UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
☒ | ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
For the fiscal year ended December 31, 2023
or
☐ | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
| For the transition period from |
| to |
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333-207132-15
(Commission File Number of issuing entity)
0001718304
(Central Index Key Number of issuing entity)
Citigroup Commercial Mortgage Trust 2017-C4
(Exact name of issuing entity as specified in its charter)
333-207132
(Commission File Number of depositor)
0001258361
(Central Index Key Number of depositor)
Citigroup Commercial Mortgage Securities Inc.
(Exact name of depositor as specified in its charter)
Citi Real Estate Funding Inc.
(Central Index Key Number: 0001701238)
Cantor Commercial Real Estate Lending, L.P.
(Central Index Key Number: 0001558761)
Ladder Capital Finance LLC
(Central Index Key Number: 0001541468)
German American Capital Corporation
(Central Index Key Number: 0001541294)
LMF Commercial, LLC (f/ka Rialto Mortgage Finance, LLC)
(Central Index Key Number: 0001592182)
(Exact name of sponsor as specified in its charter)
New York | 82-6713163 82-6712043 82-6694460 | |
(State or other jurisdiction of organization of the issuing entity) | (I.R.S. Employer Identification No.) |
c/o Citibank, N.A.
388 Greenwich Street Trading, 4th Floor
New York, New York 10013
(Address of principal executive offices of issuing entity)
(212) 816-5614
Registrant’s telephone number, including area code
Securities registered pursuant to Section 12(b) of the Act:
Title of each class | Trading Symbol(s) | Name of each exchange on which |
None |
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Securities registered pursuant to Section 12(g) of the Act: None.
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. ☐ Yes ☒ No
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. ☐ Yes ☒ No
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. ☒ Yes ☐ No
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).
Not Applicable
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer | ☐ |
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Non-accelerated filer | ☒ |
| Smaller reporting company | ☐ | |||
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| Emerging growth company | ☐ | |||
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.
If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements. o
Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b). o
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). ☐ Yes ☒ No
State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity, as of the last business day of the registrant’s most recently completed second fiscal quarter.
Not Applicable
Indicate by check mark whether the registrant has filed all documents and reports required to be filed by Section 12, 13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court.
Not Applicable
Indicate the number of shares outstanding of each of the registrant’s classes of common stock, as of the latest practicable date.
Not Applicable
DOCUMENTS INCORPORATED BY REFERENCE
List hereunder the following documents if incorporated by reference and the Part of the Form 10-K (e.g., Part I, Part II, etc.) into which the document is incorporated: (1) Any annual report to security holders; (2) Any proxy or information statement; and (3) Any prospectus filed pursuant to Rule 424(b) or (c) under the Securities Act of 1933. The listed documents should be clearly described for identification purposes (e.g., annual report to security holders for fiscal year ended December 24, 1980).
Not Applicable
EXPLANATORY NOTES
1 The Station Place III mortgage loan, which represented approximately 5.1% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Capital Centers II & III mortgage loan, which represented approximately 2.2% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Walgreens Witkoff Portfolio mortgage loan, which represented approximately 1.7% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Station Place III mortgage loan, the Capital Centers II & III mortgage loan, the Walgreens Witkoff Portfolio mortgage loan, and each of the related companion loan(s) are serviced pursuant to the JPMDB 2017-C7 PSA. Effective as of May 10, 2023, Midland Loan Services, a Division of PNC Bank, National Association was terminated as the special servicer under the JPMDB 2017-C7 PSA (other than with respect to the Mural Lofts Whole Loan (as defined under the JPMDB 2017-C7 PSA)) and K-Star Asset Management LLC has been appointed to act as successor special servicer under the JPMDB 2017-C7 PSA (other than with respect to the Mural Lofts Whole Loan (as defined under the JPMDB 2017-C7 PSA)), as disclosed in the Current Report on Form 8-K filed by the registrant on May 10, 2023 under Commission File No. 333-207132-15.
2 The Pleasant Prairie Premium Outlets mortgage loan, which represented approximately 4.2% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Corporate Woods Portfolio mortgage loan, which represented approximately 3.6% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Pleasant Prairie Premium Outlets mortgage loan, the Corporate Woods Portfolio mortgage loan, and each of the related companion loan(s) are serviced pursuant to the CGCMT 2017-P8 PSA.
3 The Bank of America Office Campus Building 600 mortgage loan, which represented approximately 1.0% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Bank of America Office Campus Building 600 mortgage loan and the related companion loan(s) are serviced pursuant to the UBS 2017-C4 PSA.
4 The Mall of Louisiana mortgage loan, which represented approximately 2.9% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Mall of Louisiana mortgage loan and the related companion loan(s) are serviced pursuant to the BANK 2017-BNK7 PSA.
5 The IGT Reno mortgage loan, which represented approximately 2.6% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The IGT Reno mortgage loan and the related companion loan(s) are serviced pursuant to the CD 2017-CD5 PSA.
6 The 50 Varick Street mortgage loan, which represented approximately 3.6% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The 50 Varick Street mortgage loan and the related companion loan(s) are serviced pursuant to the UBS 2017-C5 PSA. Effective as of May 5, 2023, Midland Loan Services, a Division of PNC Bank, National Association was terminated as the special servicer under the UBS 2017-C5 PSA and K-Star Asset Management LLC has been appointed to act as successor special servicer under the UBS 2017-C5 PSA, as disclosed in the Current Report on Form 8-K filed by the registrant on May 5, 2023 under Commission File No. 333-207132-15.
7 The Chelsea Multifamily Portfolio mortgage loan, which represented approximately 2.6% of the initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Westin Crystal City mortgage loan, which represented approximately 2.5% of the
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initial pool balance of the issuing entity, is part of a loan combination comprised of the subject mortgage loan included in the issuing entity and one or more companion loan(s) that are held outside the issuing entity. The Chelsea Multifamily Portfolio mortgage loan, the Westin Crystal City mortgage loan and each of the related companion loan(s) are serviced pursuant to the CCUBS 2017-C1 PSA.
8 This annual report on Form 10-K does not include the reports on assessment of compliance with servicing criteria and attestation reports on assessment of compliance with servicing criteria of Wells Fargo Bank, National Association as certificate administrator under the JPMDB 2017-C7 PSA, the UBS 2017-C4 PSA, the BANK 2017-BNK7 PSA, the UBS 2017-C5 PSA and the CCUBS 2017-C1 PSA, because the certificate administrator under each such pooling and servicing agreement does not perform any activities that address the servicing criteria specified in Item 1122(d) of Regulation AB with respect to the issuing entity.
9 This annual report on Form 10-K does not include the servicer compliance statement of KeyBank National Association, as special servicer for the Pleasant Prairie Premium Outlets mortgage loan and the Corporate Woods Portfolio mortgage loan under the CGCMT 2017-P8 PSA, because KeyBank National Association is an unaffiliated party that services less than 10% of the pool assets of the issuing entity, and therefore is not a “servicer” that meets the criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB. This annual report on Form 10-K does not include the servicer compliance statements of (i) Wells Fargo Bank, National Association as certificate administrator under the JPMDB 2017-C7 PSA, the UBS 2017-C4 PSA, the BANK 2017-BNK7 PSA, the UBS 2017-C5 PSA and the CCUBS 2017-C1 PSA and (ii) Citibank, N.A. as certificate administrator under the CGCMT 2017-P8 PSA and the CD 2017-CD5 PSA, because the certificate administrator under each such pooling and servicing agreement or trust and servicing agreement is not a “servicer” that meets the criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB with respect to the issuing entity.
PART I
Item 1. Business.
Omitted.
Item 1A. Risk Factors.
Omitted.
Item 1B. Unresolved Staff Comments.
None.
Item 1C. Cybersecurity.
Omitted.
Item 2. Properties.
Omitted.
Item 3. Legal Proceedings.
Omitted.
Item 4. Mine Safety Disclosures.
Not applicable.
PART II
Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.
Omitted.
Item 6. [Reserved]
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Omitted.
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations.
Omitted.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk.
Omitted.
Item 8. Financial Statements and Supplementary Data.
Omitted.
Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure.
Omitted.
Item 9A. Controls and Procedures.
Omitted.
Item 9B. Other Information.
None.
Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections.
Not applicable.
PART III
Item 10. Directors, Executive Officers and Corporate Governance.
Omitted.
Item 11. Executive Compensation.
Omitted.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.
Omitted.
Item 13. Certain Relationships and Related Transactions, and Director Independence.
Omitted.
Item 14. Principal Accountant Fees and Services.
Omitted.
ADDITIONAL DISCLOSURE ITEMS REQUIRED BY GENERAL INSTRUCTION J(2)
Item 1112(b) of Regulation AB
No mortgage loan in the pool assets for Citigroup Commercial Mortgage Trust 2017-C4 constitutes a significant obligor within the meaning of Item 1101(k)(2) of Regulation AB.
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Item 1114(b)(2) and Item 1115(b) of Regulation AB
No entity or group of affiliated entities provides any external credit enhancement, uses any derivative instruments or other support for the certificates within this transaction.
Item 1117 of Regulation AB
Disclosure from Wells Fargo Bank, National Association (“Wells Fargo Bank”) (i) as trustee and custodian for the Station Place III mortgage loan, the Capital Centers II & III mortgage loan and the Walgreens Witkoff Portfolio mortgage loan under the JPMDB 2017-C7 PSA, (ii) as custodian for the Bank of America Office Campus Building 600 mortgage loan under the UBS 2017-C4 PSA, (iii) as custodian for the Mall of Louisiana mortgage loan under the BANK 2017-BNK7 PSA, (iv) as trustee and custodian for the 50 Varick Street mortgage loan under the UBS 2017-C5 PSA, and (v) as trustee and custodian for the Chelsea Multifamily Portfolio mortgage loan and the Westin Crystal City mortgage loan under the CCUBS 2017-C1 PSA:
In December 2014, Phoenix Light SF Limited (Phoenix Light) and certain related entities filed a complaint in the United States District Court for the Southern District of New York alleging claims against Wells Fargo Bank, N.A., in its capacity as trustee for a number of residential mortgage-backed securities (RMBS) trusts. Complaints raising similar allegations have been filed by Commerzbank AG in the Southern District of New York, IKB International and IKB Deutsche Industriebank (together, IKB) in New York state court, and Park Royal I LLC and Park Royal II LLC in New York state court. In each case, the plaintiffs allege that Wells Fargo Bank, N.A., as trustee, caused losses to investors, and plaintiffs assert causes of action based upon, among other things, the trustee’s alleged failure to notify and enforce repurchase obligations of mortgage loan sellers for purported breaches of representations and warranties, notify investors of alleged events of default, and abide by appropriate standards of care following alleged events of default. In July 2022, the district court dismissed Phoenix Light’s claims and certain of the claims asserted by Commerzbank AG, and subsequently entered judgment in each case in favor of Wells Fargo Bank, N.A. In August 2022, Phoenix Light and Commerzbank AG each appealed the district court’s decision to the United States Court of Appeals for the Second Circuit. Phoenix Light dismissed its appeal in May 2023, terminating its case. In November 2023, Wells Fargo Bank, N.A. entered into an agreement with IKB to resolve IKB’s claims. Wells Fargo Bank, N.A. previously settled two class actions filed by institutional investors and an action filed by the National Credit Union Administration with similar allegations.
Item 1119 of Regulation AB
Provided previously in the prospectus of the Registrant relating to the issuing entity and filed on October 31, 2017 pursuant to Rule 424(b)(2) of the Securities Act of 1933, as amended.
Item 1122 of Regulation AB
The reports on assessment of compliance with servicing criteria for asset-backed securities and related attestation reports are attached hereto under Item 15.
Item 1123 of Regulation AB
The servicer compliance statements are attached hereto under Item 15.
PART IV
Item 15. Exhibits and Financial Statement Schedules.
Exhibit | Description |
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4.1 |
6
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4.2 | |
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4.3 | |
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4.4 | |
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4.5 |
4.6 | |
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4.7 | |
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4.8 |
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31 | |
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33 | Reports on assessment of compliance with servicing criteria for asset-backed securities. (see Explanatory Note #8) |
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33.1 | |
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33.2 | |
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33.3 | |
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33.4 | |
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33.5 | |
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33.6 | |
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33.7 | |
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33.8 | |
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33.9a | |
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33.9b | |
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33.10 | |
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33.11a | |
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33.11b | |
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33.12a |
8
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33.12b | |
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33.13 | |
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33.14 | |
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33.15 | |
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33.16 | |
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33.17 |
33.18 | |
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33.19 | |
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33.20 |
33.21 | |
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33.22 | |
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33.23a | |
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33.23b | |
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33.24 | |
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9
33.25 | |
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33.26 | |
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33.27 | |
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33.28 | |
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33.29a | |
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33.29b | |
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33.30 | |
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33.31 | |
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33.32 | |
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33.33 | |
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33.34 | |
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33.35 | |
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33.36 |
33.37 | |
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33.38 | |
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33.39 | |
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33.40a | |
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10
33.40b | |
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33.41 | |
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33.42a | |
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33.42b | |
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33.43a | |
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33.43b | |
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33.44 | |
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33.45 | |
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33.46 | |
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33.47a | |
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33.47b | |
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33.48a | |
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33.48b | |
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34 | Attestation reports on assessment of compliance with servicing criteria for asset-backed securities. |
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34.1 | |
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34.2 | |
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34.3 | |
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34.4 | |
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34.5 |
34.6 | |
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34.7 | |
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34.8 | |
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34.9a | |
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34.9b | |
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34.10 | |
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34.11a | |
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34.11b | |
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34.12a | |
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34.12b | |
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34.13 | |
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34.14 | |
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12
34.15 | |
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34.16 | |
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34.17 | |
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34.18 | |
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34.19 | |
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34.20 | |
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34.21 |
34.22 | |
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34.23a | |
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34.23b | |
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34.24 | |
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34.25 | |
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34.26 | |
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34.27 | |
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34.28 |
13
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34.29a | |
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34.29b | |
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34.30 | |
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34.31 | |
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34.32 | |
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34.33 | |
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34.34 | |
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34.35 | |
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34.36 |
34.37 | |
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34.38 | |
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34.39 | |
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34.40a | |
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34.40b | |
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34.41 | |
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34.42a |
14
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34.42b | |
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34.43a | |
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34.43b | |
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34.44 | |
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34.45 | |
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34.46 | |
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34.47a | |
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34.47b | |
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34.48a | |
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34.48b | |
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35 | Servicer compliance statements. (see Explanatory Note #9) |
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35.1 | |
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35.2 | |
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35.3 | Servicer compliance statement, Citibank, N.A., as certificate administrator |
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35.4 | Servicer compliance statement, Berkeley Point Capital LLC, as servicing function participant |
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35.5 | |
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35.6a | |
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35.6b | |
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35.7 | |
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35.8 | |
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35.9 |
35.10 | |
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35.11 | |
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35.12 | |
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35.13 | |
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35.14 | |
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35.15a | |
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35.15b | |
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35.16 |
35.17 | |
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99.1 | |
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99.2 | |
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99.3 | |
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99.4 | |
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99.5 | |
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99.6 |
(b) The exhibits required to be filed by Registrant pursuant to Item 601 of Regulation S-K are listed above.
(c) Not Applicable
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SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
Date: March 28, 2024
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Citigroup Commercial Mortgage Securities Inc. (Depositor) |
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/s/ Richard Simpson |
Richard Simpson, President |
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