the address of the Company set forth opposite its signature on the signature page, and to the Initial Holder at the addresses of the Initial Holder set forth on the signature page hereto , or to any other address or addressee as any party entitled to receive notice under this Agreement shall designate, from time to time, to others in the manner provided in this Section 6.4 for the service of notices; provided , however , that notices of a change of address shall be effective only upon receipt thereof.
6.5 Specific Performance . The parties hereto acknowledge that the obligations undertaken by them hereunder are unique and that there would be no adequate remedy at law if any party fails to perform any of its obligations hereunder, and accordingly agree that each party, in addition to any other remedy to which it may be entitled at law or in equity, shall be entitled to (i) compel specific performance of the obligations, covenants and agreements of any other party under this Agreement in accordance with the terms and conditions of this Agreement and (ii) obtain preliminary injunctive relief to secure specific performance and to prevent a breach or contemplated breach of this Agreement in any court of the United States or any State thereof having jurisdiction.
6.6 Governing Law . This Agreement, the rights and obligations of the parties hereto, and any claims or disputes relating thereto, shall be governed by and construed in accordance with the laws of the State of Maryland (excluding the conflict of law provisions thereof).
6.7 Headings . Section and subsection headings contained in this Agreement are inserted for convenience of reference only, shall not be deemed to be a part of this Agreement for any purpose, and shall not in any way define or affect the meaning, construction or scope of any of the provisions hereof.
6.8 Pronouns . All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural, as the identity of the person or entity may require.
6.9 Execution in Counterparts . This Agreement may be executed in any number of counterparts, each of which shall be an original, but all of which together shall constitute one and the same agreement. This Agreement may be executed by facsimile signatures.
6.10 Severability . If fulfillment of any provision of this Agreement, at the time such fulfillment shall be due, shall transcend the limit of validity prescribed by law, then the obligation to be fulfilled shall be reduced to the limit of such validity; and if any provision of this Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions of this Agreement shall not in any way be affected or impaired thereby.
6.11 No Third-Party Beneficiaries . Except as may be expressly provided herein (including without limitation Section 3 hereof), it is the explicit intention of the parties hereto that no person or entity other than the parties hereto is or shall be entitled to bring any action to enforce any provision of this Agreement against any of the parties hereto, and the covenants, undertakings and agreements set forth in this Agreement shall be solely for the benefit of, and shall be enforceable only by, the parties hereto or their respective successors, heirs, executors, administrators, legal representatives and permitted assigns.
6.12 Legend Removal . The Company, upon the request of any Holder of Registrable Securities, shall use its commercially reasonable efforts to remove any restrictive legend from the certificates representing such Registrable Securities with respect to the Securities Act and any state securities laws, and shall cause the termination of any related stop transfer orders, if (a) such Registrable Securities are eligible for sale without registration pursuant to Rule 144 (or any successor provision) under the Securities Act without any volume limitations or other restrictions on transfer under paragraphs (c), (e), (f) and (h) of Rule 144 and (b) such Holder provides the Company with a representation letter in customary form reasonably sufficient to establish that such limitations and restrictions under paragraphs (c), (e), (f) and (h) of Rule 144 do not apply to such Registrable Securities. Such Holder further agrees to indemnify the Company against any loss, cost or expenses, including reasonable expenses and attorneys fees, incurred as a result of such legend removal on such Holders behalf; provided, however, that the foregoing indemnification shall not apply to a Holder that is a governmental entity unless such Holder is authorized by applicable law to provide such indemnification.
IN WITNESS WHEREOF, each of the undersigned has caused this Agreement to be duly executed and delivered in its name and on its behalf as of the date first written above.
Address: |
THE COMPANY: |
|
|
|
|
8670 Wolff Court, Suite 240 Westminster, CO 80031 |
FARMLAND PARTNERS INC., a Maryland
|
|
|
|
|
|
|
|
|
By: |
|
|
Name: |
Paul A. Pittman |
|
Title: |
Chief Executive Officer and President |
|
|
|
Address: |
INITIAL HOLDER: |
|
|
|
|
8670 Wolff Court, Suite 240 Westminster, CO 80031 |
PITTMAN HOUGH FARMS LLC, a Colorado limited liability company |
|
|
|
|
|
By: |
|
|
Name: |
Paul A. Pittman |
|
Title: |
Manager |
[Signature Page to the Registration Rights Agreement]
Exhibit 21.1
Subsidiaries of the Registrant
Name |
|
Place of Organization |
Farmland Partners OP GP, LLC |
|
Delaware |
Farmland Partners Operating Partnership, LP |
|
Delaware |
PH Farms LLC |
|
Illinois |
Cottonwood Valley Farms, LLC |
|
Nebraska |
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We hereby consent to the use in this Registration Statement on Form S-11 of Farmland Partners Inc. of our report dated February 12, 2014 relating to the financial statements of Farmland Partners Inc. We also consent to the inclusion of our reports dated February 12, 2014 relating to the financial statements and financial statement schedule of FP Land LLC, and the financial statements of Astoria Farms, which appear in such Registration Statement. We also consent to the reference to us under the heading "Experts" in such Registration Statement.
/s/ PricewaterhouseCoopers LLP
Denver, Colorado
March 11, 2014
Exhibit 99.2
CONSENT OF PERSON TO BE NAMED DIRECTOR
As required by Rule 438 under the Securities Act of 1933, as amended (the Securities Act ), the undersigned hereby consents to being named in the Registration Statement on Form S-11 (together with any amendments or supplements thereto, and any registration statement for the same offering that is to be effective upon filing pursuant to Rule 462(b) under the Securities Act, the Registration Statement ) of Farmland Partners Inc., a Maryland corporation (the Company ), as a person who has agreed to serve as a director of the Company beginning immediately after the closing of the Companys initial public offering and to the inclusion of his or her biographical information in the Registration Statement.
|
/s/ Darell Sarff |
|
Signature |
|
|
|
Darell Sarff |
|
Printed Name |
|
|
|
February 3, 2014 |
|
Date |
Exhibit 99.3
CONSENT OF PERSON TO BE NAMED DIRECTOR
As required by Rule 438 under the Securities Act of 1933, as amended (the Securities Act ), the undersigned hereby consents to being named in the Registration Statement on Form S-11 (together with any amendments or supplements thereto, and any registration statement for the same offering that is to be effective upon filing pursuant to Rule 462(b) under the Securities Act, the Registration Statement ) of Farmland Partners Inc., a Maryland corporation (the Company ), as a person who has agreed to serve as a director of the Company beginning immediately after the closing of the Companys initial public offering and to the inclusion of his or her biographical information in the Registration Statement.
|
/s/ Chris Downey |
|
Signature |
|
|
|
Chris Downey |
|
Printed Name |
|
|
|
February 5, 2014 |
|
Date |
Exhibit 99.4
CONSENT OF PERSON TO BE NAMED DIRECTOR
As required by Rule 438 under the Securities Act of 1933, as amended (the Securities Act ), the undersigned hereby consents to being named in the Registration Statement on Form S-11 (together with any amendments or supplements thereto, and any registration statement for the same offering that is to be effective upon filing pursuant to Rule 462(b) under the Securities Act, the Registration Statement ) of Farmland Partners Inc., a Maryland corporation (the Company ), as a person who has agreed to serve as a director of the Company beginning immediately after the closing of the Companys initial public offering and to the inclusion of his or her biographical information in the Registration Statement.
|
/s/ Jay Bartels |
|
Signature |
|
|
|
Jay Bartels |
|
Printed Name |
|
|
|
February 26, 2014 |
|
Date |
Exhibit 99.5
CONSENT OF PERSON TO BE NAMED DIRECTOR
As required by Rule 438 under the Securities Act of 1933, as amended (the Securities Act ), the undersigned hereby consents to being named in the Registration Statement on Form S-11 (together with any amendments or supplements thereto, and any registration statement for the same offering that is to be effective upon filing pursuant to Rule 462(b) under the Securities Act, the Registration Statement ) of Farmland Partners Inc., a Maryland corporation (the Company ), as a person who has agreed to serve as a director of the Company beginning immediately after the closing of the Companys initial public offering and to the inclusion of his or her biographical information in the Registration Statement.
|
/s/ Robert Solomon |
|
Signature |
|
|
|
Robert Solomon |
|
Printed Name |
|
|
|
March 4, 2014 |
|
Date |